HomeMy WebLinkAboutSILVER OAKS - AMENDED OVERALL DEVELOPMENT PLAN - 14-88E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 8
" '` MEETING DATE 8/ 2 4/ 9 2
STAFF TED SHEPARD
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Silver Oaks Amended Overall Development Plan, #14-88E
APPLICANT: Tri-Trend Inc.
c/o Gefroh-Hattman
145 West Swallow Road
Fort Collins, CO. 80525
OWNER: Taft Hill Investments
145 West Swallow Road
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request to amend the existing Horsetooth West Master
Plan. The new Overall Development Plan is on 60.45 acres located
at the northwest corner of Horsetooth Road and Taft Hill Road. The
proposed uses include single family residential, multi -family
residential, and neighborhood convenience shopping center. The
existing Olander Elementary School occupies ten acres on the
western portion of the site. The parcel is currently zoned R-L-P,
Low Density Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
Silver Oaks O.D.P. is an amendment of the Horsetooth West Master
Plan approved in April of 1988. The most significant change is the
deletion of the Neighborhood Service Center. In its place, is more
single family residential and a 6.45 acre Neighborhood Convenience
Shopping Center. Staff is concerned about the designation of a
Neighborhood Convenience Shopping Center and recommends that such
a use be designated as a secondary use subject to an amended O.D.P.
accompanied by a Preliminary P.U.D. The O.D.P. complies with the
Land Use Policies Plan, an element of the City's Comprehensive
Plan. The development of the O.D.P. is feasible from a traffic
engineering standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: FA-1 and R (County); Existing Rural Residential
S: M1 and M (County); Existing Mobile Home Court and Single
Family
E: R-L-P; Existing Single Family (Rossborough Third Filing)
W: FA-1 (County); Vacant (Agricultural)
The parcel was annexed into the City and zoned R-L-P in 1978. In
April of 1988, the Horsetooth West Master Plan was approved by the
Planning and Zoning Board. The Olander Elementary School was
approved by the Planning and Zoning Board in July of 1989.
2. Comparison of Horsetooth West Master Plan/Silver Oak O.D.P.:
Horsetooth West
1988
Silver
1992
Oaks
Parcel Land Use
Acreage
Parcel Land Use Acreage
A.
Single Family
8.62
A.
Single Family
8.62
B.
Single Family
9.09
B.
Single Family
15.54
C.
Detention
2.21
C.
Detention
2.21
D.
Convenience
2.48
D.
Single Family
11.28
E.
Multi -Family
3.97
E.
Convenience
6.45
F.
Elem. School
10.00
F.
Elem. School
10.00
G.
Multi -Family
2.33
G.
Multi -Family
3.85
H.
Child Care
1.52
H.
Patio Homes
2.43
I.
Neigh Shop.
20.23
The most significant change from 1988 to 1992 is the deletion of
the 20.23 Neighborhood Service Center. In response to a market
that lacks major anchor tenants, and with an acknowledgement of
Drake Crossing Shopping Center, one mile to the north, the Silver
Oaks O.D.P. now provides only a Neighborhood Convenience Shopping
Center on 6.45 acres.
Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 3
The predominant land use proposed by the Silver Oaks amendment is
single family residential. The O.D.P. retains a mix of housing
opportunities by providing tracts for both multi -family and patio
homes.
Total residential acreage in 1988 equaled 24.01 acres. Total
residential acreage in 1992 represents 41.72 acres. One key
advantage of increasing residential acreage is that the Silver Oaks
O.D.P. places residential uses across the street from Olander
Elementary versus commercial uses. This revision is more
compatible with the goal of providing elementary schools in a
neighborhood setting and promoting a walk-in student population.
3. Land Use Policies Plan:
The proposed amended Overall Development Plan is supported by the
following land use policies as outlined in the Land Use Policies
Plan:
113a: The City shall promote maximum utilization of land within
the City;"
113b: The City shall promote the location of residential
development which is close to employment, recreation,
and shopping facilities."
1121: All levels of commercial development, including
convenience, neighborhood, community and regional
shopping which have significant negative transportation
impacts on South College will be discouraged from gaining
their primary access from College Avenue."
1126: Availability of existing services shall be used as a
criteria in determining the location of higher intensity
areas in the City."
1175: Residential areas should provide for a mix of housing
densities."
1179c: Low density residential uses should locate in areas
within walking distance to an existing elementary
school."
1179d: Low density residential uses should locate in areas
within walking distance to an existing or planned
neighborhood park."
1179e: Low density residential uses should locate in areas in
which a collector street affords the primary access."
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Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 4
4. Neighborhood Convenience Shopping Center: Design Guidelines,
Policies, and Criteria:
The location of the neighborhood convenience shopping center on
Parcel E is supported by the following policies as stated in
Neighborhood Convenience Shopping Center: Design Guidelines,
Policies, and Criteria:
"Neighborhood Convenience Shopping Centers shall be encouraged
to locate adjacent to, or made a functional part of
Neighborhood Service Centers, Industrial Business Parks,
Office - Business Service Centers, or higher density
residential projects."
Staff Explanation: Parcel E is functionally a part of Silver Oaks
O.D.P. which contains 41.72 acres of potential residential housing.
In addition, Parcel E is across Horsetooth Road from the University
Park Mobile Home Park which contains housing at 7.3 dwelling units
per acre. In addition, Rossborough Subdivision is located across
Taft Hill Road to the east. While these areas are not considered
higher density (greater than 10 units per acre) these neighborhoods
represent a significant concentration of single family homes.
Parcel E will be strategically located to serve these
neighborhoods.
"Neighborhood Convenience Shopping Centers shall be encouraged
to locate at the intersection of an arterial street and a
neighborhood collector street, with primary access taken off
the collector."
Staff Explanation: Parcel E is located at the intersection of two
arterials and a local residential street. The collector street
serving the square mile section is Auntie Stone Street, located
approximately 800 feet to the west. This collector is directly in
front of Olander Elementary School. Because it is generally
considered incompatible to place a neighborhood convenience
shopping center directly across the street from an elementary
school, this locational policy cannot be met. The O.D.P. indicates
that primary access will be taken off the local street (Bronson)
and the east -west arterial (Horsetooth Road). Access will be
limited by the median in Taft Hill Road which is the arterial that
carries more traffic than Horsetooth Road. Not locating at the
collector street accomplishes a competing objective of creating a
residential setting for elementary schools.
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Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 5
"Neighborhood Convenience Centers shall be encouraged to
develop on sites with a minimum gross area of three acres.
Staff Explanation: Parcel E contains 6.45 acres.
"Neighborhood Convenience Centers shall be developed within
easy walking distance of existing or planned residential
areas."
Staff Explanation: Non -vehicular access is made attractive by the
proximity to the planned residential areas of Silver Oaks O.D.P.
and the existing residential area to the south (University Park
Mobile Home Park).
5. Tract E Land Use Designation:
The designation of Tract E as "Neighborhood Convenience Center"
does not meet all the locational guidelines suggested by the
policies. In addition, a review of a neighborhood convenience
center by the variable criteria of point chart J of the L.D.G. S
indicates that the minimum required score of 65% will not be met.
For example, a neighborhood convenience center on Tract E would not
receive credit for being located less than .75 mile from any
existing center. (Taft Hill Road and County Road 38E is .50 mile
from Tract E.) In order to gain credit for being part of an
existing or approved neighborhood shopping center, an office or
industrial park, or a multi -family development, the Planning and
Zoning Board would have to find that there is a sufficient
concentration of single family residential in the area to consider
the project part of a planned center. Finally, as mentioned, Tract
E would not be at the intersection of an arterial and a
neighborhood collector street due to the constraints of Auntie
Stone Street being directly adjacent to Olander School.
Consequently, the Silver Oaks O.D.P. is requesting a land use
designation that would require a variance in order for the land use
to be approved by the criteria of the applicable point chart of the
L.D.G.S. Staff recommends that the Planning and Zoning Board give
guidance, at the O.D.P. stage, as to the appropriateness of
designating Tract E as a Neighborhood Convenience Center. In
providing direction on designating Tract E, the Planning and Zoning
Board may consider one the following options:
Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 6
Option One:
Approve the designation of Neighborhood Convenience Center on Tract
E as submitted. Such a designation acknowledges that Tract E
provides a mixed -use component that serves the adjacent
neighborhood and meets the intention of the locational policies of
the Neighborhood Convenience Center policies. A 2.48 acre
Neighborhood Convenience Center was approved on the 1988 Master
Plan.
This option recognizes that proposed land uses shown on an Overall
Development Plan are estimates of development potential and do not
constitute final approval of any land use, design, or estimate of
gross leasable square footage. Rather, any future land use must be
approved according to the procedures, processes, and criteria of
the planned unit development regulations and other relevant City
policies and standards. It is further recognized that a P.U.D. for
a Neighborhood Convenience Center would require a variance from the
strict requirement of meeting a minimum point score of 65% on Point
Chart J of the L.D.G.S.
Option Two:
Redesignate Tract E as a less intense retail/commercial/office and
or business service land use. This option recognizes that a
Neighborhood Convenience Center is an intense commercial land use
requiring special consideration to ensure neighborhood
compatibility. This option also recognizes that it may be more
appropriate to act on a variance to allow a Neighborhood
Convenience Center at the Preliminary P.U.D. stage, not the O.D.P.
stage.
Option Three:
Redesignate Tract E as a less intense retail/commercial/office/
business service land use but allow a Neighborhood Convenience
Shopping Center as a secondary use, subject to amending the O.D.P.
and subject to review and evaluation of a formal variance request
at the Preliminary P.U.D. stage. This option recognizes that the
locational policies that require variances may be justified upon
further analysis due to unique conditions peculiar to the area.
This option also recognizes that a Neighborhood Convenience Center
is an intense commercial use but that through sensitive design and
buffering, it may be made compatible with adjacent residential
areas, and equal to or better than a plan that would feature less
intense land uses.
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Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 7
Staff recommends Option Three. It is important for this 60 acre
O.D.P. to retain a commercial function that serves the internal and
immediately adjacent neighborhoods. The key issue is the intensity
of the commercial function. Tract E should be designated for non-
residential uses that can be reasonably expected to satisfy the
applicable point chart of the L.D.G.S. While a Neighborhood
Convenience Center may be appropriate, and its intensity buffered
accordingly, such a center does not meet the minimum required score
on Point Chart J. Therefore, it seems prudent to place the burden
of justifying a variance on a future applicant at the time of a
Preliminary P.U.D. By allowing the Neighborhood Convenience Center
as a legitimate secondary use, the Planning and Zoning Board is
holding open the possibility that the problems of intensity and
location can be solved through careful planning, design, buffering
and mitigation of impacts.
6. Neighborhood Compatibility:
Two neighborhood meetings were held regarding this amended O.D.P.
The minutes to the first meeting are attached. The minutes to the
second meeting will be provided as a supplement to this report
under separate cover.
Also attached is a copy of a form letter that was received by the
Planning Department addressing three specific concerns regarding
Silver Oaks O.D.P. These concerns, and Staff response are as
follows:
A. Taft Hill Road currently has such high volume that people
residing north of Silver Oaks may wait 10 to 15 minutes to gain
access to Taft. Under current design, Taft cannot take the
additional traffic created by Silver Oaks.
Staff Response: Taft Hill Road is designated as an arterial street
on the Fort Collins Master Street Plan. In this area, it has a two
lane cross section, with right and left turn lanes at the Taft
Hill/Horsetooth intersection. The curb locations are established
for an eventual four lane urban cross section adjacent to Silver
Oaks. Under an application for a P.U.D., Silver Oaks will be
required to improve its portion of the Taft Hill Road per the
standards for an arterial street.
The posted speed limit is 35 mph. Sight distance is not a problem
along Taft Hill Road. As with many local street/arterial street
intersections in Fort Collins, there will be some delays for left
turn exits during the afternoon peak hour. It is the finding of
the Transportation Division of the City of Fort Collins that Taft
Hill Road has the capacity to accommodate Silver Oaks O.D.P.
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Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 8
B. Auntie Stone Street is already very congested, especially
during the school year, and will carry more traffic. In addition,
there is no crossing guard or signal at the intersection of Auntie
Stone and Horsetooth Road where hundreds of children cross to
attend Olander School.
Staff Response: Auntie Stone is classified as a collector street.
Its function is to carry traffic from the local street network out
to the arterial street, Horsetooth Road. A traffic signal at the
Auntie Stone/Horsetooth intersection is not warranted by
development of Silver Oaks. A crossing guard and other pedestrian
safety measures will be investigated by the City's Transportation
Division and coordinated with Poudre R-1 School District.
C. Olander School has no way to accommodate the children of
Silver Oaks who will be part of the walk-in boundary area. For the
1992-1993 school year, Olander will be full and may need mobile
units to provide adequate classrooms for the large number of
students already enrolled.
Staff Response: Any construction of homes in Silver Oaks will
occur during the 1993 construction season. The first homes will be
available in the summer of 1993 affecting the 1993-1994 school
year. The developer has been in contact with Poudre R-1 School
District officials regarding the rate of construction and the
anticipated number of elementary students. It is expected that the
development of Silver Oaks will not cause any boundary changes or
displacement of students presently attending Olander School.
7. Transportation:
Silver Oaks is served by Taft Hill Road and Horsetooth Road, both
classified as arterial streets. Internally, the north -south
collector is Auntie Stone Street, which is constructed to serve
Olander Elementary School. The internal east -west access street is
Bronson Drive, which is a continuation of an existing local street
within Rossborough Subdivision.
As a collector, Auntie Stone Street is platted to the north
property line. The objective is to provide an opportunity for
continuation north to Moffet Drive should the adjacent parcels
develop or redevelop in an urbanized manner. Unlike square mile
sections on the east that have recently been master planned (Pine
Cone O.D.P, Oak -Cottonwood O.D.P., Spring Creek Farms O.D.P,
Wildwood O.D.P.), this square mile section is not held in large
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Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 9
agricultural parcels under single ownerships. Rather, the square
mile is characterized by existing rural residential and vacant
parcels with a myriad of owners under the jurisdiction of Larimer
County. Only Quail Hollow Subdivision is developed under urban
standards. Consequently, planning a collector street network is
limited by the incremental pattern and sequence of developing
parcels. The location and classification of Auntie Stone Street,
however, remains a valid link in providing internal circulation and
is strategically located to take advantage of the long range future
transportation needs of the square mile section.
The transportation network also assumes that Horsetooth Road will
eventually connect to Overland Trail to the west of Silver Oaks
O.D.P. The exact location of this intersection and the future
alignment of Overland Trail will be the subject of future planning
and engineering studies by the various departments and advisory
boards of the City of Fort Collins.
Silver Oaks O.D.P. designates a bicycle/pedestrian connection to
the northwest. The objective is to tie into a potential path that
connects to Quail Hollow Subdivision and Cottonwood Glen
Neighborhood Park. Such a path would also allow safe and
convenient access to Olander School. While this path is conceptual
at this point, and involves easements or property acquisition, its
potential is dictated by the relative isolation of Olander School
from Quail Hollow and the desire to provide access to a
neighborhood park.
It is estimated that at full development, approximately 6,100 trip
ends will be generated by this O.D.P. on a daily basis. The
signalized intersection of Taft Hill/Horsetooth will operate
acceptably in both the short range (1995) and long range (2010).
In the long range future, a right -turn deceleration auxiliary lane
is warranted. This right -turn lane would remove vehicles from the
through traffic stream on Taft Hill Road, providing a safer
condition.
All stop sign controlled intersections will operate acceptably
except for left turn exits onto Taft Hill Road during the afternoon
peak. These turns will experience delays. These delays are
typical where minor streets intersect with arterials. It is
considered acceptable as long as alternative means of access are
provided in the same general area. Both Rossborough Subdivision
and Silver Oaks O.D.P. have alternative means of both ingress and
egress.
The potential development of Silver Oaks O.D.P. is feasible from a
traffic engineering standpoint.
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Silver Oaks Amended Overall Development Plan, #14-88E
August 24, 1992 P & Z Meeting
Page 10
RECOMMENDATION:
Staff finds the request to amend the former Horsetooth West Master
Plan with the Silver Oaks Overall Development Plan is in
conformance with the adopted Land Use Policies Plan and other
elements of the City's Comprehensive Plan. Staff, therefore,
recommends approval of Silver Oaks Overall Development Plan, #14-
88E, subject to the following condition:
The land use designation of Tract E be redesignated to
retail/commercial/office/business service as the primary use with
Neighborhood Convenience Center as a secondary use. Approval of
Neighborhood Convenience Center as a secondary use is subject an
amended O.D.P. and review and evaluation of a Preliminary P.U.D.
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SCHOOL PROJECTIONS
PROPOSAL: SILKIER OAKS PUD
DESCRIPTION: 149 single family units on 38.17 acres
DENSITY: 3.90 du/acre
General Population
149 (units) x 3.5 (persons/unit) = 521.5
School Age Population
Elementary - 149 (units) x .450 (pupils/unit) = 67.05
Junior High - 149 (units) x .210 (pupils/unit) = 31.29
Senior High - 149 (units) x .185 (pupils/unit) = 27.57
Design
Affected Schools Capadjy Enrollment
Olander Elementary 568 478
Blevins Junior High 900 682
Rocky Mountain Senior High 1312 1191
0 • • •
AMENDED OVERALL DEVELOPMENT PLAN
HORSETOOTH WEST
A 60.45 ACRE PARCEL
PREPARED BY:
GEFROH HATTMAN
ARCHITECTS/PLANNERS
145 W. SWALLOW RD.
FT. COLLINS CO.
PREPARED FOR:
TAFT HILL PARTNERS LTD.
4680 JASON
DENVER CO.
JULY 3, 1992
i 9 • 0
This report is submitted in accordance to the City of Ft. Collins
Land Development Guidance System for projects submitted for
review as an Overall Development Plan. This submission is an
amended to the original plan submitted in March of 1988. Copies
of the original written documentation is being submitted as
background information. This report will only address the
modifications to the original documentation.
I. POLICIES
POLICY - 3 SITE UTILIZATION
Item of Change One - The inclusion of a Neighborhood Shopping
Center of 20 acres on this site has been altered by two
occurrences in the market that have rendered the chances of
developing a Center on this site. The first is the reduction of
the number of Food Retailers who are competing within the market.
With no anchor tenant available in the market place the ability
to develop the Center is approaching zero. With the Drake
Crossing Center a mile north of the site no major Food Retailer
would consider the site. the second is a condition of the
contract with the School District that no commercial functions
occur within 200 feet of the School District property which
limited the Center in scope and access, separating it from the
Collector Street. From a physical planning standpoint this made
development impractical.
The plan still presents a mix of land uses meeting the
requirements of the policy 3.
POLICY - 12 URBAN DENSITY
The plan currently calls for a mix of residential uses over the
site which would yield in the range of a maximum of 248 DU to a
low average of 198 DU. With respect to the entire property this
yield a density ranging between 4.1 DU/AC to 3.2 DU/AC. This is
slightly higher then the original Plan.
POLICY - 66 LOCATION
The Neighborhood Convenience Center will be bounded by two
arterials and one collector.
II. OPEN SPACE, BUFFERING, LANDSCAPING, AND CIRCULATION
The criteria outlined previously are to remain unchanged. As was
determined previously the east - west Collector was to terminate
at the major entry to the commercial development due to
diminished traffic past that junction.
III. EMPLOYEES
With the elimination of the Neighborhood Center the anticipated
number of employees has declined. The inclusion of the Elementary
School and a Neighborhood Convenience Center, which would
probably include a Convenience Store, day care center, and retail
space, the anticipated number of employees is approximately 180.
IV. APPLICANT CHOICES
A. Mixed land use is appropriate for the property due to its size
and anticipated residential density. While maintaining the
required Urban Level Densities the inclusion of a Neighborhood
Convenience Center is appropriate. This use is compatible as a
buffer to the residential used of the plan avoiding there
location backing to two busy arterial streets.
E. Due to its visibility and contiguity to arterial streets the
Neighborhood Convenience Center is an appropriate use and can
serve to buffer the residential areas from the arterial streets
which is desirable.
Should additional information be required please contact us.
GEFROH HATTMAN INC.
ARCHITECTS/PLANNERS
CONSTRUCTION MANAGEMENT
135 West Swallow Road
Fort Collins, CO 80525
(303) 223-7335
SUBMISSION INFORMATION AS PER CITY
OF FORT COLLINS LAND DEVELOPMENT
GUIDANCE SYSTEM FOR
THE HORSETOOTH VEST MASTER PLAN 60.45 ACRES
PREPARED BY:
GEFROH HATTMAN INC.
145 West Swallow Road
Fort Collins, Colorado 80525
PREPARED FOR:
TAFT HILL PARTNERS LIMITED
" JIM SCAVO REALTY
220 East Mulberry
Fort Collins, Colorado 80524
MARCH 4, 1988
• 0
• •
March 4, 1988
Mr. Ted Shepard
City of Fort Collins
Planning & Development
P.O. Box 580
Fort Collins, CO 80522
RE: HORSETOOTH WEST MASTER PLAN
FORT COLLINS, COLORADO
PROJECT #87-493
Dear Ted:
This Master Plan for the Horsetooth West properties is submitted for review
in accordance to the Land Development Guidance System. In addition a Site
Plan for an elementary school site for the Poudre R-1 system is also sub-
mitted for review at this time.
Currently the property is annexed to the City and is currently zoned RLP.
The property is bounded by Horsetooth Road to the South and Taft Hill Road
to the East. The overall shape of the property is rectangular and is ap-
proximately 2000 feet by 1400 feet. The topography of the sight is void of
significant features and slopes gently at a rate of approximately two per-
cent from the South West corner to the North East corner. The topographic
fall is approximately 20 feet.
The Master Plan is being submitted at this time in part due to changing
market conditions and because of specific use request presented to the
owners. The Master Plan calls for a mixture of land uses and densities
that we see as being appropriately blending with the existing surroundings
and anticipated needs of the area in the future.
The following data is submitted in response to the Land Use Development
Guidance Systems policies for development examining how this property con-
forms to the systems' policies.
1. City Land Use Policies Achieved by Proposed Plan
Policy 3. - "The City shall promote:
a. Maximum utilization of land within the City;
b. The location of residential development which is close to employment,
recreation, and shopping facilities."
Explanation: The property lies at the Western edge of the Fort Collins ''Ur-
ban Growth Area" and has direct access from both Taft Hill Road and Horse -
tooth Road both being arterial streets as designated on the City's Master
9 0 • •
Mr. Ted Shepard
HORSETOOTH WEST MASTER PLAN
March 4, 1988
Page 2
Street Plan. With completion of development, the arterial street systems
will be upgraded to urban standards. This will improve safety and health
conditions locally and for the City as a whole. By having an improved ar-
terial intersection, fewer accidents should occur and by paving of a well
used dirt road, air quality should improve. It should be noted that use of
the unpaved road is due to adjacent County residential uses and not generated
from the site at this time.
Due to the size of the property, its location with respect to arterial street
patterns and interest in specific land uses by a governmental unit , the
property lends itself to a "mixed land use" design approach incorporating
highway related commercial uses -- a neighborhood shopping center, an ele-
mentary school site, a child care center, multi -family and single-family
residential. Lower intensity uses, single family and locating the more in-
tense use internal or adjacent to the arterial streets.
Policy 12. - "Urban density residential development usually at three or more
units to the acre should be encouraged in the urban growth area."
Explanation: The entire property is within the Fort Collins "Urban Growth
Area." Approximately 24.01 acres of the 60.45 acres are devoted to resi-
dential uses with a maximum proposed number of 182 dwelling units. This is a
7.58 d.u./ac. average density for the residential acres and an overall aver-
age density for the Master Plan of 3.01 d.u./ac.
Policy 20. - "Land use, site planning and urban design criteria shall be de-
veloped to promote pleasant, functional and understandable inter -relation-
ships through and between land uses."
Explanation: The Horsetooth West Master Plan is consistent with developed
site planning and urban design criteria in the City. The overall design is
mixed use in nature. Land uses have been strategically located based upon
such criteria as access, visibility, traffic patterns, juxtaposition, devel-
opment phasing, topography and neighboring land uses.
Policy 21. - "All levels of commercial development, including convenience,
neighborhood and auto -related shopping which have significant negative trans-
portation impacts on South College Avenue will be discouraged from gaining
their primary access from College Avenue."
Explanation: The proposed "business service, neighborhood, and auto -related
useg'gain their access from adjacent collector streets intersecting with
arterial streets other than College. These uses will provide services for a
geographic area extending beyond the Master Plan by providing a variety of
services within the Master Plan which may confine and localize traffic to the
area and relieve College Avenue pressure.
Policy 25. - "Based on a fiscal evaluation and an analysis of effects on the
Capital Improvement Program the City would provide incentive such as utility
and infrastructure improvements, streets, power, etc., in order to direct
growth in desired directions or areas."
0 0 • 0
Mr. Ted Shepard
HORSETOOTH WEST MASTER PLAN
March 4, 1988
Page 3
Explanation,: Currently the site is bounded by both sanitary and water services.
Currently these City utilities being sized for urban development are being under
utilized. With this development the current infra -structure will be better
utilized. In recent years the major growing emphasis has been South Eastward.
This development will provide relief to this pressure by providing services such
as schools, shopping, and services for a residential community in the Southwest.
Policy 26. - "Availability of existing services shall be used as a criteria in
determining the location of higher intensity areas in the City."
Explanation: An inventory of adjacent land uses finds that this property is
surrounded on three sides by residential properties of various densities. To
the North you find County subdivided properties with lots averaging two to
three acres in size. To the North East. and East you find City standard single-
family lots which averages 3 to 4 d.u./ac. To the Southeast you find County
standard single-family lots, to the South is a mobile home court with densities
in the 5 to 6 d.u./ac. To the Southwest are various sized lots averaging 4 to
5 d.u./ac. Proposed or existing uses similar in nature are approximately one
mile from the site along the arterial streets. In order to keep services lo-
cated within neighborhood nodes and taking into consideration the density and
concentration of residential uses,higher density residential and service -
oriented uses are appropriate to maintain a variety of housing options, a variety
of services, and a variety of visual interest within the environment.
Policy 63. - "Neighborhood service centers should locate within walking dis-
tance of existing or planned residential areas."
Explanation: The proposed "neighborhood service center" (Parcel 1) adjacent
to residential areas (Parcel A and E) within walking distance are Parcels B
and G. Existing residential uses to the East, Southeast, South and Southwest
will have direct pedestrian access and are located adjacent to the center.
Policy 65. - "Neighborhood service centers shall locate in areas served by
existing water or sewer facilities or consistent with the phasing plan for the
urban growth area."
Explanation: All necessary utilities are presently accessible to the major
commercial site.
Policy 66. - "Neighborhood service centers should locate at the intersection
of a collector and an arterial."
Explanation: The center is proposed at the intersection of Taft Hill, and Horsetooth
arterials. Major access will be provided to the center from the two collectors.
Policy 74• - "Transitional land uses or areas (linear greenbelts or other urban
design elements) should be provided between residential neighborhoods and
commercial areas in order to enhance the concept of a mixture of land uses."
Explanation: The commercial area is buffered from residential areas by collector
streets, green belting, landscaping, and other less intense land uses such as
child care and school site.
• • •
Mr. Ted Shepard
HORSETOOTH WEST MASTER PLAN
March 4, 1988
Page 4
Policy 75.- ''Residential areas should provide for a mix of housing densities.''
Explanation: A mix of single family housing and multi -family uses have been
provided within the Master Plan. This mix is intended to address a broad
range of existing and future market demand characteristics based on high
quality single family and multi -family groups.
11. Open Space, Buffering, Landscaping and Circulation
As a Master Plan, each of the eight proposed phases will contain its own open
space and landscaping plan.
A consistent landscape design theme consisting of organic and inorganic
materials and berming is expected along all arterial streets. Collector
streets adjacent to commercial areas will also be bermed and landscaped.
Landscape design and common open space areas will be used to provide separa-
tion between different land uses and to help define the neighborhood.
The proposed street system is consistent with both planning and engineering
collector street design criteria. A collector will run North -South from
Horsetooth to meet the future needs of the property and future redesigned
land uses of higher intensity to the North. A collector running East-West
terminating at the school site will serve to take local residential traffic
and commercial traffic. This street terminates interior to the site due to
physical constraints such as irrigation canals, Spring Creek, and unclaimed
mineral extraction sites.
A sidewalk system will be incorporated throughout the entire project and connect
the various land uses with each other and adjacent properties.
III. Estimate of Number of Employees
The Master Plan proposes four employment generating land uses -- auto -related
road side commercial, a neighborhood shopping center, an elementary school,
and a child care facility. The following approximate gross floor area is
estimated for each:
USE
1. Auto -related Road Side Commercial
2. Neighborhood Center
3. Elementary School
4. Child Care Facility
APPROX. G.F.A.
16,000 S.F.
220,000 S.F.
60,000 S.F.
6,000 S.F.
Obviously, estimating the number of potential employees without the benefit
of more specific land use information is extremely difficult. Nonetheless,
using the general assumptions, an estimate of approximately 500 potential
employees is obtained.
• • • •
Mr. Ted Shepard
HORSETOOTH WEST MASTER PLAN
March 4, 1988
Page 5
IV. Assumptions and Choices of Applicant
Among the assumptions (and land use determinates) which were part of the
Master Plan design are the following:
A. Given the size of the property, a mixed land use is appropriate. The
proposed gross residential density and the location, size and land use
for the Neighborhood Shopping Center are
consistent with the condition-
al R-L-P, Low -Density Planning Residential and conditional BF Planned
Business as requested. Conditional H-B,
Highway -Business, Auto -Related
Road Side Commercial is consistent as an
adjacent land use due to lo-
cation and planned buffering.
B.
Both the conditions of zoning and the Land
Development Guidance System
of the City requires that for uses other
than single-family detached
standard subdivided property and the school
site, the property needs to
follow the P.U.D. process.
C.
Access from Horsetooth and Taft Hill are
essential as entrance ways to
the project.
D.
In the future this section of Horsetooth
and Taft Hill will help relieve
traffic congestion from other arterials
if a proper balance of commer-
cial and residential is maintained with
this four -square mile area of the
City.
E.
Due to its visibility and continguity to
arterial streets, a business
service area and a neighborhood center are
appropriate and would serve
to buffer interior residential areas.
F. Given local absorption rates, a mix of residential housing types provide
the best response to the market and provide the opportunity to create a
balanced neighborhood scale.
G. The inclusion of a school site will add relief and open space to the
neighborhood, provide local educational services to the area reducing
traffic which currently flows to the North of the site along arterials,
help solidify a developing residential area into a neighborhood.
Should you feel that any additional information would be helpful to the Planning
and Zoning Board or Staff in their review of the Horsetooth West Master Plan,
please contact me.
Sincerely yours,
GEFROH HATTMAN INC.
-F�[' � h1-1
Fredric J. Hattman
Vice President
kam
April 25, 1988 •
Page 12
PLANNING AND ZONING BOARD MINUTES
April 25, 1988
HORSETOOTH NVEST PUD - MASTER PLAN
Ted Shepard gave the staff report.
April 25, 1988 .
Page 13 0
Rick Hattman stated he represented the owners of the property. He stated the
project was mixed use in nature. The property was envisioned as a long term
master plan which would build -out in the next ten years. He indicated the
School Board has approached the owners of the property concerning a future
elementary school for 1992. He stated the north area of the project would be
buffered with single family homes adjacent to the north county residential lots.
The school site was located off the arterial on a collector street. The dual
land uses on Tracts G and H were due to the fact that Parks and Recreation
was also looking for a site in this area for a neighborhood park.
Ted Shepard stated the request for a master plan was in conformance with the
plans and policies of the City and recommended approval.
Member Crews stated a lot of the presentation by Mr. Hattman was focused on
the school site. He inquired if the school was a sure thing.
Ted Shepard stated at this point the construction of the school was not
definite.
Mr. Hattman commented the two parties were in negotiations about the pro-
posed school and at this time the school site was not purchased.
Tom Peterson informed the Board that the School District was reviewing other
sites.
Member Brown was concerned about the appropriateness of the neighborhood
center and convenience store being located close to the school.
Mr. Hattman stated the location of the neighborhood center had been discussed
with the School Board. He indicated negotiations for setbacks had been
discussed but not finalized. The convenience store in Tract D was far enough
away from the school site and would not be a major concern.
Member Edwards stated normally when a master plan was presented a prelimi-
nary accompanies it. He inquired why there is only a master plan for this
project.
Tom Peterson stated it was at staff's request that only a master plan be
Presented. The issue of the major water main extension down Horsetooth Road
was presented and the City became aware that the School Board was negotiat-
ing with the applicant, which made this situation somewhat unique.
John Stednick stated he was a resident who lived just north of the property in
question. He read a letter prepared by the members of the Teft Acre Water
Association. The letter was signed by twenty homeowners. He proceeded to
submit the letter to the secretary.
Member Edwards inquired if the plan was inconsistent with the Larimer
County Land Use Plan. He also asked what set of plans and criteria was
being used to evaluate this project.
April 25, 1988 ,
Page 14
Ted Shepard stated the Board evaluated the project under the City adopted
Land Use Policy Plan. He commented that the plan was consistent with the
Intergovernmental Agreement.
Member Edwards indicated that the project is within the City and within the
urban growth area boundary. He stated from a land use policy standpoint, the
project was considered under the City's policies.
Tom Peterson stated that Mr. Stednick had brought up the concern about turn-
ing movements off Horsetooth Road and Taft Hill Road. He informed the
Board that the City was planning to install a traffic signal at the location this
summer.
Mike Versharty wanted the record to show he agreed with everything Mr. Sted-
nick stated.
Joyce Oppenheimer complimented Mr. Stednick on his research. She stated she
had been advised that the children coming out of both trailer courts, as well
as Rossborough, will be part of Johnson Elementary School. She commented
that this leaves very few children to the north of the proposed site to attend
the new school. She stated she found it hard to believe the site will be chosen
for the school location. She added that the traffic problems were also a
concern. She felt that there was no need for another convenience store in the
area.
Lynn Courtney inquired if there was additional need for the child care center.
He stated he had spoken to five day care centers who said they were not at
full capacity. He added he wanted to go on record showing he supported what
had already been stated.
James Gabel stated he owned property directly north of the proposed project.
He wondered if the roads which cross from the north would go to some other
area.
Mr. Hattman stated that during his discussions with Rick Ensdorff they
decided the eventual collector system would be placed in this mile section
would avoid existing roads.
Mr. Gabel stated the project would block his view of the mountains and there-
fore he was not in favor of the plan.
Member Edwards requested staff to highlight what a master plan meant. He
also wanted to know where the project was in this process.
Ted Shepard stated that a master plan was not a request for a subdivision, not
a PUD, and there was no development proposal uncder review. He indicated
only land use designations are being reviewed. He explained the reason for
this was to look at street systems, curb cuts. This aided in the development of
long range utility and traffic planning. Master plans create a level of
expectation as to what some of the proposed land uses might be. For anything
to happen on the proposed site a preliminary PUD would have to be submitted.
April 25, 1988 •
Page 15
Member Kern inquired what would happen if the proposed school were not
located on the site.
Mr. Hattman stated single family homes would be constructed on Tract F simi-
lar to those on Tracts A and B.
Member Kern stated there was a traffic impact concern.
Mr. Hattman stated last year the capital budget contained information about
the development of this area.
Member Kern stated a master plan entails a level of expectation for the
development. He commented the staff applied their criteria to the project.
Ted Shepard indicated each square mile of the project created a circulation
system. The project has internal access to itself. He added the plan has
mixed uses.
Chairperson O'Dell inquired about the density of the single family lots. She
stated it would be wise, at the preliminary level, to increase the density to the
southern part of the tracts and decrease the density where the area meets the
larger lots.
Moor�F LANE
Member Crews inquired where on the map Breland dead ends.
lv� o o &V LFWC
Mr. Hattman stated 14ore+&t1E� terminates at the cul-de-sac just short of the
property.
Member Edwards commented to the statement "we have too many child care
centers, too many shopping centers, etc." He stated that the development was
based on the land use decisions. It was compatible with the surrounding areas.
Member Brown stated the site of the school was inappropriate with the other
uses from an activity standpoint. She disagreed with having a neighborhood
center and convenience store across from each other.
Member Crews stated he agreed with Member Brown. He commented he felt
the convenience store was too close to the school, and by this fact he would
have to vote against the project.
Member Kern indicated the elementary school was too close to the neighbor-
hood shopping center. He added he also had some concern about the single
dwelling units to the north. He stated the school site next to an arterial was
not an appropriate use.
Member Edwards stated the project was only a master plan. He commented it
is slightly premature to condemn the land use at this point. He indicated the
school could be adequately provided for and buffered.
Member Brown stated she still felt this was not an appropriate adjacent land
use, even at a master plan level.
April 25, 1988
Page 16 0
0
Chairperson O'Dell stated she would be surprised if the School Board were to
choose this site as being acceptable for the reason that the arterials arc too
close in relation to the proposed school location.
Member Edwards moved to approve the Horsetooth West PUD - Master Plan as
presented. Member Strom seconded. Motion passed 4-3. With Members Crews,
Kern and Brown voting no.
Citv of Fort Collins
•
Commu&y Planning and Environmental•rvices
Planning Department
SECOND NEIGHBORHOOD MEETING MINUTES
PROJECT: Silver Oaks O.D.P. and Phase One Preliminary P.U.D.
DATE: August 18, 1992
APPLICANT: Rick Armitstead, Tri-Trend Homes
OWNER: Ken Scavo
REPRESENTATIVES: Ric Hattman, Gefroh-Hattman, Inc.
Dick Rutherford, Stewart and Associates
PROJECT PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
1. Where will the kids from this project go to school?
RESPONSE: According to Dave Benson, Principal of Olander School,
the kids from Silver Oaks will attend Olander on a walk-in basis.
It is estimated that the 149 single family homes in Silver Oaks
will generate approximately 75 elementary school children based on
the ratio of .5 student per home. Admittedly, this will put the
school slightly over (600) the planned capacity (568) and may
require a temporary modular structure. Modular classrooms are
utilized to accommodate short term spikes in enrollments at any
particular location. They are a cost-effective approach
and there is plenty of room on the ten acre school site to locate
a temporary facility.
Keep in mind that there presently ara kids who are attending
Olander who live out of the boundary area but are "grandf--her(-d"
in and allowed to attend through sixth grade. These kids rill Aye
matriculated by 1995 vhich will free up capacity. It is not
anticipated that Olarider rill have to go to a four track system
like Bauder. Also, no bouts>- ary changes are expected as a resuj_',: of
Silver Oaks.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
2. Primrose and Moffat are two minor streets serving County
subdivisions north of Silver Oaks. Presently, we are delayed 40
turning left to go north on Taft Hill. Silver Oaks will just add
more traffic and make things worse, especially in the afternoon.
Traffic gets all jammed up at the Drake and Taft Hill intersection
and backs up at least one-half mile. Why should the City keep
approving development if things just get worse?
RESPONSE: The immediate problem is that the Drake/Taft Hill
intersection does not have the standard amount of turn lanes
usually found at the intersection of two arterial streets. Traffic
Engineers call this a problem with the "geometrics" of the
intersection. If northbound Taft Hill had a separate left turn
lane, a separate right turn lane, and two through lanes, then
traffic would not back up like it does. In the short range, there
is no immediate solution. Silver Oaks, by itself, does not cause
the problem and should not bear the burden of improving the
intersection. If Auntie Stone street were extended north to
Moffat, then there would be an alternate egress for the County
subdivisions. The improvements will come in the long term when the
intersection of Drake/Taft Hill adds turn lanes.
3. Why doesn't the intersection get improved with Silver Oaks?
RESPONSE: Silver Oaks is not the sole source of the problem with
the intersection. The project is about .75 mile from the
intersection. Much of the traffic generated by Silver Oaks will go •
east on Horsetooth or south on Taft Hill and may not impact the
Drake/Taft Hill intersection.
4. When will the intersection get improved?
RESPONSE: This is difficult to predict. The intersection is not
part of the current Choices 195 capital improvement plan funded by
sales tax revenue. It may make the next round of capital
improvements but there is no current project being planned or
designed. There are issues at this intersection with steep slopes,
Spring Creek, and existing single family homes.
5. Where will Auntie Stone Street go and when would it be
extended?
RESPONSE: It is likely that it would go to Moffat, or possibly
curve over to Moore. Its alignment is not predetermined but would
depend on any development or redevelopment in the affected area.
The extension would not precede any such development.
6. My name is Jim Gabel and any extension would have to go across
my property and I have no plans to redevelop.
RESPONSE: There are no plans to extend Auntie Stone Street without
the need to serve some level of redevelopment.
17�
0 •
• 7. There is too much traffic on Auntie Stone Street as it stands
now. The proposed development will only increase this traffic.
Directing traffic onto Auntie Stone Street is not wise since it is
right in front of a school.
RESPONSE: Auntie Stone Street is classified as a collector street.
It is designed to be wider than a local street and it collects
traffic from the single family area and directs it to the arterial
system. The traffic volume on Auntie Stone Street is very low for
a collector (2,600 trips per 24-hour period). Many schools in Fort
Collins are located on streets with far more traffic volume.
8. There needs to more traffic safety devices at the school
crossing at Horsetooth and Auntie Stone Street. With Silver Oaks,
there will be more traffic and increased risk for kids walking to
school.
RESPONSE: The City of Fort Collins Transportation Department, along
with Larimer County and Poudre R-1 have looked at the pedestrian
safety issue in this area for each of the three years the school
has been open. As it is now, there is not the traffic volume to
warrant the blinking yellow caution signal at the Horsetooth
crossing to Auntie Stone Street. The volumes are not at the point
of justifying the expenditure. The striped crosswalk with standard
signage is sufficient. The City is continuing to work with the Mr.
Dave Benson, Principal of Olander and with the Olander P.T.A. on
this pedestrian safety issue. Meetings will continue this Fall.
is As conditions change, and with development of Silver Oaks, the
situation will be re-evaluated. Please feel free to participate in
this ongoing process.
9. Don't forget that Overland Trail will eventually go south and
intersect with Horsetooth. This will certainly raise traffic
volumes on Horsetooth.
RESPONSE: Correct. When Overland Trail adds volume on Horsetooth,
then the situation may justify more traffic control devices to
ensure pedestrian safety.
10. What 'are the criteria for justifying the yellow blinking
caution lights?
RESPONSE: The criteria are a function of pedestrian volume, traffic
volume, "geometrics", etc. For example, a crossing guard is
warranted when the intersection exceeds 350 vehicles per hour.
11. What are the lot sizes?
RESPONSE: In the northwest corner, adjacent to the County
subdivisions, the lots will be approximately 8,000 square feet.
Moving east, lot sizes will taper down to around 7,000 square feet.
Most lots will then be around 6,000 to 6,500 square feet. The
patio home lots will be around 3,500 square feet.
•
12. The project should have lower density. The County subdivision •
to the north has larger lots. Silver Oaks should be compatible.
RESPONSE: It is difficult, under the Land Development Guidance
System, to create a single family subdivision that is less than
three dwelling units per acre. A variance would have to be
requested based on certain criteria. Basically, however, single
family homes next to single family homes is not that great a
conflict. Compatibility does not necessarily mean that projects
have to be similar. There will be 8,000 square foot lots in the
northwest area which are the larger lots in the project.
13. We don't want multi -family next to the school. The multi-
family should be eliminated.
RESPONSE: The O.D.P. needs to retain a multi -family component to
meet City policies regarding mixed housing opportunities in all
areas of the City. It would be in violation of City policies to
take all remaining land in Silver Oaks and plat single family
homes. If single family homes were located on this Tract, then the
lots would be double frontage lots since driveway cuts are not
allowed onto an arterial street. There may be a possibility that
the multi -family component could be moved closer to the
Neighborhood Convenience Shopping tract and that this tract be
designated for child care/church site. However, multi -family
housing cannot be deleted from the O.D.P.
14. The multi -family area on Tract G should be a greenbelt or •
dedicated to the school.
RESPONSE: A greenbelt would require maintenance by an association.
A homeowners association is not anticipated for Silver Oaks. The
school already owns 10 acres and placing a playground along an
arterial street may not be desirable. Regardless of who owns Tract
G, the owner would be obligated to construct the sidewalk, curb,
and gutter required for the arterial street standard. Plus, there
is a tax obligation on the Tract. For these reasons, the Tract
will not become a greenbelt.
15. We are concerned about construction traffic on Auntie Stone
Street during the school year. Could the developer try to keep
construction traffic off Auntie Stone Street?
RESPONSE: Yes, Tri-Trend will look at restricting construction
traffic to Bronson or other local streets during the school year.
We will work with the P.T.A. and the City's Transportation
Department to make sure there is pedestrian safety for school kids
during construction.
16. Will there be a traffic signal at Taft Hill Road and Bronson?
RESPONSE: No, it is too close to the intersection with Horsetooth
Road and the traffic volume on Bronson (local street) does not
warrant a signal. 0
�I
I f
10
•
•
17. Why is the daycare at the intersection of two arterials?
RESPONSE: Our market research indicates that this location would
allow parents to have easy access as part of the trip to work in
the morning or the trip home in the afternoon. This easy access is
preferred over a site more internal to the site.
18. There is presently a daycare next to Bauder School that is
very popular because it allows families to make one trip for the
pre-school child and the school -aged child.
RESPONSE: This is a good comment and will be considered.
19. We think there should be a buffer or greenbelt along the north
property line. There should be some fencing or trees or something
to provide a transition for our rural residential lifestyle.
RESPONSE: The developer will look at these ideas during the review
of the single family P.U.D.
NEIGHBORHOOD INFORMATION MEETING
PROJECT: Silver Oaks (formerly Horsetooth West Master Plan)
DATE: July 7, 1992
APPLICANT: Rick Armitstead, Tri-Trend Homes
PLANNER: Ted Shepard
QUESTIONS, COMMENTS, CONCERNS
1. Our primary concern is that this project, with 144 single
family homes, will generate a number of elementary school children
to put Olander Elementary School over capacity. Class sizes are
already too high. In some classes, there are 35 children per one
teacher. If children from this project are allowed to attend
Olander, then children from other subdivisions may have to be
relocated, again, to another school. This seems unfair. The
developer had better be prepared in case the School District does
not allow any further increases at Olander. Children from the
proposed project may be bussed to a school that can handle an
increase and the developer should tell his buyers that attending
Olander is not a sure thing.
RESPONSE: Tri-Trend is assuming that children from Silver Oaks will
attend Olander School since it is within walking distance. We will
discuss school boundary issues with Poudre R-1 School District so
we give our buyers accurate information.
2. As parents, it is frustrating that the School District and the
City cannot work more closely on coordinating residential growth
and the location of elementary schools. People move into a
neighborhood and expect their children to attend the neighborhood
school, and not be bussed across town. It is disruptive to have
elementary school children relocated due to addtional growth that
was not anticipated by the School District.
RESPONSE: Tri-Trend agrees that residential growth should be
coordinated with school availability just as if education were a
utility service. There is evidence that with the new
Superintendent, there is better cooperation with between the School
District and the City. Olander School site was purchased after the
Horsetooth West Master Plan was approved in April of 1988.
Therefore, the District should have had some advance notice that
the 60 acre Master Plan would develop and generate additional
students.
•
•
3. There needs to be a path or trail to connect Quail Hollow to
Olander School. Will this project contribute towards a path
connection?
RESPONSE: The City has asked us to investigate the construction of
such a connection. The path would also have the benefit of
connecting our project to the Cottonwood Glen Neighborhood Park
being developed next to Quail Hollow. The City will assist in any
negotiations necessary with the affected property owners to help
determine the alignment of such a path.
4. There is an irrigation ditch between Olander and Quail Hollow.
Any path will have to obtain permission from the ditch owner and
precautions would have to be taken to minimize the risk.
5. The project does not have any greenbelts or open space. Where
do you expect children to play?
RESPONSE: Every house constructed in Silver Oaks will generate $625
in Parkland Development Fees. This revenue will be earmarked for
development of Cottonwood Glen Neighborhood Park. The system in
Fort Collins is that Parkland Development Fees contribute towards
a 10 to 15 acre neighborhood park that is developed with
substantial improvements to serve an area no larger than one entire
square mile section. Having one, large, central park per square
mile section is considered more advantageous than a series of
small, disjointed greenbelts in individual subdivisions. The
greenbelts in Quail Hollow were designed primarily to serve
stormwater runoff and offer limited recreational opportunities only
as a secondary function.
6. Can the detention pond be used as a park?
RESPONSE: Tri-Trend is willing to plant trees and shrubs to make
the detention pond attractive but it would not be a good idea to
put active recreational facilities in a detention pond next to an
arterial street. Active facilities would require maintenance by a
homeowners association which adds to the cost of housing.
7. Will the detention pond be fenced?
RESPONSE: The homeowners with lots backing onto the pond may elect
to construct a fence along their rear property line. As
developers, we will not fence the pond in other locations.
8. Will there be a homeowners association?
RESPONSE: We are trying to avoid setting up a homeowners
association due to the extra burden placed on the home buyer. The
final decision has not been made at this point.
9. Are you buying the five acre commercial site? Could this site
be made into a park?
RESPONSE: Tri-Trend is not buying this five acre tract. We are
home builders, not developers of commercial property. Since this
parcel is being sold by the square foot, it is unlikely that it
will develop as a park. The owner is expecting that with frontage
on two arterials, that there is a demand for commercial
development.
10. Will there be a neighborhood meeting if the commercial site
develops as a convenience store?
RESPONSE: Yes, development of the commercial site will involve a
Preliminary and Final P.U.D. and be subject to the same plan review
process as the single family development.
11. The neighborhood already has commercial services at County
Road 38E and Drake Crossing Shopping Center. We do not need
another five acres of commercial at this corner. Would Tri-Trend
considering buying the five acres to make it residential?
RESPONSE: The parcel is too expensive to buy for residential. The
seller is anticipating that the market will demand commercial
services at this location so the asking price is set for commercial
development.
12. A sign directing traffic to Horsetooth Reservoir, via County
Road 38E, is needed at the intersection of Horsetooth and Taft
Hill. As it is marked now, there is confusion for out of town
drivers looking for the access to the reservoir. These drivers
head west on Horsetooth Road, past Taft Hill, and end up lost
driving through Springfield subdivision. This increases the
traffic and congestion in our neighborhood.
RESPONSE: This comment will be forwarded to the City Streets
Department to see if a sign could be posted.
13. The density of the project is too high. The lots are too
small to be compatible with the homes to the north. The density
should be reduced.
RESPONSE: The project is located in the City which has a
requirement that residential density, on a gross acreage basis,
shall not be less than three dwelling units per acre. The proposed
P.U.D. comes in at approximately 3.5 dwelling units per acre. The
lot sizes in the northwest corner are slightly larger to take
advantage of the views to the west.
14. Will there be a traffic signal at Horsetooth and Auntie Stone
Street? Children from south of Horsetooth need to cross the street
to get to Olander School and right now there is not even a
crosswalk or caution lights. Something should be done about this.
RESPONSE: As an intersection of an arterial street (Horsetooth
Road) and a collector street (Auntie Stone Street), the corner is
eligible for a traffic signal at that time in the future when
traffic or pedestrian volumes are high enough. Traffic signals are
expensive. They are only installed when certain traffic criteria
are met or exceeded. The City Transportation Department works with
the School District to establish safe routes to school. Sometimes
this includes installation of yellow caution signs and, if
necessary, blinking yellow lights. These comments will be
forwarded to the City Transportation Department.
15. Who is responsible for building the sidewalk on Taft?
RESPONSE: As developers with frontage on Taft, Tri-Trend will build
the sidewalk as per City specifications.
16. Will there be a factory on the site?
RESPONSE: No, each home will be built on its own lot.
17. Will all the foundations be the same like in Rossborough?
RESPONSE: No, each model will have its own foundation plan.
18. How many models will there be?
RESPONSE: We are not exactly sure at this time but there will
likely be around five to seven models.
19. Will there be covenants? Who is responsible if junked cars
are stored on the public streets?
RESPONSE: We are looking at establishing the same covenants that
are in place at Rossborough. Also, the City Zoning Code has
ordinances against inoperable vehicles on public streets.
20. Will there be common fencing along Horsetooth Road?
RESPONSE: We have designed the cul-de-sacs so that there is a
pedestrian connection between the end of the street and the
sidewalk along Horsetooth Road. These openings will help break up
the privacy fences along the arterial street.
21. Will Auntie Stone Street go north?
RESPONSE: The City is interested in providing a local street
connection between the residential areas to the north and the
elementary school. Such a connection does not have to necessarily
be Auntie Stone Street. As development within the square mile
section occurs, it will be desirable to allow internal circulation
without having to get on the perimeter arterial streets. The
location of this connection is undetermined at this time but is
being investigated as part of the plan review process.
•
City of Fort
Planning and
c/o Planning
P.O.Box 580
Fort Collins,
221-6750
Collins
Zoning Board
Dept.
CO 80522
July 10, 1992
This letter concerns the proposed Horsetooth West/Silver Oaks
Development. This Sijhrlivisinn hac mares ocean rcc-;Amr *c- •
. _ , ... .....vo w v i,ri cvi CGrI iGu for
a number of reasons.
1. Taft Hill Road - This street currently has such high volume traffic that
people residing north of the proposed development may wait 10 to 15
minutes to gain access onto Taft. We feel this street in it's current
design cannot take the additional traffic created by such a development.
2. Auntie Stone St. - Under the current design, vehicles will funnel out
onto Auntie Stone St., which is already a very congested street during the
school year. In addition, there is no crossing guard, light, etc. at the
intersection of Auntie Stone and Horsetooth Rd. where hundreds of
children cross to attend Olander Elementary every day. The safety of our
children is at stake.
3. Olander Elementary - Pr-1 has no way to accomodate the children of
this proposed development with its present building scheme. These
children are designated to attend Olander Elementary. For the 92-93
school vear Olander is full and may need mobile units to provide adequate
classrooms for the large number of students already enrolled.
In closing we ask for your consideration in our request to delay the
approval of this development until these concerns are resolved.
ncerely,
name
p (-• (address)
225— lZ-f, I (phone)
s
r �
To whom it may concern;
My name is Abbey Hardy, I am 11 years old and I.'m a studant at Olander
Elem.. My letter in cocerning the new development around Olander and the
new 7-11, that I_ have been informed you are planing to build.
First of all, I'm aware that Ft. Collins is growing at a incredible
rate and those hosings will be well needed but all of those kids going to
Olander will make, -the amount go sky.roaket.. Meaning me and all
of the kids around me would most likly be bused somewhere else.
That would lower our property value because that is the reason
for buying at..;the loacatian we did is so that me and me brother
could ride or walk to school, same with everyone around us.
. TRAFIC is another seriace problem that will ocur with all of
the houses containing at lease 1 car in each house hold. Trafic
has so may dangers.. On our sreet there are no speed bumps,
so people could go as fast as they want and there are no cops
around. On our street there are alot of kids that play and trafi
c would .. well you know what Imean. We already have car and
trucks going 35-40 mph down our street. That again will lower
my and other houses property valew because of the trafic and the
busing to some place eles. I
now about this 7-11, this is going to bring -real problems
tothe schooland to the naborhood. problems like stealing and even
drugs. It might even deliver ditching school and taking candy
to school witch is not allowed.
•
•
When the horses that are in the feild that you plan to
biuld on, came over to the fence near the school 50 -80 kids
went over to see them it was truly beatuiful, and when I think
of it and the horses gone it is terrible.
Please, I don't want to be bused, hurt because of trafic and
we don't want to sell and have it be a rip off!
IT WOULD BE A TERRIBLE MISTAKE TO BUILD ON AUNTY STONE
STREET AND HORSETOOTH! RECONCIDER!!!!!!!!!!!!!!!!!!!!!!!!!!
•
•
TO: Mr. Steve Olt
FROM: Mr. and Mrs. Tom Beecher, 2418 Dalton Drive
DATE: July 22, 1992
SUBJECT: Proposed Silver Oaks Development
Recently my husband and I received copies of letters from the'City
of Fort Collins Community Planning and Environmental Services Planning
Department from the president of our home owner's association. One letter
was dated June 26, 1992, announcing a July 7 meeting to discuss Silver Oaks
and the other letter dated July -9, 1992, announcing the July 22 meeting
for the development adjacent to Overland Hills-: Below you will find my
husbands and my reasons for being against future developments in either
of these areas. -
1.) Currently there is a bad problem with speeders and unsafe drivers
using Horsetooth road west of Taft Hill. My husband and I often are
forced to listen to squealing tires, people slamming on brakes, and
people spinning out in the gravel. Although the noise of this is
annoying, we fear for the safety of the many children who cross the
road to go to school or to use the playground. We feel that if either
of these areas are developed, this type of traffic pattern will increase
greatly and might possibly end with tragic, unnecessary deaths of
children.
2.) Taft Hill road between Drake and Horsetooth already suffers from high
traffic use. If either of these developments came about, there would
be a high increase of traffic accidents as well as traffic being backed
up even further than it has (we have often seen traffic backed up from
Drake road to Devonshire on an average day). We feel that before the
City approves these developments, they need to first address the current
traffic problems before approving measures which will only add to the
problems.
3.) It was recently brought to our attention that Olander Elementary is
currently at capacity. If this is the case, where will children who
will be coming into the area go to school? What about the Blevins
Junior High - can they handle an increase in Jr. High students? Will
Poudre R-1 be able to accommodate these students without raising our
taxes (we don't want to have to pay additional to build a school for
a development that we feel will take away from the area, rather than
3). cont. benefit the neighborhood)? Also, is the city prepared to pay
for safety measures to insure that the children living south of
Horsetooth Road can get to school safely without the fear of the
increased traffic?
4.) We don't think that Taft Hill Road and Overland Trail should be joined
by Horsetooth Road. Our reason is that the current location of an
elementary on this -road would just make this road a very dangerous
road. Besides the increase in traffic due to these two proposed
developments, many people who live on the west side of town, and commute
will find this as a convenient road to meet up with Overland Trail,
and a road that they will be able to ignore speedlimits on.
If either of these developments are approved, is the City and/or County
prepared to fund the many improvements that will be necessary before either
of these developments are completed, to ensure everyone's safety? Some
of the things that come to mind are: Taft Hill would have to be widened
from Co. Rd. 38E, to Drake Road with at least four lanes with a middle turn
lane; Horsetooth road would also need to become a four lane road between
Taft Hill and Overland Trail; many stoplights would need to be installed
both on Taft Hill as well as on Horsetooth Road; there would need to be
street lights installed on both these road since with more people comes
more crime; and finally, with the City Police and Larimer County Sheriff's
Department facing budget problems, will they be able to add the additional
staff that will be necessary to patrol these areas, answer to calls, and
fill out all the reports (recently we had to call the Sheriff's department
about a prowler and it took 50 minutes for them to respond). We feel that
until all the questions can be resolved without taxing the citizens more
than they already are, neither of these developments should receive approval.
Sincerely,
Mr. Tom Beecher and
Mrs. Mary Beecher
3909 Highlands West Drive
Fort Collins, CO 80526
July 21, 1992
City of Fort Collins
Planning and Zoning Board
c/o Planning Dept.
P.O. Box 580
Fort Collins, CO 80522
221=6750
Dear MR. Olt;
This --letter concerns the proposed Horsetooth West/Silver Oaks
Development and a letter from Jim Kelley, President, Springfield HOA
dated July 15, 1992 (attached).
In the attached letter, Mr. Kelley indicated that he is speaking for
the whole of Springfield HOA. While there is currently a dispute
regarding the inclusion of Highlands West in Springfield HOA, I believe
that Mr. Kelley would state that I am part of the group he is speaking
for.
First, I feel that Mr. Kelley is overstepping his bounds as president
of the HOA in speaking for all us without asking our opinions first.
Second, I feel that the first concern raised by Mr. Kelley is valid for
the people who have properties which connect with Horsetooth Road.
This includes Mr. Kelley and 10 to 15 other members of the HOA (less
than 15% of the Association).
_Third, the second concern raised is a very valid concern, Olander
Elementary and PR-1 are not equipped to handle the children associated
with the 144 new houses in Silver Oaks and the 64 new house in the
Overland Hills, 3rd filing. However, I would expect the Board of
Education _ to be addressing these concerns and, given the time required
to build roads and homes, I would expect a solution to be implemented
prior to the problem becoming serious. This is not a concern for the
Planning and Zoning Board.
Fourth, the last issue Mr. Kelley enumerated is not represented
properly. Since the Overland Trail extension has already been approved
this is a non -issue today. When this extension is complete it should
actually reduce the amount of traffic in the area represented by the
current Association since many drivers and bikers drive through
Springfield and Highlands West to get from Horsetooth Road and Taft
Road to the reservoir. These people will be able to use the main roads
and not cut through our streets. I do understand Mr. Kelley's concern
because his property is on Horsetooth Road. But, this is his concern,
not the concern of the Association.
Finally, the issue which was re -iterated in closing in Mr. Kelley's
letter is also a personal issue and not an issue of the Association.
If Mr. Kelley believed that the planning board could reliably predict
that the Horsetooth-Overland connection would not be completed in the
0 0
near future, he was being naive.
In summary, I would ask that you not take Mr. Kelley's letter to be the
opinion of anyone but James J. Kelley himself. He does not speak for
me on these issues and I do not feel he has the right to speak for the
other members of the Springfield HOA.
While I can not attend the full meeting on July 22nd, I would like to
go on record by recommending that the Planning and Zoning board approve
the residential and open space request associated with Overland Hills,
3rd Filing. I would also recommend that the board review the situation -
with regards to stop lights and traffic situations on Taft Hill Road
and Auntie Stone Street. Problems in these areas can be resolved by
proper planning and civil engineering. In addition, I would recommend
that the Planning and Zoning board inform the PR-1 board of the results
of the decision on this subject so the school board can react quickly
to the concerns associated with adding over 200 homes in this part of
Fort Collins. The PR-1 board should have ample time to respond to
growth in this area if they are notified soon.
I see no reason to delay approval of this development at this time.
Sincerely,
Lee E. Huffman
0 0
LEVEL -OF -SERVICE CRITERIA
SIGNALIZED INTERSECTIONS
Level -of -service for signalized intersections is defined in terms of delay.
Delay is a measure of driver discomfort, frustration, fuel consumption, and lost
travel time. Specifically, level -of -service criteria are stated III terms of the
average stopped delay per vehicle for a 15-minute analysis period.
Level -of -service A describes operations with very low delay, i.e., lees then 5.0
seconds per vehicle.
Level -of -service B describes operations with delay in the range of 5.1 to 15.0
seconds per vehicle.
Level -of -service C describes operations with delay in the range of 15.1 to 25.0
seconds per vehicle.
Level -of -service D describes operations with delay in the range of 25.1 to 40.0
seconds per vehicle.
Level -of -service E describes operations with delay in the range of 40.1 to 60.0
seconds per vehicle. This is considered to be the limit of acceptable delay.
Level -of -service F describes operations with delay in excess of 60.0 seconds per
vehicle. This is considered to be unacceptable to most drivers.
RESERVE CAPACITY
UNSIGNALIZED INTERSECTIONS
LEVEL OF
SE RV ICE
EXPECTED DELAY TO
MINOR STREET TRAFFIC
400 A Little or no delay
30U-399 B Short traffic delays
200-299 C Average traffic delays
100-199 D Long t.raffio delays
O- 99 E Very luny traffic delays
* F
*When demand volume exceeds the capacity of the lane, extreme clulaye will be
encountered with queuing which may cause severe congestion affecting other
traffic movements in the intersection. This condition usually warrants
improvement to the intersection.
a 0 0
IEXECUTIVE SUMMARY
. Horsetooth West is a proposed commercial and residential
development located near the intersection of Taft Hill Road and
Horsetooth Road. This traffic impact study involved the steps of
trip generation, trip distribution, trip assignment, capacity
analysis, traffic signal warrant analysis, signal progression
analysis, and accident analysis.
This study assessed the impacts of Horsetooth West on the
short range (1995) and long range (2010) street system in the
vicinity of the proposed development. As a result of this
analysis, the following is concluded:
- The development of Horsetooth West is feasible from a
traffic engineering standpoint. At full development as proposed,
approximately 6100 trip ends will be generated at this site daily.
- The Taft Hill/Horsetooth intersection currently operates
acceptably with signal control and the existing geometrics. The
Taft Hill/Bronson intersection operates acceptably considering the
recent delay criteria research.
- By 1995, given development of the residential portion of
Horsetooth West and an increase in background traffic, the
signalized intersection of Taft Hill/Horsetooth will operate
acceptably. The existing geometrics will be adequate at the Taft
Hill/Horsetooth intersection. The stop sign controlled
intersections will operate acceptably.
- By 2010, the Taft Hill/Horsetooth intersection will operate
acceptably in the morning and afternoon peak hours with a typical
four lane cross section with left -turn lanes on each leg. The stop
sign controlled intersections will operate acceptably.
- In the long range future (2010), the proposed stop sign
controlled right-in/right-out access to Taft Hill will operate
acceptably. A right -turn deceleration auxiliary lane is warranted.
This right -turn lane would remove vehicles from the through traffic
stream on Taft Hill, providing a safer condition. This right -turn
lane should be at least 240 feet long including taper and assuming
a 15 mph turn radius.
- With the recommended control and geometrics, the accident
rate should be at an acceptable level for typical urban conditions.
M
•
II. INTRODUCTION
This traffic impact study addresses the capacity, geometric,
and control requirements at and near a proposed development known
hereinafter as Horsetooth West. It is located near the
intersection of Taft Hill Road and Horsetooth Road in Fort Collins,
Colorado.
During the course of the analysis, numerous contacts were made
with the project planning consultant (Gefroh Hattman, Inc.), the
project engineering consultant (Stewart & Associates), and the Fort
Collins Traffic Engineering Department. This study generally
conforms to the format set forth in typical traffic impact study
guidelines. The study involved the following steps:
- Collect physical traffic and development data;
- Perform trip generation, trip distribution, and trip
assignment;
- Determine peak hour traffic volumes and daily traffic volumes;
- Conduct capacity and operational level of service analyses on
key intersections;
- Analyze signal warrants and signal progression;
- Analyze potential changes in accidents and safety
considerations.
II. EXISTING CONDITIONS
The location of Horsetooth West is shown in Figure 1. It is
important that a thorough understanding of the existing conditions
be presented.
Land Use
Land uses in the area are primarily vacant or residential.
Residential development exists to the east, across Taft Hill Road,
and to the south of Horsetooth West. A small parcel of vacant land
exists to the southeast across the Taft Hill/Horsetooth
intersection. To the west of the site, land is vacant. Land to
the north of this site is large lot residential. Land in the area
is essentially flat. Beginning at approximately Horsetooth Road,
Taft Hill Road climbs a small grade to the south. This small grade
has little effect on traffic operations and no effect on sight
distance. The center of Fort Collins lies to: the northeast of
Horsetooth West.
Roads
The primary streets near Horsetooth West are shown in Figure
2. Taft Hill Road is east of Horsetooth West. It is a north -south
SITE LOCATION Figure 1
F- 00
SITE
L.. .. _j
z
Existing '2-
Olander School N
LIJ
p
z
a
SITE
SITE
0
a
0
oc
J
J_
2
F—
LL
Q
i-
N
BRONSON
HORSETOOTH
ROAD
PRIMARY STREETS
Figure 2
street designated as an arterial on the Fort Collins Master Street
Plan. In this area, it has a two lane cross section, with right -
and -left -turn lanes at the Taft Hill/Horsetooth intersection. The
curb locations are established for an eventual four lane urban
cross section adjacent to the site. The posted speed limit is 35
mph. Sight distance is generally not a problem along Taft Hill
Road. The Taft Hill/Horsetooth intersection is signalized. The
nearest other signal along Taft Hill Road is at Drake to the north.
No signals exist south of this site.
Horsetooth Road is south of this site. It is an east -west
street designated as an arterial on the Fort Collins Master Street
Plan. Adjacent to the site, Horsetooth Road is improved to its
future four lane width, but it is striped as a two lane street both
east and west of Taft Hill Road. The excess width is used for
turning lanes approaching the Taft Hill/Horsetooth intersection.
Horsetooth Road is posted at 35 mph. The nearest signalized
intersection along Horsetooth Road is at Shields Street to the
east. No signals exist west of this site.
Existing Traffic
Peak hour traffic is shown in Figure 3. These counts were
obtained in July 1992. Due to the time of year, Olander Elementary
School trips are not included in these counts. Olander School
trips were added to the system as part of the traffic assignment
process shown later in this report. Raw traffic count data is
provided in Appendix A.
Existing Operation
The Taft Hill/Horsetooth and Taft Hill/Bronson intersections
were evaluated regarding operational efficiency. The Taft Hill/
Horsetooth intersection was evaluated using the existing signal
control with existing geometrics and the volumes shown in Figure
3. The peak hour operation is shown in Table 1. Calculation forms
are provided in Appendix B. Appendix C describes level of service
for signalized and unsignalized intersections from the 1985 Highway
Capacity Manual (1985 HCM). Operation at this intersection is
acceptable during the peak hours. Acceptable operation is defined
as level of service D or better.
At the Taft Hill/Bronson intersection, operation is acceptable
except for left -turn exits from Bronson during the afternoon peak
hour. According to the unsignalized intersection technique from
the 1985 HCM, the level of service for the left -turn exits in the
afternoon peak hour is in category E. Based upon recent research,
contained in Appendix D, the delay is estimated at 14-24 seconds
per approach vehicle. This delay is more appropriately defined as
level of service C/D. Table 1 also shows the level of service for
2
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51/43
65/43
6/7
BRONSON
58/251
28/95
89/182
HORSETOOTH
AM / PM
Q
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Table 1
1992 Peak Hour Operation
Intersection
Horsetooth/Taft Hill (signal)
Taft Hill/Bronson (stop sign)
WB LT
WB RT
SB LT
Level of Service
AM PM
B B
D (A/B)* E (C/D)*
A B
A A
( )* Level of service considering recent research related vehicle
delay.
these left turns based upon this research. This type of operation
is typical where minor streets intersect with arterials. It is
considered to be acceptable as long as alternative means of access
are provided in the same general area. The Rossborough area has
numerous alternative means of both ingress and egress.
III. PROPOSED DEVELOPMENT
Horsetooth West is a proposed commercial/residential
development located near the intersection of Taft Hill Road and
Horsetooth Road in Fort Collins. Olander Elementary School was a
part of the previous Horsetooth West Overall Development Plan.
This school has been built and is in operation. Figure 4 shows a
schematic of the site plan of the Horsetooth West Overall
Development Plan, indicating location of the uses shown in Table
2, Trip Generation. The short range analysis (1995) included the
existing school and the residential portions of the overall
development plan. The long range analysis (2010) included full
build out of the Horsetooth West Overall Development Plan and an
increase in background traffic in general accordance with the
"North Front Range Corridor Study."
Trip Generation
Trip generation is important in considering the impact of a
development such as this upon the existing and proposed street
system. Trip Generation, 4th Edition, ITE was used to project
trips that would be generated by the proposed uses at this site.
Table 2 shows the expected trip generation on a daily and peak hour
basis. No adjustments were made for transit or ridesharing.
Therefore, the trip generation can be considered conservatively
high.
Trip Distribution
A number of directional distributions of the generated trips
were determined for Horsetooth West. The trip distributions are
shown in Figure 5.
Traffic Projections
Traffic projections for the short range time period (1995)
were obtained by factoring the existing traffic by 102 percent per
year. A school trip assignment was also performed since the
existing traffic was counted in the summer.
The long range projections (2010) used daily traffic obtained
from the North Front Range Transportation Planning Process. These
3
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TAFT HILL ROAD
No Scale --
-- � Right -in /Right -out
I' E
I
B z1
Olander School
G
a°
o�
0
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cc
SITE PLAN Figure 4
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Table 2
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
PARCEL A
43 S.F. D.U.
430
9
24
27
16
PARCEL B
78 S.F. D.U.
780
16
43
23
29
PARCEL D
61 S.F D.U. &
710
14
41
45
26
16 M.F. D.U.
PARCEL E
C-store/gas
2000
54
54
63
63
Day Care
420
38
34
37
40
Retail
610
5
2
31
29
Office
230
24
4
5
20
PARCEL F
Elementary School
590
63
42
6
8
PARCEL G
58 M.F. D.U.
350
6
25
27
12
TOTAL
6120
229
269
264
243
i Q • Q
N N
55%
HORSETOOTH
ae
RESIDENTIAL TRIPS
d
5% 10%
HORSETOOTH
aR
U-)l
CONVENIENCE STORE
75% Passby
co I I =J
1 �
U.
Q
SITE
10%
HORSETOOTH
ae
In
SCHOOL TRIPS
.Q.
N
J
10% /5%
�
2
O
LL
a
SITE
30%/ 5%
25%/40%
HORSETOOTH
a°
ae
Lo
a
a°
o
T
In
RETAIL -DAY CARE / OFFICE
TRIP DISTRIBUTION
Figure 5
0 •
daily volumes were factored to obtain the expected peak hour
traffic.
Trip Assignment
Trip assignment is how the generated and distributed trips are
expected to be loaded on the street system. The assigned trips are
the resultant of the trip distribution process. Figure 6 shows the
short range morning peak hour assignment and the afternoon peak
hour assignment of the residential portion of the Horsetooth West
generated traffic plus background traffic. Figure 7 shows the long
range peak hour assignment of full development of Horsetooth West
with the background traffic.
Signal Warrants
As a matter of policy, traffic signals are not installed at
any location unless warrants are met according to the Manual on
Uniform Traffic Control Devices. Using the traffic forecasts shown
in Figures 6 and 7, it is
warranted at any of the key
Signal Progression
not likely that a signal will be
intersections near Horsetooth West.
Signal progression was not evaluated since no new signals are
anticipated in this area.
Operations Analysis
Capacity analyses were performed on key intersections adjacent
to Horsetooth West. Using the traffic volumes shown in Figure 6
and the existing geometrics, the intersections operate in the short
range condition as indicated in Table 3. Calculation forms for
these analyses are provided in Appendix E. The Taft Hill/
Horsetooth signalized intersection operates acceptably. The Taft
Hill/Bronson stop sign controlled intersection operates acceptably
considering the vehicle delay research cited earlier. The two stop
sign controlled intersections along Horsetooth Road operate
acceptably.
Using the traffic volumes shown in Figure 7, the intersections
operate in the long range future as indicated in Table 4.
Calculation forms for these analyses are provided in Appendix F.
It is expected that by this future date (2010), Horsetooth West
will be at full development. It is assumed that both Taft Hill
Road and Horsetooth Road will have four lane urban cross sections
with auxiliary lanes at appropriate locations. It is also assumed
that Horsetooth Road will connect to Overland Trail to the west of
4
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SHORT RANGE PEAK HOUR TRAFFIC Figure 6
w
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HORSETOOTH 25/85
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r-
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\
O
ti
o
LO
J
o
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N
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M O
o
LL
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Q
1
~
25/30—�.
N C)
NLO
CO
\ \
r
\ Lo O
o LO
o o CO
N CO
Q3 ti M
�— 55/80
265/440
-�—
10/15 15/25 190/140
285/265 405/340 210/ 175 —�
5/ 10 —� LO 2 o7 0 / 9 0 —�
O o 0 \
r z LO
'
W
AM / PM
L— 105/310
4— 130/280
140/285
' t �
coo
Nil- O
r r N
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O \ ry0
OLo\/
r O N
CD
•
Table 3
Short Range Peak Hour Operation
Intersection
Horsetooth/Taft Hill (signal)
Taft Hill/Bronson (stop sign)
EB LT/T
EB RT
WB LT/T
WB RT
SB LT
NB LT
Horsetooth/Local Street (stop sign)
SB RT/LT
EB LT
Horsetooth/Auntie Store (stop sign)
NB LT/T
NB RT
SB LT/T
SB RT
EB LT
WB LT
Level of Service
AM PM
B C
D (C/D)*
E (C/D)*
B
B
D (C/D)*
E (C/D)*
A
C
A
B
A
A
A A
A A
A A
A A
A A
A A
A A
A A
( )* Level of service considering recent research related vehicle
delay.
Intersection
0 •
Table 4
Long Range Peak Hour Operation
Level of Service
AM PM
Horsetooth/Taft Hill (signal) C D
Taft Hill/Bronson (stop sign)
EB LT/T
E (D)*
F (D)*
EB RT
A
A
WB LT/T
E (C/D)*
E (D)*
WB RT
A
B
SB LT
B
D
NB LT
C
D
Horsetooth/Local Street (stop sign)
SB RT/LT
C
C
EB LT
A
A
Horsetooth/Auntie Store (stop sign)
NB
LT/T
B C
NB
RT
A A
SB
LT/T
C D
SB
RT
A A
EB
LT
A A
WB
LT
A A
Taft Hill/right-in/right-out (stop sign)
EB RT A
it
( )* Level of service considering recent research related vehicle
delay.
Horsetooth West. The exact location of that intersection and the
future alignment of Overland Trail will be the subject of future
planning and engineering studies by the City of Fort Collins. The
Taft Hill/Horsetooth signalized intersection is expected to operate
acceptably. It is expected that the only auxiliary lanes necessary
will be the left -turn lanes on each leg. The Taft Hill/Bronson
stop sign controlled intersection will operate acceptably
considering the vehicle delay research cited earlier. Minor street
left turns and throughs will find that the delay, particularly
during the peak hours, will increase. However, signals are not
warranted at this intersection. The movements which will
experience this delay do have convenient, alternative routes
through signalized intersections. Even if all the minor street
left turns and throughs use the Taft Hill/Horsetooth intersection,
it will continue to operate acceptably. The stop sign controlled
intersections along Horsetooth Road are expected to operate
acceptably.
At this level of development, the overall development plan
shows a right-in/right-out access approximately 300 feet north of
Horsetooth Road along Taft Hill Road. At the right-in/right-out
driveway access and Taft Hill intersection, the right -turn
entrances warrant an exclusive right -turn lane. According to
Section 1.02.08 of Design Criteria and Standards for Streets, City
of Fort Collins, 1986, this right -turn lane and taper should be 500
feet at a 50 mph design speed. This would require a right -turn
lane extending from the driveway through the Taft Hill/Bronson
intersection. The posted speed on Taft Hill Road is 35 mph. The
distance from the right-in/right-out access to Bronson is just over
300 feet. If the access were designed to accommodate a 15 mph
turn, then the deceleration lane length at 35 mph is 240 feet (from
"Intersection Channelization Design Guide," NCHRPR 279, TRB, 1985,
Pg. 65). This will comfortably fit into the available separation
between the access and Bronson. It is recommended that this
criteria be used in designing this access. A right -turn
acceleration lane is not recommended at this access. Exiting
vehicles should be stopped and required to wait for an acceptable
gap in the southbound traffic on Taft Hill Road. There is already
a median on Taft Hill Road so further channelization is not
necessary.
Typically, the City of Fort Collins requires a "with/without"
analysis to justify a right-in/right-out on an arterial. This
analysis evaluates how other key intersections will operate with
and without the proposed access. A cursory analysis indicates that
this access will have little impact on adjacent intersections. The
access is more one of convenience for the future commercial parcel.
A properly designed right-in/right-out access will not negatively
impact the operation of the through lanes on Taft Hill Road. It
is, therefore, recommended that the City consider allowing the
right-in/right-out access.
5
Accident Analysis
.The recommended control devices and geometrics should minimize
vehicular conflicts and maximize vehicle separation. Therefore,
the accident rate should be at its minimum for a typical urban
condition.
IV. CONCLUSIONS
This study assessed the impacts of Horsetooth West on the
short range (1995) and long range (2010) street system in the
vicinity of the proposed development. As a result of this
analysis, the following is concluded:
- The development of Horsetooth West is feasible from a
traffic engineering standpoint. At full development as proposed,
approximately 6100 trip ends will be generated at this site daily.
- The Taft Hill/Horsetooth intersection currently operates
acceptably with signal control and the existing geometrics. The
Taft Hill/Bronson intersection operates acceptably considering the
recent delay criteria research.
- By 1995, given development of the residential portion of
Horsetooth West and an increase in background traffic, the
signalized intersection of Taft Hill/Horsetooth will operate
acceptably. The existing geometrics will be adequate at the Taft
Hill/Horsetooth intersection. The stop sign controlled
intersections will operate acceptably.
- By 2010, the Taft Hill/Horsetooth intersection will operate
acceptably in the morning and afternoon peak hours with a typical
four lane cross section with left -turn lanes on each leg. The stop
sign controlled intersections will operate acceptably.
- In the long range future (2010), the proposed stop sign
controlled right-in/right-out access to Taft Hill will operate
acceptably. A right -turn deceleration auxiliary lane is warranted.
This right -turn lane would remove vehicles from the through traffic
stream on Taft Hill, providing a safer condition. This right -turn
lane should be at least 240 feet long including taper and assuming
a 15 mph turn radius.
- With the recommended control and geometrics, the accident
rate should be at an acceptable level for typical urban conditions.
0