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Home My WebLink AboutCARIBOU APARTMENTS - PDP - 18-02A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSJanuary 10, 2003 R E C E 1 E D Peter Barnes and Bob Barkeen Community Planning and Environmental Services CURRENT p j4t4ING City of Fort Collins P.O. Box 580 Fort Collins, CO 80522-0580 Re: Caribou Apartments Project Development Plan, File #18-02A Dear Mr. Barnes and Mr. Barkeen: In regards to the Caribou Apartments Project planned for the corner of Caribou and Timberline in Fort Collins, I have some concerns, particularly regarding the marsh located to the south of the proposed development. My husband and I live adjacent to this marsh on the south side and have lived here for over thirteen years, enjoying the environment of one of the few wetlands left in our area. This marsh houses foxes, raccoons, muskrats, blue herons, geese, ducks and countless birds. There are even coyotes who stop for a visit off and on. It would be a shame and a tragedy to compromise the integrity of these animals' home. Additionally, this marsh serves as a stormwater drain. My concerns and requests are as follows (some of these concerns were also discussed at a meeting of the Harmony Half Acres Home Owners Association held on January 9, 2003): 1. What measures are being taken to prevent significant runoff from the developed area after the moisture -retaining sod is removed and covered with asphalt and concrete? Significant silt build-up has occurred in the marsh in recent years and dredging promised by the City has not occurred. Although we are currently in a drought, in the future we may have rains leading to run off from the proposed project that would likely flood our backyards and basements. 2. Please allow at least a 100-foot buffer between the marsh and the development to protect the precious ecological environment and its occupants described above. This 100-foot buffer was surveyed from the railroad tracks to Timberline Road and agreed upon by the City at the time the storage units just west of the proposed development region were built. 3. A line of trees conducive to a marsh environment would help in buffering the marsh. 4. A fence sturdy enough to discourage wandering pets, vehicles, and people would also protect the marsh. 5. Increased traffic is always a concern on Timberline and this development will only add to the problem particularly if there is another road/driveway built adjacent to the marsh. Please keep the traffic to and from the apartments away from the vicinity of the marsh and funnel it into Caribou. I hope the above concerns and suggestions will be considered by the City and the developer for the well-being of the marsh and our neighborhood. I would appreciate it if you would read this letter at the meeting on January 16, 2003. Thank you. Sincerely, Lynn Mattock 1924 Harmony Drive Ft. Collins, CO 80525 (970)226-1073 RECEIv CO J AN 1 ", 2003 CURRENT PLANNING Deron G. Grothe 4221 Gemstone Lane Fort Collins, CO 80525 (970) 377-0196 January 9, 2003 Dear Planning and Zoning Board Committee, I am writing to express my displeasure regarding the Caribou Apartments Project Development Plan, File #18-02A. I am a resident living directly across the street from the proposed project. My major concern with this project is that the property is presently zoned E — Employment. I moved in to my property with the understanding that that parcel of property would be developed as an employment type of development similar to the development directly north of this parcel. I would not like the council to approve this plan for apartments. The traffic and population density in this area is already high. Please leave this parcel at its present zoning, and allow it to be developed for employment purposes. Regards, Deron Grothe + Nr 'HBORHOOD LIFOR` `ATION MEETLNG �� -�� Project: City of Fort Collins Meeting Location:: -1 — Date: 2 0 d 3 Attendees: Please sign this sheet. The information `vilI be used to update the project mailing list and'confirm attendance at neighborhood ' _ _i1.. mee mbs. Contact the Planning epartment (2_1-67:)0) if you Nvlsh to, Did You Receive orrect receive minutes of this meeting. Written Notification ddress. of this meeting? Name Address Zip: Yes No Yes No Sc0ff/vvvoe,e5A Y125' %fJo92 9 . L-11 7-5-- I I (w ,Ls'zs I I Ix i y I I xl wo� Ne ai /mow �� osa5 ;+eve � ixl too S 3 l p1j. C-Q,e,art. k0 R�L es 3o37iz-moo 8 1" dY/UlT S b((oS 4 H ��sve✓ Soz)o Concern with the loss of views to the west. The project should be redesigned to have the taller residential buildings further west on the site and have the lower garages adjacent to Timberline Road to help preserve views to the west and avoid loss of privacy by having upper level windows looking in on the existing residential east of the site. Caribou Apartments Neighborhood Meeting July 24, 2002 6:30 p.m. Kruse Elementary School 4400 McMurray Avenue Fort Collins, CO 80525 Staff present: Bob Barkeen, City of Fort Collins Current Planning Department Katie Moore, City of Fort Collins Engineering Department Doug Moore, City of Fort Collins Natural Resources Department Wes Lemarque, City of Fort Collins Stormwater Department There were approximately 7 neighbors in attendance at this meeting. After a brief presentation by staff and the project applicant, the meeting was opened for questions. Issues and concerns raised by the neighbors included the following: • A 100-foot setback is required from the adjacent wetland. This will need to be incorporated into the site plan. • Will bluegrass lawn be permitted within the project? Bluegrass should not be provided around the buffer of the wetland. • The maintenance of the adjacent detention pond should be increased. The pond is increasing in size. A draiange channel is needed within the pond to help it drain properly. • The project should be reviewed in context to the surrounding neighborhood. • How will the ownership of the project occur? Who will own the project upon completion? • Traffic patterns, concerned with the increase in Traffic onto Timberline, would like to see a left turn arrow at the intersection of Timberline and Summerstone Drive. • Concern with the intersection of Harmony Drive and Timberline Road. Medians and turn lanes should be provided for better safety. • Improvements to Timberline Road should occur with the project, concern with the overall impacts this project will have in this area. r r= tea' d o o z � N a y y SEGnOk-- ee ._ n1v.No i �i L t i s �f ,F-,j III �a^,, ar. A -r-fi i I I i SITE PLAN i NCNEti� erygr 4�4N41 !M y acYe riit� PROJECT DEVELOPMENT PLAN 111MARTIN 01110N IN[ CARIBOU APARTMENTS I MIYLLM f]. I:AlI1GW N9.. f fIXIIYS :MCMDJ Yi'M: 4'ff VM6l"NldNit: 9}'010 No Text C. Mathis 9/9/02 Page 2 entirely of mowed smooth brome (a non-native grass) with limited wildlife value in terms of cover and forage value. The proposed revegetation plan would replace this non-native community with native mid - height grasses and tree and shrub plantings. These plantings will enhance habitat diversity by increasing vegetation cover and forage values and structural diversity. Increased habitat diversity adjacent to the. existing wetland will also serve to enhance the overall habitat value of the wetland. Therefore, the project is in compliance with this performance standard. (b) This performance standard is not applicable to the.Caribou Project since the are no wildlife movement corridors present. (c) The only significant trees or vegetation on the property are the landscape trees around the existing residence and the wetlands along the south property boundary. Existing trees will be transplanted to the, extent possible, and those that cannot be transplanted will be mitigated by plantings of replacement trees as required by the City. The existing wetland will be protected with the establishment of the buffer zone. Therefore, the project is in compliance with this performance standard. (d) Applicable portions of this performance standard include the protection of nesting, feeding, and wintering areas for waterfowl, wading birds, and shorebirds as well as protection of any wetland greater than 0.25 acre in size. Establishment of the 100-foot buffer and revegetation of the buffer to native :. grasses, shrubs, and trees will protect the existing wetland and enhance habitat and vegetation cover for waterbird use of the wetland. Therefore, the project is in compliance with this performance standard. (e) Establishment of the 100-foot buffer and revegetation of the buffer to native grasses, shrubs, -and trees will not only minimize degradation of the ecological character of the wetland but enhance adjacent habitat and existing habitat diversity. The placement of the backs of garages as well as visual screening by shrub and tree plantings in the buffer zone will minimize the visual and noise effects of the . development on the wetland. Any external landscape or security lighting will be shielded to minimize_ nighttime light impacts on the buffer zone and wetland. Diversion of surface runoff from developed portions of the property into water quality detention basins prior to release into the wetlands will minimize the risk of water quality degradation in the wetlands from the Caribou Project. Therefore, the project Win compliance with this performance standard. (f) Minor slope changes will be required for construction of the detention basin, but the general character of existing slopes within the buffer zone will be maintained after regrading. Therefore, the project is in compliance with this performance standard. (g) As indicated, the buffer zone will be revegetated to native grassland with inclusions of native shrub and tree plantings. Therefore, the project is in compliance with this performance standard. (h) A walking pathway and shielded viewing platform will be constructed within the buffer zone for passive recreation and wildlife viewing. Since Timberline Road and existing residences are currently" located immediately adjacent to portions of the wetland, I believe the Caribou walking trail and viewing platform to be compatible with the ecological character and wildlife use of the wetland. Therefore, the project is in compliance with this performance standard. (CEDD AM (CREEK 916 Willshire Ave. • Fort Collins, Colorado 86521 • (970) 493-4394 August 9, 2002 Cathy Mathis VF Ripley Associates, Inc. 401 W. Mountain Ave., Suite 201 Fort Collins, CO 80521 RE: Caribou Project — Compliance with City of Fort Collins Buffer Zone Performance Standards At the request of Doug Moore with the City of Fort Collins Natural Resources Department, I have. evaluated current development plans for the Caribou Project site with respect to compliance with City. of Fort Collins Buffer Zone Performance Standards stipulated under Section 3.4.1 (E) of the City of Fort Collins Land Use Code. The following provides my evaluation for each applicable standard and requirement within this section of the Land Use Code. 3.4.1 (E) (3) - Buffer Zone Distances The only natural habitat or feature on or near the Caribou project site is a storm water detention wetland along the south property boundary. The wetland is greater than 0.3 acre and consists primarily of dense stands of cattails with a small, open water pond near its west end. Residential development exists immediately adjacent to the south edge of the wetland, and mowed, non-native,grassland,abuts the north side of the wetland. As documented by observations and reporting provided to the City by local resident Dwight Smith, the open water pond and surrounding cattail stands serve to attract -a wide variety of._ migratory waterfowl and shorebirds as well as a number of urban -adapted songbird and, mammalian species that rely on wetlands for water, nesting, forage, and/or security cover. However, the relative small size of. this wetland, lack of diversity in terms of wetland communities and vegetation cover, and surrounding urban development' precludes large numbers or significant waterfowl or shorebird use of this site. Therefore, the Buffer Zone Standard of 100 feet for wetlands, greater than 0.3 acre in size and without significant use by waterfowl or shorebirds seems appropriate for this site. Current project design indicates a buffer distance of 100 feet but with a few encroachments by project , features. Overall the average buffer distance would be maintained at 87 percent of the minimum buffer distance of 100 feet stipulated in Section 3.4.1 (E) (3). Therefore the project would, be in compliance with this section of the Code since it exceeds the 80 percent requirement of the standard. Impacts associated with the 13 percent encroachment of the buffer zone will be mitigated by revegetation of the buffer zone area into native grassland with inclusions of native shrub and tree plantings. A detailed revegetation plan, developed by Cedar Creek Associates, will be included with the next development plan submittal to the, City of Fort Collins. 3.4.1 (E) (1) —;Buffer Zone Standards (a) The project will preserve the existing wetland, and regrading disturbances in the buffer zone will be revegetated to native grassland mix with inclusions of native tree and shrub clump plantings. Native tree and shrub plantings will be employed to enhance wildlife habitat as well as to provide visual. screening of development features that intrude into the buffer zone. Existing habitat in the buffer zone consists almost ► li ' ---------------------------------------------- ---------------- .-::...a-ss-zc-:c.:.-sa.-�---ac- PROJECT DEVELOPMENT PLAN Lq end [')(j'7js'Cj asrEnrnEll kYYY1 01/7ER AREABENO DEVB0 Y RELWATEO Ntl,NATWE EVERWaN TRW Encroachment Calculations _ Total buffer area Within property: 1.12 8~48.707 SP Buffer area being developed: 0.10 80reel0207 Sp Allocated non-native evergreen trade: 0.07 ecretf2010 Sp PBrcxltape buffer Ire, within property being developed: 16.0% ® 1 . d N riri.l W M M A R T I N rlr 0 E S 1 C N 1 N C lli ......6. •vj lit a.. I I.Cttweo% CnlOtA00 ..It. t.111. 1114 tt 111.11•.11 t) CARIBOU APARTMENTS 7I11181RLINE W. A CARIBOU Rod fl. COLLINS. COLORADO SUOMIIfAI OAiE I PROIECTNUMBER: IenAlewnv: w.O.Mw 011010 >awtvwelrvu nilztl wed NNrnw ii �1)111 BUFTER ENCROACHMENT PLAN 13 of V City of Fort Collins Conti.—nity Planning and Environments. _.ervices W rncyc/edpaper Natural Resources Department MEMORANDUM To: Planning and Zoning Board Fronr Doug Moore, Environmental Planner . i CC: Michelle Pawar, Cameron Gloss Date: 01/16✓03 Re: Natural Habitat and Features Buffer Standards applied to Caribou Apartments - PDP The purpose of this memo is to inform the Board how Natural Habitat and Features Buffer Zone Standards were applied to the Caribou Apartments Project Development Plan. The Caribou Apartments Project is located along the west side of Timberline Road and south of Caribou Drive. Adjacent to the south side of this site is a wetland area that comprises over 1/3 of an acre. After review of the Ecological Characterization Study provided by the applicant and consulting with two wildlife experts who reside in the adjoining neighborhoods, the Natural Resources Department (NRD) staff determined a 100' buffer from natural habitat would be adequate. With this established buffer, the applicant still needed an encroachment into the area to make their project work The Land Use Code allows applicants to either use the Buffer Zone Standards Table (article 3, page 65) or seek a modification to any portion of the table distances, provided the Buffer Zone Performance Standards are met (Section 3.4.1(D)). This modification requires approval from the decision -maker, whom in this case was Michelle Pawar, and the NRD. If the applicant wishes to encroach even more, leaving less then 80% of the minimum general buffer distance recommended in the Buffer Zone Standards table, then compliance to the Buffer Zone Performance Standards and review by your board are required. The applicant's project required an encroachment of 18.9% (0.14 acres needed to meet parking requirements and 0.07 to relocate non-native trees). The Land Use Code permits only native vegetation within a buffer zone. However, by relocating the non-native trees within the buffer zone the applicant is able to accommodate screening of the project from both the natural habitat and the adjoining neighborhood. In addition, some different species of birds will use these trees for habitat. The applicant also redesigned the parking garages so that they backed into the buffer area. This helps to screen and decrease the impacts to the habitat. The applicant shifted several units and the clubhouse, creating visual open voids for migratory birds. This shift also resolved compliance issues related to the Visual Character of Natural Features Standard (3.4.1(I)(2)}. During this redesign, additional native landscaping and the development of an extensive revegetation plan were added, further enhancing the habitat and compliance with the Buffer Zone Performance Standards. Attached to this letter is the plan depicting the encroachment into the buffer zone and a letter for the applicant's. environmental consultants detailing how they have complied with the Buffer Zone Performance Standards. • Page 1 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6600 • FAX (970) 224-6177 6.0 SIGNATURE PAGE The above report, and ther field work involved for preparation of the report, was prepared and conducted by Theodore R Boss of TR Boss Environmental and Biological Consulting. If you have any questions regarding the report, please contact me at (970) 223-5145. " cerely, RBoss� ore R. , PhD. TR Boss Environmental and Biological Consulting re, 5.0 SENSITIVE AND SPECIALLY VALUED SPECIES In its Conceptual Review Staff Comments (1/07/02) by the City of Fort Collins one sensitive plant species, the Ute Ladies' -Tresses Orchid (Spiranthes diluvialis), was recommended for study. The orchid occurs in seasonally moist soils and wet meadows near springs, lakes, ponds and streams and their associated floodplains below 6,500 feet. Typical sites include old stream channels and alluvial terraces, subirrigated meadows, and other sites where the soil is saturated to within 18 inches of the surface at least temporarily during the spring and summer growing seasons. Ute ladies' -tresses is found with grasses, sedges and rushes, shrubs, and riparian tresses such as widows. It rarely occurs in deeply shaded sites and prefers partially open glades or pastures and meadows in full sunlight. Common associated species include horsetail (Equisetum spp.), milkweed (Asctepias spp.), verbena (Verbena hastata), carpet bentgrass (Agrostis stolonifera), reedgrass (Calainagrostis spp.), and goldenrod (Solidago spp.). Sites not requiring a survey (as stated by the U.S. Fish and Wildlife Service) include upland sites, sites entirely inundated by standing water, monospecific stands of cattail and/or three - square bulrush, or very saline sites which may be dominated by saltgrass. It is TRB's opinion that Ute ladies' -tresses orchid habitat does not exist in the adjacent wetlands or on the proposed development site and that a survey is not warranted. 4.0'"TTLAND DELINEATION The adjacent wetlands were delineated by TR Boss Environmental and Biological Consulting (TRB). TRB delineated the wetlands using the U.S. Army Corps of Engineers (COE) three parameter approach (vegetation, soils, hydrology), as amended. The delineated wetlands are described in Section 2.2 of this report. The wetland delineation is shown in Fig. 2. Because the adjacent wetlands are greater than 1/3 acres, without significant use by waterfowl and/or shorebirds (due to the virtual lack of open water areas), the City of Fort Collins has established a 100-foot buffer zone between the proposed development and the wetlands. 3.0 WILDLIFE AND WILDLIFE MOVEMENT CORRIDORS The proposed development site is presently an Old Field and a residential lot in an urban setting. Mammalian species that would be expected to utilize this open space complex(both upland and wetlands) would include various species of rodents (nice, voles, etc.) raccoons, skunks, fox, deer, and rabbits. Domesticated species such as cats and dogs also utilize the site. Reptiles comprising the site would include snakes, with frogs being the primary amphibious species. A variety of birds would utilize both the uplands and wetlands. Within the Old Field one would expect to see sparrows, starlings, robins, magpies, crows, and a host of songbirds. The wetlands support red -winged blackbirds, marsh wrens, and rails. Because the proposed development site is surrounded in all four directions by a man-made environment: roadways to the north and east; a subdivision immediately to the south of the adjacent wetlands, and a subdivision just to the east of South Timberline Road; light commercial facilities to the west and northwest; and railroad tracks to the west, the site cannot be regarded as a Wildlife Movement Corridor due to the fragmentation of the existing environment. 2.0 SITE DESCRIPTION The 10.3 acres site is bounded by South Timberline Road on the east, a wetland to the south, wetlands and a mini -storage complex to the west, and Caribou Road the north. Presently the site is a combination of residential and zoned improved industrial area, with an upland Old Field Habitat and a residential dwelling. 2.1 Upland Old Field Habitat and Residential Area The Old Field slopes to the south and southeast toward the wetlands. It is dominated by ruderal forts and grasses which are maintained in a mowed condition. Woody vegetation (trees and shrubs are) is sparse, with one cottonwood tree (Poprclus angustifolia) with a DBH greater than 6 inches being located between the residential dwelling and the adjacent wetland (Fig. 2). Small cottonwood samplings appear to have been planted along the edges of the wetland. Also there are three small clusters (no more than 5 individuals per cluster) of Russian Olive (Elaeagnus angustifolia) adjacent to the wetland. Two pine trees, sixteen spruce trees, and one deciduous tree are associated with the on -site residential dwelling (Fig. 2). The pine trees and thirteen of the spruce trees are relatively large. 2.2. Adiacent Emergent Wetlands Two emergent wetland assemblages comprise the adjacent wetlands: a robust cattail (Typha latifolia) assemblage; and a less robust three -square bulrush (Scirpus atnericanits) assemblage. The cattail wetland is, by far, the most extensive of the two wetland assemblages. It is comprised primarily of a monospecific stand of cattail, with an average height of over six feet. The bulrush assemblage comprises a two -to -three foot fringe landward of the cattail assemblage. Subdominant species include saltgrass (Distichilis spicata) and small sedge species (Carex spp.) The adjacent wetlands extend off -site to the west eventually ending at the Union Pacific Railroad tracks, several hundred feet from the proposed development site (Fig. 1 ). There are presently two drainage outlets for the wetlands: a primary drainage that is culverted under South Timberline Road to the east, and old pipe that drains the wetlands under the Old Field towards the northeast. 1.0 INTRODUCTION I A multi -family residential project of 192 units on 10.3 acres of land is being proposed in the City of Fort Collins, Colorado. The land is located southwest of South Timberline Road and Caribou Road in the southeastern portion of the city (SE 1/4 Sec 301T7N R68W- Fort Collins, CO 7.5 Minute Quadrangle) (Fig. 1). ' Because the Development Site is adjacent to a City of Fort Collins Designated Natural Habitat (Wetlands) the developer is required to provide to the City an Ecological Characterization Report ' and a Natural Habitat (Wetland) Boundary Delineation (City of Fort Collins Land Use Code 3.4.1 (D)). 1 ECOLOGICAL CHARACTERIZATION STUDY CARIBOU PROPERTY 4125 SOUTH TMERLINE AVENUE, MULTI -FAMILY HOUSING FORT COLLINS, COLORADO Prepared For: FC Caribou L.P. Denver, Colorado Prepared By: TR Boss Environmental and Biological Consulting Fort Collins, Colorado May, 2002 IV. CONCLUSIONS This study assessed the impacts of the Caribou Apartments II development on the short range and long range street system in the vicinity of the proposed development. As a result of this analysis, the i� following is concluded: i i The development of the Caribou Apartments is feasible from a i, traffic engineering standpoint. At full development, the Caribou Apartments will generate approximately 1284 daily trip ends, 98 morning peak hour trip ends, and 122 afternoon peak hour trip ends. Current operation at the key intersections is acceptable. All of the key intersections are currently signalized. In the short range future, given development of the Caribou Apartments and an increase in background traffic, the key intersections will operate acceptably. I - In the long range future, given development of the Caribou Apartments, the key intersections will operate acceptably. - Caribou Road, west of Timberline Road, should be classified as a commercial local street. Acceptable level of service is achieved for pedestrian, bicycle, and transit modes based upon the measures in the multi -modal transportation guidelines, except for the connectivity standard to Kruse Elementary School. When the City funded grade -separated crossing of the railroad tracks is built, the new route to Kruse Elementary School will meet the connectivity standard. 25 bicycle LOS criteria, there is one destination areas within 1320 feet of the Caribou Apartments. This is the commercial area in the northeast quadrant of the Timberline/Harmony intersection. A bicycle LOS worksheet is provided in Appendix G. The bicycle level of service is acceptable. Transit Level of Service Currently, this area has no transit service. The Fort Collins 2015 Transit System Map shows that Timberline Road will have high frequency (20 minute) transit service in the future. A future transit level of service worksheet is provided in Appendix G. Transit level of service will be acceptable. 24 5{{--. i. . Pedestrian Level of Service Appendix G contains a map of the pedestrian influence area that is within 1320 feet of the Caribou Apartments site. There will be two pedestrian destinations within 1320 feet of the Caribou Apartments. These are: 1) the office/commercial area north of the site, and 2) the residential area east of the site. Fort Collins High School, Boltz Junior High School, and Kruse Elementary School will serve the Caribou Apartments. Fort Collins High School and Kruse Elementary School are within one mile of the Caribou Apartments. Boltz Junior High School is beyond one mile from the Caribou Apartments. Since it is within one mile of a school, this site is in an area type termed "school walking area." There are no sidewalks adjacent to the Caribou Apartments. However, with this development, it is assumed that this gap in the sidewalk system will be completed. The pedestrian level of service (LOS) for this area type is B for all factors, except visual interest and amenities, which is LOS C. This minimum criteria applies to all destinations, even though the destinations are not school related. The Pedestrian LOS Worksheet is provided in Appendix G. With the assumed future pedestrian facilities adjacent to the site, the pedestrian level of service will be acceptable for those destinations within 1320 feet of the Caribou Apartments. Appendix G also contains school route plans from the Caribou Apartments to each of the schools that will serve it. The pedestrian level of service to Fort Collins High School will be acceptable via a route to the north along Timberline Road. The pedestrian level of service to Boltz Junior High School will be acceptable via a route to the north along Timberline Road, to the west along Horsetooth Road, and to the north along Camelot Drive. The pedestrian level of service to Kruse Elementary School will be acceptable, except for the continuity standard. The most direct route is to the south along Timberline Road, to the west along Harmony Road, and south along Innovation Drive or McMurray Avenue. It is not reasonable that the Caribou Apartments should be responsible for completing gaps in the sidewalk system along Timberline Road or Harmony Road. This should be the responsibility of the adjacent property owners or the City of Fort Collins, when these streets are improved to their respective ultimate cross sections. City transportation planning staff has indicated that there will be a grade -separated crossing of the railroad tracks. This crossing will connect the Timberline Stormwater Wetland to Golden Meadows Park. Kruse Elementary School is adjacent to the Golden Meadows Park. When this occurs, this crossing will provide a shorter route from the Caribou Apartments to Kruse Elementary School. This crossing will be a City funded capital improvement. While a construction schedule has not yet been determined, staff has indicated that construction in 375 years is expected. Bicycle Level of Service Appendix G contains a map of the bicycle influence area that is within 1320 feet of the Caribou Apartments. Based upon" Fort Collins 23 m m E Warranted with background traffic Warranted with background traffic___/_ ` Site JII A&-. N Horsetooth Caribou Warranted with background traffic r Harmony �— -Denotes Lane LONG RANGE (2005) GEOMETRY Figure 11 - - - 21 t4 F i ID C E N i= Warranted with background traffics Horsetooth Warranted with background traffic--/— ` Caribou ~ Warranted with background traffic Site JII Harmony �-- - Denotes Lane —� SHORT RANGE (2005) GEOMETRY Figure 10 t:r Geometry The short range geometry is shown in Figure 10. The short range geometry is the same as the current geometry at each of the signalized intersections. There are some right -turn movements (SB RT at Timberline/ Horsetooth and NB RT at Timberline/Horsetooth) which will exceed the threshold volume for a right -turn lane with the background traffic. The Caribou Apartments will contribute no traffic to these movements. As such, the Caribou Apartments should not contribute to fund these right -turn lanes if the City chooses to build them. In addition, the eastbound right -turn volume at the Timberline/Horsetooth intersection currently (2002) exceeds the threshold volume for a right - turn lane. The City has chosen not to build this right -turn lane when the property in the southwest quadrant of this intersection was developed. Even though the Caribou Apartments will contribute some traffic to this intersection, this development cannot be expected to participate in building this right -turn lane, since the City did not take this action earlier. Based upon Figure 8-04 in the "Larimer County Urban Area Street Standards," a southbound right -turn lane at the proposed right-in/right-out access is not warranted. However, the Caribou Apartments developer and the City have agreed that this southbound right -turn lane should be incorporated into the site design. When Timberline Road is widened to a six -lane cross section, this right- ed turn lane will become a southbound through lane. At the 40 mph p speed, this right -turn lane should .be 315 feet long including taper at ws/3. This design is being performed by North Star Design. hown nly The long range geometry is sFigure T o are the difference between the short range and long range geometry ad. In the long range future, the additional through lanes on Harmony Ro chieve acceptable operation. If geometry is the minimum necessary to a six-lane cross section or builds the City widens Timberline Road to a turn lanes where they do not currently exist, then the level of service, shown in Table 6 will be improved. As mentioned above, there are some right -turn lanes that are warranted with the background traffic. These right -turn lanes are not required from an operations perspective. Street Classification Figure 12 shows the forecasted long range daily traffic on the west leg of Caribou Road. These volumes were determined by dividing the average of the long range peak hour traffic by 0.1 is volume pfo hour on typically 10% of the daily traffic). The daily Caribou Road, west of Timberline Road, is just ,above the upper limit of a commercial local or connector street.. Given that the daily olume above commercial vehicles per day is on a short segment of approximately 450 feet in length, and there are three eastbound approach lanes, it is recommended that Caribou Road, west of Timberline Road, be classified as- a commercial local street. The existing width of Caribou Road (48 feet), west of Timberline Road, can.accommodate all the cross sectional elements of a commercial local street. - 19 TABLE 6 Long Range (2020) Total Peak Hour operation M W 1 MR 9IIR;' tA; -A-o" - Timberline/Harmony (signal) EB D C WB B E NB D E SB D D OVERALL D D Timberline/RT-in/RT-out Access (stop sign) EB RT B C Timberline/Caribou (signal) EB C C WB C C NB A A SB A A OVERALL A A Caribou/Site Access (stop sign) NB LT/T/RT A A SB LTrrIRT B B EB LT A A WB LT A A Timberiine/Horsetooth (signal) EB D E vM C D NB C D SB C D OVERALL C D 18 a TABLE 5 Short Range (2005) Total Peak Hour Operation Timberline/Harmony (signal) Timberline/RT-in/RT-out Access (stop sign) Timberline/Caribou (signal) Caribou/Site Access (stop sign) Timberline/Horsetooth (signal) EB C D WB C D NB D D SB D D OVERALL C D EB RT B B EB C C WB D C NB A A SB A A OVERALL A A NB LT/RT A A WB LT A A EB C C WB C C NB C C SB C C OVERALL C I C 17 Short. Range Timberline/Harmony (signal) Timberline/Caribou (signal) TimberlineMorsetooth (signal) TABLE 3 ickaround Peak Hour Operation EB C WB C D NB D D SB D D OVERALL C D EB C C WB D C NB A A SB A A OVERALL A A EB C C WB C C NB C C SB C C OVERALL C C 16 m c E F- N � M CDP '7 T ` 215/275 °' co �— 5901785 115/180 ' Horsetooth 410/330 690/625 230/310 M o T Cho to m rn T :o LO " o 105190 35/10 z z �-- 95/30 15�70 `o" rn f —15/15 � + � � 120/80 NOM � Caribou 50/50 35195 —w- c O O M Ln 10l15 m 00 451100 --� o Ln NOM zz� N co N Q Ln IA �. V/ Ln 1■T RT4n/RT-out 25/15 tTf1 tT0 N 345/325 00 " �— 870/1365 J � I170/240 � Harmony 240/350 1135/1110 o CD in �-- AAA/PM 1351195 Rounded to Nearest ` U N 5 Vehicles f' = LONG RANGE (2020) TOTAL Figure 9 PEAK HOUR TRAFFIC 15 �-- 65/35 1WO 35/90 -'"- �*, r NOM M o O `7 z oCD m A& wo N E i= o u� 0 0 o0 e N 175/155 co o co 'n N �-- 445/610 75/105 Horsetooth 325/240 515/485 w 00 00 ti N 160/270 �1.Ln a 0 O N h O O ` LO o N u0�i 95/40 I� CO M — 5/10 1 IV*" 115/60 45/25 t r Caribou 10/10 m o m 40/85 c L � rn N N Ln O �1O 1 RT-in/RT-out 25/15 o U) 0 Lo to N o rn m 345/325 I" o " -- 870/1365 J + 170/240 Harmony 240/350 1135/1110 0 0 f— AM/PM Go 0 1351195 �1. M 'e Rounded to Nearest ` aLO N 5 Vehicles SHORT RANGE (2005) TOTAL Figure 8 PEAK HOUR TRAFFIC 14 1 C , m 1/4 3/16 Horsetooth PR co v N N 13/67 f— 1/4 NOM � � � 38/18 Caribou g ao 4/2 —� z � 16l8 �1, ago y 4. LO e-- Q m m �n r RT-in/RT-out 25/12 �-- AM/PM SITE GENERATED PEAK HOUR TRAFFIC 13 00 0 3/16 a Harmony N Figure 7 4 3 Collins. The long range background traffic assumes that all vacant parcels to the north of the Caribou Apartments are developed. A business park land use was use to forecast this trip generation. It is also assumed that the vacant parcel east of Timberline Road and north of Caribou Road is developed. Office use, at a floor area ratio of 0.3, was used to forecast the trip generation on this parcel. Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Figure 7 shows the site generated peak hour traffic assignment with a full -movement access to Caribou Road and a right-in/right-out access to Timberline Road. Figure 8 shows the short range (2005) total morning and afternoon peak hour traffic at the key intersections. Figure 9 shows the long range (2020) total peak hour traffic at the key intersections. signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices. All of the key intersections are currently signalized. Operation Analysis Capacity analyses were performewre d at the key intersections. The e short analysi operations analyse2005 e condition to oh range The longrange analysisreflects sr reflecting a year year 2020 condition. Using the traffic volumes shown in Figure 5, the key intersections operate in the short range background conditionv3. ided lin1App ndix cated in Cable The calculation forms for these analyses are prothe peak hours. key intersections will operate acceptably during olumes shown in Figure 6, the key intersections Using the traffic vas operate in the long range background condition 1in1 Appendix D.1eThe Calculation forms for these analyses are provided key intersections will operate acceptably. Using the traffic volumes shown in Figure 81 the key l condition a ed intersections operate in the short range totarovided tin in Table 5. Calculation forms for these analyses are p Appendix E. The key intersections will operate acceptably. ic volumes shown in Figure 9, the key Using the traff intersections operate in the long range total condition as ded tin in Table 6. Calculation forms for these analyses are p Appendix F. The key intersections will operate acceptably. 12 m c m E in au O � N 7 I� (3) `O 215/275 - 590/785 115/175 410/330 Horsetooth 690/625 o to o v co W 225/295 M o N O O) (h y N U Q m W O 04 I o GO `o 105l90 v z 35/10 N °) + r--15/10 120/80 95/30 / �/ NOM J 10/30 — Caribou � f 35/90 —m- 5/10 30/90 W) iO O c n o N O O to O � O $ to � f) v J 380/485 1295/2745 225/275 270/340 Harmony f— AM/PM 2430/2030 305/420 S LO � M LID I Rounded to Nearest `" `O m 5 Vehicles LONG RANGE (2020) BACKGROUND PEAK HOUR TRAFFIC N Figure 6 m t m E P OM-T to o Ln Ln 14�o 175/155 co v' N — 445/610 75/100 Horsetooth 325240 lI 515/485 — ,n ,n ,n 155255 kn c M V) a N h O co O N _ o' � 95/40 N � Ln in ao M ---0— 5/5 115/60 r Caribou 515 5/5 — o %n O 25R5 Ln CO Ln o N rn Ln 0 0 o L 340/310 co LO N en f_ 870/1365 J � � 170240 Harmony 235/330 � _ll 1135/1110 O O o 135/195 92 v o O � N °1 Ln -4— AM/PM Rounded to Nearest 5 Vehicles SHORT RANGE (2005) BACKGROUND Figure 5 PEAK HOUR TRAFFIC 10 U 1 i I 1. y� lj 'I �i TRIP DISTRIBUTION 20% I I Site I 20% 0 0 0 me 5% Horsetooth Caribou 20% Harmony Figure 4 9 III. PROPOSED DEVELOPMENT Caribou Apartments is an affordable residential development consisting of 192 apartment dwelling units. Caribou Apartments is located in the southwest quadrant of the Timberline/Caribou intersection in Fort Collins. Figure 3 shows a site plan of the Caribou Apartments. The short range analysis (Year 2005) includes development of the Caribou Apartments and an appropriate increase in background traffic, due to normal growth and other potential developments in the area. The long range analysis year is considered to be 2020. The site plan shows two accesses to the Caribou Apartments site. One access is a full -movement access to Caribou Road that will provide primary access to the site. The second access to Timberline Road is a right-in/right-out only access. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information contained in Trip Generation, 6th Edition, ITE was used to estimate trips that would be generated by the proposed/expected uses at this site. Table 2 shows the expected trip generation on a daily and peak hour basis. TABLE 2 Trip Generation Ty*,'''*{`yau tiro iz -'NNW wsx�`+ itj:. r7y7YLlk� 220 ApaMmts 192 D.U. 6.69 1284f 0.08 15 0.43 83 0.42 82 0.21 1 40f Trip Distribution Directional distribution of the generated trips was determined for the Caribou Apartments. Future year data was obtained from the NFRRTP and other traffic studies. Figure 4 shows the trip distribution used for the Caribou Apartments.: Background Traffic Projections Figures 5 and 6 show the respective short range (2005) and long range (2020) background traffic projections. Background traffic projections for the short range and long range future horizons were obtained by reviewing the NFRRTP, reviewing traffic studies for other developments, and reviewing historic count data for this area of Fort W no bicycle lanes adjacent to and west of the Caribou Apartments site. Bike lanes are not required on local or connector streets. Transit Facilities Currentlyr Transfort does not serve this area of Fort Collins. TABLE I Current Peak Hour Operation Timberline/Harmony NB D D Timberline/Caribou NB A A 6 i | �| ` - --'-- ----------'------------�--�—�-�-- �-— --�� -- m z Nm E F=. n n r' N — 160/138 I, Ln �- 410/547 69/89 302217 l f r Horsetooth 477/437 — ,n O o) 141231 Q iQ m N O N N r� O O — O � °' 91 /38 N a 111/57 Caribou 3/4 rn m 23172 C14� 1° C w n Ln ao Ln (e) n ~v coi cq m W) N 319276 818/1211 J i /—157212 209296 � 1 f r Harmony 1010/999 —► N c7 v> LO jR 120/177 M Ln co O N N Ln --a- AM/PM RECENT PEAK HOUR TRAFFIC Figure 2 'les north of the Caribou Horsetooth Road is approximately 0.5 ml Apartments site. It is classified as a four -lane arterial on the Fort Collins Master Street Plan. Currently, Horsetooth Road has a four -lane cross section. At the Timberline/Horsetooth intersection, Horsetooth Road has two travel lanes in each direction, eastbound dual left -turn lanes, a westbound left -turn lane, and a westbound right -turn lane. The existing speed limit in this area is 40 mph. Existing Traffic Recent peak hour traffic counts at the key intersections A The shown in Figure 2. Raw traffic data is provided in Appendix traffic data for the Timberline/Harmony intersection was collected in January 2002, and the traffic data for the Timberline/Caribou and Timberline/Horsetooth intersections was collected in February 2002. All count data was collected by the City of Fort Collins. Existing Operation The key intersections were evaluated using techniques provided in the 2000 Highway Capacity Manual. Using the current peak hour traffic shown in Figure 2, the current peak hour operation is shown in Table 1. Calculation forms are provided in Appendix B. A description of level of service for signalized and unsignalized intersections from the 2000 Highway Capacity Manual and, a table showing the Fort Collins B.Motor The Vehicle LOS Standards (Intersections) are rovided in Appendix key intersections operate acceptably during both the morning and afternoon peak hours. Acceptable operation at signalized intersections during the peak hours is defined as level of service D or better. At unsignalized intersections, acceptable operation is considered to be at level of service E for any approach leg for an arterial/local intersection. Pedestrian Facilities There are pedestrian facilities along the south side of Harmony Road and along both sides of Horsetooth Road. Sidewalks exist along the east side of Timberline Road and on the west side of Timberline Road north of Caribou Road. Except for a short segment near Harmony Road, there are no sidewalks on the west side of Timberline Road, south of Caribou Road. Sidewalks will be incorporated within and adjacent to this development. 11 Bicycle Facilities Bicycle lanes exist on Harmony Road, Horsetooth Road, Timberline Road, and on Caribou Road east of Timberline Road. Caribou Road has 4 II. EXISTING CONDITIONS The location of the Caribou Apartments is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily either residential, commercial/office, or school (Fort Collins High School). Land adjacent to the site is flat (<2% grade) from a traffic operations perspective. The center of Fort Collins lies to the northwest of the proposed Caribou Apartments. Roads The primary streets near the Caribou Apartments site are Timberline Road, Harmony Road, Caribou Road, and Horsetooth Road. Timberline Road is adjacent to the east side of the Caribou Apartments site. It is classified as a six -lane arterial on the Fort Collins Master Street Plan. Currently, Timberline Road has a four -lane cross section near the Caribou Apartments site. At the Timberline/Harmony intersection, Timberline Road has two travel lanes in each direction, northbound and southbound dual left -turn lanes, and northbound and southbound right -turn lanes. At the Timberline/Caribou intersection, Timberline Road has two travel lanes in each direction, and northbound and southbound left -turn lanes. At the Timberline/Horsetooth intersection, Timberline Road has two travel lanes in each direction, and northbound and southbound left -turn lanes. The Timberline/Harmony, Timberline/Caribou, Timberline/Horsetooth intersections are signalized. The existing speed limit in this area is 40 mph. Harmony Road is approximately 0.5 miles south of the Caribou Apartments site. It is an east -west street designated as a six -lane arterial street on the Fort Collins Master Street Plan. Currently, it has a four -lane cross section with appropriate auxiliary lanes. At the Timberline/Harmony intersection, Harmony Road has two travel lanes in each direction, eastbound and westbound dual left -turn lanes, and eastbound and westbound right -turn lanes. The existing approach speed limit in this area is 45 mph. Caribou Road is adjacent to the north side of the Caribou Apartments site. It is an east -west street designated as a minor collector street east of Timberline Road on the Fort Collins Master Street Plan. West of Timberline Road, Caribou Road is not classified. Therefore, it is considered to be either a local street or a connector street. Currently, it has a two-lane cross section near the site. At the Timberline/Caribou intersection, Caribou Road has eastbound and westbound left -turn lanes, one through lane in each direction, and eastbound and westbound right -turn lanes. 2 I. INTRODUCTION This transportation impact study addresses the capacity, geometric, and control requirements at and near the proposed development of the Caribou Apartments. The proposed Caribou Apartments site is located in the southwest quadrant of the Timberline/Caribou intersection in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the project developer (Hendricks Communities, LLC), the project planning consultant (V•F Ripley), the project engineering consultant (North Star Design), the Fort Collins Traffic Engineering staff, and the Fort Collins Transportation Planning staff. This study generally conforms to the format set forth in the Fort Collins transportation impact study guidelines contained in the "Larimer County Urban Area Street Standards." A Base Assumptions Form and related information are provided in Appendix A. The study involved the following steps: - Collect physical, traffic, and development - Perform trip generation, trip distribution, - Determine peak hour traffic volumes; - Conduct capacity and operational level of intersections; - Analyze signal warrants; data; and trip assignment; service analyses on key - Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation. 1 LIST OF FIGURES Figure Page 1. Site Location ........................................ 3 2. Recent Peak Hour Traffic ............................. 5- 3. Site Plan ............................................ 8 4. Trip Distribution .................................... 9 5. Short Range (2005) Background Peak Hour Traffic ...... 10 6. Long Range (2020) Background Peak Hour Traffic ....... 11 7. Site Generated Peak Hour Traffic ..................... 13 8. Short Range (2005) Total Peak Hour Traffic ........... 14 9. Long Range (2020) Total Peak Hour Traffic ............ 15 10. Short Range (2005) Geometry .......................... 20 11. Long Range (2020) Geometry ........................... 21 12. Long Range Daily Link Volume on Caribou Road ......... 22 APPENDIX A Base Assumptions Form/Traffic Counts B Current Peak Hour Operation/Level of Service Descriptions/Fort Collins LOS Standard C Short Range Background Traffic operation D Long Range Background Traffic Operation E Short Range Total Traffic Operation F Long Range Total Traffic Operation G Pedestrian/Bicycle/Transit Level of Service Worksheets/School Route Plans TABLE OF CONTENTS Page I. Introduction ......................................... 1 II. Existing Conditions .................................. 2 LandUse ............................................. 2 Roads................................................ 2 Existing Traffic ..................................... 4 Existing Operation ................................... 4 Pedestrian Facilities ................................ 4 Bicycle Facilities ................................ 4 Transit Facilities ........:.......................... 6 III. Proposed Development ................................. 7 Trip Generation ...................................... 7 Trip Distribution .................................... 7 Background Traffic Projections ....................... 7 Trip Assignment .................................... 12 Signal Warrants ...................................... 12 Operation Analysis ................................... 12 Geometry............................................. 19 Street Classification ................................ 19 Pedestrian Level of Service .......................... 23 Bicycle Level of Service ............................. 23 Transit Level of Service ............................. 24 IV. Conclusions .......................................... 25 LIST OF TABLES Table Page 1. Current Peak Hour Operation .......................... 6 2. Trip Generation ...................................... 7 3. Short Range (2005) Background Traffic Peak Hour Operation .......................... 16 4. Long Range ('2020) Background Traffic Peak Hour Operation .......................... 16 5. Short Range (2005) Total Traffic Peak Hour Operation .........................:.'17 6. Long Range (2020) Total Traffic Peak Hour Operation .......................... 18 CARIBOU APARTMENTS TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO JUNE 2002 Prepared for: Hendricks Communities, LLC 1165 S. Pennsylvania Street, Suite 100 Denver, CO 80210 Prepared by: MATTHEW J. DELICH, P.E. 2272 Glen Haven Drive Loveland, CO 80538 Phone: 970-669-2061 FAX: 970-669-5034 PPOp REC,�ST � � 15�3 • / Policy ENV-5.1 The site is located adjacent to an existing wetlands and development is located away from the boundary by utilizing a 100-foot buffer. PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individually. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed references of citizens, and contributes to a comfortable, interesting community. Policy AN-4.1 Multiple -Family Housing Characteristics Policy AN-4.2 Multiple -Family Building Variation 3 different types of buildings are to be proposed. The architecture will provide variety while maintaining an overall architectural theme. Thanks for your time and consideration. I look forward to working with you during the development review process. Sincerely, Cathy Mathis VF Ripley Associates, Inc. Page 4 of 4 f The site is located on Timberline Road, which is proposed to be an enhanced travel corridor. A future Transfort bus stop is provided for on Timberline, just south of Caribou. The proposed development will connect with existing street bicycle lanes as well as provide pedestrian connectivity to transit stops, shopping, schools and employment. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use that street system and the adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of the city. Policy CAD-1.1 Street Design Standards Policy CAD-1.3 Streetscape Design Policy CAD-1.4 Street Tree Design The L-shaped private street will be built to City standards and will be lined with canopy shade trees to provide for a functional, safe and visually appealing layout. The majority of the tree plantings will be canopy trees with a diversity of species represented. PRINCIPLE CAD-4: Security and crime prevention will continue to be important factors in urban design. Policy CAD-4.2 Lighting and Landscaping Lighting and landscaping will be designed to promote security and comfortable area -wide visibility. PRINCIPLE ECON-1: The City will pursue a balanced and sustainable economic development program. Policy ECON-1.4 Jobs/Housing Balance PRINCIPLE HSG —1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.1 Land Use Patterns Policy HSG-1.2 Housing Supply Policy HSG-1.4 Land for Residential Development Policy HSG-1.5 Special Needs Housing PRINCIPLE HSG-2: The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing housing stock. The Caribou Apartments provide affordable housing that will help maintain proportional balance to the wages of the City's labor force in addition to dispersing this type of development throughout the Fort Collins urban area and the region. PRINCIPLE ENV-5: Natural habitattecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. Page 3of4 The diagonal south property line runs parallel to the City's stormwater property known as the Timberline Sump. The City has identified the area as a Designated Natural Habitat (wetlands). A 100-foot buffer zone from the wetland boundary has been provided. The overall site grade slopes from the northeast corner to the south property line. Site detention will be at the northeast corner of the site and directly adjacent to the City -owned stormwater area. Proposed open space is located along the southern boundary and at the clubhouse area. Amenities include lawn areas, walking paths, picnic tables and benches. The clubhouse will provide a range of recreational opportunities and events for the neighborhood. A network of pedestrian sidewalks as well as walking paths is provided throughout the site. Vehicular circulation will be via an L-shaped private street intersecting with Caribou Drive and a right- in/right-out at Timberline. The private street will be built to public street standards, with 30 feet of pavement, detached sidewalks and a tree lawn. The design objectives of the landscape plan are to screen parking and service areas, to provide an attractive streetscape and also to enhance the pedestrian and vehicular experience within the site. Street trees are proposed along Timberline Road, Caribou Drive and the private street. Deciduous trees, coniferous trees and foundation plantings will be used to enhance architectural character, provide shade, spring color and winter interest. These landscaped areas will create a series of small open spaces throughout the project. Open grassy areas will provide children with space to play and run. The proposed Caribou Apartments development exemplifies many of the Principles and Policies of the City Plan including: PRINCIPLE LU-2: The city will maintain and enhance its character and sense of places as defined by its neighborhoods, districts, corridors, edges. Policy LU-2.2 Urban Design This neighborhood will compliment the surrounding land uses and promote a compact development with a unique identity. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximizes access and mobility throughout the city, while reducing dependence upon the private automobile Policy T-1.1 Land Use Patterns Policy T-1.2 Multi -Modal Streets Policy T-1.3 Street Design Criteria Policy T-1.4 Adequate Facilities PRINCIPLE T-2 Mass transit will be an integral part of the city's overall transportation system. Policy T-2.1 Transit System Policy T-2.2 Transit Stops Policy T-2.3 Transit Route Design Page 2 of 4 • June 14, 2002 Bob Barkeen Current Planning Department City of Fort Collins 281 North College Avenue P.O. Box 580 Fort Collins, CO 80521-0580 RE: Planning Objectives for Caribou Apartments Multi -Family Development Dear Bob, VF RIPLEY ASSOCIATES INC. Lardscapc Ai hilzCWIC Uibmi Dc>ien Pl:uutine '01 \\c,t Mo; m m A�:nur Suite '01 Pon C.dlin,. CO SO>_I-'nGl PHONE i9-0, P.-A\ i9 i111 The Caribou Apartments project is comprised of approximately 10.25 acres. The site is located at the southwest corner of Timberline Road and Caribou Drive. The City of Fort Collins has stormwater land abutting the southern side of the property and Timberline Mini -Storage is located to the west. Undeveloped land in the Collindale Business Park is located on the north side of Caribou Drive and Sunstone Subdivision is located on the east side of Timberline Road... The Caribou site is zoned E (Employment District) with a modification previously granted for the 25% Secondary Uses requirement. The applicant is proposing a multi -family residential development of 193 units. The developer's mission is to provide a combination of income restricted and market -rate units. The project has already received private Activity Bond Allocations from the Affordable Housing Board. The gross residential density is 18.8 dwelling units per acre. Proposed development for the site includes 6 multi -family buildings and an office/clubhouse with a manager's unit. The dwelling units are accommodated in two different building types with free-standing garages. All buildings will contain 1 and/or 2 bedroom units. The six apartment buildings are configured in combinations of 20, 32 or 44 dwelling units. They are designed as three-story structures with a two-story arrangement at each end. Through the use of step -backs, gables and variations in roof height, the building elevations are broken up to provide compositional interest. Brick is applied as a wainscot base with accents of full -height brick at certain gable ends. Cementitious fiberboard siding and 25-year composition shingles provide long-term quality finishes for the project. Page 1 of 4 PROJECT DEVELOPMENT PLAN L D & Z2 FIXTURE DETAIL R & R1 FIXTURE DETAIL Z1 FIXTURE DETAIL NOT ro =r xor rO uuf rot rO u.. ooI©��00©v voom oHow IIImummoom 00® mono 11111111111111111112.2 oHim . ■ lmlffl� ®®815 L Hr-, MARTIN O F 5 I C X I x C CARIBOU APARTMENTS DWRLIX[+n X WI90U RD.I n. (OLLIM5. COLORADO SUDMIRIJ DXR� NXIIERXVMBfM: movE.Oiw. ��.�s.xe1 O)]Ol0 m PROJECT DEVELOPMENT PLAN | p��AR T IN 'V""^^'"" '"` CARIBOU APARTMENTS FIMmINf RD. "CARiRDU^w"°^NS.mm=DO PROACI*mMBURI 3:0 P.M. SHADOW PLAN 15 OF 16 PROJECT DEVELOPMENT PLAN VP R Uy nwYYvfee. va. mMARTIN • Gli1GN INC � fit t Oq < •e��o rADID(111 ADADTRACRITC SITE PLAN -------- --- ----- --------- ---- - ------------------ PROJECT DEVELOPMENT PLAN Wand El W. .. Encroachment Calculations M A R T I N 0 t s I C N I N C CARIBOU APARTMENTS lll.I.k OAR'. P.RCT NUMBER: T.ft BUFFER ENCROACHMENT PLAN 13 OF 16 Lr— — — — — — — — — — — — — — — — — J 5 S 10 BAY FRONT ELEVATION MI ' MAN= F�, L— — — — — — — — — — — — — — — — — — — — J 5 d 10 BAY FRONT ELEVATION 1 s�wmlN _—111fII1TMIM waie.emwa E ewmmeow � __—_ _ Aemwem _ _ — — _ _ _ _ _ _ _ _ J 5 BAY SIDE ELEVATION 5- BAY SIDE ELEVATION 10- BAY SIDE ELEVATION wxemer�Bwr T®ua[e T j — oenss — � 9 _ _ _ _ _ _ _ _ _ _ _ _ i_._ _ _ _ _ _ _ _ _ _ — J 5-BAY PEAR ELEVATION 10-BAY SIDE ELEVATION PROJECT DEVELOPMENT PLAN MATERIALS LEGEND wOeua caw wv m.(�w6LL'NWRw'wt wa�xo+ao�ew�slznimr wwa wx smNla wlmmwm GARAGE ELEVATIONS 1R.1. VPwvxRIPLEY aeM uc .aws — mMARTIN p[f ILN I N c ♦v( f CARIBOU APARTMENTS �lxatvlwt Bo. B uvlBou xB.l n. couixs. rnmvnoo SU]MIRµ wR: VPOIf[INYE1BtR: BvmB GARAGE ELEVATIONS 12 OF 16 FNONf ELEVATION snlYl LEFT SIDE ELEVATION Nrwr welt' WGHT SIDE ELEVATION MATERIALS LEGEMI WiNtlll rnDA r Yxmvurge�le Yp slO4YlYpR!•IIM YYQbA 06YlIt•11'�MMIN YiY � pYL.r1Y'WYNxI'r 1/balt1011 Y4.YYW'NRTO<OI'AB IM6O 'lx�'YY>Yw PROJECT DEVELOPMENT PLAN VP 1tLPLLiY NxegovY ec Wei mMARTIN •.11•. D! S I G N I N C OOq OC lO�I! CARIBOU APARTMENTS nxxERlx! ao. x uaixou vUJ it. Wulxs, mi OOAW SUWIT,LL UxtE: Mo m PRNIIMBFA oxptlN: 0}11t CLUB HOUSE ELEVATIONS CLUBHOUSE ELEVAPONS 11 OF 16 PANTNL PflO ELEVATION NRuawunwN.ww amw VNa.INb1PRIN.I 1RblN LEFT ELEVATION PARTW. FRONT ELEVATION nNNUR�oIImw beet IRRMpb RbA MONY BUILDING III ELEVATIONS vra PROJECT DEVELOPMENT PLAN WATER tLS LEGEND W19V! C_ CA_ NNN IIpRRRR9N R'a-x4.N�1-Fx.BO®I'MO S s�ty �E. BYa�NcV mMARTIN DEi 1 1 N INC �w. N.NIOIN All III I.. un. CARIBOU APARTMENT'. 11MBENIINE RC. R WIROU RC / R. COLLINS. COLOWO NYNIITIk OATS: ;NagammiI onom a.e LwWm DVILDIND III EUVATIONS 10 OF 16 BUILDING II FRONT ELEVATION -�iRFAflLmY tYI.A[M�NIWK R*W ELEVATION ---MMfWM40.W '9T.tM.IT[Op BUILDING II ELEVATIONS PROJECT DEVELOPMENT PLAN a.Mm,R NAYERKSIEGEND wtaw ma .M r..a.wawle.� ImL-wvr.axnrMVM m.o.MuaMvsw.MIM ,.n...mar iY.Ml1�'M.6®we ..wu RR®wmew 6 VP RIPIEY .aea.+n nc. 111MARTIN r'r D 1 s 1 G M I M t wow •vL I ww OOp Col O..00 Iw 11• CARIBOU APARTMENTS -IMB[RIIXI Rli. B CPRiUOU 0.U./ fl. (OLIINS, [UtUR/LU SURM17AL DAM RMI .WIIM Mom I BUILDING It ELEVATIONS 9 OF 16 FRONT ELEVATION i= 6 11 li g Qili3 a, ' 1 � _��■fig ?a T ■ - R 111 11 >�®�� RIGHT EILYAT10N LEFT ELEVATION M~mMv.Ow Ilui V nf�MN9SI W eua N ue w � � BUILDING I ELEVATIONS V1P r� PROJECT DEVELOPMENT PLAN MATERIALS LEGEND lV.1BWl cam reaw..RaR.eo.a — ww�w�we'ean MM'oN rww.ir®rc ..auw.ap®I nee i TF NII'LEY _umam nc 111MARTIN rI' o E s F G n 1 N c E Y`.. e.. EEI E Op Ol Oe�pp 1• ue CARIBOU APARTMENTS IIMEERIINF RO.6 CAMB011 Rll l fl. CMI INS. EOIOPA00 aUBNIRAI OAR: 1"ICINWOU; male u(MeeIMIM� q�e.)mf BUILDING I ELEVATIONS 8 OF 16 1j STANDARD TREE PLANTING ,R WMNM 0.0DTINL Plp.l o i( SHRUB PLANTING vrNfNTlloWpl M19<Elfe (il _ WIPLLr:xI0nN11Ew . '])WIIMYYfI aouaowvuomwxl¢wowE B,xND, WI,Wf EMEnrNi,rpNrwl mara,Dwox. "�mxaluwxeuxmwwnw t MlxnDan n rMxulmlronls r Aaregl: p�EExNr.wrm NMEMYfxbY1V VEMfiIWI 0. W/[ Ml Mlbxlq•1{MFINIL oMNM11K,C W1xYYexIWM IN,W xyllWl i�i n.w,wwxuwrzn A,worotxn IW NOMW W,W, KPL'Mlmn Dy1M xi Cpgl xY6M11pI0. xl A.ENOIYILM'/1J.[ Pl11KKY1 oorcxxMwapElamaDm, xlnEwm�Ea x�xnlw,a IOIiN1A101wID0ENmu swry V' YowtEE,rocmxa �u�lll�exn. t�lxpxxxpx 0.wxwuY,g4nWMGEwIxF RI6KE ExIVxAEfMwiW�'MM xwvwue,rx NxrwaKwgq rm EMxxn,p[sKrEt EMF.ix' mevw N,Ixvxq DEcw rKE re 1RW BW4EM4W[O.WhKRx 1![GlfprvlM.mCYn MK+r1f96A� MIE , paappxunuxwaLEM. wrprolxpntxp M,MMmE xK () rKawunmrpl xw W lxxs. �i)emmwom Ilunram W Wv�rtn,D,Noro Tllsirawmm� mo1Wl,. K —LI ocMmnaulxosaTo NPIx,LLWNxSlydrMxxx� iV➢6MMMWENpLLMr,rxm MNRMWOYYLIIK[mORW oxElaxExxxm W uwE VEUAL YJMVYff86M.lOWK oxnnuxx m ran xppo nK l xx L) MO®.Wf6 M[[IYN pEF4 14F I M. (J uMprvpeD e,xlu rare 1. MMMOMI WOMI.nw.wSill n�ImloxnmlEK,W ®glzNs.ul «x.EiY,ExpMxEMac„ON IrnwE«EeaMwmw nMn�s, U flxdT,xeRIll, IMIY11RIpti iWtY;MwIpIIExI �6AENYIgp U uYMloew•p®Enws PEpr ERuq,NAOfw111iI1fI11rul0VlxY ANorElnNs �i� 1 IE NpI XMW xxDX WRV wlxw xnllwm �)rluoxxxx•eEExtNx i � xxrwu pews xwp. xNp m MDmanIp,llxx,onmaxAlxK INws.gAwxmxna,ulxueE ,11p011q(MIIEIf W1flwl11OIM BIIRIVOIMIL i i �vmxomexuwMmrNDrotxee ' ,warpxMmmwiK:mMn ETMxOLtlMgY 6�1R1O1RR rMEnamw.l xpwc lNmxxpx aon xluwanYNxtaxpeml a.x x ewxrmnn v¢Imlwllx •^"mewxo,ImExv v.i rNn smsn.n eKxr., Nml MiwioEn en • uxmxxA narx 4p.G•uGi mle 1YA4n Kx CN1x1FA LWIx K• wYp,OMdYFG1K4MYt EVERGREEN TREE PLANTING i2 Nxe xE+onwe PROJECT DEVELOPMENT PLAN 11�MEnKE1MPIPli. B>,®wWLY. ' WrtEx EnxeMnlMx.Mwlu f e; rMmisnunw 1 (elDWuoEqux.Wee,ur wvE nvxK,. mr�mrlEn�EwoI,1E�n,wx,w War t i )1 lc ru xn a mw w,Enx rnm flIIER i e; rlNarexaeuxwmrx i e '.INOf IMt x9xM eYgN. LNY,l1 ', ' xxrnxNxm mx„ovAE mmW.,. .. N1wLPIBIK10l NEEIx6R , Koa,Kw rvxr,Ncw,awaAwM xnuNODnlu �s ,iwwlwmaWWMA,xDA,IxE ' ,xNwenxnx,vlxK poM�M m eaxlwu aalxnaxea,sKln i{' ,V MIIOOIWlY11lR D11Nlr1 �„ E4EE WOYYLI ,,DEOIWI.d tlOe1/IDrtl,IU'JY x100eL xllxv Dorm • : WOOIt Mxu�ppDMl - •, uxmWlEncKm 'i. III.ISNEE1 n xmF , VAb,RIgttVE1DIxVLLEKKMrN1 v _.. aEnla,x•�•,.w,•.N. ww..x, MULTI -TRUNK TREE PLANTING DETAIL J )FYCIOfAfNf 41r -— le ,,.lx 111FAOW'!,. — I � ,rxM�xlomxcox,xwuemE sPuulc _ ..1 KWXN Nrp,FD � `t� MTWL STEEL EDGING It�rwauvnvNElrnvtxxf 1`4 j IGVL NOlACY! \ � xoE a , + uxo,NMn'wnxsxx I, MrpnoNplIYRNIM1MEo uKWo APACND aepwtupnpnlwExsx NNMED NIIDINxu rimWlmlwawiExx PJdtl ewNowwapxaw�nwr xlYMfm 1.1 r 1 I.I. 4III:� (j 6 GROUNDCOVER, ANNUAL 6 PERENNIAL BED VF RIPI.EY nmaaxm.�. lzlh-— MARTIN r'rD1Y1LH INC ooq DCIO;On1100t II et,a CARIBOU APARTMENTS nmxLxum. IW. b cNllxuu xo.l n. mluxs. mlDxLoo )VBMITtK OttIL PPOIEQNVMBfP: iw�plOn ]W, D),D➢D LANDSCAPE DETAILS 7DE1 PROJECT DEVELOPMENT PLAN ,I �I CAPAW Rio ------------- ----- ' i. 4u 111M4Mp1pallt ._ Ir.LM...�... I I I !4 i� 7 is EGaer�� AP RIPLEY CdL. I 111MARTIN r'r D E f 1 G N 1 M C 'I •M. L L ifl I J (IM 1 )af eOfpf �f.f .11f• — CARIBOU APARTMENTS IIMBERUN! RU 0 CARIBOU RB.j 11, COI I INS, COI ORV%1 SUBMIDAL UAU RROIECTMUMBER: 0.030 ..NARROAL 111M: 11.1At4v TREE MITIGATION" 6OF 16 � f IEYI e vmt- ,uec - mwmv� Zk oRlOartiRBlrllr :�. MI�we11c(MII .. PROJECT DEVELOPMENT PLAN JgYFtJ sull OIL M lICIYYIII.. WIOIO ea�aw. LANDSCAPE PUN Noes, 5 of 1 , { - — - C _ CARIBOU ROAD jIo-T Wimim-I'M I wui MATCHLME SHEET d MATCHLRIE SHEET;' i PROJECT DEVELOPMENT PLAN KEY PLAN i I I I Legend 1 — ... ® _ 4 r.: �.. N�Mk�w .._ vM wMM N 40 ae.e.mw �i I q[1OR HNR�wTYYAnM ELL La a' • iea�.mrwanw w i � r I '�li(lidf Ii i VP RIPLEY { mMARTIN ,'rD s s I cu iu c u » nnMrm. n•v m uo rnmrwwoa N Im.00 r•rr. CARIBOU APARTMENTS tiles - 11MBFMMf MD.&CAMBD1IPD.IR.CMLI.S.COIOPIDO su"Irm DART PPOIECi N11MBEP: wY�suWmW u.l 0210" n.mw� Mpuv: ,,.naon NONRTH PUN 4 OF 1 6 Plant List -- w .1. IN .W IA/`1.I pwnwYl.N`1. lu N/wx WYIu 'm NM!! WIWI M r rNwrrx • wMNnuv p.....IN � X' Nrl Xsgwr l I...+ mwMi lN I. 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FM FvpMtl.v nIN IN,MluBNI tM wu.p Mv4u,. l. IN F..IN Nn wltN. AUW ErtI...I Plant Notes Water Usage Table ;NNIaNWrIw4..INXIbr — RIN. I— . WLNN -'— t. Irw..Mll pe p 1. rW IN Ns ppxplwp..r w/�M IN ..e°..�N.r ..�"wN: w Nwl p...w:pN°°p`....`r Na, w . Ne NN, W .nr. nr.N .r.x ree nr..r Ype. ✓rwl Y NIM.Ipe. I rl n pwNe /r /m Cr/Y /Nww mM /ti..N .l«n// N CIeY INN., . Ia..eWq.ewl n pynnY n W ./ .M v4N ./ /N 1NYWIq K N 1.— I.— /n IN.ewrq ^.v .111.IwrW..�Mx)sx MN q[.—.TN, •xnLNw 1. Ne ..w1wl�N.n Im .Irlr w pI— M prysu P...A. • ul n«rrrel... Im Jl nN ae Wnrw.XN :r l� awn w M'e pir.' I rtIWN x w .r..� « .Nl �e.ryun rflw,w .Y.0 u n p ul....e .. wl rm xM rnulr.Nru e/ .m uurr.nvl Il.rl r.ar,al. .. 41 ...n IA rrw. Nul s.rr.M .e u.Y .. /e. 4u,n. Mlu prvn. n•rtrm. Nnwma NrxNrexr n.wM ..vi me.A.. ..r.u. w am'uv Own —Id 4 W N wrM wrul o-.» Im tir. wre . NNx b en m.« .m M Ira,wwr. .m .r«LM.r I' - I- 1.N. . rN.mrr� • N F 11N. .e. w .nM NN 1 N N1..M Np x. p,rpr rm 41p. ". "IA Nrwu yrv. W I. NN xNll N rla .. I. rel Lw.l Nx.Iry ««II N aenNrvN M lwxx wem wN�i....`~IA nr.N...ls M L�.NrA m p m A � + l ) )°O ` : . ° r'rv ` . Im1-1 i ` .1— % v wrl p.L«r.Wpwre.n.pm.lnttuqwwN`el.Mr.wlrlPa.1.eWw.ynrN.- . .m,.rmX4.nlpXm44 4ryw 4 O. N.1. .Nw . o. w• t ILW I ar wu A 44 Yb Irtw .4 Nnr. rw1. IININN rnwr. w—N1x41 ww.�WAIm w.x�nl p.m"N O !IA �e m mlgn -I W N 1 Ircm..n m,ptt wr o- .I I— 4 Lwp 4 tNr w m. m..ry e. r4 Iln. .1 elbW.�edmu�' x.x .14.1..0 4 Iwv w w prwM. 4• Nlrf w .N, p Nw)w Lmwe. _ _ .i uN< N I.NI.N.ni. u°,1.11 N WIraM 1.pewee Wl•.tl.`pxye.r.`e..�la..�r .� .WN: MN .W1 .T.ur PROJECT DEVELOPMENT PLAN M A R T I N r'r 0 f 5 I C N I N C nvi 5 N440. cSUlbs.pb 5.15p CARIBOU APARTMENTS TIMBERLINE M. 4 CARIBOU M.l IT COLLINS. COLORXBO SUBMIRRL MT6r PROI1NUMBf4 sueWrrxr 021 0M LANDSCAPE NOTES 3 OE 16 a \ •f ❑VB: RUNE NE LAND SVBbiP90N l \ J TONE ORNE SITE PLAN 1:. 1 H1d1mmil PROJECT DEVELOPMENT PLAN L _7 tVVFF RTPLEE' R� mMARTIN I111•. O f S 1 G N 1 N C ~0000 C 4DA�09 exll• 1•'10 �.•,� •Ilf CARIBOU APARTMENTS •INelauxl ao. a u¢ieoo rol n. caoxs.cawnoa S030RIAt OAR: MOfcT"uv W: 0210" .wmsVenuµ f�N.ma SITE PLAN 2 OF 1 6 f SITE covERAW WYM rwY fwr uw YIw W.. •Illem[ m[w1.110,r. YMY !.Y 1llriA. Y• xm Y WnAn1 ruo/ Y 0 aYMWi `_ wwwW --- or AN, • rrY Y. .r. awY.Yalr°..:d4W mmv urlrwm wr. umrroui�rm®W .Ym Yrs ON. PARKING �P..wn rwre W R ITIWr tll,ll.Ml.,. pYOYp .p WW® Y IVMLYIP.YMM1•. IIYly . 6q[LfpMlp y,lY !L'Y6 mlrl ! fO1N ® 0 ©Inn s o evo 0000 00 Imv00000�o ��LMN - NC r� POL .. SITE .. �� RL • VICINITY MAP WICINIT GENERAL NOTES LEGAL DESCRIPTION OWNERS CERMCATION [OtFlIIMxY[.b,wWli, r1Y...0lYY.WMrrnMw:�.Yrw.b.Y.rIY S. IpOrANNWNNM10nW VNN®wnLVYE Y...w.Yrr,WSWOrwYYNMrwx.r•.•..OwY QY®rYf llwrNMr,�.e Mrlrr Wnl LMuwWa L n[OO'WL[OrRIWiYIIplWpwlll60rilEImYY.VYE .."IWWMANNOYr.r.xll CRINN=YMrr1 rpVMw1.M0111Yrw[WrR-.L1.14WOw.lr•IN1Y n[KY1POBtffLBi wMxRNMINOWIlY3�Wmnui IIR.c®tMLVMrwWWtwclees.iwmwrOxrt.ux rnm0 • xtwrRYxIIYMAWIWSNYIfRY®mneutO®Rw DIY �./My41MOrLOYYI1xY•Y.10lY.rYr�MYN ......OR pp[a[o[.s .Y.rMII�YImt rpxO/Tw IfNROYWWmII YIY/�[Wr9rL/YFW O'Y.ggYrWY.RW O�IWrYxMVYYrrrwx.I. Wi•Y V. xx YW lxil[WCIOVIWWIYIpFMY,mmIW. . WrwM.WrMYwLvmlmmmYwu . rYr.W[rY.[.WMIFOr.YrYM1•O.[If4lglW l.. w rrrroWw.�.ISWrr/F.YYYwr..Y.YIY.Yr M.WW.[OY.III[w!M r+IrN.Yrlrfl. rmMrm.Mw.w/wnrxeemmrae.! n.rrewwYNrwr.w/Y.YA +wrYoe.nl.�.Y.mr..mYM.Lr i. mMxlW WY[rlmrIYPwrrmL.NLL.YpiNrxlLRl O LLOVg6Mq nMewr.rl'.x./rIYWYbwrI11Y1[Ixrinrr[.aW .YY.[Y1lIIPw..w Ys_WA ..LA®p . AM€.O.'.m WrrW.'ApNrrMXrMMAIDMIC}WIwW MrBL l MLYY¢ML[P[LipMIO'LLiMMH nlRY11OrrY�Y/wWwIW1.W IOp\/Y..IYaY11YlYIWL IY IYy.Yr.wa.xrY.rwYrr\wr.YWYswMn. NNNrrWWYrwwr.rYYs �� ! SCHEDULE OF DEVELOPMENT ilaorTwWrY.rIYmW .rurwmrw.r/MYr wmMMY.Ysxs ._ wempWlYxa/w1,.Yam[®rozmrum n..2rN1@Y./.�/wr[rwr/W LfrW.4pr4w.. W[.rYl�.prwlrrY.Wrlawrn.irl .rowllwweawrL mmxnmwuwwwnx..Yrrrlp! nertrarwrrMWwr.Yrnmrxrrr./r.r 'w.YwWrY..IY./Yru.I[./pr.Yp NR .R llM'IIrWIM. r.YYs.YW WYIY..rIpYLI.YII.Y.\Y .4..x.0/.\MrrwwW[P4YYr.[Ifw.mYr/mIYYY �� W..[wY.LLM Y.�YYY W r\ W.[Y.YrI.w[f[�\YYw1 YY.w.Y[YWYYIYI[IIYL MM'AIDpMmNMI>Np1MNMNNwMMIw W Mi[gLM4 W.wM p1W.._ wV�.pII wrrrWYrrwra PROJECT DEVELOPMENT PLAN SHEETINDEX PfBr 1 M14w1L M € p{ W !!p) WO[' NTm rtm • INN'€ LAV VRIDNANItIYIErVI Ms. TW YrWmrw Ym r LVGyI[RfM[ NNO [Mr YOIm IY[YI.1Yx. A. YM Y ImbR/6fM1Yn 11 IGr. N MINORRnw er/ YYiN W[Ix MIrK1Y.0.[NInM ,N WWWfPYNx W. N tlmY W W W'L,1,vr YVImIsw r_M— MAR.TIN m E i I C N INC L Y. o.Yrel. A.L [ Lx 00. COLD. x00 IIe„e r CARIBOU APARTMENTS IMOFRONL 40.9 ClOOBCO MI fL COLLIN5. COLORADO SOIIMOTAL OATU PMOIECTNOMB€P: oabo N.., GENERAL DATA 1 OF 16 #18-02A Caribou Apartments Project Development Plan Type II (LUC) 06/14/02 N 1 inch : 600 feet Caribou Apartments, Project Development Plan #18-02A Type II Planning and Zoning Board Review Page 8 FINDINGS OF FACT/CONCLUSIONS After reviewing the Caribou Apartments Project Development Plan #18-02A, staff makes the following findings of fact and conclusions: The proposed land uses are permitted in the Employment zone district. 2. The Project Development Plan complies with all applicable district standards of Section 4.22 of the Land Use Code, Employment Zone District. 3. The Project Development Plan complies with all applicable development standards contained within Article 3 of the Land Use Code. RECOMMENDATION: Approval Caribou Apartments, Project Development Plan #18-02A Type II Planning and Zoning Board Review Page 7 2. Section 3.6.4, Transportation Level of Service Requirements The applicant for this project conducted a Transportation Impact Study. The study concluded that the Caribou Apartments PDP will generate 98 morning peak hour trips, 122 evening peak hour trips, and 1284 total daily trips. These additional trips will fall within the accepted ranges of the City's Level of Service Standards. The report concluded that all intersections impacted by the project will continue to operate acceptably, and the pedestrian, bicycle and transit levels of service will operate at acceptable levels of service. 3. Section 3.6.6, Emergency Access The buildings will be located within 150 feet of the internal street. The individual residential units will include fire sprinklers. F. Division 3.7, Compact Urban Growth Standards Section 3.7.2, Contiguity The project is located within the Infill Area of the City of Fort Collins. 2. Section 3.7.3, Adequate Public Facilities The provision of adequate public facilities for transportation, water, wastewater, storm drainage, fire and emergency services, and electrical power will be in place prior to the issuance of a building permit, or adequate security posted for any such improvement not in place prior to the issuance of a building permit. 5. Neighborhood Information Meeting A neighborhood meeting was held on July 24, 2002 at Kruss Elementary School. There were approximately 7 neighbors in attendance at this meeting. Particular items of concern expressed by the neighbors are: Concern over development impacting the adjacent wetlands within the Timberline Stormwater Wetland. Would like to see as little disturbance as possible adjacent to wetlands. Concern with the increased traffic onto Timberline Road. An increase in traffic may ultimately require a median, limiting access onto Harmony Drive. Traffic has increased significantly on Timberline, creating additional safety concerns. Neighbors within the Suntown Townhomes to the east of Timberline Road had concerns with the potential loss of views to the west due to the scale of the buildings. Caribou Apartments, Project Development Plan #18-02A Type II Planning and Zoning Board Review Page 6 The existing house on the site is not eligible for local landmark designation. This building will be razed prior to development. D. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility Any new development next to existing developed areas must be designed to be complimentary with those structures. The use of repetitive building elements such as building mass, windows, roof lines, must have a similar relation to the street and materials. Buildings should also be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures on the same block. The project is adjacent to an existing mini -storage facility to the west. The residential area to the east of the project, east of Timberline Road, consists of attached -single family residential, two stories in height. The Caribou Apartments buildings will have similar building materials, forms and height with existing residential in the immediate vicinity. The proposed buildings are less than 40 feet in height, and do not warrant special height review considerations. The PDP is not proposing any outdoor storage or loading areas, all trash collection areas are greater than 20 feet from public transportation facilities. 2. Section 3.5.2, Residential Building Standards Every front facade with a primary entrance to a dwelling unit shall face the adjacent street, or face onto a `major walkway spine' that connects to a public street sidewalk. Buildings with four units or greater shall also have at least one building entrance face onto the adjacent street that is smaller than an arterial, or has on street parking. All of the buildings have been designed to provide direct access to the front public sidewalk. Each building provides several entrances onto the adjacent street sidewalk. Building setbacks are consistent with the minimum distance required within the Land Use Code. E. Division 3.6, Transportation and Circulation Section 3.6.1, Master Street Plan This PDP is in substantial compliance with the City of Fort Collins Streets Master Plan. Caribou Apartments, Project Development Plan #18-02A Type II Planning and Zoning Board Review Page 5 B. Division 3.3, Engineering Standards Section 3.3.1, Plat Standards The subdivision plat has been reviewed against the standards included within the LUC and found to be in substantial compliance with those standards. 2. Section 3.3.2, Development Improvements Prior to the approval of the final compliance plans, a development agreement will be drafted detailing the improvements required by the applicant as part of the building permit process, and the timing of installation of such improvements. 3. Section 3.3.3, Water Hazards This property is not located within a designated floodplain or natural drainage swale. There are no irrigation ditches within the vicinity to cause a significant impact upon the drainage pattern of the property. 4. Section 3.3.5, Engineering Design Standards The PDP has been reviewed pursuant to the adopted design standards in place for water, sewer, storm drainage, electric, walkways and streets which will serve this development. C. Division 3.4, Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 1. Section 3.4.1, Natural Habitats and Features The property is adjacent to the Timberline Stormsewer Wetland. This wetland is south of the site, and is part of the Foothills Drainage Basin. Since this wetland is greater than 1/3 acre in size, the Land Use Code requires a minimum 100-foot buffer from the perimeter of the wetland be established. The site plan includes a 100-foot buffer from the wetland, however several of the garages, and a portion of the parking lot encroach within this buffer. This encroachment is permissible, since it is less than 20 percent of the buffer distance. Thirteen of the relocated evergreen trees from the site will be replanted in this buffer area as part of the mitigation measures for this encroachment. Storm run-off from the site will be contained in a water quality pond before entering into the public storm drainage system. 2. Section 3.4.7 Historic and Cultural Resources. Caribou Apartments, Project Development Plan #18-02A Type II Planning and Zoning Board Review Page 4 Walkways within the site are aligned to take direct access from the adjacent public sidewalks along Caribou Drive and Timberline Road. An internal sidewalk system is provided that will follow the internal private road. Sidewalks from building entrances will provide direct connection to the internal sidewalk system and to the walks along Caribou Drive and Timberline Road. Bicycle parking will be provided in bike racks located near each of the residential buildings. All walkways are of the minimum width necessary to serve their function. The parking lot has been broken down into smaller, landscaped lots. Landscape islands are designed to distribute the parking areas and define the entrances to individual lots. All off-street parking areas will be located within the property served by the parking. Parking areas will be paved and striped in conformance with City standards. The number of off-street parking stalls will be based on the number of bedrooms for each unit within the project. The project will provide 72 — single bedroom units and 121 - two bedroom units. With a ratio of 1.5 spaces for each single room unit and 1.75 spaces for each two -bedroom unit, a total of 320 spaces are required. The site plan shows a total of 320 off-street spaces. 265 spaces will be provided in surface lots, where the remaining 55 will be provided in covered garage parking. It is the intent of the developer that these garage spaces not be included with the basic unit rental price, rather at an additional charge. The project is not subject to the requirements of Section 3.2.2(K), since it was submitted on June 14, 2002. This date is before the effectuation period of the fall land use code changes which adopted this new parking standard. These garages are distributed throughout the project. Each individual garage building will be limited to 5 stalls in width. Twelve of the spaces are designated for handicapped persons. 3. Section 3.2.3, Solar Access, Orientation, Shading Due to the location of the buildings within the property, and the location of other structures adjacent to the property, the proposed buildings will not cast a shadow during the times specified in the LUC. 4. Section 3.2.4, Site Lighting A photometric plan has been submitted in conjunction with the PDP. This plan shows compliance with both on and off -site lighting standards within the LUC. All site lighting within this project must meet City standards for exterior lighting. Caribou Apartments, Project Development Plan #18-02A Type II Planning and Zoning Board Review Page 3 A 10,000 sq.ft. open area is provided in front of Building 4 which will provide a functional gathering place for residences of the project. Additional recreation amenities are included within the clubhouse, which includes an outdoor pool, patio and seating areas. 4. Article 3 of the Land Use Code — General Development Standards The Project Development Plan complies with all applicable General Development Standards as follows: A. Division 3.2,1 Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection Landscaping has been provided in all areas which will not be included in parking areas, drives or building footprints. The landscape plan provides a variety of canopy trees, ornamental trees, shrubs and ground covers. The landscape plan has been designed to use plants to enhance building design, soften walls and building mass and visually break up parking areas. All plant materials are of adequate size and diversity as required by this section. The landscape plan is in compliance with the City's water conservation standards. Street canopy trees have been located within the parkway of the detached sidewalks along Timberline Road and Caribou Road. Street trees will also be provided along the internal private street. There are a number of existing trees on this lot. Approximately five trees are shown to be removed by the development of the project. Four of these trees are considered to have significant community value, as determined by the City Forester. Additional trees will be planted within the project, pursuant to the mitigation measures within Section 3.2.1(F) of the LUC to offset the impacts- from removing these trees. Fifteen remaining spruce and pine trees will be relocated within the site. Sight distance easements are shown on the subdivision plat and landscape plan. Buildings, evergreen trees and large shrubs will not be located within these easements. Four trash enclosures will provide screening of trash collection areas within the project. 2. Section 3.2.2, Access, Circulation and Parking Caribou Apartments, Project Development Plan #18-02A Type II Planning and Zoning Board Review Page 2 2. The Project Development Plan complies with all applicable district standards of Section 4.22 of the Land Use Code, (E) Employment District. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. FINDINGS and ANLYSIS: 1. Background The surrounding zoning and land uses are as follows: N: E — undeveloped S: E — storm drainage detention pond E: RL — attached single family W: E — enclosed mini -storage The propertny was annexed in September 1977 and June 1986 as part of the Harmony 2" Annexation and Chadwick Annexation. 2. Division 4.22 of the Land Use Code, Employment Zone District The use of multi -family residential is permitted in the E zone district subject to Planning and Zoning Board Review (Type II). Multi -family residential is included as a secondary use within the E zone district. The PDP meets the applicable Land Use Standards as follows: A. Section 4.22(D)(4) Dimensional Standards The proposed buildings are three stories in height, the maximum height permitted for residential buildings within the E zone district. B. Section 4.22(D)(3) Density The minimum overall residential density within the E zone district is 7 units per net acre of land. Caribou Apartments proposes 193 units on 9.5 acres of net land area for an overall density of 20.3 units/acre. C. Section 4.22(D)(6) Mix of Housing Types A minimum of two housing types shall be included in all residential developments greater than 10 acres in size. The proposed PDP includes 192 multi -family residential units and a mixed —use dwelling unit (caretaker's residence). These two unit types are consistent with the criteria in this Section. D. Section 4.22(D)(7) Access to Park, Central Feature or Gathering Place r ITEM NO. q_ MEETING DATE 16 03 STAFF Bob Barkeen Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Caribou Apartments Project Development Plan - #18-02A [Type II Planning and Zoning Board Review] OWNER: Hendricks Communities, LLC 1165 South Pennsylvania Street, Suite 200 Denver, CO 80210 APPLICANT VF Ripley Associates 401 West Mountain Avenue, Suite 201 Fort Collins, CO 80521 PROJECT DESCRIPTION: Caribou Apartments is a project development plan for a 193 unit multi -family complex located along the west side of Timberline Road and south of Caribou Drive. The project is located on 10.8 acres of land and will yield a gross density of 17.8 units/acre. The multi -family buildings will be arranged into two - 20 unit buildings, two - 32 unit buildings and two - 44 unit buildings. The buildings will range from two to three stories in height. Off street parking will be provided in both surface parking stalls and in detached garage units. A clubhouse with recreation amenities is also included with the project. The site currently has a single-family residence on the property: This house is not incorporated into the site plan and will be razed. The property is zoned E — Employment District. A subdivision plat is accompanying the project development plan. This plat will create a tract upon which the project will be developed and dedicate all necessary rights -of -way and easements to support the project. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This project has been reviewed in accordance with the applicable requirements of the Land Use Code (LUC) and was found to be in substantial compliance with the following: 1. The proposed land uses are permitted in the (E) Employment District. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT