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HomeMy WebLinkAboutLONGVIEW MARKETPLACE @ SHENANDOAH - PDP - 47-95B - CORRESPONDENCE - (14)ultimate configuration, as long as this development reserves space for the ultimate condition. • Avondale would not necessarily need to move over further north into the Quadrant Properties site (so that the lanes would align with Carpenter in the ultimate situation). Instead we would assume that widening of Carpenter Road would occur at least partially on the Schrader site in the future to accommodate the additional travel lane and bike lane in the ultimate situation. This also requires less ROW to be needed on the north side of Carpenter in the interim. Carpenter Road • Improvements are necessitated by the increased traffic to the Long View Marketplace, according to the developer's traffic study, and by the importance of aligning lanes at the College/Avondale/Carpenter intersection. Also, crosswalks with ADA accessibility ramps are necessary for safe pedestrian access`on all movements around the intersection, especially with the bus stop at this intersection. • City Council has adopted a policy which clearly states the actions required of a developer before the Council would consider use of eminent domain. The developer has not yet diligently attempted to acquire the additional right-of-way, and the public purpose for using eminent domain is debatable. • The developer can file repay agreements on properties adjacent to Carpenter Road, where the developer has to acquire ROW and build frontage improvements. Then, if those properties redevelop within ten years, the Quadrant Properties can be repaid for the investment in the properties' frontages along Carpenter. Neighborhood Issues • The City, County and CDOT all have an interest in Carpenter Road (CR-32). Most if not all improvements to this road, at least in the near term, will be provided by development activity in the area. Long View Marketplace is one such development. It will be impossible to separate the discussion of this development from the needs of the infrastructure in the area. City staff will be glad to participate in the discussions with neighboring property owners and other potentially affected interests. --- Page 3 of 3 --- • If other utility easements are needed behind the sidewalk, those should be dedicated by, the developer. However, these cannot extend into the sewer easement unless FCLWD gives permission. The City will not pay for these utility easements. • Street lights are expected to be installed in the parkway, between the sidewalks and curb. • A big cost and space saving can be realized if northbound double -left -turn lanes (College to Avondale) can be replaced by a single -left -turn lane. However, in order to design this properly, the left -turn accesses at Colland Drive (South) would have to be blocked by a median in College. This Colland blockage would need agreement by the County and at least informed consent by the impacted neighborhood, and would force the developer to make more improvements on Carpenter Road from College to Colland (East). This alternative would mean that a single left -turn lane, and therefore a single receiving lane on Avondale, would work. That saves width on College and Avondale, and makes for a better and less expensive design solution. • Another big cost and space saving can be realized if we do not request improvements to the east side of College. This would mean leaving the current situation as is with the Shenandoah median and the east side accel/right-turn/bike lane. Future developments on that side of College, or a CDOT or City capital project, would then have to provide the bike lanes and other improvements there. • It should be noted that the traffic signals at the College/Carpenter/Avondale intersection will need to be upgraded to CDOT structural standards. Street Oversizing can assist with this cost. The designer should attempt to locate the signals so that they will not need to be relocated in the future. • Handicap ramps and safe pedestrian crosswalks will be important for all sides of the College/Carpenter/Avondale intersection. Avondale. Strasburg and Long View Drive • The City does have an escrow to assure that the Ridgewood Hills portion of Avondale will be built. • ROW acquisition from the Long View Farm Open Space will be difficult. The City and County did not reserve ROW for Avondale when the property was bought for the natural areas program. City and County master street plans were/are in conflict in this area, and Natural Resources staffs were not particularly interested in promoting street extensions there. In my opinion, it will take high level involvement at the City and CDOT to gain approval to use eminent domain to support this development, even if only to condemn the covenant interests associated with the necessary rights -of -way. • The median in Avondale is not needed in the interim. However, we would still need to reserve the space for a future (ultimate) median on Avondale, because Carpenter is ultimately going to become a 4-lane-arterial with median, and the Avondale side of the intersection at College will need to align with Carpenter. City Transportation Services is willing to defer the costs of the ultimate widening of this portion of Avondale to a future capital project for widening College and Carpenter and improving this intersection to its --- Page 2 of 3 --- MEMORANDUM TO: Gary Diede, Transportation Operations Director Cameron Gloss, Current Planning Director FROM: Cam McNair, City Engineer DATE: April 9, 2003 RE: LONG VIEW MARKETPLACE In response to the March 250' letter from Quadrant Properties, Engineering staff has compiled the following thoughts and possible cost -saving measures. We are not in all cases recommending these changes, but we are offering ideas that could be considered. CDOT and Larimer County are major players on this as well, so the design options are not entirely within the City's decision -making purview. College Avenue Improvements • It is important that the development be sited properly so that the future, ultimate, 6-lane major arterial section for College Avenue will not adversely impact the presently proposed development. The ultimate (6-lane) design need only be a horizontal layout, at a conceptual level, with minimal vertical alignment checks, so that the development is set back far enough to accommodate future widening. A complete design effort for this is not necessary. • For the interim (4-lane) improvements, a complete design effort is needed. • It is possible for the Street Oversizing program (SO) to participate in the "interim" improvements if it is assumed that no further SO participation will be expected when the "ultimate" 6-lane widening project is undertaken. SO staff would expect to be actively involved in the design and construction process in order to optimize the design and contain costs. • For the interim design, there is no need to move the FCLWD sewer main or encroach on its exclusive easement. • For the interim situation, it is not necessary to provide ROW for the ultimate College Ave widening. It is necessary, however, to reserve space for future widening as expected based on the conceptual layout (1" bullet). • The developer will need to provide ROW for the interim improvements, including a 10-ft parkway and a 6-ft sidewalk. Current ROW is 50-ft from section line. Developer will need to dedicate 25.5-ft of additional ROW (1/2 of local street ROW width). Any ROW needed beyond the 75.5-ft from section line, the City (SO) will pay for, at the undeveloped value. --- Pagel of 3 ---