HomeMy WebLinkAboutMOUNTAIN'S EDGE (FORMERLY 2430 OVERLAND TRAIL - RESIDENTIAL) - PDP - PDP160045 - CORRESPONDENCE - ADJACENT OR AFFECTED PROPERTY OWNERS•
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Statement from the Owners of the Holiday Twin Drive-In r q
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To the City of Fort Collins: ��
Concerning the Mountain's Edge Development project proposal.
The owners and operators of the Holiday Twin Drive-In Theater would like to voice concerns
about the proposed development adjacent to our property and the issues associated with its
development. Specifically, the ability to operate our business in a safe and effective manner,
during and after construction, and well-documented issues related to traffic safety on the
intersections of Overland Trail, Drake Road and County Road 42C.
Our foremost concern is the buildings on the northern property line that will be built in close
proximity to our entrance and exit driveway. We typically have a large queue of cars in the
driveway on weekends and quite a few weekdays during the summer months. On a typical
Friday and Saturday night vehicles are lined up from 5 p.m. until 9 p.m: as they enter the
drive-in. This is a part of the process that it takes to move people through the line for the
operation of the theater. The line has been known to stretch from our driveway, down Overland
Trail to Drake and from Drake to Yorkshire, and on some occasions beyond. While we do have
neighbors on the same boundary line, their property is not directly on the driveway where cars
idle, nor is the main access to their neighborhood faced with issues that our business traffic
presents (as will be the case with the new Bluegrass access).
The developer has not engaged in discussion, or taken any consideration regarding this
situation. Oversight of this issue will jeopardize our ability to operate our business in the future.
Most notably once the development is fully realized, we could face a shut down of our operation
due to "moving to the nuisance". The developer has never engaged in an open discussion
about the potential impacts to our business. In fact he has stated that it is not his problem.
Overland Trail is already a major traffic concern at multiple points. The proposed development
sits right in the middle of a hazard which includes accelerating traffic turning from Drake to NB
Overland, Holiday Twin line-up traffic, pedestrians, cyclists and motorists turning left from
Overland onto CR 42C. By adding additional traffic into the mix, we believe serious
repercussions will be felt. We feel this is a major oversight that has not been addressed from the
projecYs potential impact on traffic flows. There will be a influx of motorists either attempting to
use Bluegrass as a thoroughfare to cut HTDI traffic, either into the queue or around it to travel
NB on Overland Trail. In addition, recreators traveling to Horsetooth Recreation Area often stack
up on NB Overland to turn left, yielding to SB traffic. This creates a dangerous traffic situation
for motorists and pedestrians alike.
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Comment: We would like to see additional setback requirements for the buildings on the
northern proposal line. The buildings are in close proximity to the driveway of our
existing business. The Drive-In queue should be considered in the same way as an
existing industrial zone.
Comment: The impacts of the additional traffic and activity in the area have not been fully
considered in relation to the HTDI. The addition of bluegrass through the existing
neighborhood will eventually lead to cut through traffic, in avoidance of HTDI lineup.
Additional staff members or other resources will be required to ensure our patrons have
safe ingress and egress. This is an impact to our existing business that has not been
considered in the proposal.
Comment: Traffic NB on Overland is already an issue. Motorists waiting to turn left to
travel west towards Horsetooth Recreation area line-up and are frequently passed on the
shoulder by other NB motorists. Any additional vehicles in the area will further
exacerbate the issue.
Thank you for your consideration,
Wesley and Stephanie Webb
Owners
Joshua Cisar
Manager