HomeMy WebLinkAboutLINCOLN EAST PUD - OVERALL DEVELOPMENT PLAN - 40-94B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSthe introduction of the Phase 1 portion of the Lincoln East PUD,
this intersection will continue to operate acceptably with no
roadway or intersection improvements required. The site access
intersections will also operate acceptably.
By 2000, given development of Phase l of the proposed
Lincoln East PUD and significant adjacent retail development, the
Lincoln/Lemay intersection will continue to operate acceptably with
geometric improvements. The additional lanes on Lemay Avenue are
primarily due to the increase in background traffic. The site
access intersections will operate acceptably with stop sign
control.
By 2015, with the projected traffic volumes, the key
intersections will operate acceptably, with the mitigating
improvements.
TABLE 5
Long Range Peak Hour Intersection Operation
Intersection
Lincoln/Lemay (signal)
Lemay/Access 1 (stop sign)
EB LT/T/RT
WB LT/T/RT
NB LT
SB LT
Lincoln/Access 2 (stop sign)
SB RT
Lemay/Access 3 (stop sign)
WB LT
WB RT
SB LT
Lincoln/Access 4 (stop sign)
SB LT
SB RT -.
EB LT
Level of Service
AM PM
C D
D D
F F
B B
A B
B C
E F
A B
A B
E F
B D
B B
TABLE 3
Existing Plus Parcels A & B Traffic
Peak Hour Intersection Operation
Intersection
Lincoln/Lemay (signal)
Lemay/Access 1 (stop sign)
EB LT/T/RT
WB LT/T/RT
NB LT
SB LT
Lincoln/Access 2 (stop sign)
SB LT/RT
EB LT
Level of Service
AM PM
B B
C B
C C
A A
A B
A B
A A
TABLE 4
Short Range Peak Hour Intersection Operation
Intersection
Lincoln/Lemay (signal)
Lemay/Access 1 (stop sign)
EB LT/T/RT
WB LT/T/RT
NB LT
SB LT
Lincoln/Access 2 (stop sign)
SB RT
Level.of Service
AM PM
C C
C C
C D
A A
A B
A B
Using the traffic volumes shown in Figure B, the key
intersections operate as indicated in Table 3. Calculation forms
for these analyses are provided in Appendix D. The Lincoln/Lemay
signalized intersection will operate similarly to the current
acceptable operation. The site access intersections operate
acceptably.
Using the short range peak hour- traffic volumes shown in
Figure 9, the key intersections operate as indicated in Table 4.
Calculation forms are provided in Appendix E. The key
intersections are expected to operate acceptably. With this level
of background 'traffic, the westbound left turns at the
Lincoln/Lemay intersection will preclude full turn access at Access
2. This access will become "covered" a number of times during the
peak hours. In order- to provide a safer environment, this access
should be changed to right-in/right-out. While this change is
shown to occur by the year 2000, it is in actuality a function of
traffic volumes. This condition could occur sooner than or later
than that year. Traffic should be monitored to determine when this
change should be made. In order to achieve acceptable operation,
Lemay Avenue should have 2 northbound and 2 southbound through
lanes. Geometry and signal phasing schemes are indicated on the
calculation forms provided in Appendix E.
Using the traffic volumes shown in Figure 10, the Lincoln/
Lemay intersection operates in the long range future as indicated
in Table 5. Calculation forms are provided in Appendix F.
Acceptable operation is achieved with the warranted geometric,
phasing and cycle length changes indicated on the calculation
forms. The site access intersections operate acceptably, except
for minor street left turns. The delays associated with these left
turns are normal at stop sign controlled intersections along
arterial streets.
V. CONCLUSIONS
This study assessed the traffic impacts of the development of
the Lincoln East PUD on the existing, short range (1996) and long
range (2015) street system in the vicinity of the proposed.
development. As a result of this analysis, the following is
concluded:
- The completion of the Lincoln East PUD is feasible from a
traffic engineering standpoint. The Lincoln East PUD is expected
to generate approximately 1570 trip ends daily in the short range
future and 2910 trip ends daily in the long range future. A
portion of the Phase 1 generated traffic will be from passby
traffic.
Based upon current traffic volumes and existing geometry/
control, the Lincoln/Lemay intersection operates acceptably. With
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LONG RANGE (YEAR 2015)
PEAK HOUR TRAFFIC
C�
AM/PM
Rounded to the Nearest
5 Vehicles.
Figure 10
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5 Vehicles.
SHORT RANGE (YEAR 2000)
PEAK HOUR TRAFFIC
Figure 9
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EXISTING PLUS PARCELS A AND B
PEAK HOUR TRAFFIC
Figure 8
FULL DEVELOPMENT
SITE GENERATED TRAFFIC Figure 7
M
PARCELS A AND B
SITE GENERATED TRAFFIC Figure 6
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. Figures 6 and 7
show the assignment of the generated trips in the respective short
and long range future conditions.
The cited traffic impact study was used to develop the
background traffic. The initial phase of development included the
existing traffic plus the Kawulok Lemay Project and Parcels A and
B of Lincoln East PUD. This traffic forecast is shown in Figure
8.
The short range peak hour traffic is shown in Figure 9. This
forecast includes the expected traffic from a Power Center
development that is being considered east of Lemay Avenue, between
-Mulberry Street and Lincoln Avenue. This Power Center will likely
include discount retail, general retail, movie theaters, and
restaurants. The short range traffic shown in Figure 9 includes
Parcels A and B of the Lincoln East PUD.
Figure 10 shows the morning and afternoon weekday peak hour
traffic from full development of the Lincoln East PUD and the
background traffic in the long range future (2015). The forecasts
shown in Figures 9 and 10 give a reasonable representation of
nearby development. When other development proposals are put forth
for other properties, -'additional traffic studies should be
performed.
IV. TRAFFIC IMPACTS AND ANALYSIS
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. From the short and long range
forecasts (Figures 9 and 10), no additional signals will likely be
warranted.
Operation Analysis
Capacity analyses were performed on the key intersections in
the vicinity of the proposed Lincoln East PUD. The key
intersections are the Lincoln/Lemay intersection and the four site
access intersections described earlier. Analyses were performed
for the existing plus site traffic, short range (2000) traffic, and
the long range (2015) traffic conditions.
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25%-30%
RETAIL USES
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LINCOLN
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0%-5%
INDUSTRIAL / EMPLOYMENT USES
TRIP DISTRIBUTION
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Figure 5
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PARCELS A AND B SITE PLAN Figure 4
of the access intersections are numbered.for easy reference later
in this report.
It is expected that Lincoln East PUD will be implemented in
a phased development program. Parcels A and.B will comprise the
first phase. These two buildings will be built as soon as possible
after the approvals are secured. A site plan of Parcels A and B
is shown in Figure 4. Full development will occur sometime between
the year 2000 and the year 2015.. The long range (2015) future
assumes full development of the Lincoln East PUD.
Trip Generation
�1 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 was prepared
by the Institute of Transportation Engineers and is presented in
Trip Generation 5th Edition, updated in February 1995. These
documents were primarily used to project trips that would be
generated -by the proposed uses at this site. Table 2 shows the
expected trip generation on a weekday and a weekday peak hour
basis. Land use code 846 (Gasoline/Service Station with
Convenience Market with a Car Wash) and Code 833 (Fast Food
Restaurant without a Drive -Through Window) were used in developing
the trip generation forecasts for Parcel A. The cited reference
does not address quick lube facilities. Data for this use was
obtained from a local 3-bay facility. This data covered an eight
month period from October 1995 to May 1996. The use on Parcel C
will be auto -oriented retail/service. Code 840 (Auto Care Center)
was used to develop the trip generation for this parcel. Parcels
D and E will be employment uses similar to the Airport Industrial
Park. Code 110 (General Light Industrial) was used to develop this
trip generation.
I
Trip Distribution
Directional distributions were determined for the auto related
service/retail uses and the industrial/employment uses. These
distributions considered trip attractions and productions in Fort
Collins, and existing travel patterns in the area. Figure 5 shows
the trip distribution used in the traffic assignment process.
Institute.of Transportation Engineers' research indicates that the
convenience/gas store and fast food restaurant land uses draw
approximately 40-60% of their patrons from the background traffic
on the adjacent streets. Therefore, a passby factor of 0.40 was
applied to the peak hour generated traffic. This factor does not
affect the trip generation. The passby traffic is determined based
upon the actual volumes on the adjacent streets.
3
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OVERALL SITE PLAN Figure 3
TABLE 1
S'
1996 Peak Hour Intersection Operation
Level of Service
Intersection AM PM i!
Lincoln/Lemay (signal) B B
TABLE
2
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in.
out
PARCEL A
Gas/Convenience Store
Gas - 8 Positions
1170
44
43
50
50
Quick Service Restaurant
400
11
8
11
9
0.5 KSF
Subtotal Parcel A
1570
55
51
61
59
PARCEL B
Quick Lube - 3 bays
150
3
3
7
7
PARCEL C
Auto Related Retail/Service 250
9
5
6
9
6.0 KSF
PARCEL D
Light Industrial - 58.0
KSF 400
44
9
7
50
PARCEL E
Light Industrial - 77.0
KSF 540
59
12
9
66
TOTAL
2910
170
60
92
191
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1996 PEAK HOUR TRAFFIC
LINCOLN
AM / PM
Figure 2
existing cross section in this area has one lane in each direction.
There are designated. left -turn lanes approaching the Lincoln/Lemay
intersection. This intersection is signalized. The postedspeed
limit is 35 mph .east of Lemay Avenue and 30 mph west of Lemay
Avenue. Sight distance is generally not a problem. There are bike
lanes on Lincoln Avenue to the west of Lemay Avenue.
North Lemay Avenue borders the site on the west. It is
designated as a major (4 lane) arterial. However, it currently has
a two lane cross section with designated. left -turn lanes
approaching the Lincoln/Lemay intersection. The south leg has a
designated right -turn lane also. The posted speed limit is 30 mph
on North Lemay Avenue. There are bike lanes on both sides of Lemay
Avenue. Long range transportation plans indicate that North Lemay
Avenue will be realigned north of this site. The plans show.Lemay
Avenue angling to the northeast. It will pass east of the
aforementioned residential area, and probably cross the railroad
and Vine Drive on a grade separation. Timing of this realignment
is not known. It is assumed that it will not occur prior to the
year 2010. A draft of the "Structure Plan" of the Fort Collins
City Plan does not show this realignment of Lemay Avenue.
Existing Traffic
Weekday morning and afternoon
obtained on January 10;• 1996 at the
The peak hour turning movements are
traffic data is presented in Appendix
Existing Operation
Using the traffic
signal control, the
indicated in Table 1.
provided in Appendix
during the peak hours.
of service D or better.
in Appendix C.
III
peak hour traffic data was
Lincoln/Lemay intersection.
shown in Figure 2. All raw
A.
volumes shown in Figure 2 and the existing
Lincoln/Lemay intersection operates as
Calculation forms for these analyses are
1. This intersection operates acceptably
Acceptable operation is defined as level
Level of service definitions are provided
PROPOSED DEVELOPMENT
The initial phase of the Lincoln East PUD will be a
convenience/gas store, proposed to be located in the northeast
quadrant of the Lincoln/Lemay intersection in Fort Collins. Figure
3 shows a schematic of the overall site plan of the Lincoln East
PUD. Two accesses are proposed to Lemay Avenue and one access is
proposed to Lincoln Avenue. An "off -site" access is shown just
east of the site. This is expected to be a public street access
that will also serve the Airport Industrial Park to the east. All
2
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SITE LOCATION
Figure 1
I. INTRODUCTION
This traffic.impact study addresses the capacity, geometric,
and control requirements at and near a proposed commercial
development known hereinafter as the Lincoln East PUD. It is
proposed to be located north of Lincoln Avenue and east of North
Lemay Avenue in Fort Collins, Colorado:
During the course of the analysis, numerous contacts were made
with the project planning consultant (Cityscape Urban Design), and
the Fort Collins Transportation Division. This study conforms with
typical traffic impact study guide.lines. The study involved the
following steps:
- Collect physical, traffic, and development data.
- Perform trip generation, trip distribution, and trip
assignment.
- Determine peak hour traffic volumes.
- Conduct capacity and operational level of service analyses on
key intersections.
- Analyze signal warrants.
The "Kawulok Lemay Avenue Project, Traffic. Impact Study," July
1995, was also reviewed as part of this analysis.
II. EXISTING CONDITIONS
The location of the Lincoln East PUD site is shown in Figure
1. Since the impact in the short range, as well as, the long range
is of concern, it is important that a thorough understanding of the
existing conditions be presented.
Land Use
This area of Fort Collins primarily has various light
industrial and commercial uses. However, there is a small
residential area approximately 1200 feet north of the site. Land
uses to the east are light industrial. Land to the south of
Lincoln Avenue is vacant and will likely be developed as
commercial/retail. Land on the west side of Lemay Avenue has some
light industrial uses. The center of Fort Collins lies to the west
of the Lincoln East PUD.
Roads
The primary streets near the Lincoln East PUD
Avenue and North Lemay Avenue. Lincoln Avenue borders
East PUD site on the south. It is an east -west street
as a minor arterial on the Fort Collins Master Street
1
are Lincoln
the Lincoln
designated
Plan. Its
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NEIGHBORHOOD INFORMATION MEETING
Did you receive
Correct
zipwritten
notification
Address?
CODE
of this meeting?
NAME
ADDRESS
YES7
NO
YES
NO
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CONCEPTUAL DRAINAGE:
OVERALL UTILITY:
THE SUBJECT PROPERTY IS LOCATED IN A FLOOD HAZARD ZONE
AE ACCORDING TO THE LATEST F.I.R.M.
THE SUBJECT PROPERTY DRAINS EAST AND SOUTHEAST TO THE
EXISTING DITCH ALONG THE NORTH R.O.W. OF LINCOL.N AVENUE.
STORMWATER DETENTION SHOULD BE EVALUATED FOR EACH
INDIVIDUAL SITE AS THE SITES ARE DIVIDED FROM THE OVERALL
PARCEL. DEVELOPMENTS SHALL CONFORM WITH ITY STORMWATER
REGULATIONS IN EFFECT AT THE TIME OF P.U.D. SUBMITTAL.
CITY SANITARY SEWER MAIN EXISTS FLOWING SOUTH TO NORTH
THROUGH THE SUBJECT PROPERTY. DEVELOPMENT MAY BE
SERVED BY THIS MAIN SUBJECT TO THE MAIN'S CAPACITY,
CITY WATER MAINS EXIST IN LEMAY AVENUE AND LINCOLN AVENUE.
AS FUTURE SITES DEVELOP, THEY MAY BE SERVED BY THESE
MAINS. IF DEVELOPMENT WARRANTS, NEW WATER MAINS MAY BE
INSTALLED THROUGH THE SUBJECT PROPERTY ALONG INTERNAL
ACCESS ROADS TO LOOP THE CITY MAINS, THE NECESSITY OF NEW
WATER MAINS SHOULD BE EVALUATED BASED ON THE NEEDS OF
FUTURE DEVELOPMENT AND ADEQUATE FIRE PROTECTION.
LINCOLN EAST ODP
and
PHASE I PRELIMINARY PUD
Statement of Planning Objectives
August 26, 1996
The proposed Lincoln East development, located at the intersection of East Lincoln
Avenue and North Lemay Avenue, is anticipated to comprise up to 164,000 t sq. ft. of mixed
Business Services, Industrial, and Auto Related Convenience uses. The business service and
auto related uses will complement the retail shopping center anticipated to be constructed
immediately south of the subject property to provide the surrounding industrial, residential, and
recreational properties with a variety of goods and services not readily available at this time.
The project is within walking distance of the existing transit route #8 (Vine and Lemay); and
is planned in keeping with the concept of encouraging the efficient utilization of existing and
proposed street and utility systems.
The proposed development is consistent with adopted City Land Use Policies which
promote development near transportation facilities, and where existing infrastructure is in
place. Specific applicable Land Use Policies including 3.a, 3.b, 3.d, 15, 18, 20, 21, 22, 25,
26, 29, 39, 40, 50, 51, 55, 57, 59, 60, 61, 62, and 74.
The convenience store proposed with the first phase of development will comply with
the Model Energy Code as adopted by the State of Colorado. The store will utilize double
pane windows, wall and ceiling insulation, an HVAC economizer to "free cooling" air during
early morning or late day operations, and/or other standard techniques.
Construction is anticipated to begin in 1997. 200 to 300 people are projected to be
employed in this development.
LINCOLN EAST
OVERALL DEVELOPMENT PLAN
ESTIMATED LAND USE BREAKDOWN
August 26, 1996
PARCEL
POSSIBLE LAND USE
GROSS
AREA
A
BUSINESS SERVICES/AUTO RELATED
1.7
ACt
B
BUSINESS SERVICES/AUTO RELATED
.7
ACt
C
BUSINESS SERVICES/AUTO RELATED
.7
ACt
D
BUSINESS SERVICES/INDUSTRIAL
5.3
ACt
E
BUSINESS SERVICES/INDUSTRIAL
7.1
ACt
TOTALS:
MAXIMUM
FLOOR
FLOOR
AREA
AREA RATIO
15,000
SF
1:5 t
6,000
SF
1:5 t
8,000
SF
1:4 t
58,000
SF
1:4 t
77,000
SF
1:4 t
15.5 ACt 164,000 SF
* ACTUAL MIX OF USES IS TO BE DETERMINED WITH SPECIFIC
DEVELOPMENT PLANS FOR EACH PARCEL.
LINCOLN EAST
OVERALL DEVELOPMENT PLAN
PROPERTY DESCRIPTION
August 26, 1996
A PARCEL OF LAND SITUATED IN THE NW 1 /4 OF SECTION 7, T.7N.,
R.68W., OF THE 6TH P.M., LARIMER COUNTY, COLORADO, MORE
PARTICULARLY DESCRIBED AS FOLLOWS:
COMMENCING AT THE SW CORNER OF THE NW 1 /4 OF SAID SECTION 7; THENCE
NO2'04'03" E ALONG THE WEST LINE OF SAID NW 1 /4 A DISTANCE OF 40.01
FEET; THENCE S89'27'44" E PARALLEL WITH THE SOUTH LINE OF SAID NW
1 /4 A DISTANCE OF 75.01 FEET TO A POINT LYING AT THE INTERSECTION
OF THE NORTHERLY R.O.W. LINE OF EAST LINCOLN AVENUE AND THE
EASTERLY R.O.W. LINE OF NORTH LEMAY AVENUE BEING THE SOUTHEASTERLY
CORNER OF THAT PARCEL OF LAND DESCRIBED IN BOOK 1974 AT PAGE 581
OF THE LARIMER COUNTY, COLORADO RECORDS, SAID POINT BEING THE POINT
OF BEGINNING; THENCE N12'51'17"W ALONG SAID EASTERLY R.O.W. LINE
AND THE EASTERLY LINE OF SAID PARCEL DESCRIBED IN BOOK 1974 AT PAGE
581 A DISTANCE OF 174.69 FEET TO THE NORTHERLY CORNER OF SAID
PARCEL DESCRIBED IN BOOK 1974 AT PAGE 581; THENCE NO2'04'03"E
PARALLEL WITH THE WEST LINE OF SAID SECTION 7 AND CONTINUING ALONG
SAID EASTERLY R.O.W. LINE A DISTANCE OF 782.79 FEET; THENCE
S87'55'57"E A DISTANCE OF 791.00 FEET; THENCE S02'04'03"W PARALLEL
WITH THE WEST LINE OF SAID NW 1 /4 A DISTANCE OF 971.68 FEET TO A
POINT LYING ON THE SOUTH LINE OF SAID NW 1 /4, SAID POINT ALSO LYING
ON THE NORTHERLY R.O.W. LINE OF EAST LINCOLN AVENUE AS SHOWN ON THE
LARIMER COUNTY, COLORADO ASSESSOR MAPS; THENCE N89'27'44'W ALONG
SAID NORTHERLY R.O.W. LINE AND THE SOUTH LINE OF SAID NW 1 /4 A
DISTANCE OF 159.58 FEET TO A POINT LYING NON -TANGENT ON A CURVE;
THENCE ALONG A CURVE TO THE LEFT WHOSE CHORD BEARS N82'03'47"W A
DISTANCE OF 310.62 FEET AND CONTINUING ALONG SAID NORTHERLY R.O.W.
LINE, SAID CURVE HAVING A CENTRAL ANGLE OF 14747'53", A RADIUS OF
1206.00 FEET, AN ARC LENGTH OF 311.48 FEET TO A POINT OF TANGENT;
THENCE N89'27'44"W ALONG SAID TANGENT AND CONTINUING ALONG SAID
NORTHERLY R.O.W. LINE PARALLEL WITH THE SOUTH LINE OF SAID NW 1 /4
A DISTANCE OF 277.60 FEET TO THE POINT OF BEGINNING.
PARCEL CONTAINS (751 ,962 SQUARE FEET) 17.263 ACRES.
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VICINITY MAP 09/06/96
#40-9413 LINCOLN EAST PUD "
Overall Development Plan
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Lincoln East P.U.D. - Overall Development Plan, #40-94B
October 28, 1996 P & Z Meeting
Page 8
► Staff does not feel that the proposed ODP is inconsistent with the letter and
spirit of the Land Use Policies Plan, or any of the specific policies contained
therein;
► The proposed ODP is consistent with the existing, underlying it (Limited
Industrial with a P.U.D. condition) zoning, and the proposed land uses are
compatible with those that were anticipated at the time of annexation.; and,
► The Lincoln East ODP is feasible from a transportation perspective and
meets City policies regarding transportation.
RECOMMENDATION:
Staff is recommending approval of the Lincoln East P.U.D. Overall Development Plan, #40-
94B.
Lincoln East P.U.D. - Overall Development Plan, #40-94B
October 28, 1996 P & Z Meeting
Page 7
4. Transportation:
The Transportation Department has reviewed the Site Access Study that was submitted
with this ODP request and finds that the proposal is feasible from a transportation
standpoint and meets City policies for transportation.
The Site Access Study (Delich, August, 1996) that was submitted with this ODP request
concluded that:
► "The completion of the Lincoln East PUD is feasible from a traffic engineering
standpoint. The Lincoln East PUD is expected to generate approximately 1570 trip
ends daily in the short range future and 2910 trip ends daily in the long range future.
A portion of the Phase 1 generated traffic will be from pass by traffic."
► "Based upon current traffic volumes and existing geometry/control, the
Lincoln/Lemay intersection operates acceptably. With the introduction of the Phase
1 potion of the Lincoln East PUD, this intersection will continue to operate
acceptably with no roadway or intersection improvements required. The site access
intersections will also operate acceptably."
► "By 2000, given development of Phase 1 of the proposed Lincoln East PUD and
significant adjacent retail development, the Lincoln/Lemay intersection will continue
to operate acceptably with geometric improvements. The additional lanes on
Lemay Avenue are primarily due to the increase in background traffic. The site
access intersections will operate acceptably with stop sign control."
► "By 2015, with the projected traffic volumes, the key intersections will operate
acceptably, with the mitigating improvements."
In summary, The proposed Lincoln East ODP is feasible from a transportation standpoint
and meets City policies for transportation.
FINDINGS OF FACT/CONCLUSIONS:
In evaluating the request for the Lincoln East P.U.D. Overall Development Plan, staff
makes the following findings of fact:
► The proposed Lincoln East P.U.D. Overall Development Plan is supported
by policies 3a, 3b, 3d, 14, 15, 20, 21, 22, 26, 29, 39, 40, 50, 59, 60, 61, 62,
and 74 of the Land Use Policies Plan (L.U.P.P.);
Lincoln East P.U.D. - Overall Development Plan, #40-946
October 28, 1996 P & Z Meeting
Page 6
#61) Industrial development should locate within the City or consistent with the phasing
plan for the urban growth area, where the proper sizing of facilities such as water,
sewer, and transportation has occurred or is planned. The property is an infill site
where the provision of water and sewer, light and power, street capacities,
and emergency response services could be accommodated without imposing
undue stress on existing systems. Also, the site accesses the future Lemay
Avenue bypass which will be built with adequate capacity. The traffic study
done for this proposal demonstrates that the existing capacities of the
transportation network would not be exceeded.
#62) Neighborhood service centers may locate in less hazardous flood plain
classifications provided proper mitigation of the flood hazard is provided ... This
proposal would place neighborhood services in the floodplain, provided the
City's Stormwater Utility and Flood Plain Administrator find that the
development plans provide for proper mitigation of the flood hazard.
#74) Transitional land uses or areas should be provided between residential
neighborhoods and commercial areas in order to enhance the concept of a mixture
of land uses. The Andersonville Subdivision and the San Cristo P.U.D., both
of which are residential developments, are located approximately five -hundred
feet to the north of this site. With this ODP, these residential developments
would now be located close to employment and shopping facilities. Also, this
site is surrounded on three side by industrial/light industrial lands. The
business service uses will provide needed goods and services to the
surrounding areas, while also providing an appropriate transition to the
residential areas to the north and the planned business areas to the south.
Staff does not feel that the proposed ODP is inconsistent with the letter and spirit of the
Land Use Policies Plan, or any of the specific policies contained therein.
3. Neighborhood Compatibility:
A neighborhood meeting was held on June 13, 1996 to discuss the proposed Lincoln East
Overall Development Plan. As almost all of the surrounding properties are owned by
various industries and businesses, attendance was minimal. In fact, a total of four (4)
affected property owners attended, and none of them voiced opposition to the proposal.
In addition, a "Development Proposal Under Review" sign has been posted on the subject
property for more than two months, and the Planning Department has not been made
aware of any opposition to the project. The proposed uses are found to be compatible with
the surrounding area.
Lincoln East P.U.D. - Overall Development Plan, #40-94B
October 28, 1996 P & Z Meeting
Page 5
#26) Availability of existing services shall be used as a criteria in determining the location
of higher intensity areas in the City. The proposed ODP will be adequately
serviced with water and sewer, light and power, street capacities, and
emergency response services without imposing undue stress on existing
systems.
#29) City provided services and facilities shall be utilized as a tool to direct or discourage
development in desired directions. The proposed ODP will be adequately
serviced with water and sewer, light and power, street capacities, and
emergency response services without imposing undue stress on existing
systems.
#39) The City should direct efforts to promote improved traffic and pedestrian circulation
and public transit to areas north and northeast of the City. The project is within
walking distance of the existing transit route #8 (Vine and Lemay). Also,
street improvements will be subject to the new street standards, thus bike
lanes and detached sidewalks will be required.
#40) The City should promote the utilization of existing vacant land in the northeast ...
The requested ODP proposes development in the northeast that cannot be
characterized as "leapfrog" development.
#50) Mass transit should be used as a tool which leads development patterns, rather
than following growth. The project is within walking distance of the existing
transit route #8 (Vine and Lemay).
#59) Industrial uses may locate in less hazardous flood plain classifications provided
proper mitigation of the flood hazard and water quality is preserved... This
proposal would place industrial uses in the floodplain, provided the City's
Stormwater Utility and Flood Plain Administrator find that the development
plans provide for proper mitigation of the flood hazard and preservation of
water quality.
#60) Industrial uses should locate near transportation facilities that offer the required
access to the industry but will not be allowed to create demands which exceed the
capacity of the existing and future transportation network of the City. The project
is within walking distance of the existing transit route #8 (Vine and Lemay).
The traffic study done for this proposal demonstrates that the existing
capacities of the transportation network would not be exceeded.
Lincoln East P.U.D. - Overall Development Plan, #40-9413
October 28, 1996 P & Z Meeting
Page 4
#3b) The City shall promote alternative transportation modes. The project is within
walking distance of the existing transit route #8 (Vine and Lemay). Also,
street improvements will be subject to the new street standards, thus bike
lanes and detached sidewalks will be required.
#3d) The City shall promote the location of residential development which is close to
employment, recreation, and shopping facilities. The Andersonville Subdivision
and the San Cristo P.U.D., both of which are residential developments, are
located approximately five -hundred feet to the north of this site. With this
ODP, these residential developments would now be located close to
employment and shopping facilities.
#14) Urban development standards shall apply to all development within the urban
growth area. The new street standards will apply to this development; Water
and sanitary sewer service will be provided through the existing mains
adjacent to each parcel; fire hydrants and street lighting will be installed.
#15) Development in the urban growth area should be consistent with development
policies set forth in this plan. The explanation/discussion of this policy states that
"such development should occur in a logical fashion in a manner which justifies the
cost of service extensions." This development is wholly within the city limits
and will be served by existing street and utility systems.
#20) Land use, site planning, and urban design criteria shall ... promote pleasant,
functional and understandable inter -relationships through and between land uses.
This site is surrounded on three side by industrial/light industrial lands. The
business service uses will provide needed goods and services to the
surrounding areas, while also providing an appropriate transition to the
residential areas to the north and the planned business areas to the south.
Urban design criteria will be applied as individual development proposals are
submitted and reviewed.
#21) All levels of commercial development ... will be discouraged from gaining their
primary access from College Avenue. This ODP does not, in any way, access
College Avenue.
#22) Preferential consideration shall be given to urban development proposals which are
contiguous to existing development within the city limits or consistent with the
phasing plan for the City's urban growth area. The proposed ODP is contiguous
to urban development within the city limits, and will be served by existing
utility and street systems.
Lincoln East P.U.D. - Overall Development Plan, #40-94B
October 28, 1996 P & Z Meeting
Page 3
The proposed ODP's business service and auto -related uses will complement the retail
shopping center anticipated to be constructed immediately south of the subject property
to provide the surrounding industrial, residential, and recreational properties with a variety
of goods and services not readily available at this time. The site is within walking distance
of the existing transit route #8 (Vine and Lemay), and is planned in keeping with the
concept of encouraging the efficient utilization of existing and proposed street and utility
systems.
The proposed ODP is consistent with the underlying il, Limited Industrial, zoning. Further,
the proposed land uses are the same as those that were anticipated at the time of
annexation. Therefore, it can logically be concluded that the Lincoln East ODP is
appropriate at the proposed location.
Consistency with the City's Land Use Policies Plan:
The adoption of the Land Use Policies Plan was based on the Existing Land Use Report
(November, 1977) that contains detailed statistics on the functional and economic uses of
land within the City. The report's basic purpose was to establish an understanding of the
existing pattern of land and to present an analysis of land use problems to be utilized in the
land use planning process. The Land Use Policies Plan is divided into three chapters:
► Chapter I presents definitions of the terms and phrases which are commonly used
in the document.
► Chapter II presents the policies of the enabling resolution and an
explanation/discussion of the intent of each policy.
► Chapter III presents a listing of additional policy packages, programs, and projects,
along with a schedule for completion of the items required by the policies presented
in the document.
The policies contained in the Land Use Policies Plan are intended to provide decision -
makers with initial guidelines to evaluate land use issues in a manner which will assure a
continued high quality of life in Fort Collins.
The proposed Lincoln East ODP is consistent with the following land use policies:
#3a) The City shall promote maximum utilization of land within the City. The Lincoln
East ODP proposal would provide the surrounding industrial, residential, and
recreational properties with a variety of goods and services not readily
available at this time, as well as efficient utilization of existing and proposed
street and utility systems.
Lincoln East P.U.D. - Overall Development Plan, #40-94B
October 28, 1996 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: OUT & IL; an undeveloped, unincorporated parcel and undeveloped Fort Collins
Business Center land.
S: bp; vacant/undeveloped;
E: IL; undeveloped Fort Collins Business Center;
W: IL; North Lemay (industrial) Subdivision, Second Filing (partially
developed).
This 17.263 acre site was annexed into the City of Fort Collins as the "East Lincoln Third
Annexation and Zoning," Ordinance Numbers 164 and 165, 1994. When annexed, the site
was zoned it - Limited Industrial with a P.U.D. condition. The Agenda Item Summary that
recommended the adoption of Ordinances 164 and 165, 1994, stipulated that the applicant
anticipated the following uses to be developed on the property: "a convenience store, other
convenience related retail uses, and, possibly, some light industrial uses."
2. Land Use:
This is a request for approval of an Overall Development Plan (ODP) for a 17.263 acre
parcel located at the northeast corner of East Lincoln Avenue and North Lemay Avenue.
The ODP is anticipated to comprise up to 164,000 square feet of mixed business services,
industrial, and auto -related convenience uses. The proposed Lincoln East Overall
Development Plan contains five parcels with the following Land Use Breakdown':
IPARCELI
POSSIBLE LAND USE
GROSS AREA
MAXIMUM FLOOR AREA
A
Business Services/Auto-Related
1.7 acres f
15,000 square feet
B
Business Services/Auto-Related
.7 acres t
6,000 square feet
C
Business Services/Auto-Related
.7 acres f
8,000 square feet
D
Business Services/Industrial
5.3 acres f
58,000 square feet
E
Business Services/Industrial
7.1 acres t
77,000 square feet
TOTALS:
N/A
15.5 acres f
164,000 square feet
i Actual mix of uses is to be determined with specific development plans for each parcel. Churches,
schools, and public or private community services, including day care centers, and multi -family
residential uses are to be allowed as alternative land uses in all parcels.
ITEM NO. 2
MEETING DATE 10/28/96
STAFF Mitch Haas
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Lincoln East P.U.D. - Overall Development Plan, # 40-94B
APPLICANT: Diamond Shamrock Refining and Marketing, Inc.
% Cityscape Urban Design, Inc.
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: Webster Associates
60 East Service Road 1-25
Cheyenne, WY 82007
PROJECT DESCRIPTION:
This is a request for approval of an Overall Development Plan (ODP) for a 17.263 acre
parcel located at the northeast corner of East Lincoln Avenue and North Lemay Avenue.
The ODP is anticipated to comprise up to 164,000 square feet of mixed business services,
industrial, and auto -related convenience uses. The ODP is bounded by North Lemay
Avenue to the west, East Lincoln Avenue to the south, and the Fort Collins Business
Center (largely undeveloped) to the east and north. The entire ODP site is in the it -
Limited Industrial, with a P.U.D. condition, Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This request for approval of the Lincoln East O.D.P.:
► is supported by policies 3a, 3b, 3d, 14, 15, 20, 21, 22, 26, 29, 39, 40, 50, 59,
60, 61, 62, and 74 of the Land Use Policies Plan (L.U.P.P.);
is consistent with the existing it (Limited Industrial) zoning; and,
► is feasible from a transportation standpoint and meets City policies for
transportation.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT