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Home My WebLink AboutLINCOLN PARK (FORMERLY LINCOLN MIXED-USE PDP), 1110 E. LINCOLN - PDP - 40-94G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSM HCS2000: S alized Intersections Release le • Analyst: Joseph Inter.: Lemay/Vine Agency: Matthew J. Delich, P.E. Area Type: All other areas Date: 12/6/04 Jurisd: Fort Collins Period: amdE) Year recent shor long bkgrd otal Project ID: 0497 no nb/sb left -turn E/W St: Vine Street N/S St: Lemay Avenue SIGNALIZED INTERSECTION SUMMARY I Eastbound I Westbound I Northbound I Southbound I L T R 1 L T R I L T R i L T R 1 No. Lanes I I I I I I 0 1 0 1 1 1 0 I 1 1 0 1 0 1 0 LGConfig I L TR ! L TR I TR I TR 1 Volume I100 325 85 175 200 145 1 810 125 I 575 40 1 Lane Width 112.0 12.0 112.0 12.0 1 12.0 1 12.0 I RTOR Vol 1 0 1 0 ► 0 1 0 I Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A I NB Left Thru A I Thru P Right A i Right P Peds I Peds X WB Left A I SB Left Thru A I Thru P Right A I Right P Peds I Peds X NB Right I EB Right SB Right I WB Right Green 31.0 59.0 Yellow 3.0 3.0 All Red 2.0 2.0 Cycle Length: 100.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 155 485 0.71 0.32 43.9 D TR 560 1805 0.80 0.31 40.0 D 40.8 D Westbound L 122 381 TR 541 1745 Northbound TR 1079 1829 0.72 0.32 48.8 D 0.75 0.31 36.8 D 39.0 D 1.02 0.59 52.9 D 52.9 D Southbound TR 1090 1847 0.61 0.59 15.7 Intersection Delay = 39.3 (sec/veh) B 15.7 B Intersection LOS = D • -y HCS2000: S` lalized Intersections Release le . Analyst: Joseph Inter_: Lemay/Vine Agency: Matthew J. Delich, P.E. Area Type: All other areas Date: 12/6/04 Jurisd: Fort Collins Period: <pm Year recent f hor long bkgrd tot 1_ Project ID: 0497 no nb/sb left -turn E/W St: Vine Street N/S St: Lemay Avenue SIGNALIZED INTERSECTION SUMMARY I Eastbound I Westbound I Northbound I Southbound I L T R I L T R I L T R I L T R I I I I I No. Lanes I 1 1 0 I 1 1 0 1 0 1 0 I 0 1 0 I LGConfig I L TR I L TR I TR I TR 1 Volume 135 145 65 1115 265 140 I 420 40 1 660 85 1 Lane Width 112.0 12.0 112.0 12.0 1 12.0 1 12.0 I RTOR Vol I 0 1 0 I 0 I 0 I Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A I NB Left P Thru A I Thru P Right A I Right P Peds X ( Peds X WB Left A 1 SB Left P Thru A I Thru P Right A 1 Right P Peds X 1 Peds X NB Right 1 EB Right SB Right 1 WB Right Green 34.0 56.0 Yellow 3.0 3.0 All Red 2.0 2.0 Cycle Length: 100.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 167 477 0.23 0.35 23.7 C TR 604 1776 0.38 0.34 25.4 C 25.2 C Westbound L 337 963 0.37 0.35 25.0 C TR 600 1766 0.73 0.34 33.7 C 31.7 C Northbound TR 1031 1841 0.51 0.56 15.4 B 15.4 B Southbound TR 1027 1834 0.83 0.56 26.2 C 26.2 C Intersection Delay = 24.9 (sec/veh) Intersection LOS = C APPENDIX C I HCS2000: S' zalized Intersections Release le Analyst: Joseph Inter.: Lemay/Vine Agency: Matthew J. Delich, P.E. Area Type: All other areas Date: 12/6/04 Jurisd: Fort Collins Period: am Year recen shor long bkgrd-ota1 Project ID: 0497 E/W St: Vine Street N/S St: Lemay Avenue SIGNALIZED INTERSECTION SUMMARY I Eastbound I Westbound I Northbound I Southbound ► L T R I L T R I L T R I L T R I No. Lanes I I I I I I 0 1 0 I I 1 1 0 ► 1 1 0 1 0 1 0 LGConfig I L TR I L TR I LTR I LTR I Volume 1100 325 85 175 200 145 150 810 125 180 575 40 I Lane Width 112.0 12.0 112.0 12.0 I 12.0 I 12.0 I RTOR Vol 1 0 1 0 I 0 I 0 I Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A 1 NB Left P Thru A I Thru P Right A I Right P Peds I Peds X WB Left A I SB Left P Thru A ( Thru P Right A I Right P Peds I Peds X NB Right I EB Right SB Right I WB Right Green 28.0 62.0 Yellow 3.0 3.0 All Red 2.0 2.0 Cycle Length: 100.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay LOS Eastbound L 117 405 0.94 0.29 99.2 F TR 505 1805 0.89 0.28 52.3 D 61.5 E Westbound L 84 291 1.05 0.29 147.3 F TR 489 1745 0.83 0.28 45.3 D 63.4 E Northbound LTR 1066 1720 1.09 0.62 73.4 E 73.4 E Southbound LTR 875 1411 0.86 0.62 26.5 C 26.5 C Intersection Delay = 57.6 (sec/veh) Intersection LOS = E HCS2000: Signalized Intersections Release 4.le Analyst: Joseph Inter.: Lemay/Vine Agency: Matthew J. Delich, P.E. Area Type: All other areas Date: 12/6/04 Jurisd: Fort Collins Period: ®pm Year recent 4= long bkgrd Project ID: 0497 E/W St: Vine Street NIS St: Lemay Avenue SIGNALIZED INTERSECTION SUMMARY Eastbound I Westbound I Northbound I Southbound L T R I L T R I L T R I L T R I I I I No. Lanes I 1 1 0 I 1 1 0 I 0 1 0 I 0 1 0 LGConfig I L TR I L TR I LTR I LTR Volume 135 145 65 1115 265 140 120 420 40 190 660 85 Lane Width 112.0 12.0 112.0 12.0 1 12.0 I 12.0 RTOR Vol ( 0 1 0 1 0 1 0 Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A 1 NB Left P Thru A I Thru P Right A i Right P Peds X I Peds X WB Left A i SB Left P Thru A I Thru P Right A I Right P Peds X I Peds X NB Right i EB Right SB Right I WB Right Green 28.0 62.0 Yellow 3.0 3.0 All Red 2.0 2.0 Cycle Length: 100.0 Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) V/c g/C Delay LOS Delay LOS Eastbound L 92 TR 497 Westbound L 258 TR 494 Northbound LTR 1080 Southbound LTR 1009 316 0.41 0.29 31.6 C 1776 0.46 0.28 30.4 C 890 0.48 0.29 30.8 C 1766 0.89 0.28 52.6 D 30.6 C 47.7 D 1742. 0.51 0.62 12.3 B 12.3 B 1628 0.95 0.62 36.4 D 36.4 D Intersection Delay = 32.8 (sec/veh) Intersection LOS = C secs APPENDIX B 11 HCS2000: S ialized Intersections Release le Analyst: Joseph Inter.: Lemay/vine Agency: Matthew J. Delich, P.E. Area Type: All other areas Date: 12/6/04 Jurisd: Fort Collins Period: am(i Year recent ho long k r total Project ID: 0497 E/W St: Vine Street N/S St: Lemay Avenue I Eastbound L T R I No. Lanes 1 1 1 0 LGConfig I L TR Volume 1100 325 85 Lane Width 112.0 12.0 RTOR Vol 1 0 SIGNALIZED INTERSECTION SUMMARY I westbound I Northbound I Southbound 1 I L T R I L T R I L T R I I I I I I 1 1 0 ► 0 1 0 1 0 1 0 ► i L TR I LTR I LTR 1 170 200 145 150 800 120 180 570 40 ► 112.0 12.0 1 12.0 1 12.0 1 0 1 0 1 0 I Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A I NB Left P Thru A 1 Thru P Right A I Right P Peds X I Peds X WB Left A I SB Left P Thru A I Thru P Right A 1 Right P Peds X I Peds X NB Right I EB Right SB Right I WB Right Green 29.0 61.0 Yellow 3.0 3.0 All Red 2.0 2.0 Cycle Length: 100.0 secs Intersection Performance Summary Appr/ Lane Adj Sat Ratios Lane Group Approach Lane Group Flow Rate Grp Capacity (s) v/c g/C Delay LOS Delay.LOS Eastbound L 130 433 TR 523 1805 Westbound L 97 323 TR 506 1745 Northbound LTR 1049 1720 0.85 0.30 70.4 E 0.86 0.29 47.2 D 0.85 0.30 79.1 E 0.80 0.29 41.9 D 1.09 0.61 74.3 E Southbound LTR 859 1408 0.87 0.61 28.2 Intersection Delay = 53.9 (sec/veh) C 51.8 D 48.2 D 74.3 E 28.2 C Intersection LOS = D 3 IICS2000: S ialized Intersections Release le Analyst: Joseph Inter.: Lemay/Vine Agency: Matthew J. Delich, P.E. Area Type: All other areas Date: 12/6/04 Jurisd: Fort Collins Period Gpm Year recent hort long<bk r total Project ID: 0497 E/W St: Vine Street N/S St: Lemay.Avenue SIGNALIZED INTERSECTION SUMMARY 1 Eastbound I Westbound I Northbound I Southbound I L T R I L T R I L T R I L T R 1 No. Lanes I I I I I I 0 1 0 I i 1 1 0 1 0 1 0 1 1 1 0 LGConfig I L TR I L TR i LTR I LTR 1 Volume 135 145 65 I110 265 140 120 415 35 I90 650 85 1 Lane Width 112.0 12.0 112.0 12.0 I 12.0 I 12.0 1 RTOR Vol 1 0 1 0 I 0 I 0 I Duration 0.25 Area Type: All other areas Signal Operations Phase Combination 1 2 3 4 1 5 6 7 8 EB Left A I NB Left P Thru A I Thru P Right A I Right P Peds X I Peds X WB Left A I SB Left P Thru A ( Thru P Right A I Right P Peds X I Peds X NB Right I EB Right SB Right i WB Right Green 30.0 60.0 Yellow 3.0 3.0 All Red 2.0 2.0 Appr/ Lane Lane Group Grp Capacity Eastbound L 117 TR 533 Westbound L 284 TR 530 Northbound LTR 1046 Cycle Length: 100.0 _Intersection Performance Summary Adj Sat Ratios Lane Group Approach Flow Rate (s) We g/C Delay LOS Delay LOS 377 0.32 0.31 28.1 C 1776 0.43 0.30 28.7 C 28.6 C 917 0.42 0.31 28.4 C 1766 0.83 0.30 43.3 D 40.1 D 1743 0.52 0.60 13.4 B 13.4 B Southbound LTR 977 1628 0.97 0.60 41.6 D 41.6 D Intersection Delay = 33.2 (sec/veh) Intersection LOS = C secs APPENDIX A TABLE I Short Range (2007) Background Peak Hour Operation P - EB LT C E EB T/RT C D EB APPROACH C D WB LT C E Lemay/Vine (signal) WB T/RT D D WB APPROACH D D NB LTrr/RT B E SB LT/T/RT D C OVERALL C TABLE 2 Short Range (2007) Total Peak Hour Operation IN-q gv "-,I M�M . . . . . . . . . . . . . . . . V115 -1�' P Lemay/Vine (signal) EB LT C F EB T/RT C D EB APPROACH C E WB LT C F WB T/RT D D WB APPROACH D E NB LTIT/RT B E SB LT/T/RT D C OVERALL C E TABLE 3 Short Range (2007) Total Peak Hour Operation With No NB/SB Left Turns W4 N % MUMMY" EB LT C D_ EB T/RT C D EB APPROACH C D Lemay/Vine (signal) W3 LT C D WB TIRT C D WB APPROACH C D NB T/RT B D SB T/RT C B OVERALL C D w Q 0 z w z w 0J CV rl- N W a. W L_ r Co 0 L9 rn 0 r x a LL CD O N co T O 0) rn w z n a z w w z z w z 0 a 0 a Z z a H 03 U LL LL a H TO: Kaye Vincent, Lagunitas Companies Cathy Mathis, VF Ripley Associates Tricia Kroetch, North Star Design City of Fort Collins FROM: Matt Delich 4VA� DATE: January 11, 2006 SUBJECT: Lincoln Mixed -Use Project Transportation Impact Study - Adequate Public Facilities analysis of Vine/Lemay intersection (File: 0497ME01) This memorandum addresses the adequate public facilities (APF) issues related to the Vine/Lemay intersection. Historically, this intersection has been problematic due to geometric constraints. In the future, Vine Drive will be moved to the north. When this occurs, it is anticipated that there will not be an APF issue. However, in the interim, analyses are required that address solutions to the APF operational issue. Currently, the Lemay/Vine intersection has one approach lane on Lemay Avenue, and eastbound and westbound left -turn lanes on Vine Drive. The Lemay/Vine intersection was analyzed both with and without the Lincoln Mixed -Use Project site generated traffic. As shown in Table 1, the Lemay/Vine intersection will meet the City operational standards during the peak hours without the Lincoln Mixed -Use Project site traffic. Calculation forms are provided in Appendix A. With the Lincoln Mixed -Use Project site generated traffic, the subject intersection will operate acceptably in the morning peak hour, but it will not meet the City operational standards in the afternoon peak hour. This is reflected in Table 2. Calculation forms are provided in Appendix B. The increase in delay is greater than 2 percent, even though the increase in traffic is less than 1 percent. Therefore, the impact of the site generated traffic is significant per the City of Fort Collins criteria. Northbound and southbound left -turn lanes would require additional right-of-way and redesign of the railroad crossing. Since the City of Fort Collins Master Street Plan shows the Lemay/Vine intersection shifted to the north with a future grade separated railroad crossing, purchasing right-of-way and upgrading the existing railroad crossing would not be reasonable. Restriction of northbound and southbound left -turns during the peak hours has been entertained by the City in other transportation impact studies. Analysis of the Lemay/Vine intersection with the left -turn restrictions is shown in Table 3. Calculation forms are provided in Appendix C. The Lemay/Vine intersection will operate acceptably in both the morning and afternoon peak hours with northbound and southbound left -turn restrictions. If unacceptable operation occurs during one or more peak hours at the Lemay/Vine intersection, the City may implement "no left turn during peak hours" action for the northbound and southbound traffic on Lemay Avenue. This will result in acceptable operation at this intersection. -MAI N ST �i�XjBf�jA�P-A�2,K� =/JI I I I I U) U)— o ROMERO PARK " BUCKINGHAM ST - UCI IKII INIGHAM P RK COY DITCH E.LINCOLN La Poudre E [LPL 7 ST SITE #40-94G - Lincoln Park PDP 6/15/2007 N 1 inch equals 800 feet Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 10 Timing of the grade -separated intersection improvement and Vine/Lemay and corresponding improvements at Lincoln Avenue and Duff Drive is uncertain, but preliminary design has resulted in the dedication of new rights -of -way to accommodate these streets. In the interim, the development will utilize Lincoln and Lemay Avenues in their present configuration. In summary, the P.D.P. adequately provides vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part 11 of the City of Fort Collins Multi -modal Transportation Level of Service Manual for the following modes of travel: motor vehicle, bicycle and pedestrian. Currently, and in the short range future, the key intersections will operate acceptably. 5. Findings of Fact/Conclusion: In evaluating the Lincoln Park P.D.P., Staff makes the following findings of fact: A. The site is in the boundary area of the East Mulberry Corridor Plan and is consistent with adopted plan designations and policies of the Plan. B. The proposed residential land uses comply with the use, density and design requirements of the M-M-N zone district. C. The P.D.P. complies with the zone district requirements for Mix of Housing, Public Gathering Spaces and Design Standards. D. The P.D.P. complies with the applicable General Development Standards found in Article 3. RECOMMENDATION: Staff recommends approval of Lincoln Park P.D.P., #40-94G. Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 9 K. Section 3.6.4 — Transportation Level of Service Requirements "All development plans shall adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards for the following modes of travel. motor vehicle, bicycle and pedestrian." An intermediate, short-range (2006) Transportation Impact Study was prepared in conjunction with the P.D.P. There is one key intersection impacted by the development: East Vine Drive/North Lemay Avenue. In the short range, given full development of the Lincoln Project, the intersection will operate acceptably in the morning peak hour, but it will not meet operational standards in the afternoon peak hour. The increase in traffic delay is greater than 2 percent, even though the increase in traffic is less than 1 percent. Northbound and southbound left -turn lanes would require additional right-of-way and redesign of the railroad crossing south of the Vine/Lemay intersection. Since the Street Master Plan shows the Vine/Lemay intersection shifted to the north with a future grade separated railroad crossing, purchasing right-of-way and upgrading the existing railroad crossing would not be reasonable as a requirement of the Project. Restriction of northbound and southbound left -turns during the peak hours has been entertained by the City in other traffic studies for projects within the area. The Vine/Lemay intersection will operate acceptably in both the morning and afternoon peak hours with northbound and southbound left -turn restrictions and the incorporation of a southbound left turn lane off Lemay Avenue onto Fitzgerald Drive. If unacceptable operation occurs during one or more peak hours at the Vine/Lemay intersection, the City may implement "no left turn during peak hours" action for the northbound and southbound traffic on Lemay Avenue. This will result in acceptable operation at this intersection. The level of service for pedestrian, bicycle, and transit modes based upon the measures in the multi -modal transportation guidelines has been achieved through the project design. Detached public sidewalks will be constructed along all public streets constructed in conjunction with this development, including along existing Lincoln and Lemay. Further, on -street bicycle lanes are an integral part of the roadway design for realigned Lincoln and Lemay Avenues and future Duff Drive. Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 8 "To prevent residential streetscapes from being dominated by protruding garage doors, and to allow the active, visually interesting features of the house to dominate the streetscape, the following standards shall apply: (1) Street -facing garage doors must be recessed behind either the front facade of the ground floor living area portion of the dwelling or a covered porch (measuring at least six (61 feet by eight [81 feet) by at least four (4) feet. Any street -facing garage doors complying with this standard shall not protrude forward from the front facade of the living area portion of the dwelling by more than eight (8) feet. (2) Garage doors may be located on another side of the dwelling ("side- or rear -loaded") provided that the side of the garage facing the front street has windows or other architectural details that mimic the features of the living portion of the dwelling. (3) Garage doors shall not comprise more than fifty (50) percent of the ground floor street -facing linear building frontage. Alleys and comer lots are exempt from this standard." All garages within the P.D.P are alley -loaded; therefore, the standard has been satisfied. J. Section 3.6.3 — Street Pattern and Connectivity Standards "The local street system of any proposed development shall be designed to be safe, efficient, convenient and attractive, considering use by all modes of transportation that will use the system (including, without limitation, cars, trucks, buses, bicycles, pedestrians and emergency vehicles." All internal streets within the P.D.P. are public streets. Forbes Drive, Santiago Lane, and Becca Lane, all local streets, connect the P.D.P. to existing major arterial streets, Lemay and Lincoln Avenues. The new internal local streets will feature detached sidewalks, on -street parking on both sides, and two travel lanes. At the perimeter of the PDP are new arterial and collector streets. The subdivision plat provides right-of-way dedications for realigned Lemay and Lincoln Avenues. Additionally, right-of-way has been dedicated for a new 2-lane collector road connecting existing Duff Drive with the alignment of existing Buckingham Street. Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 7 (2) Each housing model shall have at least three (3) characteristics which clearly and obviously distinguish it from the other housing models, including different floor plans, exterior materials, roof lines, garage placement, placement of the footprint on the lot, and/or building face. " The standard has been met through provision of attached single family units (aka townhouses), flats, attached units and carriage houses. Each housing type has been provided different floor plans, building elevations and materials. Townhouse style units are distinguished by varied materials and architectural forms for each unit along a facade. G. Section 3.5.2(C) — Relationship of Dwellings to Streets and Parking "Every front fagade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front fagade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. " As mentioned, all but two buildings provide primary dwelling unit entrances facing an adjacent public street. Buildings 15 and 16, containing a total of 16 townhouse units have front doors opening directly on a connecting walkway leading to the street and which are no more than 110 feet in length. Therefore, the requirements of this section have been satisfied. H. Section 3.5.2(D) — Residential Building Setbacks "The minimum setback of every residential building and of every detached accessory building that is incidental to the residential building from any arterial street right-of-way shall be thirty (30) feet. Minimum setback of every residential building and of every detached accessory building that is incidental to the residential building from any public street right-of-way other than an arterial street shall be fifteen (15) feet". All proposed residential buildings and garages comply with the required minimum setbacks. Section 3.5.2(E) — Garage Doors Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 6 Parking Stall Dimensions [3.2.2(L)] — All proposed parking spaces meet the parking stall dimensions of this section. C. Section 3.3.1(B) — Subdivision Lot Standards. The subdivision plat is in compliance with Section 3.3.1(B) Lots in that: 1) Each lot has direct vehicular access to a public street and the side lot lines are substantially at right angles or radial to the street lines. 2) The general layout of lots, roads, driveways, utilities, drainage facilities and other services within the development have connect to existing and planned future infrastructure, including streets described under the Master Street Plan and the East Mulberry Corridor Plan. D. Section 3.3.1(C) — Public Dedications An applicant is required to dedicate rights -of way for public streets, drainage easements and utility easements as needed to serve the area being platted. Rights -of -way for Santiago Lane, Fitzgerald Drive, Forbes Lane, Becca Lane, and future realignments to Lincoln and Lemay Avenues and the drainage, utility and sight distance easements necessary to serve this lot will be dedicated with the subdivision plat, if approved and filed. E. Section 3.2.4 — Site Lighting The lighting designs must be fully shielded and in accordance with the requirements of this section. A street light plan has been submitted that shows how public street lighting will integrate with street tree placement and ensure public health and safety. Details on the on -site lighting will be worked out at the time of Final Plan review. F. Section 3.5.2(B) — Model Housing Variety (1) "Any development of one hundred (100) or more single-family detached, single-family attached in groups of two (2), or two-family detached dwelling units shall have at least four (4) different types of housing models. The applicant shall include in the application for approval of the project development plan documentation showing how the development will comply with the foregoing requirement. Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 5 purchasers, heirs and assigns, including a Homeowner's Association that the trees will be removed in conjunction with future street construction. All applicable landscape design standards of Article 3 have been met. B. Section 3.2.2 —Access, Circulation and Parking General Standard [3.2.2 (B)] — The proposed parking and circulation systems in this PDP accommodate cars, bikes and pedestrians safely, efficiently and conveniently. The pedestrian system provides direct, convenient, continuous access throughout the site with crosswalks and ramps where needed and visual interest and security. Safety Considerations [3.2.2(C)(1)] —As required, pedestrian areas are separated from vehicle areas and bicycle areas by the use of detached 4.5 foot wide sidewalks along local streets and 6 foot -wide detached sidewalks along future collector and arterial level roads. There will be dedicated bike lanes along the future arterial and collector roadways. Bicycle Facilities [3.2.2(C)(4)] — Adequate bicycle parking will be required for the community gathering space and for the residential units. Walkways [3.2.2(C)(5)] — Walkways within the site directly and continuously connect points of pedestrian origin and destination. Such walkways provide a direct connection between the building entries and internal walkway system. This standard is therefore satisfied. Parking Lot Layout [3.2.2 (E) The few parking areas that are provided incorporate well-defined circulation routes, traffic control signs where appropriate, perpendicular parking bays where appropriate, numerous landscaped islands, and clearly defined pedestrian and bicycle access points. Required Number of Spaces for Type of Use [3.2.2(K)] — Parking requirements for the residential units have been met through the garage and surface parking spaces shown on the plan. A total of 334 parking spaces have been provided where a minimum of 283 parking spaces is required. Handicap Parking [3.2.2(K)(5)] — The proposed site plan will satisfy this requirement in terms of the number of handicap parking stalls, their location and configuration. Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 4 • Facilities are easily accessible. The P.D.P. will provide direct bicycle and pedestrian access via a network of on -street sidewalks and an internal path system. A field of 9 parking spaces, including disabled stalls, are immediately abutting the gathering space. Facilities consist of a swimming pool, hardscape, small turf area and mail kiosk. • This area will be maintained by the Homeowner's Association. D. Development Standards Specific to the MMN District Section 4.6 (E)(1) requires that each development be composed of complete blocks bounded by public or private streets and within a prescribed maximum size in order to promote attractive streets that provide direct pedestrian movements. The proposal meets the design requirements of this section since block sizes range from just under 2 acres to 4.7 acres, which is substantially less than the 7 acre maximum. More than 50% of the block faces consist of building frontages. No buildings exceed 3 stories. 4. Compliance with Applicable General Development Standards: A. Section 3.2.1 — Landscaping and Tree Protection The PDP provides significant canopy shading to reduce glare and heat buildup. Visual quality and continuity with the development is addressed through the provision of full tree stocking along the perimeter of buildings, and adjacent surface parking lots. All trees proposed in the Master Plant List are species approved by the City Forester and are shown as sufficiently diverse and spaced adequately to satisfy the standards for parkway conditions and with regard to spacing from utilities. Landscape notes are sufficient to achieve Code requirements. Trees will be planted matching the new rights -of -way for realigned Lincoln and Lemay Avenues allowing the trees to grow substantially between now and such time that these new arterial streets are constructed. The applicant has elected to plant street trees along the existing arterial frontages for aesthetic reasons, with the understanding that such trees will need to be removed in the future and are not likely to survive transplanting. Statements indicating the likelihood of future tree removal will be provided in the development agreement, alerting future Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 3 Single family attached dwellings, attached multi -family dwellings and "carriage houses" which are considered detached dwellings, are permitted subject to administrative review. The 166 units on 15.5 gross acres equals approximately 12 dwelling units per acre, consistent with the minimum density requirement for M-M-N zoned projects. B. Mix of Housing Section 4.6(D)(2)(d) requires that The lot size and layout pattern for Medium Density Mixed -Use Neighborhoods shall be designed to allow buildings to face toward the street. The proposed pattern of internal public streets and placement of buildings results in all units, except for those housed in buildings 15 and 16 and which front a large detention pond, to front directly on a public street. Those 12 residential units that do not face the street are connected to the street and public sidewalk system through a pedestrian spine, thus satisfying the standard. C. Small Neighborhood Parks, Central Feature or Gathering Space Section 4.6(D)(3) requires that At least ninety (90) percent of the dwellings in all development projects shall be located within one thousand three hundred twenty (1,320) feet (one-quarter[114] mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance shall be measured along street frontage without crossing an arterial street. A public gathering space is located at the corner of proposed Fitzgerald Drive and Becca Lane. Therefore, at least 90% of the dwelling units are within one - eight of a mile (660') of the gathering space. This public space contains approximately 14,000 square feet and includes a swimming pool, small entry plaza area, mail kiosk and maintained irrigated turf. The gathering space complies with the standard in the following manner The area is highly visible and formed by Becca Lane and Fitzgerald Drive Street. None of this public space is bordered by rear yards, and is easily observable from the two public streets. Lincoln Park P.D.P., #40-94G June 28, 2007 Administrative Hearing Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-L; Existing Single Family Housing (Andersonville Subdivision, Via Lopez/San Cristo) with Single Family Housing (Alta Vista) and Agricultural beyond. S: C; Bull Run Apartments, Wal-Mart E: I; Vacant; Existing Industrial Uses W: I; Vacant; Existing Industrial Uses The property was annexed in December 1994 as part of the East Lincoln Third Annexation. A City Plan Structure Plan map designation amendment and rezoning from I -Industrial to M-M-N was approved in 2002. Until recently, the site contained a dilapidated farmhouse, masonry silo and outbuildings. These structures have been demolished due to their lack of structural integrity and invitation as an attractive nuisance. 2. East Mulberry Corridor Plan: The site is located within the boundary area of the East Mulberry Corridor Plan. With a Land Use designation of "Medium Density Residential" on the adopted Framework Plan, the Project is found to be consistent with the Plan. The Proposed Street Network Plan identifies the relocation of Lemay Avenue to accommodate a grade separated intersection at Vine Drive, realignment of Lincoln Avenue, and construction of an extension to Duff Drive. All three of these future street improvements directly impact the Project. A small corner of the property, to be platted as Tract 1 and containing 14, 903 sq. ft. in area, is located within the boundary area of the Northside Neighborhoods Plan. This parcel will remain undeveloped although it lies within the PDP boundary. 3. Compliance with the M-M-N District Standards: A. Land Use and Density ITEM NO. MEETING DATE STAFF___,!I Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Lincoln Park P.D.P., #40-94G APPLICANT: Lagunitas Companies c/o Jon Prouty 3944 JFK Parkway, Suite 12E Fort Collins, CO 80525 OWNER: Webster Associates 705 Kirtley Road Lusk, WY 82225 PROJECT DESCRIPTION: This is a request for 166 dwelling units within 23 buildings on 15.5 gross acres. The site is located at the northeast corner of Lincoln and Lemay Avenues. The housing types include a mix of 121 townhouses, 27 flats, 6 attached units and 12 carriage houses above garages. Primary access is gained via Lincoln Avenue and through newly dedicated streets internal to the site. The Project has been designed to accommodate future construction of realignments to Lincoln and Lemay Avenues. The parcel is zoned M-M-N, Medium Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The land uses, single family detached dwellings and multi -family dwellings, are permitted within the M-M-N zone district. The P.D.P. complies with the zone district requirements for mix of housing types, access to a central feature and design standards. The P.D.P. complies with the applicable 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