HomeMy WebLinkAboutCOURTYARD COMMONS (TO LANDINGS BAY) - PDP - 38-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSThe peak hour background traffic for Year 2000 is depicted on Figure 6. As mentioned above, this
was developed by factoring existing traffic to account for overall growth within the area and also
accounting for traffic from other proposed projects near the study area.
BACKGROUND TRAFFIC YEAR 2018
Future projections of background traffic for Year 2018 were developed by: factoring the existing
traffic to account for overall growth and adding traffic from proposed developments.
At the intersection of Boardwalk Drive and Landings Drive, it was assumed that the northbound and
southbound directions would be limited to right -turns only.
An overall growth in traffic of approximately 1.5 to 2 percent annually was applied to the study
intersections. The existing traffic volumes were adjusted upward by a total of 35 to 49 percent to
reflect this area wide growth.
. r f . U =.Tlr=.:
Each of the development projects mentioned in the Year 2000 analysis were accounted for in the
Year 2018 analysis.
The peak hour background traffic for Year 2018 is depicted on Figure 7. As mentioned above, this
was developed by factoring existing traffic to account for growth near the study area and adding
traffic from nearby developments.
14
Landings Bay - Project Development Plan, #38-98
April 1, 1999 P & Z Meeting
Page 3
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: E; undeveloped, unplanned land
S: E; existing office use (Landings Office Park)
W: C; existing retail uses (ShopKo, Toys 'R' Us)
E: RL; existing single family and multi -family residential (The Landings, The
Wharf Condominiums)
This property was annexed into the City as part of the South College Properties
Annexation in December, 1979.
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The LANDINGS BAY, PDP contains proposed land uses that are permitted both as
Type I uses (offices), subject to administrative review, and Type II uses (multi -family
residential), subject to Planning and Zoning Board review. This type of development
review does require that a neighborhood meeting be held prior to submittal of the
project, and a meeting was held on May 26, 1998 at the Harmony Presbyterian church.
There were 5 neighbors present at this meeting, as well as the developer and a
representative of the City's Current Planning staff.
Primary concerns expressed at this neighborhood meeting centered around additional
traffic that could potentially impact Landings Drive in their neighborhood. The
Transportation Impact Study that was submitted for this development proposal indicates
that the streets and intersections in the area would continue to operate at acceptable
levels, with the exception of the southbound left -turn movement at the Landings Drive -
Boardwalk Drive intersection. The City of Fort Collins is considering modifications to this
intersection which would remove the northbound and southbound left-turn/through
movements. These modifications would eliminate the delays to the aforementioned
movements.
3
Steve Olt - an ings Bay Project Page
From:
"Christian Zier' <cenarch@world net. att. net>
To:
FC8.CPES(SOLT)
Date:
4/1/99 2:01 PM
Subject:
Landings Bay Project
Dear Mr. Olt:
We own a building in the Landings Office Park adjacent to Lagunitas
Companies' proposed Landings Bay project (between JFK Parkway and Landings
Drive). It is our understanding that a modification is required from the
Planning and Zoning Board in order for the residential portion of the
project to be approved. We have reviewed the site plan of the project and
feel that the proposal to incorporate office buildings with residences
around a courtyard is both aesthetically pleasing and a creative use of
space in an area that bridges commercial and residential. Therefore, we
hope that the Planning and Zoning Board will approve all necessary
measures to pave the way for this project. Thank you.
Regards,
Denise Fallon Zier
Christian J. Zier
300 Boardwalk Building 4
Ft. Collins 80525
MAR-31-99 WED 02:19 PM CATES,KIRBY&CO.
1 970 223 0157 P.02
Gates, Kirby
Company, p.c.
March 30, 1999
City of Fum-l- Collins
81Ctsl,.Ai.11g rV Zoning Board
l.adioC and Gerltlemeil:
:100 D. liowrdwalk, oulldiny 5R
F'urL COUVAX. 0010371)LdO 80525
(970) 228-1704
Ton, L. Qgtor. C.P A
Lonnie i Mil,y. l^..P.h.
wR nwn a building in the Landiru7s Office Ps,-k And are
concerned about what may be bu11L next. tc'j 139. when wo purc:hamed
Clip buildirl4, wr wcu.Aed a rpii ef: protessional neighborhoud f4uat
which lu iu1A our h,isinese (Certificd Public Ac:cousi.Lixla.3 Firm) -
we are not cure how the lui4d Lo the rnvhh of us io Monad,
but; we have 7rev14aWUd J'cu1 Prr,,,f. y' A proposal for a businue" PdLL.k
azld mulf-i f•aatily „nif-.A. ' Owl- primary Concern io LhdL Llse
atr„r:r„rR he of good quality ind professional dYpearaxAra. we
have no objcotion to multi family usliLs as Inn.g AS the
development isa pz-op A&ly landscapeel with trees and ahrubo and
LhaL Llla bi.,i lrlings f•ii- A• similar dcoign ao the builtil.saJts ils the
T,An.Hings Ott±ce Park.
If Ion Prouty 1.4 Llle develOper., wn heLieve that hiC designs
wc�uld b"- � •r+mpat i l-I1 p with hhAt: ot the oxiating CommunlLy. .
We would have liked to express our upisiions at. yn,,,-
planning committee tneuLisuJa, .however, it-. is tax season and we
dt•e ac•uountants . Thnnks in Advance for giving thought Lu crux-
r-.nmme.nhs- It anyone from the planning board woulU like to
discuoo thlo with us in more dcit:uil, please ccAJl „s.
9i mere I y,
Gates Kirby Sc CcymtJasly, P.C.
To L , a M
PrP i r7ta,nY.
Mombort: American tnotitute of Certified Public Accountants
Colorado Oacict,y or Cc. imcd Public Accountants
MAY-15-1999 11:22 i PVH FAMILY MEDICINE CTR 970 495 8891 P.01/01
May 15, 1998
Stephen Olt
City Planner
Community Planning and
Environmental Services
City of Ft. Collins
PO Box 580
Ft. Collins, CO 80522-0580
Re: Neighborhood meeting - May 26`" - Applicant: LAGLUNITAS COMPANY
Dear Mr. Olt:
We received your letter yesterday and I wanted to reply now as I may not be able to attend this
very important meeting.
We live on Leeward CL, off Landings Drive. I'm sure you are well aware of the traffic problems
our area is experiencing. By building these "townhomes"...that is going to add more traffic to an
already too busy neighborhood street. I can't begin to tell you how many times we have almost
been hit coming out of Leeward onto Landings..... it is a nighvnare... to put it mildly. Drivers
refuse to abide by the posted speed limit signs and thus .... the problems just continue.
I am NOT thrilled to hear of this new development... for many reasons:
• Traffic problems already exist on Landings Drive -
• Too much new construction going up as it is already -
• We're becombi g another California as more and more homes are being built on top of each
other -
• Let's do something more constructive with this land and other land .... put a park in.. keep
Colorado
• beautiful... not so congested with businesses and NEW homes.
• What price range will they be ..... we sure don't need or even want a low price range of homes
nearby - as that will just decrease our property values and bring in `undesirables" to the area.
I don't mean to sound "difficult" but I am very concerned. Do we really need another
development?? I mean - really???
Thanks for your attention to this matter.
Sincerely,
4n�j
Susan Roach
324 Leeward Ct.
Ft. Collins, CO 80525
TOTAL P.01
VIL CONCLUSIONS
This study assessed the potential impacts of constructing the Courtyard Commons project north of
Boardwalk Drive between JFK Parkway and Landings Drive in Fort Collins, Colorado. As a result
of the analysis, the following conclusions were drawn:
The potential impacts of the proposed project were evaluated at the following intersections:
Boardwalk Drive and JFK Parkway, Boardwalk Drive and landings Drive, JFK Parkway and Bockman
Drive, JFK Parkway and site access drive at Shopko Delivery Drive, JFK Parkway and site access
drive at Shopko Parking Lot Drive, and Landings Drive at the proposed site access drive.
The traffic impact analyses were performed for existing conditions, and future Years 2000 and 2018.
Future background traffic conditions without the project and total traffic conditions, with completion
of the proposed project, were evaluated.
Under existing conditions, each of the study intersections are currently operating at an acceptable
level of service with the exception of the southbound left -turn from Landings Drive to Boardwalk
Drive. This movement currently experiences long delays. The City of Fort Collins is considering
modifications to this intersection which would remove the northbound and southbound left-
turn%through movements.
For Year 2000 background and total traffic conditions, the study intersections are projected to
operate at acceptable levels of service, with the exception of the northbound and southbound traffic
movements from Landings Drive. The potential modifications to this intersection would eliminate the
delays to these movements. As these delays become unacceptable to motorists, they will most likely
shift to available alternative routes.
For Year 2018 future background and total traffic conditions, the study intersections are projected
to operate at acceptable levels of service.
Pedestrian LOS to and from the proposed Courtyard Commons project is acceptable in some areas;
however, there are several gaps within the sidewalk system in the area surrounding the project site.
Most of these gaps will be eliminated with the development of vacant parcels. Bicycle facilities are
present within the entire study area. The project site will be directly connected to the facilities on
JFK and Landings. Currently, transit service to the study area, which is provided by Route 1 and the
Southside Shuttle, is operating at an acceptable level of service. It is anticipated that this level of
service will be maintained or improved in the future.
24
PEDESTRIAN LEVEL OF SERVICE
Pedestrian circulation within the study area has several gaps in the sidewalk system. As indicated
in the description of existing conditions, there are gaps in the sidewalk system on both JFK and
Landings. These gaps are primarily adjacent to undeveloped parcels; however, gaps also exist on
the east side of Landings adjacent to some existing residential uses.
Pedestrians crossing JFK Parkway should utilize the signalized crossing at Boardwalk/JFK.
Currently, there are no sidewalks present to make this connection; however, the adjacent property
is currently developing and it is assumed that sidewalks will be constructed in the near future. If the
pedestrian activity to and from Courtyard Commons directly to the west is found to be significant,
it would be beneficial to Install a crosswalk at Bockman Drive. This location Is at an existing
intersection and would allow for good sight distance. Pedestrians crossing Landings Drive should
be encouraged to cross at the intersection of Boardwalk/Landings. Crossing at the proposed access
drive should not be encouraged due to the curvilinear alignment of Landings Drive.
The pedestrian level of service was evaluated based upon the criteria set forth in the City of Fort
Collins Multimodal Transportation Level of Service Manual, March 28, 1997. The Pedestrian LOS
Worksheet is provided in Appendix H. As indicated in the worksheet, the gaps in the sidewalk
system result in a poor level of service with regards to continuity. As mentioned above the street
crossing could be performed at signalized intersections or stop -controlled intersections. However,
additional crosswalks might be necessary to accommodate pedestrians.
BICYCLE LEVEL OF SERVICE
There are bicycle facilities within the entire study area. The bicycle level of service to/from the
proposed project to adjacent areas is acceptable. The Bicycle LOS Worksheet is provided in
Appendix H.
TRANSIT LEVEL OF SERVICE
The current transit level of service is determined based upon the following data related to Route 1:
the 12 hours of weekday service, 30 minute headways, a travel time factor of 2.0, and a peak load
factor of less than 1.2. Based upon the criteria set forth by the City of Fort Collins, the project site
is located within an area defined as the "remainder of service area". Currently, the level of service
is LOS D, which Is acceptable for this service area.. It is anticipated that this level of service will be
maintained or improved in the future with implementation of the Fort Collins Transit Development
Plan.
23
TABLE 4
INTERSECTION PEAK HOUR LEVELS OF SERVICE
FUTURE TRAFFIC CONDITIONS - YFAR MIR
Peak Hour Level of
Service
Background
Total
AM
PM
AM
PM
Boardwalk/JFK Prkwy
(signalized)
B
::B
B
B
Boardwalk/Landings
(stop controlled)
NB
A
B
A
B
SBR
A
B
A
C
EBL
A
B
A
B
WBL
A
B
A
B
Overall
A
A
A
A
JFK Prkwy/Bockman
(stop -controlled)
EB UR
A
C
A
C
NB
A
A
A
A
Overall
A
A
A
A
JFK Prkwy/Shopko Delivery
(stop -controlled)
EB UR
A
B
A
B
WB UR
-
-
B
C
NB
A
A
A
A
SBL
-
-
A
A
Overall
A
A
A
A
JFK Prkwy/Shopko Drive
(stop -controlled)
EB UR
A
C
A
C
WB UR
B
C
B
C
NB
A
A
A
A
SBL
A
A
A
A
Overall
A
A
A
A
Landings/Access Drive
EB UR
-
-
A
A
NB L
-
-
A
A
Overall
-
-
A
A
22
TABLE 3
INTERSECTION PEAK HOUR LEVELS OF SERVICE
FUTURE TRAFFIC CONDITIONS - YEAR 2000
Peak Hour Level of
Service
Background
Total
AM
PM
AM
PM
Boardwalk/JFK Prkwy
(signalized)
B
B
B
B
Boardwalk/Landings
(stop controlled)
NB L/T/R
B
F
B
F
SBL
C
F
C
F
SB T/R
B
D
B
D
EBL
A
B
A
B
WBL
A
A
A
A
Overall
A
D
A
E
JFK Prkwy/Bockman
(stop -controlled)
EB UR
A
B
A
B
NB
A
A
A
A
Overall
A
A
A
A
JFK Prkwy/Shopko Delivery
(stop -controlled)
EB UR
A
B
A
B
WB UR
-
-
A
B
NBL
A
A
A
A
SBL
-
-
A
A
Overall
A
A
A
A
JFK Prkwy/Shopko Drive
(stop -controlled)
EB UR
A
B
A
B
WBUR
A
B
A
C
NBL
A
A
A
A
SBL
A
A
A
A
Overall
A
A
A
A
Landings/Access Drive
EB UR
-
-
A
A
NB
-
-
A
A
Overall
-
-
A
A
21
V1. TRAFFIC IMPACT ANALYSIS
The previous chapter described the development of future traffic forecasts both with and without the
proposed project. Intersection capacity analyses are conducted in this chapter for both scenarios
to assess the potential impact of the proposed project -generated traffic on the local street system.
The level of service is also determined for pedestrians, bicycles, and transit.
TRAFFIC ANALYSIS - YEAR 2000
The peak hour background and total traffic volumes for Year 2000, illustrated on Figures 6 and 8,
respectively, were analyzed to determine the Intersection delay and corresponding level of service.
The level of service worksheets are provided in Appendix D and E for the background and total traffic
conditions, respectively. Table 3 summarizes these results for Year 2000 background and total
traffic conditions.
As indicated in Table 3, the traffic movements at each of the study Intersections are projected to
operate at an acceptable level of service under future traffic conditions for Year 2000, with the
exception of the northbound and southbound left turns and throughs from Landings to Boardwalk.
As mentioned earlier, within the City of Fort Collins, the minimal acceptable level of service is LOS
D or better. It is projected that, under total traffic conditions for Year 2000, the northbound and
southbound left -turn and through traffic from Landings will experience long delays, as they do under
current conditions. This is one of the exits from the Post Office. If these delays become
unacceptable, this traffic would have the option of utilizing the alternative exit located on JFK
Parkway. The City is currently monitoring this location and may impose the traffic restrictions of
allowing only right-in/right-outAeft-in movements at this intersection.
TRAFFIC ANALYSIS - YEAR 2018
The Year 2018 peak hour traffic volumes for background and total traffic conditions (after completion
of the proposed project) were analyzed to determine the intersection delay and corresponding level
of service. The level of service worksheets are provided in Appendix F and G for background and
total traffic conditions, respectively. Table 4 summarizes these results. The level of service analysis
shown in Table 4 indicates that the study intersections will operate at acceptable levels of service.
20
o
c
v rc•.
BOCKMAN DR.
10/40
40/75
-o
E °Pko �-*, i
NOM
NOM
I
00
u�ij
N
N
- S/NpA4
-10/5
Site
� M N
D ive ko
NOM/10 —�
NOI4 y
5/5
- 5/15
'N0M
10/55
0
Lo
N
AM/PM
Rounded to the nearest
5 Vehicles.
o
LO
Jzly
f 1
NOM--]
5/5-y
on
\v
o
LO
LO
"'5
Alp/6 6°
�'S/»s 1
TOTAL TRAFFIC - YEAR 2018
A&
N
NO SCALE
Figure 9
19
� '
�o
BOCKMAN DR.
5/30 f
--
30/60
LO
5O/N
OMshoe
"00(
10Delivryy
/5
(
N
� h �
Drive ko ��
NOM/10
NOM y
5/5
5/15
NOM
s Lo
/r-10/55
/ 1
NOM
t
I
� �
O
5/5
� O
\M
N
I
Z N
� h �
C) LO
'? 5
s5
315
r 7%Ssa
44
10/30
}
oo\
AM/PM
Rounded to the nearest
6 Vehicles.
TOTAL TRAFFIC - YEAR 2000
A&
N
NO SCALE
Figure 8
18
V. FUTURE TOTAL TRAFFIC PROJECTIONS
The future total traffic projections reflect future traffic conditions with the traffic from the proposed
Courtyard Commons project. The future total traffic projections were developed for Years 2000 and
2018.
TOTAL TRAFFIC YEAR 2000
The total traffic for Year 2000 was developed by adding traffic from the Courtyard Commons project
to the background traffic for Year 2000. The resulting peak hour total traffic projections for Year
2000 are shown on Figure 8.
TOTAL TRAFFIC YEAR 2018
The total traffic for Year 2018 was developed by adding traffic from the Courtyard Commons project
to the background traffic for Year 2018. The resulting peak hour total traffic projections for Year
2018 are shown on Figure 9.
17
o�
vC,
BOCKMAN DR.
10/40
35/70
O �
Z N
D 11ery_fJ11
NoM
NOM I
�o
h
1-3
Drive ko
*40
NOM/10 -�
NoM
5/5
o �o
b N
� N
to
}
o�
N
NOM/5
NoM
5/25
�oCO
v-
o
39 45 � �S/g�0
�0
� SSO ��
5
15/35 ,
huh
Q0
0
^ d
AM/PM
Rounded to the nearest
5 Vehicles.
BACKGROUND TRAFFIC - YEAR 2018
4
N
NO SCALE
Figure 7
16
0
� �
o '-
r�
am-&ekieKJ no
ivePko =
NOM/l o — 4
NOM
5/5
AM/PM
Rounded to the nearest
5 Vehicles.
BACKGROUND TRAFFIC - YEAR 2000
A&
N
NO SCALE
Figure 6
15
IV. FUTURE BACKGROUND TRAFFIC PROJECTIONS
In order to properly evaluate the potential impact of the proposed Courtyard Commons project on
the local traffic conditions, future traffic volumes were first estimated for the study area wit114t1I the
project. These future forecasts reflect the growth that is expected from overall development in and
around the City of Fort Collins and from proposed projects within the vicinity of the project site.
BACKGROUND TRAFFIC YEAR 2000
The growth reflected in Year 2000 Background Traffic is based on two factors: area wide growth
and development, and traffic generated by specific known projects located near the study
intersections.
It was assumed that the extension of JFK Parkway, south to College Avenue, would be completed
by the Year 2000. Some traffic within the study area was shifted to JFK to reflect this improvement.
Based upon historical traffic growth and information within the North Front Range Regional
Transportation Plan, October 1994, it was determined that traffic within the study area has increased
by approximately 1.5 to 2 percent per year.
Traffic From Nearby Prolacts
The following projects are planned within the short range future:
- the Landings office park development located on the north side of Boardwalk would be
completed,
- the Harmony Towne Center, a commercial development north of Harmony Road at the
extension of JFK Parkway, would be completed,
- the Highpoint Office Park would be completed. This is a future 50,000 office park project
located west of Boardwalk Drive and north of Troutman,
- the future project located at the northeast corner of Harmony Road and Boardwalk Drive.
This was assumed to be a bank and office uses.
13
��
Lo
BOCKMAN DR.
RECENT PEAK HOUR TRAFFIC
A&
N
NO SCALE
Figure 5
12
BOCKMAN DR.
Sh?Pko
rn
oriveko
AM/PM
7/3 --�
n raj
412
1217
— 2/10
4128
1
Site I
% r 2/1 �
N 6/3
' I N
'------------
A&
N
NO SCALE
SITE GENERATED TRAFFIC Figure 4
111. PROJECT TRAFFIC PROJECTIONS
Development of traffic projections for the proposed Courtyard Commons project involved the
following steps: estimation of trip generation, development of trip distribution, and assignment of
traffic to the street system.
TRIP GENERATION
Standard traffic generation characteristics compiled by the Institute of Transportation Engineers in
their report entitled Trip Generation, 6th edition, 1997, were utilized to develop trip generation
estimates for the proposed office park. The estimated trip generation is shown in Table 2. A vehicle
trip is defined as a one-way vehicle movement from a point of origin to a point of destination.
TABLE 2
TRIP GENERATION
AM Peak Hour
Land Use I Units I ITE I In
Code
Office j 30.55 1 336 1 42
TOTAL I 1 1 48
TRIP DISTRIBUTION
Out Total
24 30
6 48
30 78
PM Peak Hour '
In
Out
Total
24
13
37
8
38
46
32
51
83
The overall directional distribution of the site -generated traffic was determined based on the location
of the site within the City of Fort Collins and upon existing traffic patterns. The trip distribution used
in the traffic analysis is depicted on Figure 4.
TRAFFIC ASSIGNMENT
Traffic assignment is how the generated and distributed trips are expected to be loaded on the street
network. The site -generated trip assignments are shown on Figure 5.
10
Landings Dr. North of Boardwalk on the east side of Landings there are no sidewalks adjacent to
the residential areas of the Landings.
BICYCLE FACILITIES
There are bicycle lanes on each of the streets within the study area. The bicycle lanes are primarily
5 to 6 foot wide, from face of curb to the edge of the lane.
TRANSIT SERVICE
There are currently two transit routes, Route 1 and the Southside Shuttle, which are within the 1/4
mile walking distance of the project site. Route 1 provides service from the Front Range Community
College and the South Transit Center to downtown, the North Transit Center, and CSU. There are
bus stops at College Avenue and Boardwalk Drive. Route 1 provides 30 minute headways and
service is provided for 12 hours during the weekday.
The Southside Shuttle provides service to areas of Fort Collins south of Prospect Road and serves:
the Drake Crossing Shopping Center, the Square, the new Fort Collins High School, and Hewlett
Packard. Within the study area, this route operates on JFK and Boardwalk. There are bus stops
on JFK at Horsetooth Road and on Boardwalk near the Post Office. The service operates with three
morning runs and three afternoon runs. Service is Monday through Friday.
TABLE 1
INTERSECTION PEAK HOUR LEVELS OF SERVICE
EXISTING TRAFFIC CONDITIONS
Peak Hour Level of
Service
AM
PM
Boardwalk/JFK Prkwy
(signalized)
B
B
Boardwalk/Landings
(stop controlled)
NB L/T/R
B
D
SB L
C
F
SB T/R
B
C
EB L
A
A
WBL
A
A
Overall
A
B
JFK Prkwy/Bockman
(stop -controlled)
EB UR
A
B
NB L
A
A
Overall
A
A
JFK Prkwy/Shopko Delivery
(stop -controlled)
EB UR
A
B
NB L
A
A
Overall
A
A
JFK Prkwy/Shopko Drive
(stop -controlled)
EB UR
A
B
NB L
A
A
Overall
A
A
INTERSECTION LEVEL OF SERVICE METHODOLOGY
Level of service (LOS) is a qualitative measure used to describe the conditions of traffic flow, ranging
from excellent conditions at LOS A to overloaded conditions at LOS F. Level of service definitions
are provided in Appendix B. Typically, the standard for minimum acceptable LOS is D. The
Signalized and Unsignalized Intersection Analysis techniques, as published in the Highway Capacity
Manual by the Transportation Research Board in 1994, were used to analyze the study intersections
for each of the traffic scenarios. The capacity worksheets for existing conditions are provided in
Appendix C. These techniques allow for the determination of the intersection level of service based
on congestion and delay of each traffic movement.
EXISTING PEAK HOUR LEVELS OF SERVICE
Table 1 summarizes the existing weekday morning and afternoon peak hour level of service at the
study Intersections. Under actual existing conditions, the study intersections are operating at an
acceptable level of service during the peak hours, with the exception of the Boardwalk/Landings
intersection. At this intersection, the southbound left turns currently experience long delays. The
City of Fort Collins Traffic Engineering staff is currently considering the elimination of left -turn and
through movements at this location due to the signalization of the adjacent intersection of Boardwalk
and JFK Parkway. For the short range analysis, Year 2000, it was assumed that this intersection
would remain as it exists today. The long range analysis, Year 2018, will assume that this restriction
has been put into effect and, in the northbound and southbound directions, only right turns would
be allowed.
PEDESTRIAN FACILITIES
As mentioned within the description of the street system, most of the study area currently has
sidewalks to accommodate pedestrian flows. The pedestrian facilities within a 1/4 mile of the project
site were examined. Many of the sidewalks were approved and built under earlier City Design
Standards. The existing sidewalks vary in location from being directly attached to the curb and gutter
to being detached with a parkway separation between the roadway and the sidewalk. The width of
the sidewalk varies from 2.5 feet to 5 feet. The sections of roadway which have gaps within the
pedestrian network or very narrow sidewalks are listed below.
JFK Parkway North of Boardwalk on the west side of JFK, there is one section where a temporary
2.5 to 3 foot asphalt sidewalk exists on a parcel of land which is currently vacant.
North of Boardwalk on the east side of JFK, there Is no sidewalk with the exception
of a northern section near Horsetooth Road and a small section of sidewalk near a
bridge structure for a canal.
Landings Dr. North of Boardwalk on the west side of Landings, there is a section where sidewalk
currently does not exist. This section is south of The Wharf Condominiums and north
of the Landings Office development.
BOCKMAN DR. ✓ �'
40%
TRIP DISTRIBUTION
e
OgAO�q<k
OR
o�
co
0
z
z
A&
N
NO SCALE
Figure 3
rol
II. EXISTING CONDITIONS
A comprehensive data collection effort was undertaken to develop a detailed description of the
existing conditions within and near the project site. The assessment of conditions relevant to this
study include land use, streets, traffic volumes, traffic operating conditions on the street system,
pedestrian facilities, bicycle facilities, and transit service.
EXISTING STREET SYSTEM
As illustrated on Figure 1, Boardwalk Drive is a curvilinear minor arterial street. This roadway
currently is built with two travel lanes, one in each direction. At most intersections, there are left -turn
lanes. The speed limit is posted at 30 mph. The intersection of Boardwalk at JFK Parkway is
signalized. The intersection of Boardwalk and Landings Drive is stop -controlled for Landings Drive.
There are sidewalks and bike lanes on both sides of Boardwalk Drive, with the exception of the north
side of Boardwalk on the east side of JFK Parkway. A variety of land uses exist adjacent to
Boardwalk: near College Avenue, these are commercial/office; near Landings is the Fort Collins
Post Office and other office uses; the remainder of uses are primarily residential.
JFK Parkway is a north/south arterial street which exists between Monroe (adjacent to the Foothills
Fashion Mall) and terminates to the south of Troutman Parkway. The speed limit is posted at 30
mph. North of Boardwalk, adjacent to the project site, JFK is currently striped to provide three travel
lanes, two southbound lanes and one northbound lane. North of the project site, JFK is striped for
four travel lanes. South of Boardwalk, JFK Parkway accommodates four travel lanes and a center
left-tum lane. There are bike lanes on both sides of JFK. The adjacent land uses include
commercial, office, residential, and the Fort Collins Post Office. There are sidewalks adjacent to the
areas which have been developed; however, there are several segments on both the east and west
sides of JFK which currently have no sidewalks.
Landings Drive is a two lane, north/south arterial street. It is recommended that Landings Drive be
reclassified as a collector street. Landings Drive lines up with Stanford Road at Horsetooth Road.
Stanford Road is classified as a collector street. JFK Parkway is one block west of Landings Drive.
It is logical that Landings Drive be classified as a collector. The speed limit is posted at 25 mph.
The adjacent land uses include residential and office. Landings terminates at the Fort Collins Post
Office. There are bike lanes on both sides of the street. The sidewalk system adjacent to Landings
Drive has several gaps adjacent to undeveloped parcels. Also, the Landings residential area,
located north of the project site on the east side of Landings Drive, was designed, approved, and
built without sidewalks.
EXISTING INTERSECTION PEAK HOUR TRAFFIC VOLUMES
Morning and afternoon peak hour traffic counts were conducted at each of the study intersections
during June 1998. The existing peak hour traffic volumes are depicted on Figure 3. The count data
is provided in Appendix A.
5
Total Traffic - Years 2000 and 2018 - This is an analysis of future traffic conditions
with traffic expected to be generated by the proposed project added to the
Background Traffic forecasts. The impacts of the proposed project on future traffic
operating conditions can then be identified.
The following intersections were identified to be analyzed for the scenarios above:
1. Boardwalk Drive and JFK Parkway
2, Boardwalk Drive and Landings Drive
3. JFK Parkway and Bockman Drive
4. JFK Parkway and access drive at Shopko Delivery
5. JFK Parkway and access drive at Shopko Parking
6. Landings Drive and the proposed access drive
ORGANIZATION OF REPORT
The remainder of this report is divided into six parts. Chapter II presents an analysis of the existing
street system and traffic conditions for each of the study intersections, and the existing alternative
modes base conditions. Forecasts of future background traffic for Years 2000 and 2018 are
provided in Chapter III. Traffic projections for the proposed project are discussed In Chapter IV.
Chapter V presents the total traffic projections for Years 2000 and 2018. The future intersection
operating conditions and the alternative modes analyses are presented in Chapter VI. Chapter VII
provides a summary of the study results.
BOCKMAN
SITE PLAN
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Figure 2
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SITE LOCATION Figure 1
I. INTRODUCTION
This report documents the findings of a traffic study conducted to evaluate the potential traffic
impacts and circulation needs of the proposed Courtyard Commons project, located north of
Boardwalk Drive between JFK Parkway and Landings Drive in Fort Collins, Colorado.
PROJECT DESCRIPTION
The proposed project is a combination of office and residential uses. The office area would
accommodate approximately 30,550 square feet. The project will also include approximately 64
dwelling units of apartment use. The project is located north of Boardwalk Drive between JFK
Parkway and Landings Drive. The site location is shown on Figure 1. Access to the proposed
project would be from three access drives. The site plan is depicted on Figure 2..There are two
access drives from JFK Parkway: the northern most access drive would be aligned with the delivery
entrance to the existing Shopko store and would serve the residential uses only, the southern most
drive would be aligned with the parking lot entrance to the Shopko store. This southern drive would
provide access to the office use and would serve as a joint access with the Landings Office Park
located south of the site. The third access is from the residential uses to Landings Drive. Each of
the access drives are proposed to provide full -movement into and out of the site.
STUDY SCOPE
The scope for this study was developed in conjunction with the Fort Collins Transportation
Engineering staff. The base assumptions, technical methodologies and geographic coverage of the
study were all identified as part of the study approach.
The study is directed at the analysis of potential project -generated traffic impacts along the existing
and future street system. The following traffic scenarios are analyzed in the study:
Existing Conditions - The analysis of existing traffic conditions is intended to provide
a basis for the remainder of the study. The existing conditions analysis includes an
assessment of traffic volumes and operating conditions at the study intersections.
Background Traffic - Year 2000 - Future traffic conditions will be projected for Year
2000. The objective of this phase of the analysis is to project future traffic growth
and operating conditions which could be expected to result from regional growth and
from related projects in the vicinity of the project site.
Background Traffic - Year 2018 - Future traffic conditions for Year 2018 will be
determined. The Year 2018 traffic projections will be determined by accounting for
overall future growth in the study area and for traffic generated by proposed projects
within the vicinity of the project site.
Project Generated Traffic - The traffic generated by the proposed project will be
determined.
LIST OF FIGURES
Figuit=
Paae
1.
Site Location.......................................................................
2
2.
Site Plan.............................................................................
3
3.
Trip Distribution..................................................................
6
4.
Site Generated Traffic.........................................................
11
5.
Recent Peak Hour Traffic .....................................................
12
6.
Background Traffic - Year 2000..........................................
15
7.
Background Traffic - Year 2018..........................................
16
8.
Total Traffic - Year 2000.....................................................
18
9.
Total Traffic - Year 2018.....................................................
19
APPENDIX
A Recent Peak Hour Traffic
B Level of Service Description
C Current Peak Hour Operation
D Short Range Background Traffic Operation
E Short Range Total Traffic Operation
F Long Range Background Traffic Operation
G Long Range Total Traffic Operation
H Pedestrian/Bicycle LOS
TABLE OF CONTENTS
1. Introduction.................................................................................... 1
Project Description......................................................................... 1
StudyScope................................................................................... 1
Organization of Report ................................................................... 4
il. Existing Conditions......................................................................... 5
Existing Street System................................................................... 5
Existing Intersection Peak Hour Traffic Volumes ............................ 5
Intersection Level of Service Methodology ...................................... 7
Existing Peak Hour Levels of Service ............................................. 7
Pedestrian Facilities....................................................................... 7
BicycleFacilities............................................................................. 9
Transit Service............................................................................... 9
III. Project Traffic Projections.............................................................. 10
TripGeneration.............................................................................. 10
Trip Distribution.............................................................................. 10
TrafficAssignment......................................................................... 10
IV. Future Background Traffic Projections ............................................ 13
Background Traffic Year 2000........................................................ 13
Background Traffic Year 2018........................................................ 14
V. Future Total Traffic Projections....................................................... 17
Total Traffic Year 2000.................................................................... 17
Total Traffic Year 2018.................................................................... 17
VI. Traffic Impact Analysis.................................................................... 20
Traffic Analysis - Year 2000............................................................ 20
Traffic Analysis - Year 2018............................................................ 20
Pedestrian Level of Service............................................................. 23
Bicycle Level of Service................................................................... 23
Transit Level of Service................................................................... 23
VII. Conclusions..................................................................................... 24
LIST OF TABLES
Table Paae
1. Intersection Peak Hour Levels of Service Existing Traffic Conditions 8
2. Trip Generation................................................................................ 10
3. Intersection Peak Hour Levels of Service Future Traffic Conditions -
Year2000........................................................................................ 21
4. Intersection Peak Hour Levels of Service Future Traffic Conditions -
Year2018........................................................................................ 22
COURTYARD COMMONS
TRANSPORTATION IMPACT STUDY
FORT COLLINS, COLORADO
JUNE 1998
Prepared for:
Lagunitas Company
3307 South College Avenue, Suite 200
Fort Collins, CO. 80525
Prepared by:
MATTHEW J. DELICH, P.E./RUTH ROLLINS, P.E.
2272 Glen Haven Drive
Loveland, CO 80538
Phone: 970-669-2061
FAX: 970-669-5034
V/
for
Project:
Meeting Lo
Attendees: Please sign this sheet. The information will be used to
update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Planning Department (221-6750) if you N`Rsh to
receive minutes of this meeting.
Did You Receive
Written NotificationAddress?
of this meeting?
Correct
Name Address Zip
Yes
No
Yes
No
L kost�
D
h114 M 302
�O QU;d CIO Ot sa-qd Da flat, 04%
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21. Question: How many bedrooms per dwelling unit will there be?
Answer: These will be 1-bedroom and 2-bedroom units.
22. Question: What is the proposed price range of these units?
Answer: They will be $100,000 to $130,000, if possible.
23. Comment: Regarding the issue of aesthetics, I am really glad that you are
thinking about that. Many projects to the west, towards Taft Hill
Road and Overland Trail, are very unimaginative.
Response: We need to work harder to give people a sense of place and
neighborhood.
12. Comment: My concern is that this development will generate a lot more traffic,
especially with the entry directly onto Landings Drive.
13. Question: Has this property always been zoned "commercial', never zoned to
allow single family residential?
Answer: The property is currently zoned E - Employment, which does allow
different residential densities as a secondary use in conjunction
with other land uses. Previously the property was zoned RP -
Planned Residential, which was a zoning district for areas planned
as a unit to provide a variation in land use and building placement.
14. Question: Will the City be able to change or affect the existing entrance into
the Post Office, possibly to make it safer?
Answer: Basically, the City has no jurisdiction over the Post Office.
15. Comment: There is concern about the nature of the future residents that will
live in this development. Could it be students and many people in a
unit?
16. Question: How will this residential development be a better, low impact
development than the small office complex to the south? Which
project will generate more traffic?
Answer: We will have to contact the Traffic Engineering Department for a
response to this question.
17. Question: Why does the density of the development have to be this high?
Could there be fewer units for the project to work?
Answer: We will probably need this number of units to make the project
economically feasible.
18. Comment: Most residents in the area prefer residential uses over commercial
uses on this property; however, does the density have to be so
high?
19. Comment: There are concerns about the noise level from this development, as
well as additional traffic.
20. Comment: There was a huge difference in noise levels (increase) from the
streets and commercial development to the west when the ditch
company removed trees along the ditch.
3
n
5
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7
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M
Question: Will this development become part of the Landings Homeowner's
Association?
Answer: No, it will have its own HOA with separate covenants. It would be
good to become part of an "umbrella" HOA, if that is possible.
Comment: I would rather see this property development as residential and not
more commercial.
Comment: The increased traffic in the area because of this development will
be a problem.
Question: Could you please address the status of the blank triangle shown at
the southwest corner of the property.
Answer: Small, low impact retail or commercial could occur on that parcel of
land.
Question: Will all of the landscaping that is being shown here actually be in
. the project?
Answer: Yes, there will be based on the City's Land Use Code
requirements. There will be a HOA to maintain the open space and
landscaping.
Comment: It would be a good idea to have a representative of this
development be a part of the overall HOA.
Comment: It would be a good idea to have the ditch company maintain their
trees along the ditch.
10. Comment: Please address the issue of traffic on Landings Drive. We talked to
the City Traffic Department about traffic calming, speed bumps,
etc. It would be good to have more police presence.
Response: That is an issue that we will have to contact the Traffic Department
about. We don't have answers for you this evening regarding this
matter.
11. Comment: The increased volume of traffic in the area is a problem. The
children are crossing the street to go to activities in different areas
and this is of concern.
Response: Perhaps a meeting with the residents, developers, and City Traffic
Department is in order in the near future.
City of Fort Collins
Date:
Applicant:
City Planner:
Location:
Commu y Planning and Environmental -vices
Current Planning
Neighborhood Information Meeting Minutes
for the
TOWNHOUSE COURTYARD COMMUNITY
May 26, 1998
Lagunitas Company
John Prouty
Steve Olt,yfl
Harmony Presbyterian Church
The applicant is proposing to develop a 64 unit multi -family residential project on
approximately 5 acres located east of JFK Parkway, west of Landings Drive, south and
west of the Wharf Condominiums, and north of the Landings Office Park. The property
is in the E - Employment Zoning District. The residential density of this proposed project
is 16 to 21 dwelling units per acre.
There were five neighbors (affected property owners) present at this meeting. Also
present were the developer and a representative from the City Current Planning
Department.
QUESTIONS, CONCERNS, COMMENTS
1. Question: How tall will the buildings be and how many stories will they
contain?
Answer: They will be 3-stories tall, with the rooflines dropped down. We do
not know yet what the building heights will be.
2. Question: How will the garages relate to the Landings?
Answer: None will face the Landings. You will not see garages from
Landings Drive.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Proposal:
Description:
Overall Density
General Population
School Age Population:
Elementary:
Junior High:
SCHOOL PROJECTIONS
#38-98 Landings Bay - PDP - Type II (LUC)
64 Multi -family housing on 4.7 acres
13.6 /du/ac (gross)
64 (multi -family units) x 3.5# (persons/unit) = 224
64 (units) x .104 (pupils/unit) =
64 (units) x .050 (pupils/unit) =
6.656
i�
Senior High: 64 (units) x .046 (pupils/unit) = 2.944
TOTAL= 12.8
# Figures are based on a mix of 2, 3 and 4 bedroom multi -family residential units.
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northeast portion of the property. This ditch
easement is about 1.0 acre in size. There is an
existing detention pond in the northwest portion
of the property, adjacent to the irrigation ditch
that is about 0.54 acre in size. Together these
elements total about 1.50 acres of the property.
The actual residential portion of the development
plan, on a,net basis, would be 3.23 acres in size or
51% of the overall Landings Bay — PDP (6.32
acres).
3. There is an existing office park (Landings Office Park) on
3.2 acres adjacent to and south of this property. The
proposed five office buildings in Landings Bay will be
identical to these existing buildings and will be visually
and functionally an extension of that office park. The
design of and vehicular & pedestrian connections
between the offices will accomplish this. If Landings
Bay were considered to be an extension of the existing
office park and the proposed uses were considered in
the context of the E - Employment District, then the
combination of the Landings Office Park and Landings
Bay could be considered to be a development plan
surrounded by streets on 3 sides and a major irrigation
ditch on the 4th side. In this case, the overall area of the
plan would be 9.52 acres..The net residential portion of
this plan would be 3.23 acres or 34% of the development
plan, which would effectively be a secondary use.
3
Staff recommends that the following supplemental information (in bold type) be
included as part of Finding of Fact/Conclusion 'C' "exception" of the Landings
Bay, Project Development Plan - #38-98, Staff Report and Recommendation:
C. .....request for a modification of the standard, in accordance
with Modification of Standards (by the Planning and Zoning Board)
in the LUC, has been submitted for consideration. Staff has.
.reviewed the request for a modification of the standard and
they have determined that the project as submitted is neither
detrimental to the public good nor impairs the intent and
purposes of this chapter of the City Code; and that it will
protect the public interests and purposes of the standards for
which this modification is requested equally well than would a
plan which complies with the standards for which the
modification is requested for the following reasons:
1. The Landings Bay - PDP as submitted, based on its
proposed land uses and contextual compatibility with
the surrounding existing land uses and conditions in the
area, will provide a benefit in the overall scheme of the E
- Employment District in conjunction with the C -
Commercial District directly to the west.. The existing
commercial, retail, and employment opportunities in the
surrounding areas to the north, south, and west still
comprise the primary uses in the area. The proposed
mix of office and residential uses in this development
plan is supported by numerous Principals and Policies
as set forth in the CITY PLAN, including LU - 1, LU - 2,
T-1,T-4,T-5,HSG-1,EXN-1,ED-1,and ED-2.The
development plan as proposed would provide for a well -
planned mixed use project that accomplishes the City's
stated goals and objectives regarding mixed -use infill
development, providing housing in close proximity to
the workplace (office, commercial, retail), that would
create a walkable community. This will maximize the use
of alternative modes of transportation, thereby
minimizing traffic congestion and air quality impacts.
2. The Landings Bay - PDP is on a 6.32 acre parcel of
ground, approximately 400' wide and 550' long, located
between JFK Parkway and Landings Drive.
The property contains an existing major irrigation
ditch (the Larimer County Canal No. 2) in a linear
easement approximately 60' wide along the
2
Commu.._ry. Planning and Environmental ,.._rvices
Current Planning
City of Fort Collins
MEMORANDUM
Date: March 26, 1999
To: Planning and Zoning Board Members
From: Stephen Olt, City Planner D
RE: Landings Bay, Project Development Plan - #38-98
The Landings Bay, Project Development Plan is a proposal for a mix of small
residential -scale office buildings and multi -family (townhouse -flat) residential
dwelling units on 6.32 acres. Although Residential uses are permitted in the E -
District, they are considered secondary uses and together shall occupy no more
than 25% of the total gross area of the development plan, as set forth in Section
4.22(D)(2) of the Land Use Code (LUC). The gross acreage of the residential
portion of this development plan is 4.72 acres, or 75% of the site (4.72 ac.
divided by 6.32 ac.). A request for a modification of this standard, in accordance
with Modification of Standards (by the Planning and Zoning Board) in the LUC,
has been submitted for consideration.
Pursuant to Division 2.7 - Modifications of Standards (by the Planning and
Zoning Board) of the LUC, any finding made under Sections 2.7.3[A] and
2.7.3[B] shall be supported by supplemental findings showing how the plan, as
submitted, meets the requirements and criteria of said Sections 2.7.3[A] and
2.7.3[B].
Finding of Fact/Conclusion 'C' of the Staff Report and Recommendation to the
Planning and Zoning Board for the April 1, 1999, public hearing date states:
"C. The LANDINGS BAY, PDP meets all applicable standards as set
forth in Division 4.22 - Employment District of the LUC, with the
following exception:
the standard located in Section 4.22(D)(2) - Secondary
Uses of ARTICLE 4 - DISTRICTS. A request for a
modification of this standard, in accordance with Modification
of Standards (by the Planning and Zoning Board) in the
LUC, has been submitted for consideration."
281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020
Landings Bay - Project Development Plan, #38-98
April 1, 1999 P & Z Meeting
Page 16
D. The LANDINGS BAY, PDP is compatible with the surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the request for modification of the standard asset forth
in Section 4.22(D)(2) - Secondary Uses of the LUC.
Staff recommends approval of the LANDINGS BAY, Project Development Plan - #38-
98.
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Staff finds that the project as submitted, based on the land uses and their
contextual compatibility with the surrounding land uses, is neither detrimental to
the public good nor impairs the intent and purposes of this chapter of the City
Code; and that it will protect the public interests and purposes of the standards
for which this modification is requested equally well than would a plan which
complies with the standards for which the modification is requested.
The site is located between an arterial street (JFK Parkway) to the west and a
collector street (Landings Drive) to the east, and is adjacent to single family
residential uses to the east (the Landings), multi -family residential to the north
(the Wharf Condominiums), and offices to the south (the Landings Office Park).
The proposed development will extend the existing office park, providing a 12
building complex containing approximately 70,000 square feet of leasable floor
area for a workplace setting, while providing an additional residential complex
that will serve as a viable transitional use between the existing residential
neighborhoods and the community/regional shopping corridor along South
College Avenue. The residential complex will also provide additional housing
opportunities for potential employees in the commercial, retail, and office uses
adjacent to it. Therefore, staff is recommending that the Planning and Zoning
Board approve the request for a modification to the standards.
5. Findings of Fact/Conclusion:
A. The LANDINGS BAY, PDP contains uses permitted in the E - Employment
Zoning District, subject to review by the Planning and Zoning Board.
B. The LANDINGS BAY, PDP meets all applicable standards as put forth in the
LUC, including Division 3.2 - Site Planning and Design Standards, Division
3.5 - Building Standards, and Division 3.6 - Transportation and Circulation.
C. The LANDINGS BAY, PDP meets all applicable standards as put forth in
Division 4.22 - Employment District of the LUC, with the following exception:
the standard located in Section 4.22(D)(2) - Secondary Uses of
ARTICLE 4 - DISTRICTS. A request for a modification of this standard, in
accordance with Modification of Standards (by the Planning and Zoning
Board) in the LUC, has been submitted for consideration.
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residential is weighted more heavily that office.
This is eminently appropriate for this situation because:
a. This project is not located in the middle of a well established
area of the E District -type uses nor in an area where mostly
primary E-type uses will probably occur or be appropriate in
the future.
b. This narrow strip of E District infill property is strategically
positioned between big box development on the west and
residential development on the east and north. Our plan will
better achieve the objective of mixed use in this situation,
coupled with sensitive transition between big box retail and
residential than would a plan which complies with the
standard.
ii. The housing use was that we propose is complementary to and supports
adjacent workplace uses.
iii. Plan achieves the purpose to promoting excellence in design and
construction of planned office parks, buildings, outdoor spaces, and
streetscapes.
iv. Plan achieves the purpose of continuing the vitality and quality of life in
the adjacent Landings residential neighborhoods.
C. Furthermore, this plan substantially achieves important community needs
including:
Aesthetic and attractive in -town housing immediately
approximate to work places.
ii. Excellent new architectural and planning concepts.
iii. Residential neighborhood with sense of community
and sensitivity to quality of life.
iv. Pedestrian needs are paramount in this project.
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Landings Bay - Project Development Plan, #38-98
April 1, 1999 P & Z Meeting
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good or impair the intent and purposes of the LUC.
Would not be detrimental to the existing office uses (to the south).
Granting of the modification will be beneficial to the existing office
use by assuring the quality and character of the adjacent use,
namely .....
ii. Would not be detrimental to the existing retail uses (to the west).
Granting of the modification will benefit existing retail use by
providing needed housing for some retail employees within walking
and biking distance of their work.
iii. Would not be detrimental to existing residential uses (to the north
and east). Granting of the modification will benefit existing
residential uses by:
a. locking in Landings Drive as primarily a residential street .....
b. assuring compatible uses .....
C. assuring that no possible incompatible business uses will be
constructed.
iv. Would not be detrimental to public good in general, also for the
reasons previously described.
B. Our FDP proposal will advance the gghlig interests and the purposes of
the standard equally well or better than a plan that complies with the
standard.
i. The standard proposes that a residential project in the E -
Employment District not have more than 25% of the gross project
area (of the plan) occupied by residential uses. The purpose of this
standard is to assure that there is the benefit of mixed use in
employment districts without skewing the character of the district to
primarily residential, which would be inappropriate in most cases.
Our project achieves the purpose of the standard that the use be
mixed, namely business and residential; however, in our project
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Section 4.22(D) Land Use Standards
The proposal satisfies the applicable land use standards in the E - Employment Zoning
District, with the following exception:
Secondary Uses. Although Residential uses are permitted in the E District,
they are considered secondary uses and together shall occupy no more than
25% of the total gross area of the development plan, as set forth in Section
4.22(D)(2) of the LUC. The gross acreage of the residential portion of this
"development plan" is 4.72 acres, or 75% of the site (4.72 ac. divided by 6.32
ac.).
Modification requests may be granted if the Planning and Zoning Board
determines that:
(A) the granting of the modification would neither be detrimental to the public
good nor impair the intent and purposes of this Chapter; and
(B) the plan as submitted will advance or protect the public interests and
purposes of the standard for which the modification is requested equally
well or better than would a plan which complies with the standard for
which a modification is requested; or
(C) the granting of a modification from the strict application of any standard
would result in a substantial benefit to the City by reason of the fact that
the proposed project would substantially address an important community
need specifically and expressly defined and described in the City's
Comprehensive Plan, adopted policy, ordinance or resolution (such as, by
way of example only, affordable housing or historic preservation) or would
substantially alleviate an existing, defined and described problem of city-
wide concern (such as, by way of example only, traffic congestion or
urban blight), and the strict application of such a standard would render
the project practically infeasible.
The applicant has submitted a request for a modification of the standard as set
forth in this section, citing the following reasons:
A. The arantina of the modification would not be detrimental to the QqWk
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development on vacant parcels of land.
The bicycle facilities are present within the entire study area, with the project's
on -site facilities connecting directly to JFK Parkway and Landings Drive.
There currently is transit service to the study area that is operating at an
acceptable level of service. It is anticipated that this level of service will be
maintained or improved in the future.
A copy of the Transportation Impact Study is attached to this staff
report/recommendation.
4. ARTICLE 4 - DISTRICTS
A. Division 4.22 - Employment District
Offices and multi -family dwellings are permitted in the E - Employment Zoning District,
subject to Planning and Zoning Board (Type II) review due to the inclusion of multi-
family residential in the proposed development. The purpose of the E District is:
To provide locations for a variety of workplaces including light industrial uses,
research and development activities, offices and institutions. This District also is
intended to accommodate secondary uses that complement or support the
primary workplace uses, such as hotels, restaurants, convenience shopping,
child care and housing.
Additionally, the Employment District is intended to encourage the development
of planned office and business parks; to promote excellence in the design and
construction of buildings, outdoor spaces, transportation facilities and
streetscapes; to direct the development of workplaces consistent with the
availability of public facilities and services; and to continue the. vitality and quality
of life in adjacent residential neighborhoods.
This proposal complies with the purpose of the E District as it provides a mix of office
and multi -family residential (at 13.6 gross dwelling units/acre) uses in multiple buildings
located in a transition area between existing commercial/retail along South College
Avenue and existing single family and multi -family residential along Landings Drive.
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Build -to Line. Section 3.5.3(B)(2)(c) states that:
Buildings shall be located at least 10' and no more than 25' behind the
street right-of-way of an adjoining street that is larger than a minor arterial
that does not have on -street parking.
The west facades of the two proposed buildings adjacent to JFK Parkway are set
back 16' to 21' from the right-of-way line of the street, which complies with the
requirement of the LUC.
C. Division 3.6 - Transportation and Circulation
The proposal satisfies the Transportation and Circulation standards, more
specifically:
Section 3.6.4. Transportation Level of Service Requirements and Section 3.6.5. Transit
Facilities Standards
The Transportation Impact Study that was submitted for the Landings Bay,
Project Development Plan indicates that under existing conditions, each of the
intersections and streets in the study area are operating at acceptable levels of
service, with the exception of the southbound left -turn from Landings Drive onto
Boardwalk Drive. The City of Fort Collins is considering modifications to this
intersection which would remove the northbound and southbound left-
turn/through movements.
For Year 2000 background and total traffic conditions, the study intersections are
projected to operate at acceptable levels of service, with the exception of the
northbound and southbound traffic movements to and from Landings Drive. The
aforementioned potential modifications to this intersection would eliminate the
delays to these movements.
For Year 2018 future background and total traffic conditions, the study
intersections are projected to operate at acceptable levels of service.
Pedestrian level of service to and from the Landings Bay project is acceptable in
most areas; however, there are several gaps within the sidewalk system in the
surrounding area and most of these gaps will be eliminated with future
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The materials on the residential buildings will be similar to and compatible with
those used on existing residential buildings in the area. The materials on the
office buildings will be identical to those used on the existing buildings in the
Landings Office Park adjacent to the south.
Section 3.5.2. Residential Building Standards
The proposal satisfies the Residential Building Setbacks standards, more specifically:
Setback from Arterial Streets. Section 3.5.2(D)(1) sets forth the requirement
that any residential building be set back 30' from an arterial street right-of-way.
The closest residential building to JFK Parkway will be set back 30' from the
ultimate right-of-way, thereby complying with the requirement of the LUC.
Setback from Non -arterial Streets. Section 3.5.2(D)(2) sets forth the
requirement that any residential building be set back 15' from a non -arterial
street right-of-way. The closest residential building to Landings Drive will be set
back 40' from the right-of-way, thereby complying with the requirement of the
LUC.
Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings
The proposal satisfies the Relationship of Buildings to Streets, Walkways and
Parking standards, more specifically:
Orientation to Build -to Lines for Street -front Buildings. Section 3.5.3(B)(2)
states that:
Build -to lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects, in order to form
visually continuous, pedestrian -oriented street -fronts with no vehicle use
area between building faces and the street.
The front building facades in this office use project have direct pedestrian
connections to the proposed public sidewalk along JFK Parkway. The two
buildings on the west side of the office portion of the development plan, fronting
JFK Parkway, have direct sidewalk connections between the entryways to the
buildings and the sidewalk along the street without any vehicular use between
the building faces and the street.
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floor area. Section 3.2.2(K)(2)(a) sets forth maximum parking
requirements for non-residential land uses. They range from 3 spaces per
1,000 square feet for general office uses to 4.5 spaces per 1,000 square
feet for medical office uses.
Staff finds that the parking to be provided in both the residential and office uses
portions of this development is in compliance with the requirements of the LUC.
B. Division 3.5 - Building Standards
Section 3.5.1. Building and Project Compatibility
The LANDINGS BAY, PDP satisfies all applicable Building and Project Compatibility
standards, more specifically:
Building materials. The proposed structures will consist of the following
building materials:
Residential Townhouse -Flats and Garages
* The building facade will consist of a horizontal wood lap siding with a
synthetic stone accent material.
* The roofs will be constructed of high profile asphalt shingles.
Office Buildings
* The building facade will consist of a horizontal wood lap siding with a brick
foundation 3' high (from grade) and a brick face in the gabled entryways.
* The roofs will be constructed of high profile asphalt shingles.
These materials comply with the standard in Section 3.5.1(F)(1), which states:
Building materials shall either be similar to the materials already being
used in the neighborhood, or, dissimilar materials are being proposed,
other characteristics such as scale and proportions, form, architectural
detailing, color and texture, shall be utilized to ensure that enough
similarity exists for the building to be compatible, despite the differences in
materials.
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the development there will be four bicycle racks, each to accommodate 10
bicycles, located near the entryways of 4 of the 5 buildings. This represents 53%
of the total of 75 automobile parking spaces on the office use site.
Directness and Continuity of Walkways. The development proposal satisfies
the requirement in the LUC (Section 3.2.2(C)(5)(a)] that walkways within the site
be located and aligned to directly and continuously connect areas or points of
pedestrian origin and destination. The walkway system in this development, for
both the residential and office use portions, provides direct connections between
and to building entries and to the public sidewalk system in the area.
Street Crossings. This development plan provides for accentuated drive aisle
and internal roadway crossings for pedestrians, in the form of scored, tinted
concrete crosswalks in these locations, thereby satisfying the requirement as set
forth in Section 3.2.2(C)(5)(b) of the LUC.
Setbacks. Section 3.2.2(J) sets forth the requirement that the parking area as
proposed along JFK Parkway be set back from the arterial street right-of-way a
minimum of 15', with landscaping included in this setback. The parking area is
set back 15' from the right-of-way. Also, there is a parking area along the south
property line that must be set back a minimum of 5' from the property line. This
tier of parking is set back 10' from the property line and landscaping meeting the
requirements of the LUC is included in this setback.
Required number of parking spaces. The development proposal satisfies the
parking requirements set forth in Section 3.2.2(K)(1)(a) and Section
3.2.2(K)(2)(a) of the LUC for the residential and office uses in this project.
There are 113 proposed parking spaces (64 spaces in the attached and
detached garages and 49 spaces outside) on the residential portion of this
development plan, or 1.76 spaces per dwelling unit. All 64 units are to
contain 2 bedrooms. The minimum parking space requirement for 2-
bedroom units is 1.75 spaces per dwelling unit (Section 3.2.2(K)(1)(a)] or,
in this case, 64 x 1.75 = 112 parking spaces.
" There are 75 proposed parking spaces in the office portion of this
development plan. The plan limits the total commercial (office) building
square footage to 32,000 square feet in the 5 buildings. The amount of
proposed parking equals 2.34 spaces per 1,000 square feet of leasable
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Six (6) percent of the interior space of all parking lots with less than 100
spaces, and ten (10) percent of the interior space of all parking lots with
100 spaces or more shall be landscape areas.
This development proposal meets the standard for Parking Lot Interior
Landscaping, providing 11% interior landscaping in the 75 space parking area in
the office use portion of the development. There is 11.5% interior landscaping in
the combined areas in the residential portion of the development containing 49
outside parking spaces.
Screening. The proposal complies with the standard relating to the screening
(Section 3.2.1(E)(6)] of areas of low visual interest or visually intrusive site
elements (such as trash collection, open storage, service areas, loading docks,
and blank walls) from off -site view.
The trash enclosures in the residential portion of the development will be located
internal to the site and placed between buildings. They will be constructed of
materials to match the buildings and screened with plant materials. The trash
enclosures in the office use portion of the development will be located in the
landscaped islands in the parking area, internal to the site. They will be
constructed of materials to match the buildings and screened with plant
materials.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Bicycle parking. Bicycle parking is provided on site that meets or exceeds the
required number of bicycle parking spaces, as well as the location, as defined in
the following standard (Section 3.2.2(C)(4)(a)l
A minimum number of bicycle parking spaces shall be provided, equal in
number to at least five (5) percent of the total number of automobile
parking spaces provided by the development, but not less than one.
Each of the 64 townhouse -flat dwelling units in the residential portion of the
development will have an enclosed garage, either attached or detached, that will
provide secure, inside bicycle parking for each unit. In the office use portion of
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Trees shall be provided at a ratio of 1 tree per 25 lineal feet along a public
street and 1 tree per 40 lineal feet along a side lot line parking setback
area. Trees may be spaced irregularly in informal groupings or be
uniformly spaced, as consistent with larger overall planting patterns and
organization. Perimeter landscaping along a street may be located in and
should be integrated with the streetscape in the street right-of-way.
There is one small parking area, approximately 60' in length containing 6 parking
spaces, in the office use portion of the development that is adjacent to JFK
Parkway. This area is set back 20' from the street right-of-way (exceeding the
minimum requirement of 15') and contains a combination of trees spaced
irregularly at a ratio of 1 tree per 15 lineal feet of street frontage. Also, there is a
tier of parking in the office use portion of the development along the south
property line adjacent to the existing Landings Office Park. This area is
approximately 90' in length containing 10 parking spaces and is set back 10'
from the property line (exceeding the minimum requirement of 5'). It contains a
mix of shade, ornamental, and evergreen trees that are spaced 15' to 25' apart,
exceeding the requirement of 1 tree per 40'.
The second standard referenced [Section 3.2.1(E)(4)(b)j states that:
Parking lots with 6 or more spaces shall be screened from adjacent uses
and from the street. Screening from the street and all non-residential uses
shall consist of a wall, fence, planter, earthen berm, plant material or a
combination of such elements, each of which shall have a minimum height
of 30". Such screening shall extend a minimum of 70% of the length of the
street frontage of the parking lot and also 70% of the length of any
boundary of the parking lot that abuts any non-residential use. Plant
material used for the required screening shall achieve required opacity in
its winter seasonal condition within 3 years of construction of the vehicular
use area to be screened.
The screening for the west and south property lines, adjacent to the parking
areas, consists of a mix of evergreen trees and deciduous and evergreen shrubs
that will provide screening at a height and massing to exceed the minimum 70%
opacity requirement.
The third standard referenced (Section 3.2.1(E)(5)) states that:
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Also, it was expressed that, ideally, the property would remain undeveloped, but if
development is unavoidable then a good residential project would be more acceptable
to the surrounding neighborhoods than commercial/retail/office uses on this site.
A copy of the minutes from the neighborhood meeting is attached to this staff
report/recommendation.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
This LANDINGS BAY, PDP proposal meets all of the applicable standards in ARTICLE
3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are
Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building
Standards, and Division 3.6 - Transportation and Circulation. Further discussions of
these particular standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2.1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street Trees. Planting of street trees shall occur in the adjoining street right-of-
way in connection with the development. Wherever the sidewalk is separated
from the street by a parkway, canopy shade trees shall be planted at 35' to 40'
spacing in the center of all such parkway areas (Section 3.2.1(D)(2)(a)]. There
will be shade trees spaced at 40' on -center in the 16' wide parkway between
curb and 6' wide detached sidewalk along JFK Parkway, and 40' on -center in the
13' wide parkway between curb and 6' wide detached sidewalk along Landings
Drive, in accordance with the standard.
Parking lot landscaping - perimeter and interior. Parking lot landscaping for
this project is in accordance with the standards, including those related to
Parking Lot Perimeter Landscaping [Sections 3.2.1(E)(4)(a) and (b)] and Parking
Lot Interior Landscaping (Section 3.2.1(E)(5)].
The first standard referenced (Section 3.2. 1 (E)(4)(a)] states that:
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and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.22 E - Employment Zoning District).
The PDP does not comply with the following requirement of the LUC:
standard located in Section 4.22(D)(2) - Secondary Uses of ARTICLE 4 -
GENERAL DEVELOPMENT STANDARDS. A request for a modification of this
standard, in accordance with Modification of Standards (by the Planning and
Zoning Board) in the LUC, has been submitted for consideration.
Offices and multi -family dwellings are permitted in the E - Employment Zoning District,
subject to Planning and Zoning Board (Type II) review due to the inclusion of multi-
family residential in the proposed development. The purpose of the E District is:
To provide locations for a variety of workplaces including light industrial uses,
research and development activities, offices and institutions. This District also is
intended to accommodate secondary uses that complement or support the
primary workplace uses, such as hotels, restaurants, convenience shopping,
child care and housing.
Additionally, the Employment District is intended to encourage the development
of planned office and business parks; to promote excellence in the design and
construction of buildings, outdoor spaces, transportation facilities and
streetscapes; to direct the development of workplaces consistent with the
availability of public facilities and services; and to continue the vitality and quality
of life in adjacent residential neighborhoods.
This proposal complies with the purpose of the E District as it provides a mix of office
and multi -family residential (at 13.6 gross dwelling units/acre) uses in multiple buildings
located in a transition area between existing commercial/retail along South College
Avenue and existing single family and multi -family residential along Landings Drive.
2
ITEM NO. 4
MEETING DATE 4/1/99
STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: LANDINGS BAY, Project Development Plan - #38-98
(Type II, Planning and Zoning Board Review in the Land Use
Code)
APPLICANT: Lagunitas Courtyard Commons, Inc.
c/o Jon Prouty
3307 South College Avenue, #200
Fort Collins, Colorado 80525
OWNERS: The Higley Foundation, Inc.
Wayne K. Schrader, Trustee
c/o March & Liley
110 East Oak Street, Suite 200
Fort Collins, CO. 80524
PROJECT DESCRIPTION:
This is a request for a Project Development Plan (PDP) for a mixed -use development
containing office and multi -family residential uses. The property is located between JFK
Parkway and Landings Drive, north of Boardwalk Drive, and south of East Horsetooth
Road. The applicant proposes to develop 64 townhouse -flat residential dwelling units
(in 8 buildings) and a total of 32,000 square feet of leasable floor area for office uses (in
5 buildings) on a site that is 6.32 acres in size. The property is in the E - Employment
Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan complies with the applicable requirements of the Land
Use Code L( UC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.5 - Building Standards, and Division 3.6 - Transportation and
Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970)221-6750
PLANNING DEPARTMENT