Loading...
HomeMy WebLinkAboutBUCKING HORSE FILING FOUR - PDP - PDP150026 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING�f--IGHBORHOOD IN )RZINIATION" INIEETE� Ycs ---------- 12*0 I Y-S 4 7 C/I 3Clle- Awe,( (9),C-4v KC)S'O.� le 6,,r /111 i 4//",l I VT I. I ✓f �,,,�r�- ..�. a Imo, i I lye- I I 2-0,2� VOi2AlL,2Q � i ClI ..... < I I i LIGHBORHOOD IN' )RIN ATION 1INIEETr 9 UGA i N {�tirttca NoclIIr_;i°r.t.�cd, cs:3 G CSE /"! — /` c T o2c�� , s of this mocu°g' A t It L` Ycs J lit eX/-c /041-6- 1 I I _/U/ 1 4(U- 556- I m time O"er W jy t /J 2/oz 91-4e 14AY / foac C,oc G.ti7S .�arrE 0�.�/e� C775,zz� Zg3/ I !/ I k A.T l (�o e- , . j -S I t ad- Jasoe-\ o,son�ar�� �� ZZb2 NaN (rvot�) Ne V �iarolt� l':IOSk�I oui/�r �� �r�s�e l�f I IV/1 I Ahn 617ro�l owVlaK o?D36' Scafecirow ,60 C,opuljlo ovjejL-> Zo3 S(2AR6CIuj)r2d I I ✓ I 7ac.,L ?ist s� �tJf ws-as I i/ I I� lips �les�lo 1`cl I V v I y �, Zoo I '✓ I I " N�G� �11�5 z23� OYMYOWN I X 1xi �"� �veI6L dal yF� Nc— w� I ►� , 44. Will the City be installing a southbound Timberline left turn onto Blackbird? This will help keep Jessup Farm traffic out of the neighborhood in front of the townhomes. A. Response from City Traffic Engineer: Yes, as part of the larger Timberline / Prospect capital improvement project, the existing median will be cut back to allow a southbound left -in turn onto Blackbird. But please note, however, that left turn out movements from Blackbird onto Timberline will not be permitted. This project will be in 2016. 45. We have a problem at the Timberline / Prospect intersection. There needs to be a No U-Turn sign that prevents northbound traffic on Timberline from doing a u- turn to go back south on Timberline. This u-turn conflicts with cars going east on Timberline wanting to make a right turn to go south on Timberline. I've seen some close calls near misses that could be prevented. A. Response from City Traffic Engineer: Thank you for this comment and we will look into this. 46.1 recommend that the project include a children's playground so the apartments will attract families. A. Thank you for this suggestion. L 37. Could you take a look at measures that would mitigate the impact on Yearling? Could the buildings along Gooseberry be lowered from three to two stories? A. We will take a look at options that address traffic on Yearling. 38. Looks like extending N.G. over the tracks to Sharp Point would help alleviate traffic in the neighborhood. Do you know when this crossing would be completed? A. In talking to the City Engineering Department, this crossing could be made in 2018. This would be roughly equivalent to completion of the project. 39.Are you required to have a mix of housing types? A. Yes, because of the overall size of Bucking Horse, we are required by the Land Use Code to have a minimum of four housing types on a neighborhood -wide basis. We are also required to have two housing types within the multi -family project itself. 40. Would you consider these apartments to be on the upper end of the market? A. Yes, we consider these to be Class A apartments but we do not know what the rents will be yet. 41.At full build -out, how do you see the traffic distribution and volumes? A. At full build -out of Bucking Horse, including the apartments, there could be up to 5,000 vehicle trips per day on N.G. and about 2,400 on Miles House. While 5,000 trips per day seems high compared to the volumes you see today, the number is within the acceptable range for a collector street. For example, these volumes are found on West Stuart Street between Shields and Taft and on Manhattan south of Horsetooth. Also, we see these volumes on Clearview Street and Cherry Street. Note that Manhattan features a raised cross -walk near the school as a traffic calming device. 42.As you continue to analyze the traffic impacts, I urge the applicant's consultant and the City Traffic Engineer to keep in mind that our clubhouse and pool are essentially in the median of a collector street (soon to have 5,000 vehicle trips per day). A. We are aware of this unusual condition. 43. How many trips are generated by the apartments? A. We estimate that based on the unit count, between 2,000 and 2,200 vehicle trips per day generated by the apartments. 7 signal. Having said that, please note that we continually monitor the conditions so our data stays current. 30.Are you considering converting rental to condo ownership in the future? A. No, we are not planning on converting to condos. Please note that we are not constructing the buildings any different whether they are condos or not. 31. What will the houses along Nancy Gray look like? A. We are working on variations on our "Modern Farmhouse" theme. At this time, we have about 18 different models. 32. Could you make Blue Yonder a cul-de-sac so it doesn't intersect with Gooseberry? A. No, the Land Use Code requires local streets within a neighborhood to connect. 33. Is multi -family a done deal? A. Multi -family has consistently been indicated on this parcel since before the adoption of the Overall Development Plan. 34. The project is too dense for the neighborhood. A. We acknowledge that the project represents multi -family housing at a higher density than the single family and townhomes. But, please bear in mind that we are less dense than The Trails at Timberline located at the northwest corner of Timberline and Drake. 35. Will the apartments become part of our H.O.A.? A. No, this project will have its own pool, clubhouse, garden and open space. But, please note that there may be an exception. If the H.O.A. Board approves, the apartment could enter into a shared amenities agreement where tenants could use the H.O.A. amenities based on compensation and / or other consideration. 36. It looks like Yearling Drive will take the bulk of the traffic from this project. Could another access to Nancy Gray or to the alley behind the houses on N.G. be provided? A. No, there is a significant grade differential between Nancy Gray and the apartments, especially at the west end. Also, please note that the alley is too narrow to be considered a street. 2 A. We are intending that, within our project, there is a clear delineation that Cutting Horse is not an extension of a public street. Our street will be a street -like private drive as required by the Code. It will be narrower and include curves so as to create the impression to the driver that you are entering a private street system. In terms of adding traffic, yes, this project will add traffic to the neighborhood but we think the added traffic stays within the tolerances for traffic volumes on both local and collector streets. Also, as we have mentioned, there is a deliberate design to provide four access points to distribute the traffic. If we reduce an access point, then that will just load up the other three. 23. In looking at your buildings and their orientation, will a tenant be able to access the building from either side? A. Yes, on the long side of each building (townhome-like apartments excluded), there will be a breezeway that allows entrance from both sides. 24. Will this be a student -oriented apartment complex? A. No, we anticipate a mix of tenants, not just college students. 25. Will Belisimo manage the project after construction? A. Yes. 26. Would our neighborhood be eligible for RP3? A. Response from City Traffic Engineer: Yes. Please contact the City's Parking Department for further information. 27. How long will the site be under construction? A. We would like to begin in Spring of 2016 with our site work. Site work could take up to six months. Then it takes about nine months to complete a building. We then look at our absorption rates. We anticipate that there could be approximately 30 to 40 days between completion of each building. 28. Could construction traffic stay off the local streets and just use the collectors? A. Yes, we can work with the City on this. 29. Would a traffic signal be warranted as a result of this project at Miles House and Drake/Ziegler? A. Response from the City Traffic Engineer: As a result of this project, a traffic signal would not be warranted. While it will be difficult to turn left from the neighborhood during peak times, the approach volumes do not warrant a traffic 5 A. Yes, there will be traffic on Yearling that is generated by the apartments but we are also providing three other access points, four total, to help distribute traffic away from Yearling. We will look at ways to mitigate this traffic. 17. Traffic in the whole neighborhood is too fast. A. Response from City of Fort Collins Traffic Engineer: We can look at a variety of traffic mitigation measures. We have a neighborhood program for putting in speed tables but we need a majority of the folks in the neighborhood to agree. Sometimes we can install the speed radar feedback signs as a deterrent to speeding. As far as traffic on N.G., we will continue to monitor traffic volumes. As far as violations of the one-way system around the clubhouse, we perhaps can address this with signage. 18. It seems like the D.R. Horton construction traffic is the major violator of the one- way system. 19.1 think we can all agree that this apartment project will generate a significant amount of new traffic. Given this fact, let's discuss how to implement traffic mitigation measures ahead of time. Let's not wait for the new traffic to become such a problem that we have to endure the impacts before anything is done about it. We need a comprehensive traffic calming plan now. A. Response from City of Fort Collins Traffic Engineer: We appreciate your concern. Our approach to neighborhood traffic calming is to be very judicious in its implementation. We do not want to install traffic calming devices unless the traffic volume and speeding problems warrant such installation. For example, our estimate is that N.G. has about 600 vehicle trips per day and we generally wait until we hit 1,000 trips per day before installing traffic calming. Keep in mind that we continue to monitor the traffic volumes on collector streets on a city-wide basis. 20. How many lots are left? A. For Belisimo, we have 36 lots left. I can't speak for D.R. Horton. 21. How many lots do you have up on the ridge, and about how big will these homes be? A. We have about 21 lots and the houses will range in size from 1,600 — 2,000 square feet depending on floor plans and options. 22.1 live on Cutting Horse and Gooseberry. Is Cutting Horse designed to feed into the apartments as if it were a street extension? Won't this just encourage more traffic on Cutting Horse. FU A. There will not be any four -bedroom units and we rent by the unit, not bedroom. 9. What is the density of the project? A. We come in at about 14 dwelling units on a per gross acre basis which includes the clubhouse, pool, garden and open space. 10.Are the streets public or private? A. The internal streets are all private. The Land Use Code requires that if the streets are private, they must be constructed as "street -like private drives" which means they must connect to the public streets, and include sidewalks and street trees. 11. Can you park on these private streets? A. Yes, you can provide either parallel or diagonal parking but not 90-degree head - in parking. 12. So these streets are operating more like a public street than a typical parking lot? A. Yes, that's correct. In fact, by utilizing these private streets, we are actually losing parking lots and parking spaces. 13. The surrounding public streets do not seem to be well -coordinated with the project. A. By purchasing the property from the bank, we inherited the surrounding public street system. Most all of these streets had utilities placed underground so it would have been extremely expensive to re -design the public streets. 14. The problem with the street system is that Nancy Gray is a collector and the clubhouse and pool are placed in the middle requiring kids to cross a busy street. This seems like a serious design flaw. N.G. may need speed tables and cross- walks. A. We agree. But, as we stated, we bought a fully platted subdivision that was mostly developed by the previous developer. 15. There is speeding on N.G. Also, there is a lot traffic that goes the wrong way on the one-way lanes around the clubhouse and pool island. 16.1 live on Yearling Drive. I see nothing but more traffic due to these apartments. 3 A. Bucking Horse is within the Riffenburgh boundary area so students from this neighborhood will have priority over students that want to choice in. 2. Will these units be under condo ownership or for rent? A. These units will be for rent. 3. 1 recently bought a home from D.R. Horton. I don't recall seeing multi -family apartments at the sales office. Had I known that this area was designated for multi -family, I might have made a different decision about moving into this neighborhood. A. We have always shown this area to be a multi -family apartment parcel based on the approved Overall Development Plan. We are sorry to hear that D.R. Horton did not convey this information accurately. 4. Have you thought about putting the townhome-like apartments (two-story) instead of the 24-plex (three-story) along Gooseberry to help buffer the single family homes? A. We have the two-story units behind the houses that front on Nancy Gray primarily because of the existing grade so the three-story buildings do not loom over the single family. On Gooseberry, the grade is lower and flatter so we thought this would be a good location for the three-story buildings. 5. 1 see where the future extension of Nancy Gray will extend east over the railroad tracks. Does this mean that every time a train crosses Nancy Gray, the train horn will blast away? A. We are working with the City to make construct this crossing with the crossing gates. This should qualify the crossing as a quiet zone not needing the train to sound the horn. 6. We are concerned about spillover parking. Do you have enough parking? Looks to me like you may need some more parking. A. The City's Land Use Code requires a minimum number of parking spaces based on the mix of bedrooms per unit. Based on our mix, we have 18 spaces over the required minimum. 7. What are the minimum required parking ratios? A. 1.5 spaces per studio and one -bedroom unit; 1.75 spaces per two -bedroom unit; and 2.00 spaces per three -bedroom unit? 8. Will there be any four -bedroom units and do you rent by the unit or bedroom? 2 NEIGHBORHOOD INFORMATION MEETING PROJECT: Bucking Horse Multi -Family Apartments LOCATION: The Multi -Family Portion of Bucking Horse O.D.P. DATE: October 26, 2015 APPLICANT: Mr. Gino Campana, Belisimo Development CONSULTANTS: Paul Mills, Russell + Mills Studios Ian Schuff, ALM+2S Architects Matt Delich, Delich and Associates Nick Haws, Northern Engineering CITY PLANNER: Ted Shepard, Chief Planner Description of the Proposed Project: As proposed, this is a request to construct 328 multi -family units on a 23-acre parcel within the Bucking Horse development. There will be a mix of two and three story buildings. A total of 597 parking spaces will be provided and divided between surface parking and garages. A clubhouse, pool, central green and community garden are provided to serve this development. Primary access would be gained via Miles House Avenue. There would be three other access points. The parcels are located in the Low Density Mixed -Use Neighborhood (LMN) and Urban Estate (UE) zone districts. Multi -family dwellings have been permitted with the granting of an Addition of Permitted Use in conjunction with the Overall Development Plan. This proposal will be subject to Planning & Zoning Board (Type II) review. Unless otherwise noted, all responses are from the applicant and consulting team. Questions, Concerns, Comments 1. 1 live on Nancy Gray and I'm concerned about the number elementary school children that this project will generate and the impact on Riffenburgh School. This school is at near capacity and will soon convert to the I.B. curriculum. This is a popular curriculum so more students from outside the boundary area will want to "choice in" potentially causing over -crowding. 1