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Home My WebLink AboutTHE SUMMIT ON COLLEGE PARKING GARAGE - MJA/FDP - FDP130056 - SUBMITTAL DOCUMENTS - ROUND 1 - TRAFFIC STUDY-=---ELB EnsineerintJ, LIe :. Trdnsporidtion Engineering Solutions This memorandum represents an addendum to the Transportation Impact Study for the Choice Center Multi-Use Redevelopment Project, now known as the Summit on College. The addendum address impacts related to a proposed parking structure located on the south end of the property. The original TIS is dated March 29,2008 and was completed by ELB Engineering, LLC. Since the Summit on College was constructed and leasing of the apartments began, there has been parking problems associated with the project. These problems have to do with complaints from the residents for inadequate parking supply to the surrounding neighborhoods where the residents are parking. The project is in a TOD zone where parking requirements were non-existent when the project was initiated and today are considered minimal. Capstone Development has made arrangements with both CSU and private entities to provide off-site parking for the residents. Capstone has also made available Commuter Passes with CSU and shuttles students to the off-site parking lots. However, these efforts have not been sufficient and the parking issues still persist. Capstone Development is proposing to build an on-site 436-space parking structure to resolve the issue. The City has requested an addendum to the TIS as part of the parking structure development review process. A scoping meeting was held with the City's Traffic Operations Engineer to discuss the scope of the addendum. It has been requested that the addendum include the following information: • Compare the previous trip generation to the new (if any) trips due to the garage and surface parking • Discuss any new impacts that could occur to the intersection of Stuart Street and College Avenue • Discuss the existing quantity of parking on-site • Discuss how the parking structure will mitigate the current parking problem ELB Engineering, LLC 5401 Taylor Lane Fort Collins, CO 80528 Phone: 970-988-7551 I FAX: 970-225-8942 ELBEngineering@lpbroadbandnet 1 Background The project is a student housing/retail project developed Capstone Development from Birmingham, Alabama. The site is located off of South College Avenue just south of Prospect Road at the intersection of Spring Park. The project constructed 225 apartment units consisting of 1,2 and 3 bedrooms (665 bedrooms) and three retail buildings (36 ksf). A vicinity map of the site is located below in Figure 1. The parking structure location is on the south side of the property and will load onto College Avenue via Stuart Street and is shown in Figure 2. - .• ,.~ •. "--'.r ulIc!C.mYIl<lITI Lin~-N-Grc~n:> Gelf Cuu sc ~ Park 1 '''8 .):" Cl:, ' -" CiL'yPark' W~'ulbl:!rr}'St I Fort' Collins WLaurs'St !:a<;\s!1•. Nl?lg~ 1 000 f'ix Natura Alc'u , Cattail t"alUril ® ..R .: iJ .~ .l'4' :~ f __ C~ ',I . r. .~['00 Il1al1d [Q' tl'k I Edorli P~t'li '1 I' ·1 - -~' If!ID' is? I. _-.J _- _ '-- 0, , ;;! ®[-== Ros-sbo[ough - fl .•.•.· .. 3 .L=en'/Ke o !i to' ·.1 • I (~f_i~_u_re_I_:_V_IC___ ln~ M_a_p ~] ELB Engineering, LLC 5401 Taylor Lane Fort Collins, CO 80528 Phone: 970-988-7551 I FAX: 970-225-8942 ELBEngineering@lpbroadband.net 2 I I I I I I U ~ I I I I I II ; KORnl ~~'~I . i I L _ l r:-=.------J I : \ I \ I ..! Summit Parking Garage Slt~PI:ln FortCollins, ('0 [ flc!Jre 2: Parki"'l5trucwre location 1 Trip Generation Comparisons The original TIS assumed that all vehicles owned by the residents would be stored on site in the available surface parking. The Summit was intended to be a residence where students would not need to have automobiles as the primary source of transportation. This, in effect, is the primary reason for a TOD. The Summit is located close to CSU, adjacent to the MAX, adjacent to the Spring Creek and Mason Trails, and in close proximity to many retail shops. Due to the nature of the project, the City allowed for a 20% reduction in the trip generation estimates. The reduction is conservative due to the nature and the location of the project, but automobile ownership has resulted in the parking issue at hand. Capacity or congestion issues are not a problem at this time. The trip generation table from the TIS is presented in Table 1 on the following page. ELB Engineering, LLC j401 Taylor Lane Fort Collins, CO 80j28 Phone: 970-988-7jjII FAX: 970-22j-8942 ELBEngineering@lpbroadband.net 3 The project was expected to generate 101 morning peak hour trips and 211 afternoon peak hour trips. If the trip reduction had not been allowed, the expectation would have been 124 morning trips and 239 afternoon peak hour trips. Neither one of these scenarios is considered excessive trip generation from a traffic engineering perspective and is highly over estimated for a TOD type development. The addition of the parking structure only adds storage for vehicles and does not increase the amount of trips being taken by the residents of the facility. Therefore, the original trip generation from the TIS remains valid. Table 1-Trip Generation/or the Summit on College Use Apartments - phase I 220 157.0 6.72 1055 0.1 16 0.41 64 0.4 63 0.22 35 Soecialitv Retail 814 0.0 44.32 0 0.1 0 0.1 0 1.19 0 1.52 0 subtotal 1055 16 64 63 35 Trio reductionicaoture 20% -211 -3 -13 -13 -7 Total Phase I 844 13 51 50 28 Aoartments - Phase II 220 72.0 6.72 484 0.1 7 0.41 30 0.4 29 0.22 16 Speciality Retail (BuildinQs A. B. & C) 814 36.0 44.32 1596 0.1 4 0.1 4 1.19 43 1.52 55 subtotal 2079 11 33 72 71 Trio reductionicaoture 20% -97 -1 -6 -6 -3 Total Phase II 1983 9 27 66 67 TOTAL 2827 22 79 116 95 I ~ " Total Tnps without any Tnp Reduction •• 31341 '" 271 , 971 "'- 1341 1051 Stuart and College Intersection The south parking lot of the Summit currently loads onto Stuart Street. The proposed structure will be constructed on the site of the current parking lot which has 88 spaces. The new structure will have 436 spaces in the garage and 12 spaces remaining on the lot for a total of 448 parking spaces. Although the parking availability will increase by 509% at this site, the traffic impacts during the peak hour will be minimal in terms of real numbers. First, the project is estimated to produce only 101 AM peak hour trips and 211 afternoon peak hour trips. The original TIS assumed most of these trips were coming from the Stuart Street portion of the development. The original analysis is therefore valid and the existing condition has been far under estimated. This project will bring into line the existing condition into what has been an expected impact. The volume of traffic leaving from the structure is still minimal and operation of the Stuart Street/College Avenue intersection will remain acceptable. ELB Engineering, LLC 5401 Taylor Lane Fort Collins, CO 80528 Phone: 970-988-7551 I FAX 970-225-8942 ELBEngineering@/pbroadband.net 4 Secondly. the nature of the project, with close proximity to CSU, BRT, and shopping, as well as the residents being students, the majority of the parking on site is for storage use. Most students will walk, bike, and take the BRT for the vast majority of their trips. The trips that will need to be made by private automobile will be to run errands, leave for the weekend, commute to a job, or on the worst bad weather days. Very few of these trips will be made during the congested peak hour times. Parking Quantities There are currently 190 parking spaces on the site for use between the residential and retail uses. Additional parking was provided off-site through CSU and a private church where students were able to park their motor vehicles. Capstone, at their own expense, shuttled residents back and forth from these outlying parking facilities. The table below summarizes the parking requirements from both a TOD level and a non- TOD level. The Summit project exceeded the amount of off-street parking that was required under the City Land Use Code (between on-site and off-site parking). Table 2 - Parking Quantities pARKINIj 'uFI" SPACES PER STREET PARKING BEDROOMS DWELLING UNITS DU SPACES tandard Parkina Reaulrements 665 225 2.0 450 TOO Overlav Zone Parklna Reauirements 665 225 1.4 315 The Table below summarizes the amount of parking that will be available, on site, with the addition of the parking structure. As can be seen in Table 3, the project will exceed the parking requirements of the City Code. Table 3 - Proposed Parking Quantities new Existing on-sfte structure TOTAL ON·SITE Spaces loss of spaces spaces SPACES Spaces Provided with Proposed Parkina Structure 185 ·88 448 545 Mitigation of Problems The Summit on College leases 665 bedrooms. The ratio between residents and available on-site parking will be 0.819 spaces per resident. This ratio far exceeds any standard and should mitigate the off-site parking issues. ELB Engineering, LLC 5401 Taylor Lane Fort Collins, CO 80528 Phone: 970·988·7551 I FAX: 970·225·8942 ELBEngineering@lpbroadband.net 5 Conclusions The conclusions and recommendations of the original TIS remain valid and are incorporated into the revised project. The key findings are as follows: o The original TIS for the project assumed that all the parking for the project would be on-site. o The impact of the parking structure will not have a negative impact over what was originally expected and approved on the intersection of Stuart and College Avenue o The parking quantities provided by the project exceed the TOD standards as well as the general standards for this type of development o The amount of parking being provided in comparison to the number of residents should mitigate the problems currently being experienced by the residents of the project and the surrounding neighborhoods. Statement of Adequacy: The transportation facilities will be adequate and available to serve this development as contained in the Larimer County Urban Area Street Standards. All applicable LOS standards will be met since all transportation facilities are in place or will be in place upon issuance of a certificate of occupancy'. Please let me know if additional information is required or if I may be of further service. ELB Engineering. LLC 5401 Taylor Lane Fort Collins, CO 80528 Phone: 970-988-7551 I FAX: 970-225-8942 ELBEngineering@/pbroadband.net 6