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HomeMy WebLinkAboutLINCOLN PARK (FORMERLY LINCOLN MIXED-USE PDP), 1110 E. LINCOLN - PDP - 40-94G - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST6. A requirement of 3.6.3 is that a development contribute to a local street system which allows project access from at least three arterials after development of remaining parcels in section mile. Lincoln Park has/contributes to a local street system which allows access to Lincoln, International, Lemay, Vine and Mulberry. 7. A requirement of 3.6.3 is that developments connect to stubbed in streets. (3.6.3 (F)) Not Applicable — there are no streets stubbed in to the Lincoln Park Project. W Sincerel Jo outy JP/sjw Gloss. Letter.LUC.112106 Page 4 11/21/2006 2:52 PM traffic count justifies, the latter intersection will have a traffic signal making the left turn to go south very safe. c. The previously proposed Lemay entrance provided no access to any of the local destinations described above, which the Lincoln entrance and the Duff entrance do, because in contrast such previously proposed Lemay entrances would have been a right in — right out entrance, only permitting exiting traffic to go north. 3. A requirement of 3.6.3 is for local streets to provide intra and inter neighborhood connections and to contribute to the street system of the neighborhood. (3.6.3 (B)) a. The neighborhood of the Lincoln Park Project is defined by four major streets: Lemay to the west, Lincoln to the south, International to the east and Duff to the north. Accordingly, the local street system we have designed for the Lincoln Park Project contributes to the street system of the neighborhood because it is the entire street system of the neighborhood. b. To the west to some extent Duff provides connectivity between the Lincoln Park and Buckingham neighborhoods, however, the Duff -Buckingham streets are bisected by Lemay, a major arterial, which largely defeats this connectivity. To the east, Duff provides connectivity to the Air Park industrial area. c. Lincoln Park's Santiago Lane, a local street, connects safely to Lincoln, which while not a local street itself, nevertheless provides connectivity to the Old Town neighborhood to the west, a retail neighborhood to the south and an industrial neighborhood to the east. 4. A requirement of 3.6.3 relates to spacing of full movement street intersections with arterial streets. (3.6.3 (C). a. Lincoln — Santiago intersection with Lincoln - Lemay: Complies. b. Lemay — Duff intersection with Lemay - Lincoln: Complies. c. Duff — Forbes intersection with Duff-Lemay: Complies. d. International — Duff intersection with International — Santiago: Complies. 5. A requirement of 3.6.3 relates to spacing of limited movement street intersections with arterial streets. (3.6.3 (D)) Not Applicable — as the Lincoln Park project has no limited movement intersections with arterial streets. Gloss.Letter.LUCA 12106 Page 3 11/21/2006 2:52 PM fire and emergency vehicles until such time as Duff is constructed. (This conceptual plan has been reviewed by PFA and is acceptable to them.) The paramount purpose of Section 3.6.3 more specifically are safety, convenience and access to public transportation. (3.6.3 (A) and 3.6.3 (B)) a. Our elimination now of the previously proposed Lemay entrance removes what would have been an unsafe intersection. It was on a curve, which presents safety concerns even when line of sight easements are obtained. It did not meet engineering standards and a variance was required. It provided no alignment with other streets. And because of its limited movement (right in - right out) and lack of alignment, it did not have the potential of a future traffic light to overcome its inherent safety shortcomings. Furthermore, the previous proposed Lemay entrance would have been very unsafe from the standpoint of providing a shortcut for westbound Lincoln traffic to cut through the Lincoln Park project (in the Lincoln entrance — out the Lemay entrance) to avoid the stoplight. This would be very undesirable from a safety standpoint in the neighborhood, in general, and in particular because of the risk to children bicycling around "the circle" (Santiago — Fitzgerald — Becca — Forbes) and the shortcut route's proximity to the pool -park area. b. A bike/ped walk through the landscaped area from Fitzgerald Drive within the project to Lemay is being provided for the safety, efficiency and convenience of bicyclists and pedestrians wanting to ride/walk south along the Lemay sidewalk to the shopping center. c. We have contacted Traffic Planning and Transfort about providing a bus stop conveniently located on Lemay adjacent to the Lincoln Park Project and safely designed with a pull-out lane for the bus. Public transportation is also available on Lincoln and at the shopping center. 2. A requirement of Section 3.6.3 is that a local street system provide multiple direct connections to and between local destinations. (LUC 3.6.3 (B)) a. The Lincoln entrance provides direct connection via a safe signal controlled intersection at Lemay to Wal Mart, Home Depot, other shopping center businesses, west Lincoln destinations (including Old Town and downtown employment), east Lincoln destinations (including industrial/warehouse and employment), south Lemay destinations (including schools, parks, hospital, retail), west Mulberry destinations (including CSU), east Mulberry destinations and I-25 access. b. The Duff entrance provides access to all of the same local destinations as described above because it is a full movement intersection both at the Duff/Forbes (project entrance) intersection and the Duff/Lemay intersection, and when the G1oss.Letter.LUC.112106 Page 2 11/21/2006 2:52 PM November 21, 2006 Cameron Gloss Planning Director Fort Collins Current Planning P. O. Box 580 Fort Collins, CO 80522 Re: Lincoln Park Compliance With LUC Section 3.6.3 Street Pattern And Connectivity Standards Dear Cameron: At your recommendation to move this project to hearing without further delay, we have addressed the question of compliance with LUC Section 3.6.3 or absent compliance, a modification request relating to same. In carefully reviewing the Lincoln Park Project with our engineers, traffic consultants and other consultants, we have concluded that the project complies with LUC Section 3.6.3 and therefore no modification is necessary. Our explanation regarding this matter follows: The Lincoln Park local street system meets LUC Section 3.6.3 Street Pattern And Connectivity Standards With: • A safe (compliance with all engineering and traffic safety requirements — no variances) full movement access at the Lincoln entrance both in the interim and ultimate design conditions, which in its ultimate condition will probably have a traffic count justifying a stop light, creating added safety; • A safe (compliance with all engineering and traffic safety requirements — no variances) full -movement entrance at Duff, which will be constructed when the Fort Collins Business Center One property and the property to the north develop (Fort Collins Business Center One property currently in negotiation and pre -submission planning process), and via Duff, a safe full -movement access at the Duff — Buckingham — Lemay intersection; and • A fire and emergency access lane (with radio -controlled access gate), as shown on site plan from Lemay to Becca Lane, which provides an alternative point of access for Gloss.Leaer.tk_144 1J#P,6Parkway, Ste. 12E, Fort CoI14,aU6 80525 • (970) 226-5000 . 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