First glimpse of Black Mountain plans

The properties where nearly 130 residences are now planned were the subject of 2015’s Measure V. Aimed at protecting the sites from development and preserving them for open space and recreational use, the Measure V effort sought to raise the some $86 million required to purchase and improve the land but ultimately failed, garnering less than 40 percent of the vote when it needed two-thirds majority to pass.

Of the 11.5-acre site included in the Dragonfly project, some 6 acres are expected to be open space and feature a network of trails and outdoor gathering spaces, explained Dafna Ben Porat Akiva, Dragonfly’s chief operating officer. Architectural designs drawn with consideration of the hilly terrain will include green rooftop decks and solar panels in an effort to ensure the community is sustainable and fits within its natural surroundings, she said, adding that exercise stations and trails will also be incorporated into the site.

“We tried to build a community where most of the open space, it’s a community space,” she said.

The developer is also planning to use steel framing and build prefabricated panels at an off-site location to expedite construction and minimize its impacts to neighbors. Though including on-site affordable housing units is not currently part of the plans, the developer is still in talks with city officials to determine the housing in-lieu fee to fund them off site, explained Will Mollard, partner with Workshop1. Also the project manager for the development, Mollard said the in-lieu fees the developer pays to the city could reach $4.7 million.

Concerns

Bill Mecham, who lives just south of the project at 916 Heather Drive, had several concerns about the proposal following Dragonfly’s Wednesday meeting, among them traffic management on Alameda de las Pulgas, parking for residents and visitors of the new housing and the loss of wildlife habitat and open space when the units are built.

Having seen deer, owls and coyotes find habitat in the Black Mountain properties, Mecham wondered where they will go once the project takes shape.

“It’s all open and that’s why we love it,” he said.

Across Alameda de las Pulgas from the St. Charles School at 850 Tamarack Ave. and Brittan Acres Elementary School at 2000 Belle Ave., the project sparked concerns about traffic congestion on the busy city thoroughfare among several residents who attended the meeting. Though the developer said a crosswalk allowing residents to cross Alameda de las Pulgas at the project’s entrance is planned, some residents noted many drivers travel at high speeds on that stretch of the road and advocated for a stoplight to be installed there to protect pedestrians.

But others, like Mecham, wondered whether a stoplight at the project’s entrance just north of Bauer Drive would lead to long queues of cars backed up on the road. The number of parking spaces available to visitors and whether those wishing to use open space and trails on the site will have access to them were also a concern for others.

George Miers, partner with the architect Swatt Miers Architects, said each of the 68 townhouses will be built with a two-car garage with space in each driveway large enough to park two cars, and added 43 uncovered spaces will be distributed throughout the site. Akiva noted some of the amenities will be available to the public while others may be open only to residents.

Northern property

Several neighbors of the project sought more information about what is planned for the 12.3-acre site just north of the Dragonfly project, citing concerns about the paths residents would take out of the two sites in case of emergency. Though Mollard said another developer is working on a separate set of plans for the northern property, he said they have been in communication.

Dennis Liu of Wanmei Properties said he has been refining plans for the 40 single-family homes and 20 duplexes he is planning for his site in the last few months and is hoping to submit a formal application sometime in the next three months.

Though he said common areas and community gathering spaces are expected to be among the amenities included in his project, Liu said more detailed plans about the specific amenities included in his project are forthcoming. With the main entrances of his project planned for Madera and Coronado avenues, Liu said he has been studying possible connections between the two projects and the neighborhoods surrounding them.

Liu advocated for increasing access to the sites so residents have multiple ways in or out of the properties and can walk or drive easily to nearby schools or to open space on the properties, and looked forward to future conversations with Dragonfly and city officials to explore ways to facilitate this.

“Wanmei Properties is fully committed to opening up all the roads connect with any existing neighborhoods,” he said. “This will help with any potential hazardous situation.”

Dragonfly spokesman Sean Gibson said in an email that a second access for the developer’s project has not been indicated as a requirement after initial discussions with city and fire officials, but the developer has discussed the possibility of a secondary emergency access, which will be further evaluated as part of the formal planning application process.

A resident of Bauer Drive just south of the Dragonfly project, Cassie McGraw said she shared many of the concerns residents at the meeting raised about increased density planned for the site and its effect on traffic. But she said she didn’t agree with some who disliked the look of the structures as portrayed by a model and renderings of the project, noting she liked their modern design.

“Some people didn’t like the design, but I think it’s the way of the future,” she said.

anna@smdailyjournal.com

(650) 344-5200 ext. 106