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HomeMy WebLinkAboutWEST RANGE FORT COLLINS - PDP - PDP120028 - SUBMITTAL DOCUMENTS - ROUND 1 - RECOMMENDATION/REPORT (3)land planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com October 24, 2012 West Range Fort Collins Project Development Plan (PDP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 ECONOMIC DEVELOPMENT Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to Infill development and redevelopment. Emphasize new policies and modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. West Range Fort Collins is proposed to locate within the Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter). The area previously existed as rental houses (2 single family and 1 duplex). Redevelopment of this property will add new, high quality, attractive housing close to campus. The residents that will be living in West Range Fort Collins will provide an economic boost to the adjacent Campus West commercial district. ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES Policy ENV 1.1 – Protect and Enhance Natural Features West Range Fort Collins City Plan – Principles and Policies Page 2 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Use regulatory powers to conserve, protect, and enhance the resources and values of high value biological resources such as wetlands, riparian areas, and wildlife habitat by directing development away from sensitive natural areas. When it is not possible to direct development away from sensitive natural resources the development will be integrated into these areas to minimize impacts and mitigate any losses. West Range Fort Collins has accommodated several large existing trees with the design. One of the main benefits of preserving these trees will be to provide wildlife habitat. Policy ENV 8.6 – Prevent Pollution Promote prevention of air pollution at its source as the highest priority approach in reducing air pollution emissions. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). West Range Fort Collins PDP will provide housing for 38 people located within easy bike and walking distance of the CSU Campus, the Mason Street BRT and other activity centers. The site is an ideal location for multi-family housing because it will encourage people to use alternative modes of travel and help reduce vehicle miles traveled. Development of multi-family housing at this location will help the City reach their goals of encouraging alternative modes of travel. COMMUNITY AND NEIGHBORHOOD LIVABILITY PRINCIPLES AND POLICIES The principles and policies in this section carry forward the City Plan vision for a community with a compact land use pattern within a well-defined boundary, adequate public facilities, and development paying its share of costs of necessary public facilities and services. GROWTH MANAGEMENT Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Principle LIV 3: The City will coordinate facilities and services with the timing and location of development and ensure that development only occurs where it can be adequately served. West Range Fort Collins PDP is located within the City’s Growth Management Area where it can be adequately served by streets, utilities and urban services. Furthermore, the property is located within the Targeted Infill and Redevelopment Areas, which the City has determined to be a priority for future development, capital investment, and public incentives. INFILL AND REDEVELOPMENT City Structure Plan Map Principles and Policies for Districts and Neighborhoods, as applicable. West Range Fort Collins City Plan – Principles and Policies Page 3 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map (See Figure LIV 1). The purpose of these areas is to: • Promote the revitalization of existing, underutilized commercial and industrial areas. • Concentrate higher density housing and mixed-use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity. • Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips. • Promote reinvestment in areas where infrastructure already exists. • Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. By locating in a Targeted Infill and Redevelopment Area, West Range Fort Collins will be achieving many of the City’s specific objectives in regard to infill development. • West Range Fort Collins will concentrate higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity. • West Range Fort Collins will enable residents to access the campus, jobs, and services with fewer and shorter auto trips. • West Range Fort Collins will provide reinvestment in an area where infrastructure already exists. • West Range Fort Collins will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. Policy LIV 5.4 – Contribute to Public Amenities. Explore options for private development to help contribute to the additional public amenities needed in areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas into distinct places with identifiable character and more marketable frontage that promotes redevelopment. Needed amenities usually include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new secondary streets; and landscaping and signage for identity and wayfinding. Options for helping developers with these amenities include tax increment financing, improvement districts, and context-sensitive design and engineering standards for streets and development. Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. West Range Fort Collins City Plan – Principles and Policies Page 4 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com West Range Fort Collins will help transform the area along Laurel Street into a distinct place with identifiable character and more marketable frontage that will promote redevelopment. The project will also have a prominent entry feature and plaza on the corner of Laurel and Meldrum. This pattern of enhanced corner treatments is exhibited by other newer projects located along the Laurel Street frontage. HOUSING Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Encourage a variety of housing types and densities, including mixed-used developments that are well- served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy LIV 7.6 – Basic Access Support the construction of housing units with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory–related abilities. Policy LIV 7.7 – Accommodate the Student Population Plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well-served by public transportation. West Range Fort Collins will provide a unique housing type designed to offer residents, especially students, the ability to live just off campus in an exciting urban environment, designed with their needs in mind. The rental apartments are designed to be safe, convenient, comfortable and affordable for the average student. There will be adequate parking facilities for bikes and cars. The location is convenient to campus as well as a variety of goods and services available at the nearby Mason Street and College Avenue corridors. Residents living at West Range Fort Collins are approximately 1/3 mile from the CSU athletic fields and Moby Gymnasium and are also less than 1 mile to City Park, which includes 172 acres of open space with sport fields, a lake, natural areas, a swimming pool, playground, and a golf course. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.4 – Retain Existing Affordable Housing Retain affordable housing options in existing neighborhoods so that long-term residents can “age in place” and to meet the housing needs of various household types. West Range Fort Collins City Plan – Principles and Policies Page 5 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com West Range Fort Collins addresses the need for affordability in several ways: • Locating multi-family housing where residents can access the campus, shopping, employment and recreational opportunities without using an automobile is a key component of reducing living expenses. This is not only highly desirable from an environmental perspective but also makes going to college more affordable to students on a budget. • Multi-family housing helps to achieve affordability because land costs and infrastructure costs are spread over more units. • West Range Fort Collins will provide energy efficient 4-bedroom units that lower the student’s utility costs making the living unit more affordable. Policy LIV 9.1 – Increase Efficiency and Resource Conservation Reduce net energy and water use of new and existing housing units in order to conserve natural resources, and minimize environmental impacts. • West Range Fort Collins will provide four-bedroom units which are more efficient in terms of material usage and are also more energy efficient. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units indicates that electricity usage is on average 21.25% more efficient when comparing a 4-bedroom unit to two 2- bedroom units. In other words the same four people use less electricity when housed in a 4-bedroom unit vs. being split up into two 2-bedroom units. Likewise, natural gas is estimated to be 55.13% more efficient. • Additionally, less construction materials translates into less environmental impact from a construction standpoint. • The landscape plan proposed for West Range Fort Collins is intended to provide an attractive and sustainable landscape for many years to come. Plants are selected for hardiness, low water consumption and ease of maintenance. Xeriscape principles regarding plant material selection, soil amendments, mulches and irrigation will be incorporated throughout. COMMUNITY APPEARANCE AND DESIGN STREETSCAPES Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. (Also see the Transportation chapter.) West Range Fort Collins City Plan – Principles and Policies Page 6 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com The streetscape along Laurel Street adjacent to the project site is designed in accordance with the City street standards, allowing for a parkway, street trees, lighting and a public sidewalk located within the public right-of-way. The layout is simple, interconnected, and direct. The streetscape along Meldrum is enhanced by several large existing trees that the project is intending to preserve. Additional landscape, seating opportunities and bike parking will further enhance the Meldrum streetscape. The prominent corner of the building that faces the intersection will feature an ample outdoor plaza. The plaza includes special paving, generous landscaping, outdoor lighting and a variety of seating opportunities. Policy LIV 10.2 – Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Street trees are used to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Existing trees have been preserved where possible and trees that have been removed have been mitigated by planting trees that are larger than required on the site in locations where they will be both functional and attractive. Policy LIV 10.3 – Tailor Street Lighting While most of the lighting for West Range Fort Collins will be provided by the public streetlights along the adjacent streets, the developer proposes to add pedestrian scale lighting where it is needed to provide good visibility and security during the evening and nighttime. The lighting will be designed to achieve the desired illumination level and preserve “dark sky” views at nighttime, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Fixtures will be selected to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 – Design for Crime Prevention and Security Policy LIV 12.2 – Utilize Security Lighting and Landscaping The building at West Range Fort Collins is oriented to public streets. This orientation heightens visibility that not only helps with police surveillance, but will increase observation by residents who feel a sense of ownership in the community. LANDSCAPE DESIGN West Range Fort Collins City Plan – Principles and Policies Page 7 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. Some of the site runoff will be directed to the west landscape through several curb cuts. This area will be used to filter some of the runoff and provide water quality. NOISE POLLUTION MITIGATION Principle LIV 18: The City shall reduce noise disturbances and pollution through enforceable, measurable, and realistic noise standards, and careful consideration of potential noise impacts. The project will be managed by a professional property management company that will be responsible for overseeing and enforcing rules of the contract. They can also be called to respond to noise violations. APPLYING THE CITY STRUCTURE PLAN MAP Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community’s desired future. Policy LIV 19.1 – Land Use Designations - Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use and transportation decisions. West Range Fort Collins is consistent with the goals and objectives of the City’s Structure Plan. • Locates higher density residential housing adjacent to activity centers (CSU campus, Mason Street, College Ave) so residents can work, shop and recreate close to home. • Contributes to an interconnected transit system. With a bus route running down Laurel Street, residents can conveniently access other activity centers in the community including the Mason Street BRT. West Range Fort Collins City Plan – Principles and Policies Page 8 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com • Encourages alternative modes of travel. With so many activities located within easy walking and biking distance, residents will drive their cars less because it will be less expensive and more convenient to walk or bike. The end result will be fewer daily trips and overall reduced carbon emissions. • Contributes to the success of a transit-oriented activity center. Residents will be attracted to West Range Fort Collins because of the convenience of living so close to a diversified commercial area and the commercial area will benefit from the expanded student market. Neighborhood Design and Character Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.2 – Provide Creative Multi-Family Housing Design Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.6 – Enhance Street Design and Image West Range Fort Collins adds interest to this highly visible area next to CSU campus. The building is oriented to the public streets and varies in material and articulation. The building exhibits a lodge feel with an urban flare that should integrate nicely into the area while being unique. An enhanced entry feature is positioned at the corner of Laurel and Meldrum Streets. A large plaza compliments the entry and provides an interesting area for people to sit and relax. This pattern of enhanced corner treatments is exhibited by other newer projects located along the Laurel Street frontage. New walks, lighting and landscape will add to the streetscape and provide inviting direct routes for pedestrians. Many existing large trees will also be retained with this project. Policy LIV 26.4 – Balance Resident Preferences with Communitywide Interests. In determining the acceptability of changes to parcels of land adjacent to existing residential developments, balance the adjacent residents’ preferences with communitywide interests A neighborhood meeting was held October 10, 2012. Policy LIV 26.5 – Retain Differences among Neighborhoods Retain the size and pattern of lots and blocks, building style, street design details, street and outdoor lighting, and landscape characteristics in ways unique to a given neighborhood as infill and redevelopment occur. West Range Fort Collins City Plan – Principles and Policies Page 9 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com The proposed project keeps the existing street and block pattern intact while adding street trees, upgrading the paving and generally enhancing the pedestrian experience. SAFETY AND WELLNESS PRINCIPLES AND POLICIES Policy SW 1.5 - Maintain Public Safety through Design Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. The main outdoor plaza space at West Range Fort Collins is oriented toward the street to provide good visibility. It will also feature pedestrian lighting. In addition, West Range Fort Collins will have an on-call professional property management company. COMMUNITY WELLNESS Policy SW 2.3 - Support Active Transportation Support means of physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy and safe use, as outlined in the Pedestrian Plan and Bicycle Plan Policy SW 2.4 – Design for Active Living Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so that physically active modes of transportation are a desirable and convenient choice. Safety and Wellness policies are achieved by West Range Fort Collins by virtue of locating multi-family housing in an area where tenants can walk or ride bikes to a variety of destinations including the CSU campus, the Mason and College Corridors, and nearby parks and grocery stores. West Range Fort Collins encourages the use of bicycles by providing convenient and secure bike parking spaces within the building and at other locations on the project site. In addition, the proposed pedestrian streetscape improvements will encourage other neighborhood residents to use alternative modes as well. TRANSPORTATION PRINCIPLES AND POLICIES Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.3 – Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. West Range Fort Collins City Plan – Principles and Policies Page 10 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Policy T 3.4 – Travel Demand Management Manage development in a manner that minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. West Range Fort Collins project will help the City achieve the above land use planning objectives related to transportation. West Range Fort Collins is ideally located to support alternative modes of travel. The project will be making attractive streetscape improvements that encourage walking and biking. It is also located within close proximity to several transit stops, including the main hub at CSU. Proposed bike parking exceeds the code requirements, and includes 26 indoor spaces. Policy T 4.4 – Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well-designed streetscape, including detached sidewalks, parkways, and well- defined crosswalks. Policy T 4.5 – Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. West Range Fort Collins will provide an attractive environment designed to be safe for pedestrians, bicyclists, and drivers. It will provide an upscale streetscape, including detached sidewalk and parkway along Laurel Street, well-defined crosswalks, and preservation of several existing trees. The project is located in City Plan’s targeted infill and redevelopment area. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 – Bicycle Facilities Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist- oriented districts. Policy T 11.3 – All Ages and Skill Levels Design a bicycle network that maximizes safety, convenience, and comfort for bicyclists of all ages and skill levels. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 – Connections Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 – Pedestrian Network Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.3 – Pedestrian Plan The adopted pedestrian plan will be considered in the development of all transportation projects. Policy T 12.4 – ADA Compliance Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards. Policy T 12.5 – Safe and Secure Develop safe and secure pedestrian settings by developing and maintaining a well-lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. West Range Fort Collins City Plan – Principles and Policies Page 11 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Policy T 12.6 – Street Crossings Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Policy T 12.8 – Safety The City will promote development of educational programs and appropriate utilization of traffic enforcement. Principle T 14: The City will be a responsible steward of transportation resources for multiple modes of travel, making it easy to choose transportation options that support a healthy lifestyle. Enhanced streetscapes and existing bike lanes provide safe and easy conduits for travel. ADA accessible ramps with striped crosswalks are located at the intersection of Laurel and Meldrum Streets. Walks within the site are all relatively flat and easy to navigate for all ages. Parking lots are separated from walks so that there are no conflicts between pedestrians and cars. The combination of streetlights, decorative lights and architectural lights provide a safe and secure environment for walking and biking. TRAFFIC FLOW Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.1 – Level of Service Standards The City will have current Level of Service standards positioned in alignment with transportation and land use goals. Policy T 25.3 – New and Existing Roadways New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. The Traffic Impact Study prepared by Delich Associates indicates that: • Operation at all key intersections will meet City Level of Service (LOS) standards after full build-out of the project. • No new traffic signals or signal modifications will be required with the construction of the project. • Multi-modal LOS standards can be achieved with the project. Policy T 29.1 – Bicycle Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect by and for bicyclists and by bicyclists for traffic laws. Policy T 29.2 – Pedestrian Safety West Range Fort Collins City Plan – Principles and Policies Page 12 of 12 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect for pedestrians and by pedestrians for traffic laws. Policy T 30.1 – Energy Efficient and Environmentally Sensitive Transportation Develop a program to promote energy efficient and environmentally sensitive transportation choices. West Range Fort Collins is located in an area where residents can easily walk or ride bikes to the CSU campus, to the Mason and College corridors, and to nearby parks and grocery stores. West Range Fort Collins will encourage the use of bicycles by providing convenient and secure bike parking spaces within the building and at other locations on the project site.