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HomeMy WebLinkAboutSILVER OAKS - PRELIMINARY - 14-88F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 10/05/92 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Silver Oaks - Preliminary P.U.D., #14-88F APPLICANT: Tri-Trend, Inc. c/o Stewart and Associates 103 South Meldrum Street Fort Collins, CO 80521 OWNER: Tri-Trend, Inc. 1505 Timberline Road Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. on 38.17 acres. Of these 144 lots, 128 and 16 are patio home lots averaging project is located north of Horsetooth Road. The zoning is R-L-P, Low Density RECOMMENDATION: Approval EXECUTIVE SUMMARY: for 144 single family lots exceed 6,000 square feet, 3,500 square feet. The Road and west of Taft Hill Planned Residential. The request for residential uses at the proposed densities conforms to the Silver Oaks Overall Development Plan. The proposed densities exceed the minimum of three dwelling units per acre and are justified by the score of 53 % on the Residential Uses Point Chart of the L.D.G.S. Landscaping is strategically placed along the arterials, Auntie Stone Street, and between the patio homes and the future commercial area. The project exceeds the minimum requirement of providing 65% solar oriented lots. Non -vehicular paths on the north and south open the project up to the neighboring properties. Fencing has been specified along a portion of the north property line to accommodate the preference of one of the adjacent property owners. The project 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 Silver Oaks P.U.D., - Preliminary, #14-88F October 5, 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, Single Family E: R-L-P; Existing Single Family (Rossborough Third) 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 Board in July of 1989. On August 24, 1992, the Board approved an amended Overall Development Plan which also renamed the project to Silver Oaks. 2. Land Use• The 38.17 acres are divided between 36.4 acres devoted to single family lots that average 6,800 square feet in area, and 1.77 acres devoted to patio home lots. These single family uses are located on Parcels designated as "Single Family Residential", and "Patio Single Family" on the Silver Oaks Overall Development Plan. The request for 149 single family lots on 38.17 acres, therefore, conforms to the approved O.D.P. This single family request was evaluated by the Residential Uses Point Chart of the L.D.G.S. The project earned a score of 53% which justifies the overall gross density of 3.77 dwelling units per acre. The project received points for proximity to an approved neighborhood park (Cottonwood Glen), for proximity to an elementary school (Olander), and for contiguity to existing urban development. The residential land use and proposed density are, therefore, in conformance with the requirements of the Residential Uses Point Chart of the L.D.G.S. 3. Neighborhood Compatibility: Two neighborhood information meetings were held in conjunction with the request to amend the Overall Development Plan. The minutes to the second meeting, dated August 18, 1992, are attached. The residential land uses were well accepted by those attending the meeting. The primary remaining issue is the relationship between the proposed single family homes and the two rural residential properties along the north property line. 0 0 Silver Oaks P.U.D., - Preliminary, #14-88F October 5, 1992 P & Z Meeting Page 3 Since the neighborhood information meeting, the size of the lots along the north have been increased by reducing their number. The treatment along the north property line will be divided between fencing and trees to accommodate the preferences of the three affected property owners, one of which is the contract seller of the property to the current applicant. This seller has an established tree farm along the shared property line. The exact design of the fence will be specified at the time of Final P.U.D. 4. Design• A. Patio Home Lots The 16 patio home lots average 3,500 square feet in area and are located between the five acre commercial parcel on the east and the larger single family lots to the west. The patio homes will act as a transition in land use intensity and help buffer the future commercial uses. B. Single Family Lots The lots north of Olander School and west of Auntie Stone Street will average 9,500 square feet. These lots are intentionally larger to provide a transition to the rural residential area located north of the project along Moore Lane. The balance of the single family lots will average approximately 6,500 square feet in area. Lots 1 through 9 have double frontage along Auntie Stone Street. While double frontage lots are generally not desirable, adding nine individual driveways to a collector street across from an elementary school would be considered a worse alternative. Consequently, access to these nine lots will be restricted to the east only. C. Solar Orientation There are 93 lots that meet the This results in a compliance required minimum of 65%. D. Landscaping: definition of a solar oriented lot. rate of 72.6%, thus exceeding the To mitigate the double frontage lots along Auntie Stone Street, there will be common fencing and landscaping along the rear of Lots 1 through 9. Similarly, to add a buffering element for the 16 patio homes, berming and landscaping will be provided along the west edge of the future commercial parcel. Silver Oaks P.U.D., - Preliminary, #14-88F October 5, 1992 P & Z Meeting Page 4 Along the two arterials, there will be the formal row of deciduous street trees placed at regular 40 foot intervals. These areas include along the detention pond on Taft Hill Road and behind lots 9, 10, 19, 20, and 29 along Horsetooth Road. Finally, the P.U.D. will specify one street tree per lot per street frontage. 5. Transportation: A. Non -vehicular Connections The design of the project is to open up the north and south edges to non -vehicular paths. On the south, the two cul-de-sacs are open to Horsetooth Road with paths leading to the arterial sidewalk system. Not only does this provide convenient non -vehicular connections, but also helps break up the effect of continuous rear - yard fencing. On the north, one path is proposed to facilitate access to the Olander School from the County subdivisions as well as provide access to Cottonwood Glen Park being developed along Spring Creek next to Quail Hollow. This path is in the northwest corner connecting Silver Oaks to Moore Lane and is vital to provide convenient access in a two-way direction to link two important public facilities, Olander School and Cottonwood Glen Park for both City and County residents. This path is also being planned in conjunction with improvements further to the north along the Pleasant Valley and Lake Canal to create a network that will also tie into an extension of the Spring Creek Trail. B. Vehicular Connections Primary access is gained from Auntie Stone Street, classified as a collector street. Auntie Stone Street ties directly into Horsetooth Road which intersects with Taft Hill Road at a fully signalized intersection. Secondary access is gained from Bronson Street, classified as a local street, which intersects with Taft Hill Road at a stop sign controlled intersection. Bronson Street is a continuation of an existing local street within Rossborough Subdivision. As a collector street, 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 properties develop or redevelop in an urbanized manner. There are no plans to extend Auntie Stone Street to the north absent any development or redevelopment plans by the property owners. The traffic impacts associated with the 60.45 acre, mixed -use Overall Development Plan were reviewed by the Transportation 0 0 Silver Oaks P.U.D., - Preliminary, #14-88F October 5, 1992 P & Z Meeting Page 5 Department in conjunction with the review of the O.D.P. The Preliminary P.U.D. for residential uses on 38.17 acres is considered feasible from a traffic engineering standpoint. RECOMMENDATION: Staff finds the request for 144 single family lots (including 16 patio home lots) is in conformance with the approved Silver Oaks Overall Development Plan. The overall gross density of 3.77 dwelling units per acre exceeds the 3.0 minimum and is justified by the score of 53% on the Residential Uses Point Chart of the L.D.G.S. The request also satisfies the All Development Criteria of the L.D.G.S. Staff, therefore, recommends approval of Silver Oaks Preliminary P.U.D., #14-88E. 0 • • 0 —F— Y 0110OY 1SNOO YOd 03AOYddv •�'va 7Z.] n..11, r }Y'W' z;VY'I� Qy,y A)yllrll��d� s N 0 1$ I n 3 tl ,cca-za•1coc1 acw oa s.moa aYv a3aYac saaw. N •Iz — S3M:)OSSnl'lDdN%3JS s a "11hal I rb; c ,d jj�-jsso.Fkgj:= ;(6(l!ffska'_l?tp.�l 8~ 3�sds-RsI`'e�i:><�5�ia0ki+"Yasxs <''* ti..r ...� .^ ta. ��enls! d •ia3 �S= ads i ft4� f S It 1 1 :' I❑\ �❑ I l� � .�' Y rv+- .:,ter �N — • ' g � ,I ,+- i . `.\ , W I < /`� I •Ili �, �._ -_.. ,' 1 u DI a Y aJe}IIO J� ix t o a ".a � _ i 3� �i � � ,•ts � �I�* � , L-_�;---T:==,� �I" I'�_ - a � � zl 1" 1 i ' / I ` — �.� •ate _21�� 4- 1-7 1 f r �7 901 03AOVddW cl j S-Q-�G p- —AmSj3 Rqn;WD SgxvqDossv2lrevu.LS L 4-L eJ 0 0 • SCHOOL PROJECTIONS PROPOSAL: SILVER 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 Capacity Enrollment Olander Elementary 568 478 Blevins Junior High 900 682 Rocky Mountain Senior High 1312 1191 9 • STEWART&kSSOCIATES Consulting Engineers and Surveyors PLANNING OBJECTIVES FOR SILVER OAKS P.U.D. Silver Oaks is a proposed residential planned unit development that' is a part of the Overall Development Plan that also will include a five —acre convenience center, 2.8 acre multi —family residential complex and the existing Olander Elementary School. The Silver Oaks P.U.D. will have 133 single—family residential units and 16 patio home sites that have a density 9.3 units per acre. The patio home sites achieve the City Land Use Policy of including more than one land use in a development and also the policy of buffering the convenience center from the single family lots. The P.U.D. also provides pedestrian access for off —site development residents to Olander School and will provide residents of the P.U.D. with pedestrian access to the proposed neighborhood park near the center of Section 28. A minor homeowners association will be formed which will own and maintain the proposed storm water detention pond. All of the single—family lots and patio home sites will be sold to individual owners. The P.U.D. meets the criteria of the Land Development Guidance System, and no variance will be requested. As mentioned, the patio homes will buffer the single—family lots from the proposed convenience center, and a berm screen and treed open space between the patio homes and the convenience center will also mitigate any land use conflicts. More than 75% of the single family lots fit the solar orientation criteria. It is anticipated that construction will begin in March 1993, and approximately one—third of the lots will be built on in each of the following years. All of the local, collector and arterial streets will be constructed according to the City of Fort Collins standards. James H. Stewart and Associates, Inc. 214 N. Howes Street PO. Box 429 Ft. Collins, CO 80522 303/482-9331 i Ulmer P nar_c ORF'L-/M/. j AmLY R U. fo. ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character 3, Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access 10, Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28. Natural Features 29. Energy Conservation 30.Shadows 31, Solar Access / 32. Privacy ✓ 33. Open Space ement �/ 34. Building Heig35. Vehicular Mot36. Vehicular Des37. Parking 38.Active RecreaAreas 11/39. Private Outdoas40. Mt Pedestrian Cence41. Pedestrian C42. Landscaping Areas43. Landscapinggs 44. Landscapingning 45. Public Acces✓ 46. Signs -12- 0 0 ACTIVITY: Residential Uses DEFINITION: All residential uses. Uses would include single family attached dwellings, townhomes, duplexes, mobile homes, and multiple family dwellings; group homes; boarding and rooming houses; fraternity and sorority houses; nursing homes; public and private schools; public and non-profit quasi -public recreational uses as a principal use; uses providing meeting places and places for public assembly with inciden- tal office space; and child-care centers. Each of the following applicable criteria must be CRITERIA answered "yes" and implemented within the development plan. Yes NO 1. On a gross acreage basis, is the average resi- dential density in the project at least three (3) dwelling units per acre (calculated for residential © D portion of the site only)? 2. DOES THE PROJECT EARN THE MINIMUM PERCENTAGE POINTS AS CALCULATED ON THE FOLLOWING "DENSITY CHART" FOR ® ❑ THE PROPOSED DENSITY OF THE RESIDENTIAL PROJECT? THE REQUIRED EARNED CREDIT FOR A RESIDENTIAL PROJECT SHALL BE BASED ON THE FOLLOWING: 30-40 PERCENTAGE POINTS = 3-4 DWELLING UNITS/ACRE; 40-50 PERCENTAGE POINTS = 4-5 DWELLING UNITS/ACRE; 50-60 PERCENTAGE POINTS = 5-6 DWELLING UNITS/ACRE; 60-70 PERCENTAGE POINTS = 6-7 DWELLING UNITS/ACRE; 70-80 PERCENTAGE POINTS = 7-8 DWELLING UNITS/ACRE; 80-90 PERCENTAGE POINTS = 8-9 DWELLING UNITS/ACRE; 90-100 PERCENTAGE POINTS = 9-10 DWELLING UNITS/ACRE; 100 OR MORE PERCENTAGE POINTS = 10 OR MORE DWELLING UNITS/ACRE. inued -29- i/Ll'ai 40AeS - 0.0. DENSITY CHART Maximum Earned Criterion Credit If All Dwelling Units Are Within: Credit a 20% 2000 feet of an existing or approved neighborhood shopping center b 10% 650 feet of an existing transit stop. C 10% 4000 feet of an existing or approved regional snapping center. d 20% 3500 feet of an existing or reserved neighborhood park community Park orcornmunry facility a We 10% 1000 feet of a school. meeting oll the requirements of the compulsory education laws of the State Of Colorado 10 10 < f 20% 3000 feet of a major employment center. W g 5% 1000feet ofachild care center. h 20% 'North"Fort COlhns. 20% The Central Business District. A project whose boundary is contiguous to existing urban development Credit may be earned as follows: 0%—FOrPro lectswhose property boundary has 0to10% contiguity; 30% 10 to 15 % — FOr ,,al.11 whose property boundary has 1010 20% ccntigutyty, 15 For boundary has 20 to 30%cor`tigulN �� to 20% — Droiects whose Property 20 to 25% — For Projects whose propeM boundary has 30 to 40% contiguity, 25 to 30% — ;Cr projects whos property boundary has 40 to 50% contiguity 'f it can be demonstrated that the project Witt reduce non-renewable energy useoge eirner Mfougn the application of alternative energy k systems or through committed energy conservation measures beyond that normaih/ required by City Code. a 5%bonus may be earned tot every 5%reduction in energy use Calculate a 1% bonus for every 50 acres Included in the project m Calculate the Percentage of the total acres In the project that are devoted to recreational use. enter 112 Of that Percentage as a bonus. If the aoDicant commits to preserving permanent Ottsite open space that meets the Citys minimum requirements. calculate the percentage n Of this open space acreage to the total development acreage, enter this percentage as a bonus. If part of the total development budget is to be spent On neighborhood public transit facilities which are not otherwise required by City Code. O enter 2%bonus for every$100 per awelIing unit Invested. If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code. P enter a 1% bonus for every S100 Per dwelling unit invested. If a commitment Is being made to deveop a specified percentage of the total number of awelling units for low income families, enter that Q percentage as a bonus. up to a maximum of 30%. If a commitment is being madeto develop a specified percentage of the total number of dwelling unitsfor Type Wand Type B'honcicappea Z housing as aefinea by tie City of Fort Collins, calculate the bonus as follows: O r ?VPe "A' — 6 times Tycielot .A" unite ctai� lunrts M cTotal B lofimes ?ype-B'units units In no case shall the combined bonus be greater than 30%. If the site of adjacent PropeM contains an historic building or place. a bonus may be earned tot the following, 3% — For preventing or mitigating outside influences (e.g. environmental. land use. desthefic, economic and social factors) adverse to Its S preservation; 3°'° — For assunng that new structures will be In keeping with the character of the building or Place while avoiding total units 3% — For proposing adaptive use of the building or place that will lead to its continuance. Preservation and improvement in an appropriate manner. If a portion or all of the required Parking in the mumple family Project Is provided underground, within the building or in an elevated Parking structure as an accessory use to the primary structure, a bonus may be earned as follows: t 9 % — For providing 75 % or more of the parking in a structure: 6% — For providing 50-74% at" parking in a structure. 3% — For Providing 25-4906 or the parking in a structure, u if a commitment is being made to orovide approved automatic tire extinguishing systems for the dwelling units, enter a bonus of 10%. TOTAL 52�% -30- 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. 0 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. n HORSETOOTH WEST SITE ACCESS STUDY FORT COLLINS, COLORADO AUGUST 1992 Prepared for: Tri Trend Homes 1505 Timberline Road Fort Collins, CO 80524 Prepared by: MATTHEW J. DELICH, P.E. 3413 Banyan Avenue Loveland, CO 80538 Phone: 303-669-2061 0 • EXECUTIVE 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. 0 0 I. 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. 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' I V 36 4991 5.1 -1-11.1 34 35 Spring Canyoj rav ) - DamW Pit f I Me Clelland.; —T L Z: 4 /Wfsq00 Iiarmun\ Ceml P11 6 SITE LOCATION Figure 1 0 SITE w z Existing 0 Olander School N w_ H ram.. z .. a • SITE SITE 40 .Q N BRONSON HORSETOOTH ROAD 11 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 i J J LL Q F- T co co \�ww Lo v/ T T \ c0 Ln -13/8 �— 3/2 BRONSON N M (0\ 00 M M N T T co W \ A\ �- 58/251 �— 28/95 89/ 182 HORSETOOTH 51 /43 65/43 —► 6/7�� \ISM V' � T N co T M •— AM / PM Q N 1992 PEAK HOUR TRAFFIC Figure 3 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. 0 s 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 az No Scale - - -- � Right -in /Right -out I' EI 1 II I � I I ZI I I I I F A I I I I � TAFT HILL ROAD OI O cc i F I � I I Olander School G 1 I i I I 1 t SITE PLAN Figure 4 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 • Q N 55% HORSETOOTH I 7f)1 RESIDENTIAL TRIPS d J J Lo S Q I.. SITE 5% 10% HORSETOOTH 2p 1011 CONVENIENCE STORE 75 % Passby • Q N t F.. U. Q SITE 10% HORSETOOTH Lol I ae SCHOOL TRIPS e ae Lo Lo O �n H LL Q F- 25%/40% �W. HORSETOOTH RETAIL -DAY CARE / OFFICE TRIP DISTRIBUTION Figure 5 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 N 0 O N CO 't �- CD (T) r N 00 0 M 3 1 19/ 12 BRONSON NOM 3 2 / 2 1 —� u-) rn Q r N O tl) O r r � N a CD In W z O 1- W p z o D r cM ( Q In N 2 2 � O O c O O � �� r B C0 N 77/296 18/29 - 37/135 �� 5/13 54/165 HORSETOOTH) 23/81 -+— 78/245 103/212 NOM —� f —� r 128/78 105/75 _ I 249/ 15 123/78 N O M --y 0 0 1 1/ 10 �� T r- Ln Zzr CD r O N r-- h M r AM / PM 11 SHORT RANGE PEAK HOUR TRAFFIC Figure 6 0 W z O N W_ p z D O O T Lo Q Lo to N CD to �p� oN Lo �— 20/25 N cD +— 245/355 HORSETOOTH) 1 f-25/85 10/15 15/25 285/265 405/340 —'P- 5/ 10 u) i 0 LD O p r z In (D AM / PM O N r O � U')00 �C+')N o'- � COrLo —15/10 —5/10 5/5 3 5 / 5 0 —� � BRONSON t � 5/10 35/25 L U) �L� T T � AOA 1_ W Lo J tD J N C`M O o, LL T Q / 1 � 25/30—�. Lo O Oco � 04 co r � � O CD c� �— a) ti co 105/310 55/80 I I 10/28 265/4 265/440 140/285 190/ 140 210 / 175 —+- 70/90 O O un N f- O T r (lJ � T � O O O U') C`) •' O N CD LONG RANGE PEAK HOUR TRAFFIC Figure 7 • 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 RI SB LT/T SB RT EB LT WB LT Level of Service AM PM B C D (C/D)* B D (C/D)* A A A A A A A A A A A E (C/D)* B E (C/D)* C B A A A A A A A A A ( )* Level of service considering recent research related vehicle delay. C� Table 4 Long Range Peak Hour Operation Level of Service Intersection 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 A ( )* 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. • • 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. A