HomeMy WebLinkAboutBUFFALO RUN APARTMENTS PUD - Filed GC-GENERAL CORRESPONDENCE - 2003-05-28APPLICATION FOR PRELIMINARY PLANNED UNIT
DEVELOPMENT FOR THE BUFFALO RUN APARTMENTS
Buffalo Run Apartments
Land Development Guidance System
Criteria Anah'sis
ENGINEERING CRITERIA
A-3.1: The site is adjacent to natural gas, electric, water and sanitary sewer facilities
with sufficient capacity for this development. Storm drainage on site will follow the
existing natural pattern of flow to the east.
A-3.2:
Water Supply: Yes
Sanitary Sewer: Yes
Mass Transit: Not applicable
Fire Protection: Yes
Flood Hazard Areas: Yes
Telephone: Yes
Walks/Bikeways: Yes
Irrigation Companies: Yes
Electricity: Yes
Natural Gas: Yes
Storm Drainage: Yes
Cable Television: Yes
Streets/Pedestrian: Yes
A-3.3: There is a canal which runs to the property currently and it will be vacated as
part of this development.
A-3.4: Not Applicable.
Buffalo Run Apartments
Residential Density Chart
DENSITY CHART— Maxirnam Earned
Credit Credit
Cn[enon 2_0_%_
2000 feet of an existing c' approved neighborhood shopping center, or — — — — — — — — — — — — — — — — 1090
C1 2pW fee[ of an approved, but not constructed neighborhood shopp ng center
ensity of at least six [6] dwelling 2090
b 650 feet of an existing transit stop (applicable only to projects having a d
units per acre on a gross acreage basis) 1090 1
C 40W feet of an existing or approved regional shopping center _ 2_0_%_ 20 —,
3500 feet of an existing neighborhood or community park; or _ _ _ _ — — — — — — — — —
(� — -- --- — — — 10%
3500 fact of a publicly owned but not developed, neighborhood or community pack
rado compulsory education 1090
LU 62500 feet of an existing school, meeting all requirements of the State of Colo
laws 20% 20
Qf 3000 feet of a major employment center 5%
m g 1000 feet of a child care center it P ti' = 2090 20
h "North" Fort Collins 20%
j The Central Business District
j A project whose boundary is contiguous yexisting urban
ban development. gretyt may be earned as follows: 30%
090 For projects whose property boundaryhas 0 - 10% contiguity' 20
10 - 159'o For projects whose property boundary has
20 - 3t0% contiguity;
15 - 20% For projects whose property boundary
20 - 25% For projects whose property boundary has 30 - 40% contiguity;
25 - 30% For projects whose property boundary has 40 - 50% contiguity.
If i[ can be demonstrated that the project will reduce non-renewable energy usage either through the application of
k alternative energy systems or through committed energy conservation measures beyond hose normally required by
City Code, a 5% bonus may be earned for every 5% reduction in energy use.
Calculate a 1% bonus for every 50 acres included in the project.
n l Calculate the percentage of the total acres in the project that are devoted to recreationat
al use. Enter 112 of th
percentage as a bonus.
lie oen s ace that meets the City's rrunimum requirements,
n ifthe
applicant
the percentage of this
bonus.open gspacee acreageftosthe total development acreage and enter this percentage
calculate as a
bonus.
if part of the total development budgets [o be spent on neighborhood public transit facilities which are not
O U part of required development
City Code, enter s 290 bonus for every $100 per dwelling unit invested.
p if part of the total development budget is to be spent on neighborhoodties end services which are not otherwise
facili
required by City Code, enter a 190 bonus for every $100 per dwelling unit invested.
if a commitment is being made to develop a specullea percentage of the total number of dwelling units for low
Q
(n Income families, enter that percentage as a bonus, up to a maximum of 3096.
numbs of dwelling units for Type "A"
If a commitment is being made to develop a specified percentage of the total
._ f and Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows: 7
(� Type "A" .5 x Tv a "A"Units
l� Total Units
In no case shall the combined bonus be greater than 30%
Type "B" 1.0 x lnz "B" Units
Total Units
S if the site or adjacent property contains a historic building or place, a bonus may be earned for the following:
396 For preventing or mitigating outside influences adverse to its preservation (e.g. environmental, land
use, aesthetic, economic and social factors); in with the character of the building or place, while
3% For assuring that new structures will be in keep g
avoiding total units; face that will lead to its contintiance preservation and
390 For proposing adaptive tueB or P
improvement in an appropriate
mariner.
le fair E
—ii
ed
the
t If a building.n r all of the ll elevated parkined g structure asking in
acicessoryusee too the primary structure underground. bonus may be earned as
follows:
99n For providing 75% or more of the parking in a structure;
6% For providing 50 - 74% of the parking in a structure;
N 3% For providing 25 - 49% of the parking in a structure.
U If a commiunent ts being made to provide approved automatic fire extinguishing systems for the dwelling units,
Z enter a bonus of 10%.
OIf the applicant commits to providing adequate, safe and convenient pedestrian and bicycle connections between the
(�] V project end any of the desination points described below, calculate the bonus as follows:
5% For connecting to the nearest existing City sidewalk,and transiand t stocle p within the distances as defined in this
5% For connoting to any existing public school, park
Density Chart
5% For connecting to an existing City bicycle trail `.which is adjacent to or traverses the project.
TOTAL
10
WE
Buffalo Run Apartments
Energy Conservation Worksheet
Method Two Energy Conservation Measures:
6. The overall) U-value for wall is .07 which is less than .2. 1 pt.
7. The overall U-value for the roof is .3 which is less than .6. .3 pt
Total score 1.3
Buffalo Run Apartments
Development Phasing Schedule
W
J
W
a
D
W
N
Q
W
J
Z
Q
Z
0
U
M
w
U)
Z
0
U
H
a+
C
CD
R
C.
Q
❑ 0
m
� o
o
is U
r N
m U is
L
H LL
n
rn o 0 0 0 0l
i
n II
0 0 0 0 0 0 0 0 Q
❑ I
i
n
Of '
> 0 0 0 0 0 0 0 0
Z
n
V 0 0 0 0 0 0 0
O
0
a 0 0 0 0 0 0 o,
0
N' I
n
c.0 o o o 0
Q
O o o 0 0 0 0
3'
n
T
0 o o O o 0 0 O 0
a
n
T
>'0 0 0 0,00 0l0
n
o
a o 0 o o 0' o, p
Q,
n
0
R o 0 0 0 0 0 0
a o o O O- O o
LLI
r
Q7
C 0 0 0 o o
�p O O
A
S
O LU - ❑ � a
G J uW < O U
2 ❑ Q - O
>w-iw EL
> > U > W
W< H~ W U~ a
0 J Z J in 0 J=
to > > > Q N = U
f. J F- n•O
Z M uJ M Z
m U Z U o U o
J
co
T It V A -e P,
~ II
ao
T . p c p c
C7 C O V r- O
❑ OGo
O
> 0 11 r III
OI rn rn
Z'Go
Oa p p a O pN o III
ON �O N m
�I II
Of R O p o p p o
C q;r N N'M:N W '..
d ao co
y'
Go
v" O 0 O O
a
9
w
ar
00 o' o' O.
M O cpn m.I' iD O m M o
V
a
cc
in
fR
' o
N CIO OINO OM,'_ J '..
M N
col
i
o c
�la°i COlo o'cv n o
2'', A d
a a
E
co CVt O
c>
V �iN N',O O o .0 O,o C
Q 0 ` O
t)
O
Go 1 to
O O D O O �' ❑ v I
Go
Ali o 0
�OO O o.0
LL
Go'
mi
R' O O ��
d
R � ❑
H ❑ Z Z ❑ tl
Z W O Q W m.0
�_ >I0 U) 0 �, y V'.
O J W Q, U' .0 N
w o¢ � a 0 o C
>>Q > > w = a
uj
W J Z J U) Z J 0 C NI
❑
>,O RUJ
Z 5 W ❑' J ui o V J
S U Z U o Z U o .�. N..j
Transportation Services
Engineering Department
City of Fort Collins
July 25, 1997
Mr. Scott McFadden
The Brisben Companies
4891 Independence Street, #149
Wheat Ridge, CO 80033
Re: Mulberry Lemay Crossings, Buffalo Run Apartments P.U.D.
Dear Scott,
This letter is to inform you of the requirements this development is responsible for completing prior
to the City approval of the final utility plans and the signing of the development agreement. At this
time we have to assume that no other development will be occurring within the area of the
intersection of E. Lincoln Avenue and N. Lemay Avenue. Therefore this project must be able to
"stand" alone once it has been constructed. In order for this to happen, the public improvements to
E. Lincoln Avenue and N. Lemay Avenue must be complied with while meeting the City of Fort
Collins standards. These include:
N. Lemay Avenue -
A complete design of N. Lemay Avenue must be done along the frontage of the
Buffalo Run property and 1000' north and south of the site. This will include the
design for both sides of the street, curb, gutter, and sidewalk, cross -sections every
50', and the design of any transitions into the existing roadway. At this time the
Buffalo Run development will not be responsible for the construction of the median
along N. Lemay Avenue, however, this will need to be accommodated into the
design. The appropriate amount of R.O.W. will need to be dedicated as well as any
R.O.W. needing to be acquired for the transition of the improvements back into the
existing roadway.
E. Lincoln Avenue -
This development will be required to provide a complete design of E. Lincoln Avenue
(the north and south side of the street) along the frontage of the property as well as
1000' east and west of the site. The design will need to include the placement of
curb, gutter, and sidewalk along the property frontage, the design of the median along
E. Lincoln Avenue, cross -sections every 50', and the design of the transitions back
into the existing roadway. This development will not be required to build the median
along E. Lincoln Avenue at this time, however it may be determined at a later date
that the median will be necessary. If in such event this development is required to
construct the median, the Street Oversizing Department will reimburse you the
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605
appropriate amount for the construction. The appropriate amount of R.O.W. will
need to be dedicated as well as the acquisition of any R.O.W. required for
transitioning the improvements back into the existing roadway.
N. Lemay Avenue/E. Lincoln Avenue intersection -
You will need to provide a design of the intersection so that we have an idea of how
the travel lanes will line up with each other and how the proposed lanes on N. Lemay
Avenue and E. Lincoln Avenue will transition back into the existing travel lanes.
I would suggest that your engineer coordinate with the engineer of the Lincoln East
project on the design of the intersection of N. Lemay Avenue and E. Lincoln Avenue
and the design of E. Lincoln Avenue itself. By doing this, we are hoping to avoid any
discrepancies in the construction of these areas.
If you should have any further questions or concerns, please contact this office at (970) 221-6750.
Since y,
Tim R. Blandford
Civil Engineer I
cc: File
Dave Stringer, Development Engineering Manager
Ted Shepard, Current Planner
THE SEAR -BROWN GROUP
FULL -SERVICE DESIGN PROFESSIONALS
FORMERLY R13D, INC.
209 SOUTH MELDRUM
FORT COLLINS, COLORADO 8D521-2603
970-482-5922 FAX:970-482-6368
CLIENT: W.O. Brisben Companies, Inc.
JOB TITLE: Buffalo Run Apartments P.U.D.
AUTHORIZATION FOR ADDITIONAL
SERVICES NO. I
DATE: September 2, 1997
JOB #: 769-001
All provisions of referenced Agreement and/or Authorization for Service remain in full force and effect except as modified
herein. This Authorization For Additional Services replaces in full the prior submitted document by the same name dated
July 18, 1997.
Re: Contract for Engineering Services by and between The Sear -Brown Group and the W.O. Brisben Companies, Inc. dated
March 3, 1997.
Additional Services were determined from:
Agreed -upon requirements set forth by the Fort Collins Stormwater Utility and Transportation Department subsequent to the
Preliminary P.U.D. submittal. NOTE: This Authorization For Additional Services No. 1 does NOT represent the work
anticipated to complete the Full design of Lincoln Avenue, Lemay Avenue and their intersection as set forth as being
required by the City of Fort Collins in their letter to you dated July 25, 1997. That work will be represented in a future
Authorization For Additional Services to be prepared closer to the time of design.
1. Assist during the presentation of Option #1 (see Preliminary Drainage Report) to neighboring property owner.
2. Assist with roadway alternative evaluation for increased right of way on Lemay at Lincoln and Lincoln at 12th.
Includes coordination of and attendance at meetings, field investigation, mapping and ROW information
procurement and the development and refinement of design alternatives.
3. Revise boundary and easement information per up to date research and coordinate with CLC to correct legals of the
overall boundary.
4. Field locate existing sanitary MH omitted from the provided topography and revise sanitary layout accordingly.
5. Additional drainage design resulting from unanticipated Larimer County design requirements.
COMPENSATION
Fee for accumulated services completed to date representing the described Additional Services: $7,500 Lump Sum
ACCEPTANCE AND AUTHORITY
Your prompt response is greatly appreciated as this work has already been completed.
The Sear -Brown Grou
Signature: '
�J
Name: Stan A. Myers
Signature:
Name:
Title: Civil Division Manager Title:
Date: ( / g 7 Date:
ACCEPTED:
NEW YORK • PENNSYLVANIA
COL.ORADO • UTAH
STANDARDS IN EXCELLENCE
EQUAL OPPORTUNITY EMPLOYER
9
T H E SEAR -BROWN G RO U P
FULL -SERVICE DESIGN PROFESSIONALS
FORMERLY R13D, INC.
209 SOUTH MELDRUM
FORT COLLINS, COLORADO 80521-2603
970-482-5922 FAX:970-482-6368
CLIENT: W.O. Brisben Companies, Inc.
JOB TITLE: Buffalo Run Apartments P.U.D.
AUTHORIZATION FOR ADDITIONAL
SERVICES NO. 1
DATE: September 2, 1997
JOB #: 769-001
All provisions of referenced Agreement and/or Authorization for Service remain in full force and effect except as modified
herein. This Authorization For Additional Services replaces in full the prior submitted document by the same name dated
July 18, 1997.
Re: Contract for Engineering Services by and between The Sear -Brown Group and the W.O. Brisben Companies, Inc. dated
March 3, 1997.
Additional Services were determined from:
Agreed -upon requirements set forth by the Fort Collins Stormwater Utility and Transportation Department subsequent to the
Preliminary P.U.D. submittal. NOTE: This Authorization For Additional Services No. 1 does NOT represent the work
anticipated to complete the Full design of Lincoln Avenue, Lemay Avenue and their intersection as set forth as being
required by the City of Fort Collins in their letter to you dated July 25, 1997. That work will be represented in a future
Authorization For Additional Services to be prepared closer to the time of design.
1. Assist during the presentation of Option #1 (see Preliminary Drainage Report) to neighboring property owner.
2. Assist with roadway alternative evaluation for increased right of way on Lemay at Lincoln and Lincoln at 12th.
Includes coordination of and attendance at meetings, field investigation, mapping and ROW information
procurement and the development and refinement of design alternatives.
3. Revise boundary and easement information per up to date research and coordinate with CLC to correct legals of the
overall boundary.
4. Field locate existing sanitary MH omitted from the provided topography and revise sanitary layout accordingly.
5. Additional drainage design resulting from unanticipated Larimer County design requirements.
COMPENSATION
Fee for accumulated services completed to date representing the described Additional Services: $7,500 Lump Sum
ACCEPTANCE AND AUTHORITY
Your prompt response is greatly appreciated as this work has already been completed.
The Sear -Brown Group
Signature: C \ Y
Name: Stan A. M, emirs
Title: Civil Division Manager
Date: c L2 /-q 2
ACCEPTED:
Signature:
Name:
Title:
Date:
NF:W YORK • PENNSYLVANIA
COLORADO • UTAf i
STANDARDS IN EXCELLENCE
EQUAL OPPORTUNITY EMPLOYER
Buffalo Run Apartments
Statement of Planning Objectives Summary
a. Please see enclosed Land Use Policy Analysis
b. The site will be owned by the applicant upon completion of the development review
process with only the right of way for 12'h Street to be owned by City upon that
street's dedication.
c. The multifamily community will provide five full time jobs. Two full time and one part
time employee will be in the property management functions and two full time and
one part time employee will be in the property maintenance function.
d. The Buffalo Run Apartments were conceived to correspond with the Land Use
Policies in the City of Fort Collins. The applicant investigated numerous locations
for this type of project throughout the city and was drawn to this site for its
availability of utilities and location near two major employment centers and services.
The community's affordable component with 86 units deed restricted to residents
making no more than 50% of the area median income will provide a unique housing
opportunity in this area of Fort Collins.
See enclosed analysis of Land Development Guidance System criteria.
e. See enclosed residential density chart and overall development criteria chart.
The high density residential use is the less intense use of the surrounding existing
and proposed uses. The land to the north and east is or will be industrial. The
development is mitigating impacts from those uses with significant setbacks and
landscaping along the northern property boundary and locating a .25 acre retention
pond on the eastern portion of the property closest to the existing industrial use.
The western boundary of the property, we believe, offers an amenity to the Buffalo
Run Apartments with the Link-n-Greens golf course providing views of open green
space and the mountains to the west. The commercial use to the south will be
mitigated by this development primarily with the different elevations between the
two properties. The commercial center is proposed at an elevation over 4 feet
above the grade of the Buffalo Run Apartments which will provide a strong visual
and noise barrier between these two uses.
g. See enclosed energy conservation worksheet.
Ti,
Transpor on Services
Engineering Department
City of Fort Collins
Mr. E. Scott McFadden
Development Director
Brisben Companies
7500 East Kemper Road
Cincinnati, Ohio 45249
RE: Buffalo Run - I.emay Avenue Alignment
Dear Scott:
September 17, 1997
I have been reviewing the alignment of Lemay Avenue at the intersection of Lincoln in
conjunction with your proposed development project on the southeast corner of the intersection.
Although studies indicate your projected traffic volumes will not require intersection improvements
above normal development requirements, it was important for me to set the alignment of Lemay
Avenue to provide for the ultimate intersection configuration.
As you are aware there is a large overhead power distribution line adjacent to your site and
crossing the intersection. We have met with owner's representative, Tom McCormick of Platte
River Power Authority on the possibility of relocating these lines.
It is my opinion that the best interests of the City would be to shift the alignment to the west
approximately 10' to avoid the power line tower. This will not impact your site design, but will have
impacts in the future on the property owner on the west side of Lemay Avenue. We have met with
this property owner, Dan Ellsworth, and informed him of the probable future alignment of Lemay
and its impact on his property.
If you have any questions or concerns regarding this matter please feel free to contact me.
Sincerely,
Matt Baker
Coordinator, /treetOversizing
281 North Celle-e :avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-h605
OCT-02-1997 14:22 ;0=2E?G ::�?CFE.. :EE JZ r) rr. gib- J f
October 2, 1997
Ted Shepard
Planning Department
City of Fort Collins
281 N. CoUege Avenue
Fort Collins, Colorado
47 A HAND DELIVERY
RE.: Letter of Intent in Connection with Off -site Easements for Buffalo Run PUD
Dear Mr. Shepard:
The purpose of this letter is to connrm with the City the intention of the undersigned owner
and the contract purchaser of the property or their assigns to grant certain easements to the developer
of Buffalo Run PUD and/or the City.
The easements are briefly su:mn ized as follows:
A temporary, nonexc!usive easement for the conveyance of storm drainage water
from BufEalo Run PUD into an existing irrigation Swale which would automatically
terminate when 12" Street is improved adjacent to the undersigned's property and a
storm drainage pipe in conformance with City standards to accommodate drainage
from Buffalo Run PUD installed within the 12' Street right -of --way. The developer
of Buffalo Run PUD will be required to pay the cost of installing this storm drainage
Ent m the I2`* Street right-of-way. Since the developer will be improving the Swale,
a temporary construction easement would also be needed. This easement is shown
on the attached Exhibit A.
A temporary easemMt permitting the sheatflowing of storm drainage water from
Buffalo Run PUD onto property of the undersigned as legally described on the
attached Extibit B. This drainage will come from only a portion or -Buffalo Run PUD
as depicted on Exhibit B. T'ss easement will automatically terminate when the private
drive along the northern boundary ofthe undersigned's property is constructed, which
will :hen convey this water west in the right-of-way and into the detention pond for
Buffalo Run PUD.
A temporary grading and temporary slope easement, in varying widths, running along
the northern boundary of the undersigned's property as shown on the attached Exhibit
C. The slope casement will automatically terminate when the undersigned's property
is graded to an elevation sufficiently compatible with that of Buffalo Run so that a
slope easement is no longer needed.
Ul. , -10L-177 I - 4 : e 3 ky.. Dcr<u r <ur cr< i : =0 -- ` - ' "'
Ted Shepard
October 2, 1997
Page 2
4. An access and temporary construction casement to complete the realignment of 3lock
Drive to connect with that portion of 12° Street adjacent to Buffalo Rust PUD in the
area depicted on the attached Exhibit D. The construction easement will terminate
on December 1, 1997.
This letter is to be construed as a letter of intent to negotiate mutually -acceptable easenxtis
as described above and not as a binding contract. Our intention to grant the above -referenced
easements is expressly conditioned on the execution of a binding agreement for such grants of
easement.
Sincerely,
OWNER.. SPRINGER FISHER, INC., a Colorado
Corporation
By: ,
Harold S. Fisher, President
CONTRACT PURCHASER: GOLDBERG PROPERTY ASSOCIATES, NC., a
Colorado corporation
BY
;vier A GoWl.,em President
TOTAL P.07
APR 09 '98 1O:41W SEAR-F 'JN GROUP FC
P.2
Author: Tim Blandford <tblandfordOCI.FORT-COLLINS.CO.US> at Internet
Date: 4/7/98 4.40 FM
Priority: Normal
TO: Jim Allen -Morley at SBGFTC
Subject: Buffalo Run interim improvements
---------------------------- ------ Message Contents ---------------------------------
** Reply Requested when Convenient **
Hi Jim
This message is to relay to you the necessary interim
improvements required of the Buffalo Run Developer. As we
agreed at our last meeting, the improvements necessary at
this time are two (2) six (6) foot bike lanes on both sides of
Lincoln Avenue. The lengths of theme bike lanes will need to
be the length of the Buffalo Run property that abuts Lincoln
Avenue. These interim improvements will be spelled out in
detail at the time the Development Agreement is drafted.
Please be aware that the Developer is still responsible for
escrowing the appropriate funds required to improve Lincoln
Avenue to the proper street section per the City's street
standards and per the City's Code.
You may forward this on to the Developer and any interested
parties. If you should have any additional questions
regarding this matter, please contact this office.
Sincerely,
Tim Blandford.
04/16/1998 12:10 3034328661
Apx=15-98 09:45P OR-
.
SYCAMORE CONSTRUCTIN PAGE 03
ALLEN-MORLEY +970 93-7030 P-01
'ti .
THE
SEAR -BROWN
GROUP
Far w#-& RBD, Inc.
209 South Makkum
Fort Cakne, Coorado 80521
(970) 482-5972
FAX (970) 48243M
Denver (303) 458-552.6
FAX/MEMO LETTER
DATE:
TO:
COMPANY:
FAX NO.:
FROW
PROJECT:
PROJECT NO.:
April 15, 1999
Mr. Brock Chapman
W.O. Brisban
(303) 432-8661
Jim Allen -Morley
Buffalo Run
769-001
Total number of pages transmitted (including cover sheet): 2
Here is the estimated costs for the bikepaths and the extra 2 feet of side walk along Lincoln.
They are as follows:
Bike Path $41,000
2' of sidewalk S81000
Please note that the actual cost for installing the asphalt and road base is only approximately
$15,000.00, which is in line with Matt Baker's calculations. But, we need to acid in the ditch
grading, contingency, engineering and mobilization. You may want to present a range of
costs. I am enclosing the spreadsheet for your reference.
I have also had a preliminary look at how much of the roadway work would need to be redone
at final design. I based this on the preliminary design that we completed. H the preliminary
design is changed, as well might be the case, the amount of redone road will change also. l
estimate that 3 to 400 feet of curb and gutter, 25 to 33% of the total, will need to be torn out.
And that 30 to 40 % of the roadway it self will have to be redone. Plus in the area of the
median for the entire length, the added asphalt may need to he torn out for landscaping
purposes.
I hope this is sufficient for you to finish your letter. I will be around for most of the day
Thursday, but in meetings most of Friday. Please call if you nerd any clarificatiota.
04/16/1998 12:10 3034328661 SYCAMORE CONSTRUCTIN PAGE 02
BRISBEN COMPANIES
7800 EAST KEMPER. ROAD
CINCINNATI. OHIO 45249
15t3) 289-1990
FAX (513) 439-2780
Mr Matt Baiter April 16, 1998
City of Fort Collins
281 1`. College Ave.
Fort Collins, CO 80522
Dear Matt:
Thank you for taking time to meet with us yesterday to discuss the issue of interim Lincoln
Avenue improvements. This letter outlines our dilemma with the proposed interim requirements
and provides estimated costs associated with such improvements, which were prepared by Sear
Brown Group, Inc.
The City has requested that we pay for and construct two, 6 foot wide (4" depth) asphalt bike
lanes to be added to each side of Lincoln Ave, along the Buffalo Run propert - frontage. This cost
is estimated to be $44 SN, which is nor applicable toward future road improvements. it is our
belief that in the current condition, and even after Buffalo Run is constructed_ there is minimal
bicycle traffic along Lincoln AN taut. Regardless. as au interim improvement, the bike lanes are
cost prohibitive to Buffalo Run
Since we beliv.,e the bike lanes are hkelk• unnecessary in the near term, WO propose an interim
solution of w•idelnne the sideivalk alone Lincoln Avenue from 6' to 8' This solution meets the
Citv's LAGS standard for multi -modal traffic (sec enclosed LDGS standard) tlowver, we will
be further study)na the cost of constructing Lincoln Avenue in it's final condition concurrent Mth
Buffalo Run. If there is a cost benefit to escrowin-> Brisben's contribution to Lincoln Avenue
Improvements and constructing the interim improvements versus constructing Lincoln Avenue at
cin arterial standard concurrent with Buffalo Run- we would hope the City would allow Brisben to
share in that benefit The enclosed memorandum estimates the scope of replacing Lincoln Avenue
at time of improvement to the Lincola/1-I nlay interdiction x4hich we estimate to cost at least
$60,000.
Sear Brown Group, Inc, is preparing additional cost estimates_ which will be forwarded to you
early next week _'_Matt, we are all very Nvom out on this development but are very close to a
successful resolution. We hope to achieve a situation which is fiscally responsible for both parties
and believe there is a solution to that cad. Thank you for your time and patience.
Sinc_erel _
L�
E- Scott McFadden
Development Director- Western Region
Enclosures- Fort Collins LDGS language
Engineers cost estimates
cc Lucia Liley
R,E G,ONAL OrriCES:
2525 PERIMETER PLACE DRIVE • SU1TF. 129 - NASHVILLE, TENNESSBB 37214 (615) 889-1978 FAX 1615) 889-3334
4400-1 STUART ANDRE`•V 8OVLR.vAR0 - CHARLOTTE, NORTH CAROL,INA 26217 - (7041 523-4115 - FAX f704) 523-4415
4891 IucKPYN _m S_mT - Sv_j. 149 • 06*,VER, COLGR 80033 • (303) 421.9900 - FAX (302t) 432-8661
2325 N. W. 33RD STREET FT. LAVOEROALZ, FLORIDA 33309 • (954) 739-0000 • FAX (914) 739-7563
4051 EXECUTIVE PARK DRIVE HARRISCVRC. PENNSYLVANIA 171 ) 1 - (717) 561-2555 • FAX (717) 561-2580
Tim Blandford - meetingm.doc
Page 1
THE
SEAR -BROWN
GROUP
MEETING MINUTES
SUBJECT: Buffalo Run
DATE: 5/29/98
TIME: 10:00 am
PLACE: City of Fort Collins
ATTENDEES REPRESENTING
Matt Baker —
Tim Blandford
Jim Allen -Morley
PURPOSE:
City of Fort Collins
City of Fort Collins
Sear Brown Group
Project No. 769-001
Date Issued: 6/2/98
To Discuss the exact scope of work required by the City of Fort Collins for improvements to
Lincoln Avenue adjacent to the Buffalo Run Project.
All agreed that we would base the design of Lincoln on the Preliminary Design of Lincoln and
Lemay.
The extent of Lincoln would be as follows:
1. Match the existing horizontal and vertical alignment at the West Side of the Lemay Lincoln
intersection. _ w.K6-4
2. Transition vertically at 2% to match the Preliminary Plans of Lincoln and Lemay.
,'�`r> j 1'�wtA7 �jc�yr<,0,,A'•��Ttt TNa I",0"'�:r-re 17; crnl4 �i7ntc a' 'ITS 71•ctr.
3. The Road Section to be built would be from the North Property Line of Buffalo Run.
(including the sidewalk) to the north edge of the existing pavement of Lincoln. No Median
will be constructed at this time.
�D
THE SEAR -BROWN GROUP
FULL -SERVICE DESIGN PROFESSIONALS
FORMERLY R13D, INC.
20�1 SOUI'11 MITI)RUM
FORTCOLI.INS, COI.OI:ADO,S0521-2603
970-482-5922 FAX:970-482-4i368
August 17, 1998
Dave Stringer
City of Fort Collins
Engineering Department
281 North College Avenue
P.O. Box 580
Fort Collins, CO 80522-0580
RE: Buffalo Run Apartments P.U.D.
Dear Dave:
The purpos:- of this letter is to request a design variance from the City of Fort Collins Design and
Construction Criteria, July' 1996 for the above reference project currently under review. The
variance requested pertains to the alignment of proposed 12rh Street at its intersection with Lincoln
A\ enue at the eastern limit of the project.
History
12th Street, as currently represented, is designed is to provide access to the large parcel bounded by
Lincoln Avenue, Lemav Avenue and East -Mulberry Street (hereafter referred to as the Fisher
property). The intended alignment for 12`h is to follow the east line of the Fisher property to also
allow access to properties bordering to the east. The initial design for 12rh Street followed this
property line resulting in a skewed intersection with Lincoln. As a result of design meetings with
City staff it was agreed to have the alignment modified to create a perpendicular intersection with
Lincoln Avcnuc. This layout exercise require the relocation of the intersection Nvest%vard bisecting
the proposed Buffalo Run project. In order to maintain a functional density for the bond funded
affordable housing project, the tangent section extending back from the intersection was minimized
in order to allow the road alignment to swing back: to the preferred alignment along the east property
line.
Variances Requested
Section1.02.03.03 Reference Table 2 of the Design and Construction Criteria. Standards and
Srecifications for Streets. Sidewalks. Alleys and Other Public Nays, City Engineering
Office, July 1996 requires a minimum radius of'610 feet for a collector street. 'We are
requesting a variance to allow a centerline radius of 236 feet. P,T,�.,s
STANDARDS IN EXCELLENCE
Dave Stringer
August 17, 1998
Page 2
2. Section1.02.03.04 Reference Table 2 of the Design and Construction Criteria, Standards and
Specifications for Streets, Sidewalks, Alleys and Other Public Ways, City Engineering
Office, July 1996 requires a minimum tangent length of 150 feet from the right of way. We
are requesting a distance tangent distance of 46.24 feet.
Justification
The nature of the intersection, a "Tee" configuration, creates a stop condition and also restricts
speeds in either direction. based on deceleration or acceleration to an assumed range of 15 to 25
mph, which is a safe speed for the designed centerline radius.
The 46.24 feet of tangent does allow two cars to approach at 90 degrees to the intersection.
The 90-degree intersection configuration at Lincoln and 12th Street is preferred to a non -
perpendicular condition and allows Block Drive traffic (minimal) to more safely us the intersection.
Mitigation.
We will install advance signing to alert motorists approaching 12th Street of the upcoming stop sign.
Summary
As you are aware the Buffalo Run Project has been in the City of Fort Collin's review process for
over 18 months and the owner is very anxious to begin work in order to avoid the complications with
winter construction and maintain the affordable financing for this project. We have been moving
forward with the current design since preliminary approval and a redesign at this late time will
bankrupt the project. Any assistance you can afford to accelerate the review and approval of this
variance and the utility plan submittal would be greatly appreciated by the entire team.
Sincerely,
The Sear -Brown Group
- L��%�- • /ice`.
Robert Hume, P.E.
Enclosure
cc: Scott McFadden — W.O. Brisben Companies
Lucia Liley — March and Liley
Jim Allen -Morley — Sear Brown
Transpo. tion Services
Engineering Department
City of Fort Collins
18 August, 1998
Jim Allen -Morley, P.E.
The Sear -Brown Croup
209 South Meldrum
Fort Collins, CO 80521-2603
Re: Buffalo Run Apartments - 12th Street Variance Request
Dear Jim:
Thank you for submitting the variance request for Buffalo Run Apartments, more particular,
12th Street.
The current street standards state that whenever an industrial local or commercial local
street intersects another street, the Engineer will provide a tangent length of 150 feet for
safe sight distancE� and safe traffic operation. The standards also state that the minimum
centerline radius for a commercial local street will be a minimum of 610 feet. The City is
currently classifying 121h Street as a commercial local street. However, since it is not
anticipated that the speed of vehicles along this street will be greater than 25 mph, the
street will essentially function as a residential local street. Therefore, the design
requirements for 121h street are to meet those standards of a residential local street. After
reviewing the traffic study and analyzing the sight distance, the City Engineer believes that
the intersection of 121h Street and Lincoln Avenue will operate safely. He will therefore
grant your request: to vary the tangent length and centerline radius upon the compliance
of two conditions. Those conditions are as follows:
1. The (Developer of this project will install appropriate signs to notify motorists
that a "stop" condition occurs at the intersection of 12th Street and Lincoln
Avenue.
2. The City will restrict the desired speed limit along 12th Street to 20 mph with
a maximum posted speed limit of 25 mph. It will be the responsibility of this
Developer to install the appropriate signs.
Please address the above conditions on both the utility plans and site and landscape
plans.
If you should have any questions or concerns regarding this matter, please do not hesitate
to contact this office at 221-6605.
281 North College Avenue • P.O. Box 580 0 Fort Collins, CO 80522-0580 • (970) 221-6605
Buffalo Run Apartments
Statement of Land Use Policies Achieved by Planned Unit Development
12. Urban density residential development usually at three units or more units per acre
should be encouraged in the urban growth area.
The Buffalo Run Apartments density will be 17 units per acre in a location already served by
utilities and adjacent to complementary commercial and industrial land uses.
22. Preferential consideration should be given to urban development proposals which are
contiguous to existing development within the city limits or consistent with the phasing
plan for the urban growth area.
The Buffalo Run Apartments is located on an infill parcel within the urban growth area.
39. The City should direct efforts to promote improved traffic and pedestrian circulation
and public transit areas north and northeast of the City.
41. The City should encourage residential development in the northeast, particularly
giving special consideration to the undeveloped industrially zoned land in the area
adjacent to the existing residential neighborhoods.
The Buffalo Run Apartments are located in the northeast quadrant of the City of Fort Collins and
is adjacent to the industrial corridors along Lincoln Avenue.
49. The City's (Land Use Policies Plan shall be directed toward minimizing the use of
private automobiles and toward alleviating and mitigating the air quality impacts of
concentrated use of automobiles.
The Buffalo Run Apartments are located adjacent to service and employment centers which will
reduce the traffic generated by the development by allowing multimodal transportation options.
80. Higher Density residential uses should locate:
a. Near the core area, regional/community shopping centers, CSU main campus,
or the hospital;
The Buffalo Run Apartments are located next to a site which has Overall Development
Plan Approval for a regional shopping center and is approximately 2 miles north of the
hospital.
b. Within close proximity to community and neighborhood park facilities;
The project is'/z mile to the east of the
c. Where water and sewer facilities can be adequately provided;
Water and sanitary sewer facilities are located along both Lincoln Avenue and Lemay
Avenue.
d. Within easy access to major employment centers;
The Buffalo Run Apartments are 1 mile west of the Fort Collins downtown area and is
immediately adjacent to the west of the Lincoln Avenue industrial corridor
e. With access to public transportation;
The site is not on current Transfort bus routes, however the commercial center to the
south will likely provide a bus service shelter for future expansion of the system to the
site.
Transpor' ion Services
Engineering Department
City of Fort Collins
August 20, 1998
Mr. Jim Allen -Morley
The Sear -Brown Group
209 South Meldrurn
Fort Collins, CO 80521-2603
Re: Buffalo Run Apartments P.U.D.
Dear Jim:
This letter is concerning the resubmittal of the Buffalo Run Apartments P.U.D. utility
plans. As stated at our August 11, 1998 meeting, City staff still had some outstanding
issues that needed addressing and were not ready to request mylars then. After talking
with the various departments, we feel at this time we would prefer to review the utility
plans again. OncE? our review is completed and we feel that this project is ready to
move forward we will request mylars. Until such time, our engineering intern will route
your utility plans. These plans will have a two -week turnaround with comments being
due on September 2, 1998.
If you need clarification on anything, or have any additional questions or concerns,
please do not hesitate to contact me at 221-6605.
S'
r 1
Tim R. Blandford
Engineering Department
City of Fort Collins
cc: Dave Stringer, Development Review Manager
Ted Shepard, City Planner
Eric Bracke, Traffic Systems Technician
Kathleen Reavis, Transportation Planner II
Matt Baker. SIC Coordinator
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605
EARTH ENGINEERING
CONSULTANTS, INC.
August 19, 1999
City of Fort Collins
Engineering Department
P.O. Box 580
Fort Collins, Colorado 80522
Attn: Mr. Rick Richter
Re: Buffalo Run Pavement Sections
EEC Project No. 1984024
Mr. Richter:
Our subsurface exploration and pavement design reports for the Lincoln Avenue
widening project adjacent to the Buffalo Run development were submitted to your
attention on June 25 and July 8, 1999, respectively. Twelfth Avenue will be extended a
short distance south of Lincoln Avenue on the east side of that project. Lincoln Avenue
was designed using an EDLA of 200. It is our opinion the recommendations for Lincoln
Avenue paving; could extend to the short stretch of 121h Street being constructed as a part
of this project.
We appreciate the opportunity to be of service to you on this project. If you have any
questions concerning this letter, or if we can be of further service to you in any other
way, please do not hesitate to contact us.
Very truly yours,
Earth Engineering Consultants, Inc.
Y AF"PR0"XTPDV
z=
A s�
�..!' BY: DATE: C J
�u --T--
Lesfr"'Io E.
City of Fort Collins
Principal Engineer �gwun �m8 eat
lEu
cc: Jeff Hiser - Sycamore Construction
CENTRE FOR ADVANCED TECHNOLOGY
2301 RESEARCH BOULEVARD, SUITE 1 04
FORT COLLINS, COLORADO 80526
(970) 224- 1 522 (FAx) 224-4564
Buffalo Run Apartments
Overall Development Review Criteria Chart
(Land Development Guidance System Criteria Analysis
Activity k ALL DEVELOPMENT CRITERIA
ALL CRITERIA I
•, APPLICASLE CRITERIA ONLY
s :he =enan lvru the rrt
• �cCr�ucte� Oe satisriev� .
CRITERION i ==ION 3
3 Yes �No If no. please ex -lain
A1. CONINIUNITY-WIDE CRITERIA. I 1
1.1 Sclar OnencEtion I I
1.2 Ccmorehensive Plan IXI I I X I I
1.3 Wildlife Habitat ( I I x V I I
1.4 Mineral Deocsit I I I
1..3 Ecclocically Sensitive Ares I X I
Lands cf Agricultural Imocrance j .r
1.7 E.-jerc-v Conservation
1.e A-ir Quality I ' I IxI I
1. C W�tvr QuallTy I X I I I
0 S=Wace _rd 1 i� s,ee I x t I I
- 1 1 �N"-f ,�n�tiotl X I I X
1.12 Residential Density I x► 11 x l
2. NE!Gr•1EORH
OCO COMP.• T 1EILI T Y CR1T_R,IAI I
Ps=es;ran. Eike Transoeration I X I I I x I
Euiicinr P!acerr.s,It and Orient =_tier, x l I I x I
— •-
- 1-- u r _al Jr9s
I X I
i
I I
x l
=. a
Venicul2r Circuiation anc Parking
I xl
!
I 1
X 1
I I
X j
I
racestrian Cir;;laticn
IXI
I (
x I
I
2. ;
._rz ;itec,.Ura
IxI
X I
ccilcing He!Cnt and Views
I xl
► IxI
I I
I
I
2-� .
Shading
IXI
I I
I I
2.1C
=clarAc:zass
x
2.1 1
Historic Resouro s
I I
I x
2.12
S=hacks
2.13
Landscape
2.1
Signs
I
x 1
I I
1 1
I I
I
2.15
Site Lighting
1 x
x I
2.16
Ncise and Vibration
I
IXI
I I
2.17
Glare or Heat
2.18
Hazardous Materials
I l
1
l x l
x l
1
A 3.
ENGINE:=RING CRl TER lA
3.1
Utility Capacity
3.2
Design Standards
X I
1
3.3
Warer Hazards
I I
I I
3
Geologic Hazards
I I
Land Development Guidance System for Manned
Unit
Developments
The City of Fort Collins. Colorado. Revised 71,12 1111
I994
•61 •
%�US�
Buffalo Run Apartments
Land Development Guidance System
Criteria Analysis
COMMUNITY WIDE CRITERIA
A-1.1: Not Applicable
A-1.2: Yes, please see enclosed analysis of project's compliance with The City of Fort
Collins Land Use Policies.
A-1.3: Not Applicable
A-1.4: Not Applicable
A-1.5: Not Applicable
A-1.6: Not Applicable
A-1.7: The buildings can accommodate rooftop solar energy collectors.
A-1.8: The project will not generate any gaseous, liquid or solid pollution
A-1.9: The project will conform to all state, local and federal water quality standards.
Runoff from this development will be minimal and will be retained on site in a single
large storm water retention area.
A-1.10: The development will utilize the City of Fort Collins sanitary sewer system.
There will be no industrial waste generated by the development.
A-1.11-The landscape plan for The Buffalo Run Apartments has been designed to
incorporate the following water conservation criteria:
• Plant material selections will emphasize the use of native or adapted species
with proven draught tolerance.
• Plants with similar water and exposure requirements will be grouped together
and irrigated on the same zone to facilitate water conservation.
• Shrubs will be planted in mulched beds and irrigated with separate zones than
turf areas in response to lower water requirements and different irrigation
intervals.
• Irrigation design to provide rotor heads for large areas and spray heads for
smaller irregular areas. Drip irrigation will be utilized for shrub beds next to
building foundations.
• The irrigation plan will be prepared by a certified professional familiar with
equipment specifications and a working knowledge of local irrigation practices
and conditions.
Buffalo Run Apartments
Land Development Guidance System
Criteria Analysis
A-1.12: The overall average residential density for the project is 17 units per acre.
NEIGHBORHOOD COMPATABILTY CRITERIA
A-2.1: The Buffalo Run Apartments will promote multimodal transportation within the
City of Fort Collins by locating a residential land use near employment and services
which will intent residents to use alternative methods to vehicular transportation. In
addition, the development will incorporate facilities such as easy access to the Poudre
River Trail and bike racks within the development to make it easier for residents to
utilize the existing Fort Collins multimodal transportation system.
A detailed vehicular transportation analysis has been prepared by Krager and
Associates Inc. In general, the site is located at the intersection of two arterial streets
which have sufficient capacity for the vehicular traffic generated by the development.
Pedestrian transportation needs are addressed within the development by an extensive
internal sidewalk system (the "secondary system" as described in Section 2.4) which
connects to the "primary system" along South Lemay Avenue and Lincoln Avenue. The
secondary system will also connect to the internal commercial development adjacent to
the south at two locations. These connections will provide residents access to the
Poudre River Trail at the intersection of South Lemay Avenue and Mulberry Street.
Handicap access to the sidewalk along Lincoln Avenue and to the retail project to the
south will also be provided.
Bicycle transportation will utilize the internal driveways within the community and then
access to the bicycle lane on the eastern boundary of Lemay Avenue to connect to the
Poudre River Trail. The site will also incorporate multiple bicycle parking areas.
A-2.2: The surrounding uses for the this property are: retail to the south, industrial to
the east, retail and industrial and some residential to the north and retail and a golf
course to the west. Consequently, the character of this neighborhood is difficult to
describe as it includes a such broad mixture of uses. However, the commercial project
to the south will provide an opportunity to utilize complimentary design features as
further described in Section 2.7.
A-2.3: The site is currently utilized for agriculture and is very flat. The development will
improve the appearance of the site by incorporating topographic features into its
landscape design.
A-2.4:The Buffalo Run Apartments pedestrian circulation hierarchy will have two
classifications: Primary and Secondary;
Primary: This system will construct large sidewalks along Lincoln Avenue and
South Lemay Avenue and serve the general public as well as Buffalo Run
residents. The primary system has been designed to provide linkages to the
surrounding community
Buffalo Run Apartments
Land Development Guidance System
Criteria Analvsis
Secondary: While not private in its design, the secondary system is intended to
serve the residents of the Buffalo Run community. Located throughout the
interior of the community this system will connect the buildings to the parking
areas, recreation areas and the primary system. In the secondary system,
bicycles will utilize the asphalt drive areas which connect to bike parking nodes.
A-2.5: The site plan does provide adequate access for emergency vehicles and has
been designed utilizing the criteria in the LDGS.
A-2.6: The secondary pedestrian circulation system has been designed to allow full
access within the site and connection to large sidewalks which will run along Lincoln
Avenue and Lemay Avenue. Sidewalks are located in areas to allow efficient access
between parking and living areas and to safely feed pedestrian traffic from living areas
to the recreation amenities. (e.g. clubhouse, tot -lot, and green space in southeast
corner.) Sidewalks will be designed to promote safety, but also to be placed in
locations which allow landscaping to maximize the attractiveness of the development.
A-2.7: The architecture at the Buffalo Run Apartments has been created to interact with
the general character of the neighborhood which is generally the eastern portion of
downtown Fort Collins. This neighborhood contains a mixture of mostly commercial
uses with limited single family north of the property along Lemay Avenue. The project
will address consistency with the commercial uses by incorporating period architectural
features such as red brick in the clubhouse building. The clubhouse is the most visible
point in the project and will transition the project to the downtown area's architecture.
The project scale has been designed to blend with the residential uses north of the site
on Lemay Avenue. The buildings along Lemay Avenue will be one and two stories in
height and are compact in width so as to resemble a single family structure. The
building forms and materials are intentionally composed to reinforce traditional, historic
character. In addition, there will be a transition from one and two stories along Lemay
Avenue to three stories in the eastern side of the development which will provide
vertical relief as one moves from east to west along Lincoln Avenue.
A-2.8: The buildings will exceed 40' in height at some locations but average much less
than 40' overall. The architecture of the buildings allows variable roof lines of different
heights. The maximum height for any building is '42, but that is only on the highest roof
areas which typically is only 30% to 40% of the total area.
A-2.9: The buildings in this project will not cast a shadow on other surrounding
buildings. The tallest buildings at this community are over 200 feet from any other
buildings to the north and consequently any shadow created by those buildings will not
affect other property.
A-2.10: Should solar energy systems become feasible, the layout of the building will
allow the use of solar energy systems.
A-2.11: Not applicable.
Buffalo Run Apartments
Land Development Guidance System
Criteria Analysis
A-2.13: The Landscape design at the Buffalo Run Apartments has been created to
compliment the building, parking and walkway elements and enhance the aesthetic
appearance of the project.
Landscape plantings will be utilized in a functional manner to achieve the following:
• Soften project edges and building architecture.
• Screen off -site views into parking areas and trash enclosures.
• Provide privacy between living areas and parking areas, living areas and
external transportation corridors and between separate living areas.
• Provide visual transition from the multifamily land use to the adjacent retail
and industrial land use.
• Reduce the scale and surface parking areas through the use of landscape
islands.
Landscape design will emphasize aesthetics in the following manner;
• Both evergreen and deciduous trees will be used to provide year around
interest while respecting solar access.
• Formal street tree planting around the perimeter of the site to establish an
urban character along Lincoln Avenue and Lemay Avenue.
• Detail planting of small ornamental trees, shrubs and flowers to provide
interest and human scale.
• Tree spacing and placement to recognize city standards and utility
requirements.
A- 2.14: The project is within the Residential Neighborhood Sign District. The flushwall
signs which will identify the buildings will correspond with signage throughout the
remainder of the site. The coloring of the signs will correspond with that of the
buildings. Please see enclosed signage elevations.
A-2.15: The Buffalo Run Apartments will utilize a combination of low level, intermediate
height fixtures for internal street and parking area lighting. Building access areas will
be illuminated with residential scale lighting to appropriate demarcation for evening use.
The site plan of the project allows for the lighting on site to be focused internally which
will not adversely affect surrounding properties.
A-2.16: As a residential use, there will be limited noise generated by this development.
Any noise would be generated by residents and would be mitigated by the on site
property management at the community.
A-2.17; Not applicable.
A-2.18: Not applicable.