HomeMy WebLinkAboutBELLA VISTA - PDP - 45-01A - REPORTS - TRAFFIC STUDY40Z
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APPENDIX B
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Matt Delich
From: "Eldon Ward" <eldon@cityscapeud.com>
To: "Matt Delich (E-mail)" <mdelich@frii.com>; "Frank Vaught (E-mail)" <fvaught@vfavfr.com>;
"Javier Martinez Campos (E-mail)"<javier.martinez3@worldnet.att.net>; "Chuck McNeal (E-mail)"
<cmcneal@frii.com>; "Daryl Sigler (E-mail)" <daryl@northernengineering.com>
Cc: "Daman Holland (E-mail)" <daman@cityscapeud.com>
Sent: Friday, January 25, 2002 11:38 AM
Subject: FW: Bella Vista Pedestrian LOS
Eldon Ward, President
Cityscape Urban Design, Inc.
3555 Stanford Road
Suite 105
Fort Collins, CO 80525
(970)226-4074
(970) 226-4196 - FAX
eldon a city._scapcud.com
-----Original Message -----
From: Mark Jackson [SMTP:mjackson@fcgov.com]
Sent: Friday, January 25, 2002 8:44 AM
To: mvirata i, cg_ov.com
Cc: rhensley_u fcgov.com; treiffu fcgov.com
Subject: Bella Vista Pedestrian LOS
Howdy,
Tom Reiff has come to me and (he's very persuasive) shown how the Bella
Vista project fails to meet Pedestrian LOS level B for directness. We had
previously talked about the possibility of requiring Bella Vista to
complete the sidewalk connection on the east side of Stanford. I had
initially resisted as I thought nexus would be tough to establish. Seeing
this however, I would like to amend my comments and call for the developer
to make this sidewalk connection. It is unreasonable to assume that people
living in the apartment/condos on the east side of Stanford will cross to
the west side to walk to any retail/commercial services back on the
northeast corner of Stanford and Horsetooth. ,
Please add this comment to the list and let me know if you have any
questions or if I can provide further information.
Thanks Marc, q
MJ +((`Zo2�
1 /25/2002
APPENDIX A
of the Aspen Leaf Apartments, where there is no sidewalk. The route that
currently has sidewalks would require a crossing of Stanford Road to the
west side, then proceeding south to the north side of Horsetooth Road, and
crossing Stanford Road to the Bella Vista site. This actual distance
scales at approximately 1540 feet. The A/M ratio is 1.54. Conversations
with Mark Jackson indicated that staff calculated the A/M ratio at 1.55.
Based upon my analysis and the staff analysis, it is concluded that the A/M
ratio for the directness standard will be at LOS C. As discussed above,
the minimum standard for directness standard is LOS C and is, therefore,
acceptable.
The above analyses and discussions clearly demonstrate that the
directness standard is acceptable. Therefore, the Bella Vista development
should not be forced to build the "off -site" sidewalk adjacent to the Aspen
Leaf Apartments. If the City feels that this segment of sidewalk is
critical, it should be funded by the City or by the owners of the owners
of the Aspen Leaf Apartments.
side of Stanford Road) to this bus stop. The distance is approximately
1200 feet. The A/M ratio is 1.0. Therefore, the directness standard to
this bus stop is LOS A. This exceeds the minimum directness standard of
LOS B. The distance to a Route 7 bus stop by walking on the east side of
Stanford Road (where no sidewalk exists) is approximately 1200 feet.
Therefore, it is concluded that the Bella Vista site meets/exceeds the
directness LOS standard without having to build a sidewalk on the east side
of Stanford Road adjacent to the Aspen Leaf Apartments.
The future Fort Collins Transit System Plan indicates a high
frequency corridor on Horsetooth Road. This corridor is adjacent to the
Bella Vista site. Therefore, the directness standard for the future
transit system will be acceptable at LOS A.
The area type termed "other" would apply to all other pedestrian
destination areas with 1320 feet of Bella Vista. The minimum level of
service for "other" is C for all categories. In the comment, staff
indicated that a minimum of LOS B was necessary for the directness
standard. This is not the case for the area type termed "other." The A/M
ratio for LOS C is 1.4 to 1.6. The issue in the staff comment was directly
related to people living in the apartment/condos on the east side of
Stanford Road and their ability to get the retail/commercial services that
are proposed on the Bella Vista site. In my conversation with Mark
Jackson, he indicated that the specific residential areas were the Aspen
Leaf Apartments and the Windmill Condominiums.
There are existing apartments (Aspen Leaf Apartments) located to the
north of the Bella Vista site, between Stanford Road and Stover Street.
These apartments also are adjacent to Monroe Drive. The location is
depicted by the letter "X" on the pedestrian influence area graphic shown
in Appendix B. This apartment complex has sidewalks along its frontage on
Horsetooth Road, Stover Street, and Monroe Drive. There is no sidewalk
along the Stanford Road frontage (approximately 900 feet). This apartment
project, when approved by the City of Fort Collins, was not required to
place a sidewalk in this area. There is a landscaped strip, approximately
40 feet wide, that has grass, trees, and an extensive irrigation system..
It is important to note that, other than the adjacent sidewalks mentioned
above, the only sidewalks within this apartment complex are in the
apartment building area in the center. These internal sidewalks take
residents from the buildings to the inside edge of the parking area. In
order to reach a vehicle or leave the property as a pedestrian, a person
must walk through the parking lot. Therefore, it is concluded that the
parking lot itself is, in fact, part of the pedestrian system for this
apartment complex. As shown on the Bella Vista site plan provided in
Appendix C (circled), a direct pedestrian connection is made to the parking
lot of this apartment complex. Since the parking lot is part of the
pedestrian circulation system, this direct sidewalk connection achieves a
level of service A for the directness standard. Building sidewalks along
the frontage of this apartment complex could not improve on the level of
service A for the directness standard for this apartment complex as a
specific destination area.
The Windmill Condominiums are depicted by the letter "Y" on the
pedestrian influence area graphic shown in Appendix B. From the northeast
corner of the Stanford/Monroe intersection (a common starting point for a
pedestrian) to the nearest retail/commercial land use within the Bella
Vista site, the shortest measured distance is approximately 1000 feet. This
measured distance is long the east side of Stanford Road along the frontage
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Javier Martinez Campos, Stanford Development LLC
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Eldon Ward, Cityscape Urban Design
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FROM: Matt Delich
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DATE: January 28, 2002
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SUBJECT: Bella Vista Transportation Impact Study - Response to
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staff comments (File: 0160ME01)
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This memorandum responds to a staff comment regarding
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Pedestrian LOS for the Bella Vista development, proposed in the
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northeast quadrant of the Horsetooth/Stanford/Landings intersection.
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Appendix A contains an e-mail message detailing the staff comment,
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which originated from Tom Reiff, but was transmitted by Mark Jackson,
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who is the transportation planning staff member reviewing the Bella
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Vista development proposal. The comment specifically relates to the
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directness standard within the overall Pedestrian LOS evaluation.
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There is no sidewalk on the east side of Stanford Road between
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Horsetooth Road and Monroe Drive. The Bella Vista development would
build sidewalks adjacent to their site as a component in creating the
site infrastructure. It is staff's desire to force Bella Vista to
build the remaining sidewalk on the east side of Stanford Road. I
contacted Mark Jackson on January 25, 2002 to discuss this comment
and could not convince him that this issue should be dropped.
Therefore, I am required to address this in detail, in order to
demonstrate that this issue should not be forced on Bella Vista.
As stated in the "Bella Vista Transportation Impact Study,"
November 2001, this site is in an area type termed "transit corridor"
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and "other." In order to simplify the Pedestrian LOS analysis, the
highest minimum level of service was used in the transportation
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impact study (TIS). However, in light of the staff comments
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regarding Pedestrian LOS and the specific standards (directness,
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continuity, street crossings, visual interest and amenity, and
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security), there may be merit in relating each destination area to
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a specific area type. Obviously, the area type termed "transit
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corridor" only applies to existing and future transit routes in the
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area. The minimum level of service for "transit corridor" is B for
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all categories, except for the visual interest & amenities category
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where it is LOS C. The closest that the existing Routes 1 and 6 get
to the Bella Vista site is the intersection of Horsetooth Road and
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JFK Parkway. The directness standard for these routes is LOS A,
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since actual/measured (A/M) ratio is 1.0. Existing Route 5 operates
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on Horsetooth Road adjacent to the Bella Vista site. The directness
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standard for this route is LOS A, since the A/M ratio is 1.0.
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Existing Route 7 operates on Stover Street, Monroe Drive, and an
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unnamed east/west street south of Monroe Drive. The nearest bus stop
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the Bella Vista site is located on Stanford Road, approximately
200 feet south of Monroe Drive. The pedestrian route (with existing
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sidewalks) from Bella Vista to this site would be crossing Stanford
Road north of Horsetooth Road and then proceeding north (on the east