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HomeMy WebLinkAboutSPRING CREEK RANCH - PDP - 14-05 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETINGSusci.n lo��vr 2lo9 t31c5som LY Zz3�4St3 ;,yd,.aae�s�i�ey /�%pl�in�f�arf� �-6yS f�atiov8r �y, 077s' 6 V cxy e..d FS 14 2 0 33 i"l/Gt'p (�'SL4,01►4'nK,Y _._ .. �c 6e r K ��f� ti ►m e� '' " Z(v to -r 5 3 0 Z IdZ /S s�4ee 1700 �J 5+ �-7 tr s -$�Z Coo- Zz6 -S593 Art & /maV"4hAC M.f,- ffanovc.- r 2�Z �9zCf S'c Vq� I zoo �-- �/e�r_ -town uP 4 84 F..44 Z fl effoe"L < zzz,�a zz`-!6=.Z )a &451Zo // j� , , 4?I3-3 X o�x c_ eas. v 5--/6� 34. Will your paths be public? A. Yes, we encourage neighborhood folks to use our paths to get to the Spring Creek Trail. 35. 1 still don't like the project. Why can't you just match the existing neighborhood to the east? A. We think we will meet a market demand for this type of project. Our density may be a little higher than your neighborhood but we are far below what M-M-N allows. As you know, Fort Collins continues to rank very high as a desirable place to retire. Our project will be attractive to empty - nesters, retirees and folks that simply want to take advantage of their equity and downsize. Our duplexes will be high -end and our multi -family units will attract younger folks. A multi -generational project will provide a mix of ages that enrich a neighborhood. We are committed to a quality project. 36. Will there be access north to Drake Road? A. No. 37. Do you know what kind of barricade will be used? A. Not at this time. We will coordinate with Poudre Fire Authority so the barricade is easily removable for their access needs. 38. 1 predict that insufficient parking will be your downfall. 39. If the project converts to rentals, there will be more cars. Parking will then spill over to Hull Street. 40. How long will it take to build out the project? A. We estimate two to three years. We expect to start either late Fall of this year or early Spring of 2006. 27. What about during C.S.U. home football games. Traffic on Drake is heavily impacted and this project will just make things worse. A. The City, County and C.S.U. police do a good job of managing game day traffic. Neighbors are inconvenienced for just a few hours and only on game day. Games are considered an infrequent event and do not factor into the traffic study. 28. 1 see nothing but problems if the fire department has to get to the site on game day. 29. How big will the units be? A. At this time, we estimate that the units will range from 1,500 square feet to 1,750 in floor area. All the duplexes will be the larger size as well as the end units of the multi -family buildings. The interior units will the smaller ones. The duplexes will have the master bedroom suite on the first floor. The interior units will have the bedrooms upstairs. We consider the duplexes to be luxury units that could sell for up to $250,000. 30. What will it take to get a traffic signal at Taft and Hull? A. The City will not install a traffic signal until signal warrants, as defined by the Uniform Traffic Code, are met or exceeded. There are eight warrants. Most of them have to do with volume and delay. There are some warrants that address pedestrian safety and car accidents. ,Even when considering car accidents, the data must show that the accident would have been preventable with the signal. 31. Will Hull be wide enough so that left turning vehicles have their own lane? A. Yes. 32. We live in the immediate neighborhood and we were not informed of the rezoning from L-M-N to M-M-N back in 2002. We are very concerned about this lack of notification. A. We were not the applicants for the 2002 rezoning. Our project, in fact, does not need the M-M-N zoning as it would be permitted under the L-M- N zone. 33. Can you give us a total parking count? A. We will provide 191 parking spaces. This includes on -street parking on the internal streets only, not on Hull Street. 20. 1 drive on Taft and Drake everyday and its hard to believe that this project with 81 dwelling units will not have an impact on our streets. A. Yes, there will indeed be additional traffic as a result of this project. But, the project does not generate enough traffic to cause the Level Of Service at Taft and Drake to fall out of compliance. Our analysis uses standard trip generation rates and assumes an annual increase in the amount of background traffic. The Transportation Impact Study will be reviewed by the City for compliance. 21. What guarantee will we have that the barricade on the east end of Hull Street won't be removed thus allowing traffic into our neighborhood. A. The barricade will be in the public right-of-way which is controlled by the City. The City will not allow the barricade to be removed for any traffic except that rare instance where the Poudre Fire Authority needs to gain access. 22. Will this emergency access be paved? A. Yes, it will feature 20 feet of asphalt. 23. Who will maintain this access? I'm concerned about it becoming dead space with weeds growing up through the cracks and looking unsightly. A. We will work on maintenance responsibilities with the City. 24. Will the emergency access be barricaded on both ends? I've seen these areas used for parking, boat storage, etc. A. Good question. We will look into how best to control the use of this area. 25. Back to the traffic issue. You say that a signal is not needed at Taft/Hull during the morning peak time because only 10% of the total traffic will exit the site? I think it will be more than 10%. After all, don't folks have to go to work? A. Our data is based what we have observed over the years with projects such as this. Again, the T.I.S. will be reviewed by the City's Traffic Engineer to make sure we are using operable assumptions. 26. 1 live in Hampshire Ponds and we have less units and two access drives out to Drake Road. During the morning commute, I see cars backed up waiting for a break in the traffic to get out onto Drake. I think it will be impossible for cars to make a left turn from Hull onto Taft. 5 16. It seems to me that the concern most people have about projects such as this is the amount of available parking. As neighbors, we do not want to see cars spill over into our neighborhood. From what I've seen around town, most multi -family projects are deficient in parking. Are you providing enough parking? A. Each of the duplex units will have a two car driveway and garage. This counts as two spaces per unit since we are not allowed to count tandem spaces. The end units of the multi -family buildings will also have this arrangement. The interior units will be smaller and feature a one car garage and driveway. In addition, we will be allowed to count on -street parking for our internal streets but not Hull Street. In total, we will have more parking than required by the Code. 17. What are the two buildings along the east property line? A. These are two seven-plex structures. 18. Will you be improving Hull Street out to Taft Hill Road? A. Yes, we will fully improve our property frontage along Hull to City standards which include new pavement, curb, gutter, parkway, street trees and sidewalk. From our property west to Taft, we will provide interim improvements which includes 36 feet of pavement for the roadway, but no curb and gutter, but with a temporary asphalt sidewalk. When the intervening property develops, they will fully improve their frontage along Hull Street just like us. 19. I'm concerned about traffic. I see your traffic adding to the congestion on Taft Hill Road especially at the intersection with Drake Road. And, making a westbound left turn from Hull Street onto southbound Taft Hill Road will be dangerous if not impossible. From a traffic perspective, this project makes no sense to me. A. We are required to analyze the traffic impact, as measured by delay during the peak times, at the affected intersections as a result of our project. We have performed a Transportation Impact Study in accordance with City guidelines. The peak times are defined as between 7:30 and 8:30 a.m. and between 4:30 and 5:30 p.m. Based on our analysis, a traffic signal is not needed at the Taft/Hull intersection. This intersection will, however, need a traffic signal when Hull is connected through to Swallow Road to the east. Our study further indicates that the Level of Service (measure of delay during the peak times) at the Taft/Drake intersection remains in the acceptable category as defined by the City. 4 10. Can you describe the access again and what about the second point of access for emergency vehicles? A. We have one access point for everyday traffic and that is Hull Street out to Taft Hill Road. In addition, at the requirement of the Poudre Fire Authority, we will provide a second point of access on Hull Street out to the east where it tie into existing Hull Street in the Cedar Village 3rd Filing subdivision. This second point of access is provided in case there is an accident or road blockage of the primary access. The second point of access will be equipped with a barricade that prevents common usage by regular traffic. 11. Will the second point of access be open to bikes and pedestrians? A. Yes. 12. What will your project do to my property values? A. We intend to build a quality project for all stages of life. The duplexes are designed to have a master bedroom suite on the first floor. These will be our luxury units and will attract empty -nesters and active retirees who are downsizing. Other units will attract first-time buyers, young couples or retirees who desire a smaller unit. The architecture is rich and varied. As you can see, there are several walking paths that lead to the Spring Creek Trail. We think the project will be an asset to the neighborhood. 13. 1 live immediately east of the project. I have a horse pasture and I am interested in what kind of buffering will be provided. What is the distance from the east property line to your nearest building? A. This distance is 25 feet. We are flexible in providing a buffer treatment that meets your needs. We can discuss a variety of features that would make sense to buffer the horse pasture. 14. What about the existing irrigation water? A. We will make sure that the downstream users continue to get their water. 15. Why is the project so dense? Why can't you just do some nice single family detached patio homes for seniors instead of condos? A. The price of the ground and the cost of land development requires us to provide duplexes and multi -family dwelling units. We really are not that dense compared to other multi -family projects. Our density is 7.80 dwelling units per gross acre which is on the low end for the M-M-N zone. In fact this density is low enough to be allowed under the L-M-N zone. 3 3. What is the price of your least expensive unit? A. We estimate the least expensive unit to be around $175,000 to $180,000. 4. Will there be common area maintenance? A. Yes, we will set up a homeowners' association, with covenants, that will be responsible for maintenance of common areas and building exteriors. 5. What is the distance between the back of the duplexes and Spring Creek? A. Between 75 and 100 feet. 6. Are you in the Spring Creek floodplain? A. No, all units are out of the 100-year floodplain. 7. I'm concerned about drainage and water quality. Will your project have a negative impact on Spring Creek? A. We are required by the City Stormwater Utility to detain our stormwater based on the 100-year storm. These flows are based on a fully developed condition and accounts for all the new impervious surface created by rooftops, driveways and streets. Our detention pond is located within our project. These detained storm flows are then released to Spring Creek but at a rate that does not exceed the historic sheet flow which is calculated as the two-year storm. In addition, the City requires water quality, or pre-treatment of the initial flush of the storm. This will be in the form of extended detention which is defined as 40 hours. Our drainage and erosion control plans are reviewed by the City's Stormwater Department. 8. Do you have an environmental impact statement? A. We are in the process of preparing what the City refers to as the Ecological Characterization Study. This report will become public when it is submitted to the City. 9. Will there be a day-care center or small retail with future phases? A. No, our project is 100% residential. PA NEIGHBORHOOD MEETING SUMMARY PROJECT: Spring Creek Ranch DATE: March 30, 2005 APPLICANT: Mr. Michael Mintz CONSULTANTS: Linda Ripley, V-F Ripley and Associates Sandy McFeron, V-F Ripley Lee Watkins, JR Engineering Matt Delich, Traffic Consultant John Freeman, Architect CITY PLANNER: Ted Shepard The meeting began with a description of the proposed project. The project consists of 81 multi -family dwelling units divided among 19 buildings. There will be a mix of buildings with ten duplexes (20 units), one four-plex (four units), two six-plexes (12 units), three seven-plexes (21 units), and three eight-plexes (24 units). The buildings will be two stories in height. This site is contains 9.93 acres and is located on the north side of Hull Street, east of Taft Hill Road, and south of Spring Creek. The site slopes down to Spring Creek. The Aanes homestead will be preserved. The parcel is zoned M-M-N, Medium Density Mixed -Use Neighborhood. Primary access will be from Hull Street. There will be bike and pedestrian access to the Spring Creek Trail. Hull street will not connect to Swallow Road with this project. Unless otherwise noted, all responses are from the applicant and consulting team. QUESTIONS, CONCERNS, COMMENTS Is the project all residential? A. Yes, there are no retail or commercial uses within the project. 2. Will the units be owner -occupied or leased out on a rental basis? A. In order to qualify for F.H.A. financing, we will require that upon initial sale, at least 75% of the buyers are owner — occupants. After the initial sale, we have no control over the transaction.