HomeMy WebLinkAboutWINDTRAIL APARTMENTS PUD PRELIMINARY - 66 93D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSVI. RECOMMENDATIONS
This study assessed the transportation impacts of the
continued development of CAT and Windtrail, located east of Shields
Street and between Prospect Road and Drake Road in Fort Collins,
Colorado. Currently, the key signalized intersections operate
acceptably. The unsignalized intersections operate acceptably,.
''except for minor street left turns during the afternoon peak hour
at the intersections along Shields Street.
With full development of CAT and Windtrail, the unsignalized
intersections will operate acceptably, except for minor street left
turns at some intersections along Shields Street. This type of
operation is normal along arterial streets. It is expected that
the Shields/Rolland Moore and Drake/Worthington intersections will
warrant signalization in the future. Key signalized intersections
will generally operate acceptably with geometric improvements. The
location of these properties within Fort Collins provides
opportunities for high transit and bicycle .usage.
The long standing connection between Shields Street and Centre
Avenue via Rolland Moore Drive has circulation benefits to both the
neighborhood and CAT tenants, as well as .the city in general. Both
the developers and the neighborhood desire not to have this
connection. There are no technical reasons why this connection
should not be made.
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1 1 PROSPECT /�
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MEADOWLARK
LONG RANGE GEOMETRIES Figure 6
Table 3
Future Peak Hour Operation
(With Geometrics Shown in Figure 6)
Level of Service
Intersection
AM
PM
College/Prospect (signal)
C
D
College/Drake (signal)
C
D
Drake/Meadowlark/Research (signal)
B
B
Drake/Worthington (signal)
B
C
Drake/Shields (signal)
C
C
Shields/Centre/Raintree (signal)
B
C
Shields/Rolland Moore (signal)
B
C
Shields/Hill Pond (stop sign)
EB LT/T/RT D E
WB LT/T/RT E E
SB LT B C
NB LT B C
Shields/Prospect (signal) C E
Prospect/Centre (signal) B B
14
Table 2
Current Peak Hour Operation
Level
of Service
Intersection
AM
PM
College/Prospect (signal)
C
C
College/Drake (signal)
B
C
Drake/Meadowlark/Research (signal)
B.
B
Drake/Worthington (stop sign)
NB LT/RT
A
B
WB LT
A
A
Drake/Shields (signal)
C
C
Shields/Centre/Raintree (signal)
B
B
Shields/Rolland Moore (stop sign)
EB LT
E
E
EB RT
A
A
NB LT
A
B
Shields/Hill Pond (stop sign)
EB LT/T/RT
D
E
WB LT/T/RT
C
D
SB LT
A
A
NB LT
A
B
Shields/Prospect (signal)
B
C
Prospect/Centre (signal)
B
B
13
Centre Avenue will be a collector street that will connect
Shields Street to Prospect Road. It will also connect to Drake
Road via Research Boulevard. The neighborhood (Windtrail,
Sundering, Hill Pond) will benefit by not creating an enclave with
only access to an arterial street (Shields). This connection will
remove some traffic from some arterial/arterial intersections that
will experience operational problems. While there will likely be
some traffic utilizing this connection which the neighborhood will
label as undesirable, this traffic will be small in volume due to
the circuitous nature of the connection. Conversely, the
connection may benefit CSURF and its expected tenants by providing
a second access to Shields Street.
With the connection, it is expected that Rolland Moore drive
will carry 3000-4000 vehicles per day on the segment closest to
Shields Street. At a point 400 feet east of Shields Street, Shire
Way intersects from the north and a shared loop driveway intersects
from the south. The 3000-4000 daily traffic will decrease rather
dramatically at this location. It is recommended that the 400 foot
segment
east of Shields Street have
a collector
level
cross
section.
However, east of Shire Way,
Rolland Moore Drive
will
.function
as a local street and should,
therefore,
have a
local
street cross section.
The
neighborhood contends that this connection will
be -a
convenient route for park users and others
desiring
a short
cut.
The fact
is, that if the connection is
made, some
of this
will
occur. Assuming that the overall CAT project is desirable for this
area, in particular, and the City of Fort Collins as a whole, then
the issue of the road connection should have no bearing on the
desirability of the CAT or Windtrail developments.
I
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4
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12
I
V. TRANSPORTATION IMPACTS
The key intersections were analyzed using the unsignalized and
signalized analysis techniques as published in the "Highway
Capacity Manual," Special Report 209, TRB, 1985.
Table 2 shows the level of service analysis, using the
currently available morning and afternoon peak hour traffic at key
intersections. Calculation forms are provided in Appendix B. The
key intersections currently operate acceptably, except for minor
street left turns at stop sign controlled intersections along
Shields Street. Acceptable ,operation is defined as level of
service D or better. The delay associated with level of service
E operation during the afternoon peak hour is common and is
generally accepted at stop sign controlled intersections on
arterial streets in urban areas.
It is expected that traffic signals will be warranted at the
Shields/Rolland Moore and Drake/Worthington intersections in the
future. The Shields/Rolland Moore signal will likely be warranted
in a relatively short period of time, given the development
activity in Parcel J. Table 3 shows the level of service at the
key intersections. Calculation forms are provided in Appendix C.
Acceptable operation can generally be achieved. Figure 6 shows the
geometrics necessary at each intersection to -achieve the levels of
service indicated in Table 3. The geometrics shown at some
intersections may be beyond that which. is considered to be
practicable. However, this central area of Fort Collins is the
best area for utilizing alternative modes (transit and bicycle),
particularly for work trips. Therefore, the Figure 6 geometrics
may not be required if some travel reductions can be realized .for
CAT and in Fort Collins, in general.
1 Rolland Moore Drive
I
The developers of the north portion of CAT (CSURF) and
Windtrail ' (John McCoy) desire not to have Rolland Moore Drive
connect to Centre Avenue through Parcel J. This connection has
been shown on all previous CAT plans. However., deleting the
connection is in response to neighborhood concerns and the desire
of the developers to not mix commercial and residential traffic.
A sensitivity analyses was performed with and without this
access. From a purely technical basis, provision of this access
will not significantly affect the operation at any key intersection
in the vicinity of CAT. This connection between Shields Street and
Centre Avenue has always been considered to be a minor connection,
not intending to carry high traffic volumes. However, the
connection has benefits to both the neighborhood (present and
future) and CSURF.
11
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"7
�- 170/300\\ 70/60 0 0
o$ ,n o 0 0 0 Ln ,n 230/110
co °c �- 300/760 ` ^ Y f 470/1030 "' Q' ^ f- 430 830
�160/450 PROSPECT + 210/110 � + l_ r- 220/300
250/140 - 130/50 --y) } r 280/270 ----)e }
800/400 0 0 0 900/850 — an o 0 730/700 — O
120/110"-� C14�� 90/50-� c LO c 250/380 ZZ
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r - NOM.
r- 20/15
10/30 f r
HILL POND LEGEND:
NOM. o o AM / PM
20/20 —11� o o Rounded to nearest
6 vehicles.
o tr
LO 1co SHIELDS W
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95/80 C.9.
'n LO NOM. w
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MOMS } r MOORE
"CE NTAE
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% 25/100 _
75/95 } CENTRE = t
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5616
0 10 0 180/400 I0 l0 ,--140/200 0 10_ o_ �_ 260/190 I� 1� o 200/150
1 /r- 90/300 0! 1 %-15/80510 J 1 % 25/995 00 /� 1 /� 170/ 80
300/160 } r 90/120 } r 145/50 -1 } r 300/330 - }
800/650 g o om 1160/980 -� o o,� n 1130/1230 N n g 550/650 -� o 0 0
340/260 n to 15/45 �\\ 25/30 200/500 g 23 N
roN C4"Cm Nto C" pOn
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MEADOWLARK
FUTURE PEAK HOUR TRAFFIC
CENTRE FOR ADVANCED TECHNOLOGY
BUILDOUT Figure 5
■
L92
,In� r o
130/275 \�
Cc U-) = 250/623 ^ cn'
J j �— 134/465 PROSPECT
211/114—r 1 j
740/347 r, mo
87/68 co�
C,J cc
rl
1992
qd-
c — 30/18
c' f- 0/1
13/8
5/13 --/ ) f r HILL POND
0/0 - o rn
7/6� r^.,�n
C
rn
Ln
co
117/45 —r
653/560
49/34 -�
1989 m
V
0
L65/
163,
3345862 i
_�
326/51
--17/17
1 �,-155/253
} 192/154
N m up539/413 -�
r, uo pi
M N � 191/332
nn`
CN
' n
1993
NL^
LEGEND:
AM / PM
yi SHIELDS W
�Lo c7
ROLLAND�' ;tMES'ZED
MOORE 993
O
5/35 U
5/65 o "CENTRE
N N
W
W Lo
co
F- ^ Ln
1992
Z L
�^ 1
Q �� � 5132
l� GO u7 f- 2 5
/ 1 %— 7/19
20/461
1 1 I ..�....,�
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17—�
2 16 — �
W3 r
ornN
,
N 1989
1987
W
to
aWC
W
s o�
�1992
Lo CIO
��
Q
�148/337
��
— 62/118
Q ��Lo
G
M v N
178/732
278/1185
304/1178
o �
aD CO.
169/129
+— 293/536
52/165
r-11/77 J +
/—23/92
� +
r-140/153
f re 901 680
/
I 27/17
}
266/244
}
263/131�
576/478 +
1 12/42
Ln n N
rn w 817/647 —�
•n rn to
429/424 —�
w n r;
288/216
N M Z
n 25/27 —�
to rnfn
129/331
crl
O
^^ Z
MEADOWLARK
RECENT PEAK HOUR TRAFFIC
Figure 4
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IV. TRAFFIC VOLUMES AND TRIP ASSIGNMENT
Morning and afternoon peak hour traffic counts were obtained
at the key intersections as shown in Figure 4. Raw count data is
provided in Appendix A.
Trip Assignment
The trip assignment is the product of the trip generation and
trip distribution process. Only a long range trip assignment was
performed, since historic development of CAT has not followed an
established phasing program. In the past, development has been
"market driven."
Figure 5 shows the long range trip assignment assuming full
build out of the subject properties. Background traffic was
obtained from review of City of Fort Collins transportation
planning forecasts and of historic trends in this area of Fort
Collins. Since CAT can be defined as an "in fill" development,
much of the traffic shown in Figure 5 will occur regardless of the
level of development of CAT.
8
H
W
W
Q
F
5%
y
co
0
J
W
co
10%
Vol
Lo
PROSPECT ROAD
CENTRE
� /r
Mvnu
Lol I
TRIP DISTRIBUTION
10%
10%
Figure 3
i
III. TRIP DISTRIBUTION
The overall directional distribution of the site generated
traffic was based upon the existing travel patterns and taken from
other traffic studies in this area of Fort Collins. Also
considered in the trip distribution was trip productions in Fort
Collins. Typical trip productions for employment and retail
centers are residence locations. Trip distribution was developed
and rounded to the nearest 5 percent as shown in Figure 3,
Cj
9
Table 1 (Cont.)
Trip Generation
Daily A.M. Peak P.M. Peak
Land Use
Trips
Trips
Trips
Trips
Trips.
in
out
in
out
N.
Elderly Housing
(Developed)
P.
Residential - New Mercer 310
14
8
6
18
Commons
Q.
Industrial/Office
210
27
5
5
24
(N.T.U.)
R.
Retail
6700
50
40
320
325
S.
Industrial/Office/
3940
153
43
168
295
Retail
T.
Industrial/Office/R&D
980
115
18
23
113
U.
Industrial/Office/R&D
660
85�
14
16
76
V.
Retail/Auto Related
2700
46
13
50
89
N.
Commercial/Office/
2000
64
19
87
115
Auto Related
X.
Financial/Office/R&D
-
-
-
-
-
(Developed)
5
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II. TRIP GENERATION
Trip generation was estimated using Trip Generation, 5th
Edition, ITE. Table 1 shows the daily and peak hour trip
generation for the various uses within these developments. A trip
is defined as a one way vehicle movement from origin to
destination. The origin or destination of a generated trip would
be within the proposed developments. The trip generation shown in
Table 1 is for those portions of CAT which are currently either
under construction of vacant.
Land Use
A. Open Space/Recreation
B. Open Space/Recreation
C. Open Space/Recreation
E. Open Space/Recreation
F. Open Space/Recreation
G. Transitional
H. Industrial/Office/R&D
I. Industrial/Office/R&D
J. Residential - SF DU
- MF DU
Ja. Residential
K. Industrial/Office/R&D
L. Industrial/Office/R&D
M. Office
Table 1
Trip Generation
Daily
Trips
40
20
20
50
50
170
1570
910
200
370
1240
1445
780
320
4
A.M.
Peak
Trips
Trips
in
out
6
4
3
2
2
2
8
6
8
5
18
4
198
.33
115
19
4
12
5
21
25
71
182
31
98
17
39
5
P.M.
Peak
Trips
Trips
in
out
5
8
2
4
2
3
8
12
7
11
5
18
37
179
21
104
14
7
21
11
86
45
34
165
18'
89
7
35
COLORADO STATE
UNIVERSITY
PROSPECT ROAD II
3"rm
FUTURE
SIGNALIZED
RAINTREE
A*
N
NO SCALF
SITE PLAN Figure 2
SITE LOCATION Figure I
I. INTRODUCTION
This traffic study for the Centre for Advanced Technology
(CAT) and Windtrail developments addresses the capacity, geometric,
and traffic control requirements associated with the proposed
residential, business park, and commercial uses, located in the
square mile bordered by Drake Road, Shields Street, Prospect
Street, and College Avenue in Fort Collins, Colorado. The site
location is shown in Figure 1. This report serves as an update for
the "Centre for Advanced Technology Site Access Study," January
1990. This update was precipitated by a land trade between the
Colorado State University Research Foundation (CSURF) and John
McCoy (developer of Windtrail). As part of the land trade, both
CSURF and John McCoy desired not to provide vehicular access
between Parcel J and proposed Centre Avenue. City staff requested
the update study due to the land use trade and street system
change.
IExisting and Proposed Site Uses
The land for these developments is currently in various stages
of development. Figure 2. shows a site plan of the CAT and
Windtrail properties. The south portion of CAT (parcels K through
X) is being developed by Everitt Enterprises. This portion has
experienced steady development since the mid 19801s. The north
portion of CAT (parcels A through J) is being developed by CSURF.
The land trade proposed expanding Parcel H and a portion of Parcel
J (labelled as Ja in Figure 2) into the Windtrail area. The
portion of Parcel J that is adjacent to Shields Street would be
developed by John McCoy as various residential uses.
Site Access
Access is proposed via existing and new streets. Figure 2
also shows the primary streets that will access CAT. The CAT
development accesses the arterial street system via Shields Street
and Drake -Road. Figure 2 also shows that Centre Avenue will be
extended to Prospect Road when, development occurs in the north
portion of CAT.
Existing Land Uses
Land uses in the vicinity of CAT and Windtrail are
predominantly residential, institutional, commercial, and
recreational. Rolland Moore Park and Raintree Shopping Center are
west of CAT. There is residential land north and south of CAT.
Colorado State University (CSU) is north of Prospect Road. The CSU
Veterinary Teaching Hospital is east of CAT.
CENTRE FOR ADVANCED TECHNOLOGY
SITE ACCESS STUDY
FORT COLLINS, COLORADO
MAY 1994
Prepared for:
Colorado State University Research Foundation
P.O. Box 483
Fort Collins, CO 80522
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 303-669-2061
37. What are the price ranges of the single family patio homes?
RESPONSE: Prices will range from $110,000 to 130,000 for the patio
homes. These homes will range in size from 1,200 square feet to
1,600 square feet and feature two -car garages.
0
without impacting the existing residences on Hill Pond Road. CSURF
will be right in the thick of things and they need to participate
in street improvements as needed, not in the distant future. There
needs to be a commitment to build the street network out to Shields
before any further development is approved in this area
28. Don't make Hill Pond a direct connection to Centre Avenue.
29. Can CSURF commit to a street pattern?
RESPONSE: Yes, we can commit to a street pattern but we cannot
commit to a timeframe since we have no end user for our portion of
the land trade.
30. When will there be a commitment on the street network?
RESPONSE: Prior to P & Z.
31. This area needs a collector street to relieve potential
pressure on Hill Pond Road.
RESPONSE: This is a good comment.
32. What about construction traffic for the portion of Windtrail
that is already approved? Can construction traffic be routed
through Tract J on a temporary road and not impact Hill Pond Road?
RESPONSE: This will be investigated.
33. What will trigger Centre Avenue to be built over to Prospect?
RESPONSE: It is difficult to guess what would trigger this street
extension. Perhaps the construction of a U.S.D.A. facility in the
C.A.T. would trigger the extension.
34. Would Windtrail Limited Liability (McCoy) build the single
family or would a different builder?
RESPONSE: McCoy would build the single family which are actually
more of a patio home product.
35. Is single family feasible south of Rolland Moore Drive next to
the slope?
RESPONSE: Yes, these lots will be for patio homes.
36. Will there be major grade changes?
RESPONSE: No, there will be minor grade changes to accomplish
proper drainage.
5
closer to the main campus. At this time, we are doing due
diligence on the pros and cons. We are hopeful the trade will
occur. The decision will have to be made by our Board of
Directors.
23. What does CSURF anticipate doing with the property gained from
Windtrail?
RESPONSE: We plan on holding the land until a user is identified
that promotes the affiliiation between CSU and private sector
research. On the O.D.P., we presently call this out to be office,
commercial, and research & development. An example would be Summit
Labs, the biotech company that just completed a building in the
C.A.T. There are no end users identified at this time. We are in
a position to hold the land without the pressure to develop so we
can hold for the long term.
24. The Bay Farm portion of the C.A.T. is about 40 acres in size.
This area is absolutely critical in preserving neighborhood
compatibility. This area is designated as passive open space and
or recreation. As property owners, we are expecting these areas to
remain so designated. CSURF should be informed that any proposed
changes to these parcels requires the full amendment process with
a hearing in front of the P & Z Board.
RESPONSE: CSURF has no plans to change the existing designations on
the approved C.A.T. Overall Development Plan.
25. We are concerned about the traffic on the CSURF portion of the
trade. Hill Pond Road should not be expected to continue straight
through to Centre Avenue. This will bring too much traffic into
our neighborhood and the street is too narrow as is. Any extension
of Hill Pond Road must be carefully considered so it fits into the
big picture.
RESPONSE: This is a good comment.
26. We prefer that CSURF traffic be kept separate from Hill Pond
and Windtrail traffic. CSURF traffic should be directed over to
Centre Avenue and Hill Pond/Windtrail traffic should be directed
over to Shields. Rolland Moore Drive should not be a collector
street that ties directly into Centre Avenue.
RESPONSE: Again, this is a good comment.
27. If'Windtrail townhomes and single family have a hope of tieing
into Shields via Rolland Moore Drive, then the street will have to
cut across CSURF's portion of the land trade. This will require
that CSURF participate in the construction. I am concerned about
getting a commitment from CSURF as to their willingness to
participate. We must have a way for these folks to get to Shields
4
regular traffic from moving through. The Poudre Fire Authority has
jurisdiction over the final design.
15. We are concerned. that the fire access lane not become a
parking lot.
RESPONSE: That is our concern also.
16. Will there be access from Hill Pond Road to Rolland Moore
Drive?
RESPONSE: Yes, a connection is anticipated via Shire Court.
17. Will there be a traffic signal on Shields?
RESPONSE: Yes, eventually, there will be a signal at Shields and
Rolland Moore Drive. The timing of installing the signal is not
clear at this time due to funding sources. Usually, the need must
be clearly warranted before funding is available for a new signal.
18. A signal on Shields at Rolland Moore Drive is needed now, even
if this project does not go forward. The City installed a signal
at Horsetooth Road and Manahattan Drive where the need is dubious.
The lack of need did not prevent a signal from being installed
there.
19. Windtrail Townhomes and single family, (north of Tract J and
previously approved) need an outlet other than Hill Pond Road.
Rolland Moore Drive needs to be a second point of access so Hill
Pond Road does not get loaded up. This will require participation
from CSURF.
RESPONSE: This is a good comment. As you are aware, Windtrail
Limited Liability Company is working cooperatively with CSURF on a
potential land trade. This cooperative effort recognizes the need
to coordinate circulation in the area.
20. When do you expect to break ground?
RESPONSE: We expect to begin land development work in the Fall,
depending on when and if we obtain H.U.D. guarantees. Construction
of the apartments could take up to one year to complete.
21. When will the trade with CSURF become official?
RESPONSE: We hope by this summer.
22. What is CSURF's position on the land trade?
RESPONSE: We are looking favorably at the trade since it gives us
more land closer to the future Centre Avenue. This will tie us
3
6. Is there any H.U.D. participation?
RESPONSE: Yes, the program is referred to as 2-21-D-4. This
program involves a guaranteed mortgage, not subsidized housing.
7. Will this project trigger the vacation of the Shields/Shire
intersection?
RESPONSE: Yes, in accordance with the Sundering Townhome P.U.D.
approved back in 1982.
8. Will the units be air conditioned?
RESPONSE: Yes.
9. Will the units be handicap accessible?
RESPONSE: All first floor units will either be handicap accessible
or handicap adaptable as per the City Is•Uniform Building Code which
complies with the federal A.D.A. requirements.
10. Will you be renting by the bedroom?
RESPONSE: No. We anticipate that we will be renting to
professionals who may be residing in Fort Collins on an interim
basis and do not desire to purchase a home. There is hope that
Fort Collins and C.A.T. will be the site of the new U.S.D.A.
facility. With our proximity, we provide an attractive housing
choice for employees who are in the rental market.
11. Will the greenbelt along Shields match the existing situation
in front of Sundering Townhomes?
RESPONSE: Not sure at this time, but we will try to match up.
12. Will Rolland Moore Drive be a collector or local?
RESPONSE: We are designing for a collector street up to where the
single family lots begin, after that, it may taper down to a local
street.
13. Will the temporary fire access on the north align with
Weathertop Lane in Sundering Townhomes?
RESPONSE: The alignment will be close.
14. What does a fire access lane look like?
RESPONSE: The fire access lane will be temporary until there is a
second point of access from the east. The access must be hard
surface or gravel and features a gate or chain that prevents
F%
MEETING MINUTES
PROJECT: Windtrail Apartments and Single Family
Centre for Advanced Technology Amended O.D.P.
DATE: March 3, 1994
APPLICANTS: Windtrail Limited Liability Company
Colorado State University Research Foundation
CONSULTANT: Kay Force, Jim Sell Design
PLANNER: Ted Shepard
The meeting began with a description of the proposed project. As
proposed, there will be eight, two-story apartment buildings for a
total of 56 multi -family units. Also, 21 single family lots are
proposed.
QUESTIONS, CONCERNS, COMMENTS
1. What is the height of the two story buildings? Will they be
two and one-half stories with berms or really two stories?
RESPONSE: These will be standard two-story buildings.
2. How many bedrooms per unit?
RESPONSE: In 42 units., there will two bedrooms. In 14 units, there
will be one bedroom.
3. Will there be garages or open parking?
RESPONSE: At this time, the two bedroom units will feature attached
garages. The balance will be in open parking.
4. What are the size of the units?
RESPONSE: In the two bedroom units, there will be three models
ranging in size from 1,040 to 1.80 square feet. The one bedroom
units will be around 720 square feet.
5. What will the rents be?
RESPONSE: At this time, the two bedroom units could rent for $825
and the one bedroom units could rent for $600.
1
The single-family portion of the site consists of lots of approximately
5000 S.F., with detached homes similar in size and material to those in
the adjacent Sundering Townhomes. The landscaped open space will
provide a detention pond.
Land Use Policies
Land -use policies achieved by the proposed development include:
- Policy 12-- density of at least 3 units per acre.
- Policy 22-- contiguous to existing development.
- Policy 46-- energy conservation through solar orientation.
- Policy 80-- development has access to neighborhood center
(Spring Creek Shopping Center); is close to com-
munity park (Rolland Moore); water and sewer
service are existing; easy access to employment
(Centre for Advanced Technology ); development
is on the Transfort route; alternative transporta-
tion is available by the Spring Creek Bike Trail.
Variance Request
The applicant request a variance of the solar orientation require-
ment. Lot placement was restricted by the status of Rolland Moore
Drive, which precluded direct access, and by the need to provide
an improved connection to Shire Court to the north. The applicant
feels that the reduced number of solar lots is compensated for by
improvements in the traffic pattern.
Thank you for your consideration, and we look forward to your com-
ments.
Sincerely,
JIM SELL DESIGN,INC.
Kay Force
March 31, 1994
im sell Ds'
Planning and Zoning Board Members
Planning Department
City of Fort Collins
RE: Wind Trail Apartments PUD
Planning Objectives
Dear Board Members:
Windtrail Apartments is a 12.0 acre mixed use planned residential
development of 77 units, providing a density of 6.4 units per acre. It
is an infill project bordered by CSU Research Foundation, Sundering
Townhomes, and Windtrail Townhomes. The development is within
walking distance of a neighborhood shopping center and Rolland Moore
Park.
Access & Circulation
Access and circulation consist of an extension of Rolland Moore Drive,
as well as a connection to Shire Court. This connection will permit
Sundering Townhome residents to enter Shields Street at a signal
controlled intersection when that proposed improvement is installed. At
that same time, the existing Shire Court intersection at Shields Street
will be abandoned.
The multi -family units will access onto Shields Street without having to
travel through the single-family area. In addition, there will be no
direct access from the single-family lots onto Rolland Moore Drive.
Land Use
The multi -family portion of the development consists of 7 8-plex units.
These are two-story, with a maximum height of 28 feet. Each dwelling
includes an attached garage as well as outdoor parking. All of the
ground floor units are handicap accessible.
'aa
1o1vp rKn1t gP>s. Pee. DENSITY CHART
Criterion Maximum Earned
Credit Credit
(]
2000 feet of an existing or approved neighborhood shopping center
20%
b
650 feet of an existing transit stop
10%
10
C
4000 feet of an existing or approved regional shopping center
10%
d
3500 feet of an existing or reserved neighborhood park, community park, or community facility
20%
a0
e
1000 feet of a school, meeting all requirements of the State of Colorado compulsory education laws
10%
NJ
f
3000 feet of a major employment center
20%
a
Q,
g
1000 feet of a child care center
5%
m
h
"North" Fort Collins
20%
j
The Central Business District
20%
jA
project whose boundary is contiguous to existing urban development. Credit may be earned as follows:
30%
0% For projects whose property boundary has 0 - 10% contiguity;
10 - 15% For projects whose property boundary has 10 - 20% contiguity;
15 - 20% For projects whose property boundary has 20 - 3017o contiguity;
20 - 25% For projects whose property boundary has 30 - 4095 contiguity;
25 - 30% For projects whose property boundary has 40 -520% contiguity.
30
k
If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of
alternative energy systems or through committed energy conservation measures beyond those normally required by
City Code, a 5% bonus may be earned for every 5% reduction in energy use.
j
Calculate a 1 % bonus for every 50 acres included in the project.
M
Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2 of that
percentage as a bonus.
n
If the applicant commits to preserving permanent off -site open space that meets the City's minimum requirements,
calculate the percentage of this open space acreage to the total development acreage and enter this percentage as a
bonus:
0
If part of the total development budget is to be spent on neighborhood public transit facilities which are not
otherwise required by City Code, enter a 2% bonus for every $100 per dwelling unit invested.
p
If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise
required by City Code, enter a 1% bonus for every $100 per dwelling unit invested.
q
If a commitment is being made to develop a specified percentage of the total number of dwelling units for low
income families, enter that percentage as a bonus, up to a maximum of 30%.
Z
f
If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type "A"
Oand
Type "B" handicapped housing as defined by the City of Fort Collins, calculate the bonus as follows:
in
"A" .5 x T= "A" Units
Total
Total Units
In no case shall the combined bonus be greater than 30%
Type "B" 1.0 x Tvoe "B" Units
Total Units
$
If the site or adjacent property contains a historic building or place, a bonus may be earned for the following:
3% For preventing or mitigating outside influences adverse to its preservation (e.g. environmental, land
use, aesthetic, economic and social factors);
3% For assuring that new structures will be in keeping with the character of the building or place, while
avoiding total units;
3% For proposing adaptive use of the building or place that will lead to its continuance, preservation, and
improvement in an appropriate manner.
f
If a portion or all of the required parking in the multiple family project is provided underground, within the building,
or in an elevated parking structure as an accessory use to the primary structure, a bonus may be earned as follows:
9% For providing 75% or more of the parking in a structure;
6% For providing 50 - 74% of the parking in a structure;
3% For providing 25 - 49% of the parking in a structure.
U
If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units,
enter a bonus of 10%.
TOTAL
gp
79-
ACTIVITY:
Residential Uses
DEFINITION:
All residential uses. Uses include single family attached dwellings, townhomes, duplexes, mobile homes,
and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority
houses; nursing homes; public and private schools; public and non-profit quasi -public recreational uses
as a principal use; uses providing meeting places and places for public assembly with incidental office
space; and child care centers.
CRITERIA:
Each of the following applicable criteria must be answered "yes" and
implemented within the development plan.
l . On a gross acreage basis, is the average residential density in the
project at least three (3) dwelling units per acre? (Calculated for
residential portion of the site only.)
2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE
POINTS AS CALCULATED ON THE FOLLOWING "DENSITY
CHART" FOR THE PROPOSED DENSITY OF THE RESIDENTIAL
PROJECT? The required earned credit for a residential project shall be
based on the following:
30 - 40 percentage points = 3 - 4 dwelling units per acre
40 - 50 percentage points = 4 - 5 dwelling units per acre
50 - 60 percentage points = 5 - 6 dwelling units per acre
60 - 70 percentage points = 6 - 7 dwelling units per acre
70 - 80 percentage points = 7 - 8 dwelling units per acre
80 - 90 percentage points = 8 - 9 dwelling units per acre
90-100 percentage points = 9-10 dwelling units per acre
100 or more percentage points = 10 or more dwelling units per acre
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-78-
No N/A
U
n
1JINO'TRA11- 19LT5. f0eEt-PI,
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterio
be satisfied?
If no, please explain
z
E LL 63
s
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan
✓
✓
1.3 Wildlife Habitat
t/
✓
1.4 Mineral Deposit
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
1.7 Energy Conservation
t/
1
1.8 Air Quality
1.9 Water Qualit
✓
✓
1.10 Sewage and Wastes
✓
2. NEIGHBORHOOD COMPATIBILITY CRITERIA
FA2.1
Vehicular Pedestrian Bike Transportation
✓
.2.2 Building Placement and Orientation
2.3 Natural Features
✓
2.4 Vehicular Circulation and Parking
✓
✓
2.5 Emergency Access
/
2.6 Pedestrian Circulation
2.7 Architecture
2.8 Building Height and Views
2.9 Shading
✓
2.10 Solar Access
,/
✓
2.11 Historic Resources
✓
2.12 Setbacks
2.13 Landscape
V✓
2.14 Signs
✓
2.15 Site Lighting
2.16 Noise and Vibration
2.17 Glare or Heat
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
3.2 Design Standards
3.3 Water Hazards
3.4 , Geologic Hazards
y
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-61-
SCREEN WALL oErAd
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PLANNING b. ZONING APPROVAL PLANT NOTES
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PROJECT STATISTICS PROJECT NOTES 1 VICINITY MAP
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SECTION A -A
PLANT KEY
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WINDTRAIL APARTMEN
PRELIMINARY WTE �
LANDSCAPE PLAN
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SCHOOL PROJECTIONS
PROPOSAL: WINDTRAIL APARTMENTS PUD - Preliminary
DESCRIPTION: 77 mixed use residential on 12.05 acres
DENSITY:
General Population
77 units x 3.5
6.39 du/acre
School Age Population
(persons/unit) = 269.5
Elementary - 77 (units) x .450 (pupils/unit) = 34.65
Junior High - 77 (units) x .210 (pupils/unit) = 16.17
Senior High - 77 (units) x .185 (pupils/unit) = 14.25
Design
Affected Schools Capacity Enrollment
Bennett Elementary 568 483
Blevins Junior High 546 754
Rocky Mountain Senior High 1312 1404
Windtrail Apartments PUD - Preliminary, #66-93D
June 27, 1994 P & Z Meeting
Page 6
RECOMMENDATION:
In evaluating the Windtrail Apartments Preliminary P.U.D., Staff
makes the following findings of fact:
1. The P.U.D. is in conformance with the Amended Centre for
Advanced Technology Overall Development Plan.
2. The Preliminary P.U.D. satisfies the All Development Criteria
of the L.D.G.S.
3. The proposed density is supported by the performance on the
Residential Uses Point Chart of the L.D.G.S.
4. The mix of residential densities is sensitive to and
compatible with the surrounding neighborhood.
5. The request for a variance from the meeting the 65%
requirement of the Solar Orientation Ordinance is justified
based on the following:
a. The P.U.D. as submitted is equal to or better than such
a plan incorporating the provision for which a variance
is requested.
b. The granting of a variance would result in substantial
benefit to the City by reason of the fact that the P.U.D.
would alleviate an existing problem (traffic congestion)
and the strict application of the Solar Orientation
Ordinance would render the project practically
unfeasible.
Staff, therefore, recommends:
1. Approval of the variance request from the strict application
of achieving a 65% compliance rate as per the Solar
Orientation Ordinance.
2. Approval of the Windtrail Apartments Preliminary P.U.D., #66-
93D.
Windtrail Apartments PUD - Preliminary, #66-93D
June 27, 1994 P & Z Meeting
Page 5
Also, as directed by Staff, the P.U.D. indicates a local street
connection to the north referred to as Shire Way. This local
street is considered to be a vital connection for the surrounding
neighborhoods to gain access to Shields Street. In accordance with
the original Sundering Townhome P.U.D., the existing Shields
Street/Shire Court intersection will be closed, when there is an
opportunity for alternative access to Shields. The applicant
states that this transportation element precludes the design of
another cul-de-sac which may have resulted in more solar lots.
Staff finds that by mitigating access and transportation issues,
the P.U.D., has met important public objectives. It is Staff's
finding that the P.U.D. is equal to or better than a plan that
would have normally met the solar orientation requirements. Staff,
therefore, recommends the variance be granted.
6. Transportation:
As mentioned, access to Shields Street will be via an extension of
the existing access drive that serves Rolland Moore Park. With
this extension, this access drive becomes a public street on the
east side of Shields now referred to as Rolland Moore Drive. This
intersection will be eligible for a traffic signal in the future as
conditions warrant.
Rolland Moore Drive will be a collector street to the easterly
property line of the P.U.D. From this point, Rolland Moore Drive
will swing northeast to serve the other Windtrail P..U.D.'s and
Tract H of the C.A.T. Amended Overall Development Plan. As it
makes this turn, the street may be downsized to a local street.
Shire Way is designed to intersect with Shire Court to the north.
This will provide access to the Shields/Rolland Moore intersection
and allow the Shields/Shire Court intersection to be closed.
The closure of the Shields/Shire Court intersection is part of the
original approval of Sundering Townhomes P.U.D. Although specific
details have not been finalized, it is expected that this closure
will be permanent in that existing asphalt, curb, and gutter will
be removed. A new sidewalk would be built across the throat of the
present intersection. The exact scope of the project, however,
remains to be determined.
The P.U.D. has been reviewed by the Transportation Department. The
project -is feasible from a traffic engineering standpoint and
complies with transportation policies.'
r
Windtrail Apartments PUD - Preliminary, #66-93D
June 27, 1994 P & Z Meeting
Page 4
4. Desian•
The design features of the P.U.D. are summarized as follows:
A. Lots One Through Five
Access to Lots One through Five will be by a looping common access
drive separated from Rolland Moore Drive by a 19 foot landscaped
island. Since Rolland.Moore Drive will be a collector street in
this section, it is desirable not to have individual drive -way cuts
with direct access.
B. Streetscaping: Shields Street and Rolland Moore Drive
Along Shields, the two-story apartment buildings will be buffered
by a combination of a brick fence, berms, and landscaping.
Additional street trees will complement the existing trees that
were planted with the City's street widening project. Along
Rolland Moore Drive, street trees will be planted on both sides of
the street from Shields to the easterly limits of the project.
C. Buffering for Sundering Townhomes
There are existing townhomes that will be impacted by the single
family lots. These townhomes will be buffered by the detention
pond and a 30 foot wide drainage easement.
5. Solar Orientation:
There are 21 lots that are eligible for meeting the requirements
for solar orientation. Of these 21, 11 are oriented to within 30
degrees of a true east -west line, or have a south property line
that is adjacent to a minimum of 50 feet of unobstructed open
space. This results in a compliance rate of 52%.
The Solar Orientation Ordinance requires that 65%. or 14 lots, meet
the siting requirements. The applicant, therefore, has requested
a variance as part of the Preliminary P.U.D. request. (The
Planning and Zoning Board is empowered to grant variances to this
section based on the criteria of Section K, page 108, of the
L.D.G.S.)
In the variance request, the applicant states that the site is
constrained by Rolland Moore Drive being designated by the City's
Transportation Department as a collector street. Since individual
lot access to a collector street is discouraged, this limited the
number of north -south lots on the north side of Rolland Moore
Drive.
Windtrail Apartments PUD - Preliminary, #66-93D
June 27, 1994 P & Z Meeting
Page 3
park, a major employment center, and for contiguity to existing
urban development. The Preliminary P.U.D., with a proposed density
of 6.39 dwelling units per acre, is supported by the score of 80%
on the Residential Uses Point of the L.D.G.S.
3. Neighborhood Compatibility:
Two neighborhood meetings were held in concert with amending the
Centre for Advanced Technology Overall Development Plan. Minutes
to these meetings are attached.
The primary concerns are related to transportation. There is a
concern that Hill Pond Road not become a through street that
connects over to Centre Avenue. There is also a concern that all
three Windtrail projects have an outlet onto Shields that does not
impact Hill Pond Road.
The Preliminary P.U.D. indicates that Rolland Moore Drive will
provide access to Shields Street. This intersection will be
eligible for a future traffic signal as conditions warrant.
Rolland Moore Drive is stubbed to the easterly property line in
anticipation of extending north to serve the balance of the
Windtrail area. This will allow traffic from Windtrail Townhomes
and Windtrail on Spring Creek, Phase Two, to have an alternative
outlet to Shields Street other than sole reliance on Hill Pond
Road. Until Rolland Moore Drive is extended north, access to
Shields will be via Shire Court and Shire Way.
The concern over Hill Pond Road not becoming a direct connection
over to Centre Avenue has been addressed by the Centre for Advanced
Technology Amended Overall Development Plan. As amended, the
O.D.P. indicates that Science Drive will make the Rolland Moore
Drive/Centre Avenue connection, not Hill Pond Road. The location
of Science Drive is offset from Hill Pond Road which will
discourage "cut -through" traffic.
Other concerns were height, the number of bedrooms per unit, and
rental by the room versus by the unit. The multi -family buildings
will be two stories in height. There will be a mix of bedrooms
with no unit exceeding three bedrooms. Rental arrangements will be
by the unit, not the bedroom.
Staff finds that the Preliminary P.U.D. will fit in and be
sensitive to the surrounding neighborhood. The P.U.D. is
considered compatible with existing and future development.
Windtrail Apartments PUD - Preliminary, #66-93D
June 27, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: R-P; Existing Multi -Family (Sundering Townhomes)
S: I-P; Existing Nursing Home and Congregate Care
E: R-P; Vacant
W: R-L; Rolland Moore Community Park
The original Centre for Advanced Technology Overall, Development
Plan was approved in 1985. In 1988, a Preliminary P.U.D. was
approved on Tract J for a senior service center and a 120-bed full -
care nursing home. This P.U.D. is considered expired.
North of the subject site,, and east of Hill Pond and Sundering
Townhomes, two other Windtrail projects have been approved.
Windtrail Townhomes consists of 37 units on 6.23 acres and was
granted Final P.U.D. on January 24, 1994. Windtrail on Spring
Creek, Phase Two consists of 35 single family lots on 16.3 acres
and was granted Final P.U.D. on April 25, 1994.
2. Land Use:
The Preliminary P.U.D. consists of seven, two-story apartment
buildings with eight units per building. In addition to 56 multi-
family units, there are 21 single family lots for a total of 77
dwelling units. With 12.05 gross acres, the density is 6.39
dwelling units per acre.
A. Overall Development Plan
The existing Centre for Advanced Technology O.D.P. is being amended
in conjunction with the Preliminary P.U.D. The amended O.D.P.
would re -designate Parcel J to "Mixed Residential." Based on this
amendment, the proposed P.U.D. is compatible with the C.A.T.
Overall Development Plan.
B. Residential Uses Point Chart
The request was evaluated by the criteria of the Residential Uses
Point Chart of the L.D.G.S. The P.U.D. satisfies the absolute
criterion that, on a gross acreage basis, the average residential
density be at least 3.00 dwelling units per acre.
On the variable criteria, the P.U.D. achieves a score of 80%.
Points were earned for proximity to a transit stop, a community
d
ITEM NO. 7
MEETING DATE 6127/94
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Windtrail Apartments Preliminary P.U.D., #66-93D
APPLICANT: Windtrail Limited Liability Company
c/o Jim Sell Design
117 East Mountain Avenue
Fort Collins, CO 80524
OWNER: Colorado State University Research Foundation
P.O. Box 483
Fort Collins, CO 80522
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. for 56 multi -family units
and 21 patio home lots, for a total of 77 units, on Parcel J of the
Centre for Advanced Technology Overall Development Plan. The site
is located on the east side of Shields Street, across from Rolland
Moore Park, and south of Sundering Townhomes. The property is
12.05 acres and zoned R-P, Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Windtrail Apartments is located on Tract J of the Centre for
Advanced Technology O.D.P. which is being considered for an
amendment concurrently with this P.U.D. request. The Preliminary
P.U.D. is in conformance with the C.A.T. Overall Development Plan,
as amended. The P.U.D. satisfies the All Development Criteria and
the Residential Uses Point Chart of the L.D.G.S. The mix of
residential densities is found to be compatible with the
surrounding neighborhood. For the 21 single family lots, the
P.U.D. is three lots short of achieving the mandatory 65%
compliance rate for solar orientation. A variance is recommended.
The P.U.D. complies with transportation policies.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT