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Attachment 6
APPENDIX B
192
Attachment 6
A
TABLE 2
Trip Generation
Code
Use Size
AWDTE
Hour PM Peak Hour
A�I�Mate
Rate
Trips
Rate
Out
Rate
In
Ra[e
Out
Parcel A — Single Family Not Built
210 Single Family 132 D.U. EQ 1 1342 EQ 25 E 1 77 EQ 85 EQ 50
Parcel B — Single Family Estate
210 Single Family 56 D.U. EQ 610 1 EQ 12 EQ 37 EQ 39 EQ 23
Parcel C
230 Townhome 79 D.U. EQ 524 1 EQ 7 EQ 36 EQ 34 EQ 16
Parcel D — Patio Home
210
Single Family
10 D.U.
9.57
96
0.19
2
0.56
6
0.64
6
1 0.37
1 4
(Par ce E
220
Apartments
300 D.U.
EQ
1 1942
1 EQ
1 30
EQ
121
EQ
1 119
EQ
64
Parcel F — Jessup Farm
814
Retail
8.57 KSF
44.32
1 380
6
5
EQ
18
EQ
24
932
Restaurant
2.5 KSF
127.15
318
5.99
15
5.53
14
6.58
17
4.57
11
111
Industrial
43.0 KSF
EQ
219
0.81
35
0.11
5
0.12
5
0.86
37
565
Day Care
70
EQ
312
EQ
30
EQ
26
EQ
26
EQ
29
Jessup Farm Subtotal 1229 86 50 66 101
Parcel G — Johnson Farm
710
1 General Office
9.7.0 KSF
11.01
107
1.36
13
0.19
2
0.25
1 2
1.24
12
Bucking Horse Total
5850
175
329
1 351
270
J/ L--DELICH Bucking Horse TIS, March 2012
—7 ,1 r-ASSOCIATES Page 13
191
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Attachment 6
APPENDIX A
Attachment 6
TABLE 1
Trip Generation
Code Use Size
AWDTE
AM Peak Hour
PM Peak Hour
Rate
Trips
Raffi In Rate Out
Rate
In
Rate
Out
220 1 Apartment 322 DU
EQ
2074
EQ I 32 , EQ 130
EQ
126 EQ 68
188
Attachment 6
DELICH ASSOCIATES Traffic & Transportation Engineering
2272 Glen Haven Drive Loveland.. Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 "711
MEMORANDUM
TO: Gino Campana, Bellisimo Inc.
Sheri Langenberger, Fort Collins Engineering Department`''' .
Martina Wilkinson, Fort Collins Traffic Operations f
Ted Shepard, Fort Collins Planning Department
FROM: Matt Delich / l
DATE. January 27, 2016
SUBJECT. Bucking Horse Apartments Trip Generation Analysis _
(File: 1214ME09)
This memorandum provides a trip generation analysis and comparison pertaining to a
portion of Bucking Horse, located east of the Timberline/Nancy Gray intersection in Fort Collins. An
increase in the number of dwelling units is proposed. The "Bucking Horse Transportation Impact
Study" (TIS), dated March 2012 was prepared for this development and was accepted by the City of
Fort Collins. The site plan from the cited TIS is provided in Appendix A. The residential area that is
changing the number of dwelling units is labelled as Parcel E on the site plan
(Condominium/Apartment). The number of dwelling units will increase from 300 to 322. A
memorandum regarding the proposed change in the number of dwelling units was requested.
In the cited TIS. the subject parcel was analyzed with 300 apartment dwelling units. The trip
generation reference document was Trip Generation, 8t" Edition, ITE. The trip generation table
from the cited TIS is also provided in Appendix A. The calculated trip generation for the 300
apartment dwelling units was: 1942 daily trip ends, 151 morning peak hour trip ends: and 183
afternoon peak hour trip ends
Appendix B contains a site plan of the proposed 322 dwelling units on Parcel E. Table 1
shows the calculated trip generation for the revised development proposal. The trip generation was
calculated using Trip Generation, 9th Edition, ITE, with Apartment (Code 220) as the land use.
The calculated trip generation for the revised development proposal is 2074 daily trip ends; 162
morning peak hour trip ends, and 194 afternoon peak hour trip ends. The difference in the
calculated trip generation was: 132 more daily trip ends. 11 more morning peak hour trip ends, and
11 more afternoon peak hour trip ends.
It is concluded that the daily and peak hour trip generation for the land uses in the revised
development proposal for Parcel E of Bucking Horse will be more than that shown in the cited TIS.
However the differences are not significant. Therefore, the site generated peak hour traffic at the
various accesses and at the key intersections will not be significantly different than that shown in the
cited TIS. It is respectfully requested that no further traffic analyses be required for this revised land
use proposal.
187
Attachment 5
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.
0
::
Attachment 5
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
185
Attachment 5
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.
n.
Attachment 5
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
183
Attachment 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.
4
182
Attachment 5
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
181
Attachment 5
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?
K
:M
Attachment 5
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
179
Attachment 4
N/A.
5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES
MADE BY THE APPLICANT.
N/A
6. EVIDENCE OF COMPLETION FOR APPLICABLE CRITERIA.
N/A.
7. NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES OR
DISTURBANCES TO WETLANDS, NATURAL HABITATS AND FEATURES AND OR
WILDLIFE ARE BEING AVOIDED TO THE MAXIMUM EXTENT FEASIBLE OR ARE
MITIGATED.
The site is a flat parcel that had a cover of wheatgrass and does not have any trees.
8. WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT THE
NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD.
Concerns were raised about tenants using the local streets to the north-west to access
Timberline Road. There was concern about traffic and the amount of cars that would
choose that route. There was a broader discussion about traffic calming measures
throughout the development for some street. The design has responded to this concern
by creating a narrower entry condition at both of the street -like private drives that
connect to Yearling Drive and Cutting Horse Drive. The main entrance that connects to
Nancy Gray Avenue is wider and encourages ease of access for tenants. The design is
able to meet the land use code requirement for connectivity of street -like private drives
to the adjacent street grid and sidewalk patterns.
There was a concern of three story buildings on Gooseberry Lane and parking along
Gooseberry Lane. These building have been changed to include two story step downs
on either end of the apartment building to break down the scale. This also reduces the
unit count and therefore reduces parking needs in this immediate area. The overall
internal parking count is over the required parking totals.
9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT
MAY HAVE HAD DURING CONCEPTUAL REVIEW.
This project shall be titled Bucking Horse Filing Four.
10. DEVELOPMENT SCHEDULE
Earthwork/Grading/Utilities
Drive And Sidewalk Construction
Residential Construction
May 2016
Sept 2016
November 2016 — May 2018
Attachment 4
The two apartment buildings on Gooseberry Lane have a central three story portion that
steps down either side to two story ends. This adjustment helps transitioning into the
single family homes on Gooseberry. The houses on Gooseberry are two story structure
on elevated front entrances for the portions opposite the apartments. The lots to the
north has a single story home. Opposite this home is the open space shown to the
south of the entrance off Cutting Horse Drive. A buffer area has been developed for the
garages on the north edge of the development.
Open space enhancements are provided along the pedestrian and bike access on the
east side of the property and within the proposed detention area at the northeast corner
of the property. These include a picnic table, native seeding, and low-water use
plantings and trees.
Visual buffering and transitional landscapes on the north and west property edges are
accomplished with 6' privacy fencing and columnar evergreen and deciduous trees,
providing a buffer between the single-family to the west and multi -family attached
residential uses to the north.
3. MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS
The property owner or property manager shall perform all maintenance on the site. In
addition, the property manager shall maintain all sidewalks and landscaped common
areas, and any other non -private amenity and or feature.
The City of Fort Collins shall only be responsible for typical ROW maintenance of
infrastructure and snow removal within the adjacent public roadway, such as Nancy
Gray Avenue and Gooseberry Lane.
Storm water infrastructure
Landscape maintenance and trash removal within storm water infrastructure including
detention areas, swales, culverts, inlets, etc. shall be the responsibility of the property
manager. This maintenance shall include all required mowing, weeding, cleanout,
removal of trash and debris and other typical maintenance required in order to ensure
storm water infrastructure and features function according to their designed intent.
Landscape - All landscape maintenance within the property and adjacent row to Nancy
Gray and shall be the responsibility of and performed by the property manager.
Snow Removal - The property manager shall perform snow removal within all common
areas, trails, private drives and open space on the property.
Trash - All trash removal will be by property management.
4. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND
INDUSTRIAL USES.
177
Attachment 4
The sidewalks connect to the boarded development street pattern and sidewalks that link with Drake Road
the bus services provided here that links with Max and the Mason Street Corridor.
LIV 22.4 — Orient Buildings to Public Streets or Spaces
All building front a street or street -like private drive.
LIV 22.5 — Create Visually Interesting Streetscapes
With native landscape and street trees the streetscape on all the street -like private drives will be visually
interesting and will provide foundation planting, anchoring for the buildings on the site.
LIV 23.1 — Provide Neighborhood Parks and Outdoor Spaces
With project connects to the neighborhood park on Nancy Gray and also the proposed future City provided
park amenities to the south-west on Miles House Avenue. Open space areas have been provided within the
development and the large central lawn area provides open space amenities. The club house provides
outdoor kitchen, fire pit and gathering spaces for all residents. A pool will also be provided for the tenants.
LIV 26.3 — Promote Compatibility of Uses
The multi -family attached building provides a compatibility with the adjacent single-family residential uses to
the north-west and south through transitional size from the south from garages and two story apartments to
the three story apartment buildings. The building step downs on the north-east also breaks down the mass.
Building materiality, articulation and design is also compatible to the neighborhood housing architecture.
step backs, massing and residential scale elements. The landscaping buffer at the southern portion of the
site also establishes effective buffering and transitioning between the site and the future single-family home.
LIV 30.2 —Connect to Surrounding Neighborhoods
Sidewalk connections enhance pedestrian connectivity and bicycle connectivity to the surrounding
neighborhood and trails.
2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL
HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS,
AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE
PROJECT.
The current site has limited natural habitats or natural features as it a open parcel, that
does not have any stands of trees or significant vegetation located on it. The site plan
proposed numerous trees that will be both shade trees and ornamentals that will attract
various bird life.
The site circulates in a very permeable way. People can flows throughout the site along
the street like private drives, as well as through building breezeways, or between
buildings to reach either end of the site and connect to the neighborhood streets or the
trail network.
The site has a vegetation buffering area to the south of the garages and two-story single
apartment that resemble townhomes. This buffer helps transition from the alley loaded
single-family homes on Nancy Gray Avenue. The single story garages and two story
apartments that resemble townhomes are a compatible scale to the adjacent houses.
176
Attachment 4
provide both stormwater detention volume and water quality volume for the Bucking
Horse Apartments, and was designed with adequate volume to perform both tasks.
1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN
City Plan
LIV 4: Development will provide and pay its share of the cost of providing needed public facilities
and services concurrent with development.
Access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the
developer.
LIV 5.4 — Contribute to Public Amenities
This site will provide pedestrian connection to trails networks and the residential areas .
LIV 6.2 — Seek Compatibility with Neighborhoods
Located in the the Bucking Horse Development, the architectural design shall be in context with the housing
architecture built to date. Transitional areas assist in compatibility with height such as the garages on the
southern wide and the stepped buildings on Gooseberry Lane. Compatibility through the buildings shall be
achieved through techniques such as the repetition of roof lines, the use of similar proportions in building
mass, similar window pattern, use of materials that have similarity on color shade and texture.
LIV 7.1— Encourage Variety in Housing Types and Locations
Multi -family attached housing will provide an additional housing type and the required fourth housing type for
this development.
LIV 10.1— Design Safe, Functional, and Visually Appealing Streets
Well lit private drives and pedestrian walkways with low-water use planting and street trees are included
within the development.
LIV 10.2 — Incorporate Street Trees
Street trees line all private drives at 40' o.c.
LIV 14.1 — Encourage Unique Landscape Features
The central lawn provides a unique public amenity within the development
LIV 14.2 — Promote Functional Landscape
All planting will be designed with native/adaptive plants, emphasizing foundation planting.
LIV 14.3 — Design Low Maintenance Landscapes
Native and adaptive planting and Enviroturf turf areas will allow a minimum of maintenance. Shrub beds will
be maintained without excessive pruning or'snow-balling' of shrubs.
LIV 21.2 — Establish an Interconnected Street and Pedestrian Network
The street and pedestrian network will allow access from the neighborhoods, and the development trail
network.
LIV 21.4 — Provide Access to Transit
175
Attachment 4
The building provides a wrap -around covered porch at the main level that leads
residents to the entry on the sides of the building with a private covered patio at the
backside of the building.
Clubhouse Building Type D
Building Type D is a 1-story, 4,784 S.F. Clubhouse building that houses a leasing and
manager's office, maintenance storage, pool equipment, restrooms, lounge, kitchen,
living room, fitness room, movie theater, and dog wash amenities. The building has
been design with dynamic roof forms, extensive use of glazing and voluminous interior
spaces that create a focal gathering place for residents to enjoy.
Adjacencies
The project site is currently a vacant undeveloped parcel, with single family houses to
the north-west on Gooseberry Lane, the Great Western Railroad to the north-east,
Nancy Gray Road for a port of the south-east side and yet to be constructed single
family homes on the southern to south-west adjacency that are services by an alley.
Access, Vehicular/Pedestrian Circulation and Parking
Primary vehicular access is provided from Nancy Gray Avenue. Vehicular access is also
provided via the street -like private drives to the neighborhood to the north. Narrowed
thresholds have been created to discourage the neighborhood access. Pedestrian paths
connect with all streets and continue through the street -like private drives for seamless
integrated pedestrian connectivity. Pedestrian connection are also provided from Nancy
Gray to the south of the development wide trail system. The perimeter trail will be
provided to the north-east that runs adjacent to the railroad line with a series of
connections into the development being provided.
• Private drives have a 24' drive with diagonal parking on one side for the
western drive. The eastern drive has parallel parking.
• Street trees and sidewalks are provided along all private drives. The
sidewalks are detached when there is not any parking.
• 688 bike parking spaces are provided with 546 (79%) enclosed
• A total of 549 parking spaces are required for the project. 573 parking spaces
are provided. 354 spaces are open, 219 spaces are covered or garaged
(38%), and 12 spaces are handi-cap (1 a van accessible space).
Stormwater/Detention
Drainage for Bucking Horse Filing Four will continue to follow the overall drainage
concepts established with the first three filings of Bucking Horse as well as Sidehill
Filings One and Two. In particular, drainage from the site will be conveyed via swales,
roads and storm sewers to a large drainage channel that parallels the Great Western
Railroad tracks on the east side of the project. The channel will then convey stormwater
to the large detention pond located at the southeast corner of Filing 2. The pond will
174
Attachment 4
1 bedroom
(6) Building 'B': 3 story, 24 plex: (12) 2 bedroom, (12) 1 bedroom
(9) Building 'C': 2 story, 2 plex: (2) 3 bedroom
(1) Building D: Clubhouse
Architectural DescriDtion
Apartment Building Type A & A2 - 24 $ 20 plex
Building Type A is a 3-story, garden style walk-up apartment with a mix of six 3-
bedroom, twelve 2-bedroom (in two different unit floor plan types) and six 1-bedroom
units. These units are accessed via two breezeways that provide connections to the site
on either side of the building. All units have an exterior patio or balcony with access to a
storage closet. The breezeways will have vertical bike racks to provide secured,
covered bike parking. The architectural design is based on a modern interpretation of
agrarian vernacular with use of simple gable roof forms, with broken roof pitches and
use of shed roofs extending from these gable roofs. The perimeter of the building has
been modulated to provide articulation in the wall planes and roof forms that reduce the
overall scale of the building. A variety of single hung and smaller square windows
placed in single and double configurations are adorned with traditional trim boards to
enrich the overall composition of the building facades. The proposed materials of
synthetic stone, cement fiber lap siding and cement fiber vertical siding have been
strategically placed on the facades to accentuate the wall projections while stepping up
and down to help mitigate the overall scale. Entries into the breezeway at the main level
include small roof awnings to provide human scale and a welcoming sense of entry.
Building Type A2 is similar to Building A from an overall floor and unit plan standpoint,
but is a 2 and 3-story building with the upper two 3 and 2-bedrrom units on each end of
the building eliminated. This building is being used at the northwest side of the project
directly adjacent to the existing single family neighborhood across from Gooseberry
Lane.
Apartment Building Type B - 24 plex
Building Type B is a 3-story garden style, walk-up apartment with a mix of twelve, 2-
bedroom and twelve 1-bedroom units. While the architectural design concept, materials
and detailing are similar to Building Type A, this building does have a unique floor plan,
roof forms and wall articulation that clearly define it as a different building type.
Apartment Building Type C - 2 plex with 4 attached garages
Building Type C is a hybrid building with two, 2-story 3-bedroom apartments on each
side of four attached single car garages. The single car garages are intended to be
utilized by any resident in the apartment complex including those residing at the
attached end apartment units. The design of this building is consistent with the other
larger apartment buildings with use of the agrarian vernacular architecture and detailing.
173
Attachment 4
Bucking Horse Filing Four PDP
Statement of Proposed Planning Objectives
November 24, 2015
This project shall be titled Bucking Horse Filing Four - consisting of the following
components:
• Multi -Family Attached (322 units)
This project is the fourth filing for the approved Bucking Horse ODP for this development
and is located in the Condominium/Apartment Area designated in the ODP.
Site Area Information
Multi -Family Boundary Size: 795,435 SF (18.26 AC)
Right -of -Way Improvement Area: 0
Parking and Drive Area: 248,550 SF (5.7 AC)
Landscape Area (turf, seed, garden & shrub areas): 291,687 SF (6.69 AC)
Dwelling Units: 322
Gross Density: Per ODP Boundary: 13.96 DU/AC, 2015 Multi -Family Boundary:
17.63 DU/AC
Net Density: 2015 Multi -Family Boundary: 21.71 DU/AC
Project Description
Bucking Horse Filing Four is located on Nancy Gray Avenue and is bounded by the
Great Western Railroad, and Gooseberry Lane in Bucking Horse housing development.
It is located in the LMN and UE zones with additional permitted use for Multi -Family.
This constitutes the fourth housing type in the development. The main tenant access is
provided from Nancy Gray Avenue. The development connects with street -like private
drives to Yearling Drive and Cutting Horse Drive. The development provides
permeability with the surrounding development and offers many connections to the
street sidewalks, and a walking trail. The development has a central lawn as an open
space amenity for the tenants as well as a clubhouse and pool.
The buildings are comprised of 13 apartment buildings in total with (11) three-story
buildings, and (2) three-story buildings with two-story step downs on either end.
Additionally, there are (18) two-story apartments that bookend three garages.
The development includes 322 multi -family attached units that are broken down as
follows:
(5) Building `A': 3-story, 24 plex: (6) 3 bedroom, (12) 2 bedroom, (6) 1 bedroom
(2) Building `A2': 3 story center, 2 story end, 20 plex: (4) 3 bedroom, (10 2 bedroom, (6)
172
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Site Information:
Total Area: 23.06 AC
Current Zoning: UE and LMN
Open Space / Community Areas: 2.84 AC
Total Units: 328
Gross Density: 1412 du/AC
Net Density: 16.22 du/AC
Building Breakdown:
(5) Bullding'A': 24-plex- (6) 3bd, (12) 2bd, (6) 1bd
(2) Bullding'A2': 20-plex- (4) 3 bd, (10) 2 bd, (6) 1 bd
(6) Building'B': 24-plex- (12) 2bd, (12) tbd
(9) Buliding'C': 2-plex-(2) 3bd
(1) Building'D': Clubhouse
Car Parkin:
Open Air Parking (9'xl99: 354 spaces (12 Handica,
Covered Parking (9'x19j: 88 spaces
Garage Parking (12'x221: 131 spaces
Total = 573 spaces (554 required)
Bike Parldna:
Fixed Bike Racks: 142 bikes
Enclosed Bike Parking (Garages): 262 bikes
Enclosed Bike Parking (Stair Wells): 284 Injkes
Total = 688 bikes (586 total required)
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Agenda Item 8
RECOMMENDATION:
Staff recommends that the Board make a motion to approve Bucking Horse Multi -Family, Fourth Filing,
#PDP150026, subject to the following condition, and based on the Findings of Fact on pages 16-17 of
the Staff Report:
At the time of submittal for the Final Plan, the architectural elevations for the 13 multi-
family buildings shall be further defined to include a greater variety of exterior materials,
window patterns, stairwell treatment and at least one additional entry feature. Further, the
mix of entry features, paint colors and exterior materials must be assigned to each
individual building to ensure variation and avoid repetition.
ATTACHMENTS
1. Site Plan (PDF)
2. Landscape Plan (PDF)
3. Architectural Elevations & Perspectives (PDF)
4. Applicant's Planning Objectives (DOCX)
5. Neighborhood Meeting Summary (DOCX)
6. TIS Memorandum (PDF)
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N Item #8 Page 15
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0
Agenda Item 8
B. Density
The project represents a level of density that is higher than the surrounding neighborhood.
In response, a multi -family component of a large, master -planned community is typically found
across the City. The City has had a policy over the decades to distribute multi -family housing on
a community -wide basis versus concentration in one geographic area. The arrangement of the
multi -family is partially mitigated by the nine duplexes. The railroad tracks make for a logical
transition to the industrial park. The challenge for the applicant is to design a project that
complies with the City's Land Use Code.
C. Parking
There is a concern about spillover parking impacting the surrounding streets.
In response, the project exceeds the required minimum number of spaces based on the mix of
bedrooms per unit. Spillover parking can be monitored and addressed if it becomes a problem.
The City's Residential Parking Permit Program can be implemented should off -site parking
become a problem for the neighborhood.
7. Findings of Fact and Conclusion:
In evaluating the request for Bucking Horse Multi -Family P.D.P., Staff makes the following findings of
fact:
A. The P.D.P. complies with the requirements of the Addition of Permitted Use and the Overall
Development Plan in the following manner:
(1.) The parcel is designated as "Condominium /Apartment Area."
(2.) The number of units, parcel size and resulting density complies with the parameters
established on the O.D.P.
(3.) The P.D.P. was reviewed by the governing multi -family standards of 3.8.30.
(4.) The overall L-M-N density in the Bucking Horse neighborhood (7.6 dwelling units per acre)
does not exceed the maximum allowed 9.00 dwelling units per gross acre.
B. The P.D.P. complies with the applicable General Development standards.
C. A Condition of Approval is recommended to enrich the architectural variety among the 13 multi-
family buildings, and to further define the architectural characteristics on a per building basis at
the time of submittal for Final Plan.
Item #8 Page 14
146
J(_3
Agenda Item 8
reliance on the four -over -one window; and the open stairwells are not distinguished over the 13
buildings.
Further, the Planning and Zoning Board recently approved (December) a multi -family project of
comparable size where six individual entrances would be divided among 15 multi -family
buildings. Bucking Horse Multi -Family Apartments would benefit from an equivalent ratio by
increasing the number of entry options from four to five o be divided among 13 buildings.
Staff, therefore, recommends the following condition of approval:
At the time of submittal for the Final Plan, the architectural elevations for the 13
multi -family buildings shall be further defined to include a greater variety of
exterior materials, window patterns, stairwell treatment and at least one additional
entry feature. Further, the mix of entry features, paint colors and exterior materials
must be assigned to each individual building to ensure variation and avoid
repetition.
6. Neighborhood Meeting:
A neighborhood information meeting was held on October 26, 2015. A summary of this meeting is
attached. The primary concerns raised by those in attendance, and the applicant's response, are briefly
summarized as follows:
A. Traffic
The project will generate additional traffic. Speeding and safety are chief concerns, especially
with the neighborhood pool and clubhouse located in the middle of Nancy Gray Avenue. A
segment of Yearling Drive looks like it will be impacted.
In response, the traffic will be distributed in two directions, Nancy Gray Avenue and Miles House
Drive. In the next few years, the Nancy Gray extension over the tracks to Sharp Point Drive will
introduce a third direction. These two streets are classified as collector roadways. As such, the
anticipated traffic volumes are within the acceptable levels of trips per day as established by the
City Engineering and Traffic Operations Departments. The Traffic Operations Department has a
Neighborhood Traffic Mitigation Program that allows neighborhoods to discuss the feasibility of
adding traffic calming devices, subject to qualifications should the need arise. Adding signage at
the crossings of Nancy Gray at the pool and clubhouse can be investigated. As mentioned,
traffic calming for the entire neighborhood are being addressed through the newly formed
Bucking Horse Neighborhood Transportation committee and the City's Traffic Operations
Department.
Item #8 Page 13
145
Agenda Item 8
(3.) Section 3.8.30(D) — Block Requirements:
The P.D.P. is contained within the existing network of public streets serving larger Bucking Horse
neighborhood. In addition, the Great Western railroad tracks act as a constraint to the block
pattern along the entire northeast boundary. This results in three true blocks and two polygon -
shaped block -like parcels none of which exceed seven acres.
(4.) Section 3.8.30(E) — Buildings:
All buildings comply with the standard that the front setback is no less than nine feet along all
non -arterial streets and, in this particular case, street -like private drives.
(5.) Section 3.8.30(F)(2-7) — Variation Among Buildings, Color, Entrances, Roofs, Facades and
Walls, Colors and Materials:
This standard requires that for the 13 multi -family buildings, three distinct building styles are
required. (This standard does not apply to the nine two-family dwellings or to the
clubhouse/leasing office.) The P.D.P. includes three distinct multi -family buildings and
compliance is found in the following manner:
• Building Type: A-1, 24-plex, three -stories, quantity — 5, entry options — 4, two large street -
facing gables, various mix of cultured stone, horizontal and vertical lap siding, variety of
rooflines and a variety of paint colors.
• Building Type: B, 24-plex, three stories, quantity — 6, entry options — 4, one large street -
facing gable, a mix of cultured stone, horizontal and vertical siding that differs from Buildings
A-1 and A-2, variety of rooflines and a variety of paint colors.
• Building Type: A-2, 20-plex, three story center, two story ends, quantity — 2, entry options — 2,
two large street -facing gables, a mix of cultured stone, horizontal and vertical lap siding that
differs from the aforementioned, variety of rooflines and a variety of paint colors.
The three multi -family building types are not repeated in sequence along any block face. The
four entry options would be distributed among all 13 buildings and not repeated in sequence.
One of the key attributes in achieving variety is that four buildings, plus the clubhouse/leasing
office, are arranged around a central green. This core is well -landscaped and features multiple
connecting walkways and will act as the hub of the project. The remaining nine multi -family
buildings are distributed along the public and private streets. This distribution of buildings has
the effect of minimizing repetition among various buildings.
While all the necessary components are in place to make each of the 13 multi -family buildings
individually attractive, staff is concerned that, on an overall basis, the architectural diversity
needs to be further enriched and defined in order to add the necessary differentiation and
interest to address the variation among repeated buildings, especially given the consistency in
building footprints. For example, presently, there is only one kind of masonry, there is an over -
Item #8 Page 12
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Agenda Item 8
Q. Section 3.6.4 — Transportation Level of Service Requirements
The O.D.P. was approved in 2012 and included a Transportation Impact Study that outlined how the
overall development would meet the Transportation Level of Service Requirements. Roadway network
improvements including the access points, auxiliary lanes, signalization at Nancy Gray and an additional
right turn lane from westbound Drake to Timberline have been constructed.
The original O.D.P. assumed 300 multi -family dwelling units on the site of this application. This P.D.P.
now includes 322 dwelling units, a change of 7%. The difference in the calculated trip generation
between the 2012 T.I.S. and the current P.D.P. is 132 additional daily trip ends, 11 more morning peak
hour trip ends and 11 more afternoon peak hour trip ends. The change in overall trip generation for the
entire Bucking Horse development due to the additional units is 2.2%. A supplemental TIS memo with
this application indicates that the change is not significant, and the conclusions in the original TIS that
Transportation Level of Service requirements are met remain valid. K�o
There have been some neighbor concerns regarding other traffic issues such as the potential to modify
accesses on Timberline for the new commercial development, pedestrian crossings on Drake, speeding
on Nancy Gray, and pedestrian access to the pool. These issues are not related to specific
Transportation Level of Service Requirements for this P.D.P. These concerns, however, are being
addressed through the newly formed Bucking Horse Neighborhood Transportation committee and the
City's Traffic Operations Department.
R. Section 3.8.26 — Residential Buffering:
This standard is applicable because the Midpoint Industrial Park, zoned industrial, is located to the
northeast of the P.D.P. This industrial area is classified as "light industrial" and, as such requires
compliance with Buffer Yard B. (This standard is applicable even though there is a 100-foot railroad
right-of-way separating the P.D.P. from the industrial park.)
Buffer Yard B is a performance standard that requires a buffer yard ranging from 15 to 45 feet in width,
depending on the amount of landscaping. The P.D.P. indicates a buffer yard ranging from 100 to 115
,
feet thus exceeding the standard. tJ Rao ' _ , - ""'' ,4 * d : t a �O R- n
S. Section 3.8.30 — Multi -Family Development Standards
(1.) Section 3.8.30(B) — Mix of Housing Types
This standard requires that for projects between 16 and 30 acres, a minimum of two housing
types are required. As mentioned, the P.D.P. consists of Multi -Family Dwellings (304) and Two -
Family Dwellings (18).
(2.) Section 3.8.30(C ) —Access to Park, Central Feature, Gathering Place:
The P.D.P. complies on two levels. The Clubhouse and common open space associated with
the central green qualifies under the applicable criteria for private open space. In addition,
Bucking Horse O.D.P. includes a six -acre public neighborhood park that has been conveyed to,
but not yet developed by the City of Fort Collins Parks and Recreation Department with all units
being within approximately 1,320 feet (one quarter mile).
Item #8 Page 11
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Agenda Item 8
M. Section 3.5.2(D) — Relationship of Dwellings to Streets and Parking:
For the 13 multi -family buildings, the P.D.P. complies with this standard in the following manner:
• Buildings 1,2,3,4,7,8 & 10 front on Lusitano Lane, a street -like private drive;
• Buildings 6 and 11 front on Gooseberry Lane, a public street;
• Buildings 12,14 and 15 front on Calabrese Street, a street -like private drive; and
• Building 13 fronts on Andalusian Street.
For the nine two-family dwellings, the P.D.P. complies in the following manner:
• Building 5 fronts on Lusitano Lane; and
• Buildings 16 — 23 do not front on either a public street or a street -like private drive but are all
within a range of 55 — 80 feet from the detached sidewalk along Calabrese Street, well under
the 200 feet allowed by the standard.
N. Section 3.5.2(G) — Rear Walls of Multi -Family Garages:
As mentioned, the overall site plan minimizes the exposure of both surface parking and garages in
relation to the adjacent public streets. There are two garages, however where the rear walls face Nancy
Gray Avenue. Building Five is a two-family dwelling with a four -car garage with 48 feet of exposure and
there is a free-standing garage/storage unit building with 40 feet of exposure. Both rear walls are
articulated in a manner that complies with the standard.
O. Section 3.6.2(N)(c) — Street -Like Private Drives:
As mentioned, the site is served by three street -like private drives. All three streets feature the following
in compliance with the standard:
• Serve a larger, cohesive development plan;
• Allow for two-way traffic;
• Include sidewalks in a mix of detached and attached configurations;
• Tree -lined on no greater than 40-foot intervals;
• Include either parallel or diagonal parking but no head -in parking;
• Streets are named and are similar in overall function to public streets;
• Buildings front on, and take addresses, off these streets; and
• Use of this type of street does not diminish compliance with other standards.
P. Section 3.6.3 — Street Pattern and Connectivity:
In compliance with the standard, the public and private street system provides multiple direct
connections to and between local destinations such as the future neighborhood park (purchased by the
City of Fort Collins but not yet developed), shopping (Artisan Village at Jessup Farm) and the
surrounding network of collector streets (Nancy Gray Avenue and Mile House Drive) and the arterial
streets (Timberline Road and Drake/Ziegler Roads).
As indicated, this network is planned to create a new access to East Prospect Road by the extension of
Nancy Gray Avenue, over the future crossing of the Great Western Railroad tracks, to Sharp Point
Drive. Such extension will allow the Bucking Horse neighborhood access to three arterial streets.
Item #8 Page 10
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Agenda Item 8
Parking is distributed in the following manner:
Surface 1354
Covered 88
Garage 131
J. Section 3.2.4 - Site Lighting:
All light fixtures will be fully shielded and down -directional. In order to avoid the overly harsh glare
associated with typical L.E.D. lighting, all Kelvin temperatures are specified to be a maximum of 3,000
degrees which provides a warmer tone that is more appropriate for residential settings. There are no
particular areas of concern where house -side shields would be required.
K. Section 3.5.1(B) —Building and Project Compatibility— General Standard:
This standard requires that if there is an established architectural character in the adjacent
neighborhood, then the new buildings must be architecturally compatible with that character. The P.D.P.
carries forward the broad architectural theme that has been established in parts of the Bucking Horse
neighborhood. This broad theme includes elements of the Craftsman style accented with
agricultural/industrial elements. This is evidenced by the following:
• Bucking Horse and Sidehill clubhouse and pool building
• Jessup Farm Artisan Village — (new buildings only)
• Bucking Horse Townhomes
All of these buildings feature a unique gable roof detail that is distinguished by a long sweeping roof that
includes two pitch angles. In fact, the distinctive west -facing gable on the clubhouse on Nancy Gray
Avenue is predominantly featured and repeated among the 13 multi -family buildings. Overhangs,
brackets and columns that are found on the townhomes (63 units divided among three blocks located
along Timberline Road) are also included on the multi -family buildings. Even the two-family dwellings
feature these details, although to a lesser degree due their smaller scale. This level of compatibility
among the various housing types and uses across a large-scale neighborhood follows a tradition in Fort
Collins of establishing a cohesive unifying theme as demonstrated by such neighborhoods as Scotch
Pines, Stonehenge, Parkwood, The Landings, Miramont and Provincetowne, among others.
L. Section 3.5.1(H) — Land Use Transition:
To the southwest, the 13 multi -family buildings are separated from the single family homes that front on
Nancy Gray Avenue by the eight of the nine two-family dwellings. In addition, behind these eight
buildings, there is a landscape buffer and a private alley serving the single family homes.
To the north, along Gooseberry, the two street -facing multi -family buildings have been reduced to two
stories at their ends to help mitigate their height and mass.
Item #8 Page 9
141
Agenda Item 8
G. Section 3.2.2(B) — Access, Circulation and Parking — General Standard:
The internal vehicular access system is framed by three street -like private drives:
• Calabrese Street runs generally east -west and connects two public streets: Yearling Drive
and Miles House Avenue.
• Lusitano Lane also runs generally east -west and connects two public streets: Cutting Horse
Drive and Nancy Gray Avenue.
• Andalusian Street runs generally north -south and connects Calabrese Street and Lusitano
Lane.
All three feature street trees, sidewalks and segments of diagonal and parallel parking (like public
streets) but no head -in parking. These streets contribute to the creation of blocks, all of which are less
than seven acres. The design of the internal system is to provide multiple connections to the larger
neighborhood to integrate the project and not isolate the multi -family as a separate entity.
(Note that per the Master Street Plan, Nancy Gray Avenue is planned to extend north, across the
railroad tracks, to Sharp Point Drive which ties into East Prospect Road.)
As mentioned, internal sidewalks frame the street -like private drives. In addition, there are multiple
sidewalks that connect to the surrounding public street system.
H. Section 3.2.2(C)(4) — Bicycle Facilities:
This standard requires that the minimum number of bike parking spaces is no less than the number of
bedrooms and that no less than 60% are enclosed and the others may be outside in fixed racks. There
are 586 bedrooms and there are 688 bike parking spaces. Of the total spaces, 546 (79%) are enclosed
and 142 (21 %) are outside in fixed racks. Parking is distributed in the following manner:
• 284 enclosed stairwells
• 282 enclosed garages
• 142 fixed racks
I. Section 3.2.2(K)(1) — Vehicle Parking:
Based on the mix of three bedroom, two bedroom and one bedroom units, a total 549 parking spaces
are required. A total of 573 spaces are provided thus exceeding the standard. Five of the extra parking
spaces are assigned to the clubhouse. The ratio between the number of total parking spaces, excluding
clubhouse parking (568) and the number of total bedrooms (586) equals .97 spaces per bedroom.
# of Units by Type
Parking Required per Unit
Parking Required
38 3-Bedroom Units
2.00
76
152 2-Bedroom Units
1.75
266
114 1-Bedroom Units
1.50
171
18 Duplex, 3-Bedroom Units
2.00
36
Total Parking Required
-
549
Item #8 Page 8
140
Agenda Item 8
generous amount of trees as well as two connecting walkways that link the P.D.P. to Nancy Gray
Avenue. Due to grading, and a desire to create a unified neighborhood, there will be no fencing in this
buffer. The distance between the back of the two-family dwellings and the rear property lines of the
single family homes ranges from 45 to 65 feet thus ensuring privacy for all residents.
C. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping:
The P.D.P. is specifically designed to place garages at the perimeter, not surface parking lots that need
screening. All surface parking is internal to the site and not exposed to any of the surrounding public
streets.
D. Section 3.2.1(E)(5) —Parking Lot Interior Landscaping:
Parking is well -distributed throughout the project and divided in the following manner:
• 354 surface
• 88 covered 5 Foti Ce Y&,r N 6 o f'F cE
• 131 garage
There are no rows that exceed 15 spaces without a landscaped island. All parking lots comply with the
minimum required amount of landscaping.
E. Section 3.2.1(F) —Tree Protection and Replacement:
Historically, the area was cultivated and known as the Jessup Farm and the Johnson Farm. As a result,
there are no significant trees that require mitigation.
F. Section 3.2.1(H) —Placement and Interrelationship of Required Landscape Plan Elements:
The Landscape Plan demonstrates compliance with this standard by arranging the plant material in
logical locations to fulfill specific functions. For example:
• Trees are formally arranged around the central green highlighting the common open space,
• The clubhouse and pool areas feature a dense variety of trees and shrubs for shade and
active and passive recreation;
• The two buffer yards include a mix of evergreen and deciduous trees for variety and interest, -
Foundation shrubs are provided along the back sides of perimeter garages.
• Parkways with street trees are provided along the three internal street -like private drives.
• Landscape islands break up surface parking lots; and
• Buildings feature foundation shrubs.
Item #8 Page 7
139
Agenda Item 8
would apply to multi -family projects on a city-wide basis and not just to projects located within the M-M-N
zone.
The condition of the A.P.U. also requires that for the L-M-N portion of Bucking Horse, the overall gross
residential density not exceed 9.00 dwelling units per acre, the upper density limit in the L-M-N per
Section 4.5(D)(1)(b). There are 62 acres of Bucking Horse zoned L-M-N. Within this area, there are a
total of 472 dwelling units (including the subject P.D.P.). This results in an overall density of 7.6 dwelling
units per acre thus not exceeding the allowable maximum of 9.00.
On a side note, with the subject P.D.P. including the second housing type (two-family dwellings), the
overall residential portion of Bucking Horse now features five housing types versus the four that are
required. These are:
• Single family detached
• Single family detached, alley loaded
• Single family attached
• Two-family dwellings
• Multi -family
Staff finds that the proposed P.D.P. complies with both the designation and parameters of Bucking
Horse Overall Development Plan and Addition of Permitted Use.
4. Compliance with Applicable L-M-N and U-E Standards:
As mentioned, while the parcel is located within two zone districts, the O.D.P. and Addition of Permitted
Use specifically call for the P.D.P. to be reviewed as if it were a multi -family project, subject to the
criteria of the M-M-N zone, which is now superseded by Section 3.8.30.
5. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C) (D) —Landscaping —General Standard and Tree Planting:
Street trees are provided along both public street frontages (Gooseberry Lane and Nancy Gray Avenue).
In addition, street trees are arranged along the three internal street -like private drives. All buildings
feature foundation shrubs. A landscape buffer along the east property line will contribute to mitigating
the impacts associated with the railroad traffic. Similarly, a buffer is provided behind eight of the two-
family dwellings as a land use transition between the P.D.P. and the adjoining single family homes that
front on Nancy Gray Avenue. A diversity of species is provided in accordance with the minimum
requirements to avoid a monoculture. The sizes of all trees and shrubs comply with minimum
standards.
B. Section 3.2.1(E)(1) —Buffering Between Incompatible Uses and Activities:
As mentioned, to the southwest of the eight two-family dwellings, there is an adjoining a private alley
serving single family homes fronting on Nancy Gray Avenue. While it is debatable that the juxtaposition
between the proposed two-family dwellings and the single family homes to the southwest does not rise
to the level of being considered in need of a buffer yard, it is worth noting that this buffer features a
Item #8 Page 6
138
Agenda Item 8
In evaluating compliance with the O.D.P. and the parameters of the Addition of Permitted Use, it is
important to note that Multi -Family Dwellings are a permitted use in the underlying L-M-N zone district.
It is the proposed extent of the Multi -Family, however, that required the A.P.U. in that Bucking Horse
features Multi -Family buildings that exceed the following three L-M-N maximum allowances:
• No greater than 12 units per building;
• No greater than 14,000 square feet per building;
• No greater than 9.00 dwelling units per gross acre.
As a permitted use in the L-M-N, a project of this scope would be eligible to seek Modifications of
Standard. With the proposal to exceed these three standards, however, staff determined that the project
begins to take on the characteristics of a project in the M-M-N zone. Since it is staffs policy not to use
the Modification procedure to advance into a more intense zone district, the Addition of a Permitted Use
was considered by all the parties to be a more straightforward approach. As a result, the ability to
proceed and exceed these maximum allowances is permitted by the designation on the O.D.P. and the
conditions of the A.P.U.
For the Two -Family Dwellings, it is important to note that this housing type is a permitted use in both the
underlying L-M-N and U-E zone districts. In fact, if the proposed Two -Family Dwellings were included in
Bucking Horse Filing Two, as part of the Urban Estate Cluster Plan, these dwelling units would have
been permitted as part of that Cluster Plan. This is because the amount of the open space that was set
aside for the Filing Two Urban Estate Cluster Plan exceeded the minimum required 50% by a margin
that would have allowed the increase in density gained by the additional 18 units (and their acreage) so
as to not exceed the maximum allowable 2.00 dwelling units per gross acre. Consequently, the
allowance of the Two -Family Dwellings as a permitted land use is not dependent on the Addition of
Permitted Use.
Note that the condition of the A.P.U. indicates an estimated parcel size of 24 acres with a maximum
allowable density of 13.00 dwelling units per acre yielding 312 units. In contrast, the O.D.P. indicates a
parcel size of 23.5 +/- acres with a density of 14.00 d.u./a yielding 329 units and increase of 17 units. As
mentioned, the P.D.P. consists of 23.06 acres at a density of 13.96 units per acre yielding 322 units.
As noted above, the O.D.P. and A.P.U. anticipated that the entire area would develop as multi -family.
Per the P.D.P., however, there would be only 304 Multi -Family units and 18 Two -Family Dwellings.
The reason for these discrepancies in gross acreage is that as additional surveys were performed for
establishing the outer boundaries of Filings One, Two and Three, land area needed for public rights -of -
way, utility easements, stormwater detention and the like had the effect of reducing the amount of gross
acreage originally indicated for the multi -family area. It is not unusual for the broad parameters of the
O.D.P. (and in this case the A.P.U.) to be further refined as a large, multi -phased project progresses
from master planning to individual filings.
Note also that the condition of the A.P.U. indicates the evaluation of a Multi -Family P.D.P. would be by
the criteria of the M-M-N zone. Subsequent to the granting of the A.P.U., these standards were moved
to a new Land Use Code General Development Supplemental Regulation, 3.8.30, so that the standards
Item #8 Page 5
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Agenda Item 8
On June 21, 2012, the Planning and Zoning Board approved Bucking Horse P.D.P., First Filing which
consisted of a 51-acre mixed -use project featuring:
126 single family lots on 30 acres, zoned L-M-N;
2. 78 Townhomes and 12 single family lots on 8.14 acres zoned L-M-N;
3. Jessup Farm Artisan Village consisting of a variety of non-residential uses located on 13
acres zoned Industrial.
In December of 2012, Bucking Horse P.D.P., Second Filing was approved which consisted of:
1. 65 single family lots on 20.33 acres within an Urban Estate Cluster Development Plan that
included 34.7 acres of open space;
2. Conversion of the Johnson Farmstead into professional office on 2.08 acres zoned U-E;
3. Three single family lots (alley loaded) on 0.44 acres zoned L-M-N.
In August of 2014, Bucking Horse Filing Three was approved which consisted of 19 single family lots
located in both the U-E, and L-M-N zone districts.
3. Compliance with O.D.P. and the Addition of Permitted Use:
On the O.D.P., the subject parcel is located on a parcel designated as: 01�
"Condominium / Apartment Area" and is further described as:
"Area of Additional Permitted Use: Multi -Family Density Cap — No More Than 14 d.u./ac
and Greater Than 12 Units/Building and Greater Than 14,000 SF/Bldg +/- 23.5 Acres."
The Addition of Permitted Use states: 1
The multi -family dwellings shall be included on a Project Development Plan that does not
exceed 24 acres and the number of dwelling units shall be capped such that the density
on this site specific development plan does not exceed 13 dwelling units per acre.
Further, for the entire portion of Bucking Horse O.D.P. zoned L-M-N, including the parcel
devoted to multi -family as the addition of a permitted use, the overall density shall not
exceed the maximum allowable density of 9.00 dwelling units per gross acre. Finally, at
the time of submittal for a P.D.P., the multi -family use shall be reviewed by the land use
and development standards contained in the Medium Density Mixed -Use Neighborhood
zone district.
As stated in the project description, the P.D.P. consists of two housing types: Mufti -Family Dwellings
(304 dwelling units) and Two -Family Dwellings (nine buildings, 18 dwelling units) located on 23.06
acres.
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Agenda Item 8
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
Zoning
Project
North
L-M-N
Bucking Horse ls'Filing Single Family
North
I
Midpoint Industrial Park
South
U-E
Bucking Horse 2" Filing Single Family Cluster Plan
East
I
Midpoint Industrial Park
East
R-C
I Drake Water Reclamation Facility
West
L-M-N
Sidehill ls'Filing Single Family
West
L-M-N
Cargill Specialty Canola Oil Research Facility
2. Zoning History:
The P.D.P. was included as part of the larger 435 acre Timberline Annexation and annexed in
November of 1997 as an enclave. The area was placed into the T, Transition zone district.
In 2001, in anticipation of the Johnson Property O.D.P., T, Transition zoning was replaced with the
following:
Urban Estate
85.51 acres
Low Density Mixed -Use Neighborhood
97.03 acres
Medium Density Mixed -Use Neighborhood
30.09 acres
Industrial
14.05 acres
Johnson Property O.D.P. approved in April of 2002, 227 acres
Johnson Property Amended O.D.P. approved in February of 2003, 227 acres.
Sidehill Filing One (partially completed, and not a part of the Bucking Horse O.D.P.) was approved in
November of 2003 and contains 218 acres.
Sidehill Filing Two (partially completed with vacant portions now included in Bucking Horse O.D.P.) was
approved in August of 2005 and contains 179 acres.
Sidehill Filing Three was a replat of Sidehill Filing One and contains only 19 lots.
On May 17, 2012, the Planning and Zoning Board approved, with conditions, the Bucking Horse request
for eight Additions of Permitted Use and an Overall Development Plan which was divided among three
zone districts and included a Modification of Standard to allow a neighborhood center exceeding five
acres to be located in the Industrial zone (Artisan Village at the Jessup Farm).
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135
EXECUTIVE SUMMARY
1N
Bucking Horse
Apartments
_A1
Agenda Item 8
The P.D.P. is compliance with the Bucking Horse Overall Development Plan, approved in 2012. The
parcel is a replat of Bucking Horse Filings One and Three and is located in two zone districts, L-M-N and
U-E.
Also in 2012, in conjunction with the O.D.P., the P & Z Board granted an Addition of Permitted Use to
allow Multi -Family on the subject parcel which is identified on the Overall Development Plan as
containing approximately 24 acres.
In accordance with the Addition of Permitted Use, the density, number of units per building and size of
buildings are allowed per the multi -family development standards of Section 3.8.30.
The P.D.P. complies with the applicable General Development Standards of Article Three.
The site is within two zone districts, L-M-N and U-E. The development standards of these two zone
districts are found to be non -applicable given the granting of the Addition of Permitted Use for Multi -
Family per the O.D.P. Instead, the multi -family development standards of Section 3.8.30 supersede the
standards associated with these two individual zone districts.
A condition of approval is recommended that addresses the architectural elevation of the 13 multi -family
buildings to ensure variety among repeated buildings.
k,
F Item #8 Page 2
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Agenda Item 8
PROJECT NAME
BUCKING HORSE MULTI -FAMILY, FOURTH FILING, PROJECT DEVELOPMENT PLAN, PDP #150026
STAFF
Ted Shepard, Chief City Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request for 322 multi -family units on 23.06 acres located within
the Bucking Horse development. There would be a mix of two housing
types: 13 multi -family buildings (304 units) and nine two-family buildings
(18 units). There would be a total of 586 bedrooms served by a total of
573 parking spaces for a ratio of .97 spaces per bedroom and five spaces
would be assigned to the leasing office. Parking would be divided among
surface, covered and garage spaces. A clubhouse, pool, central green
and community garden are provided. Primary access would be gained via
Yearling Drive and Miles House Avenue. In addition to two buildings
fronting on Gooseberry Lane, there would be two other access points from
Cutting Horse Drive and a private driveway off Nancy Gray Avenue.
The parcels are located in the Low Density Mixed -Use Neighborhood
(LMN) and Urban Estate (UE) zone districts. Multi -family dwellings, at the
proposed density, the number of units per building and the size of the
buildings are permitted by granting of an Addition of Permitted Use in
conjunction with the Overall Development Plan in 2012.
APPLICANT: Bellisimo, Inc.
c/o Russell + Mills Studios
141 South College Avenue, Suite 104
Fort Collins, CO 80524
OWNER: Bellisimo, Inc., LLC
c/o Mr. Gino Campana
3702 Manhattan Avenue, Suite 201
Fort Collins, CO 80526
IF
RECOMMENDATION: Approval, subject to one-conditionS,
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