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HomeMy WebLinkAboutTHE GATES AT WOODRIDGE PUD - FINAL - 55-87C - CORRESPONDENCE - MEMO / P & Z BOARD y ' • • altmc Q 0 e urban design, inc. 3030 south college ave., suite 200 fort collins, colorado 80525 (303) 226-4074 June 11 , 1991 ire © F fiV City of Fort Collins V ' Planning and Zoning Board MI I I 1991 c/o Planning Department P.O. Box 580 Fort Collins, CO 80522 Dear Board Members; This letter is written in response to Ted Shepard' s request that the applicant for the Woodridge project summarize the reasons we feel a landscaped median is appropriate in Harmony Road at Woodridge. We believe that the curvilinear section of Harmony Road that bisects the Woodridge neighborhood does not have to become just another stretch of monotonous suburban arterial ; an intimidating pedestrian barrier dominated by an unbroken expanse of asphalt, 'endless' wood fence along the right-of-way, and minimal landscaping (allowed only where convenient for affected utilities) . Instead, as mentioned in our letter of June 5th, this portion of Harmony Road can represent an opportunity to do something better; and for the past nine months we have designed the street and this neighborhood with that goal . At meetings with City Transportation and Engineering Staff members from September of 1990 through March of 1991 , it was consistently agreed that a landscaped median would be required in Harmony Road, that construction costs would be paid through street oversizing fees, and that long term maintenance would be provided by the City when the "new" Harmony Road was constructed through to Taft Hill . When, in April of 1991 , it was decided that Harmony would be constructed as a 70 ° arterial, the applicant was informed that the median would not be required initially, but would be needed for traffic control with the future construction of a "right/in - right/out" access to Master Plan Parcel 1-D. The applicant was also clearly told at that time that , if he wanted the median constructed with this section of Harmony Road, the City would reimburse construction costs, but would not provide long-term maintenance; and that landscape "maintenance in perpetuity" would need to be assured by the development . These conditions are acceptable to the applicant . A 111 o iV , a 0 e urban design, inc. The latest changes in Engineering comments regarding the median, however, are not acceptable. To construct Harmony without the median at this time, then add the median with development of Parcel 1-D would not only be less attractive visually; but would require the complete demolition and reconstruction of over 500 lineal feet of Harmony Road in order to accommodate irrigation to the median, and the increased structural cross section required for streets with landscaped medians. As a long-term compromise, we are now planning medians only at the major intersections (Seneca and Taft Hill) , and adjacent to parcels planned for more intense land uses in the future, where controlled turning movements may be required. Engineering Staff ' s concern that raised medians pose a safety hazard is also very difficult to understand. The proposed curb at the median is a barrier only to vehicles heading for the wrong side of the road. Providing a minor barrier that will reduce the risk of head-on collisions hardly seems to be a detriment to public safety. The attached memorandum from traffic engineer Matt Delich further demonstrates the safety benefits of raised medians. We also received comments from the City Forester stating that "absolutely no shrubs or perennials" could be located in the landscaped median; only trees and gravel would be allowed. A review of existing medians around Fort Collins indicates that those treated with only gravel and trees are ugly. We have selected low maintenance, hardy species of shrubs and trees that would provide color and vertical relief to an otherwise sterile expanse. As a compromise, we have deleted the perennials, but feel strongly that the proposed shrubs must remain as part of the plan. At one of the series of meetings with City Staff regarding this issue, we were told that "It is no longer the policy of the City of Fort Collins to strive for a First Class landscaped environment . Ease of maintenance (even where maintenance is not proposed to be provided by the City) is now the overriding criteria in streetscape design review. " We simply do not wish to believe that it is the stated purpose of this community to become a second rate - but easy to maintain - city where gravel or excessive pavement is preferred over a living landscape. We are therefore requesting that the Planning and Zoning Board: - Approve the landscaped median in Harmony Road as proposed, with the long-term maintenance guarantees as provided in the Code of the City of Fort Collins # 118- 83 ; I ; J. ( 2 ) . 411 tgy5c 0 e urban design, Inc. Thank you for your consideration of this item. We are looking forward to continuing to work with the Board in the evolution of the Woodridge neighborhood. Sincerely, q�“'i%V Eldon Ward, President Cityscape Urban Design, Inc. cc : Gary Berger , WoodCraft Homes Peter Kast , G.T. Land Colorado Inc . John Hutchinson, Hutchinson Management • • co MEMORANDUM co p To : Gary Berger, Woodcraft Homes a o Eldon Ward, Cityscape Mike Herzig, Fort Collins Development Engineer J Q O 08 o From: Matt Delich • m Date : June 7, 1991 Subject: Discussion regarding the safety aspects of raised medians on arterial streets (File : 9110MEM1 ) w z This memorandum documents the research conducted regarding the safety aspects of the raised median on Harmony Road through the proposed Woodridge residential community in Q Fort Collins . City staff has indicated that they desire painted medians on Harmony Road rather than raised medians . The primary reason for raised medians is for safety . My M research indicates that in urban areas with urban speeds ( 35- 45 mph) , well-designed raised medians provide a safer, more controlled driving environment . The following is a synopsis of a discussion on medians from A Policy on Geometric Design of Highways and Streets , AASHTO, 1984, Pg . 570-573 . Medians are a desirable feature of arterial streets and should be provided where space permits . A median only 4 feet wide is better than none ; however, each additional foot provides an added increment of safety and improved operation. Left-turn lane arrangements to accommodate left-turning traffic call for a median width of not less than 14 feet . Desirably, the median should be at z least 18 feet wide for a 12 foot left-turn lane and a 6 foot • medial separator . Median openings should only be provided for street intersections or major developed areas . Spacing • between median openings must be adequate to allow for ,,; introduction of left-turn lanes . Raised medians prevent mid- 0- 5 block left-turns . Medians also provide a refuge for • pedestrians and a good location for signs , signals , and other • appurtenances . U c) J A raised median provides positive control at high trip W o generation uses . The "convenience center" parcel located at CD the west quadrant of the Harmony/Seneca intersection will be a just such a high trip generator . It will likely have a driveway access to Harmony Road, 150-200 feet west of Seneca • Street . IL will be mandatory that this driveway access be W restricted to right-in/right-out due to the left-turn _ conflicts can Harmony Road . The only positive way to F-- accomplish this is to provide a raised median on Harmony Road. Q This would precipitate the need for a median on Harmony Road ZE between Seneca and Woodridge . It is not good practice to build isolated sections of raised median along a given segment of street . Therefore, it is recommended that the raised median be incorporated into the design of the 0 . 6+ miles of Harmony Road through the Woodridge residential community . Safety is a benefit of having raised medians on arterial streets . Studies in California indicated that left-turn channelization reduced accidents by 48 percent at unsignalized intersections and 17 percent at signalized intersections . In the unsignalized intersection category, raised channelization (medians) accounted for 64 percent of the reduction in accidents . It was also found that painted medians were more effective in reducing accidents in rural areas where the speeds were higher, and raised medians were more effective in reducing accidents in urban areas where the speeds were lower . City staff has a concern regarding higher speeds that might occur on arterials with raised medians . City staff recently conducted speed zone evaluations on Shields Street, just north of Harmony Road, and on College Avenue, just north of Boardwalk. Shields Street has painted traffic control and College Avenue has raised median traffic control . The 85th percentile speed on Shields Street was 44 mph (posted speed 35 mph) . The 85th percentile speed on College Avenue was 44 mph (posted speed 40 mph) . The posted speed on Shields (no median) was exceeded by 26 percent, while the posted speed on College (raised median) was exceeded by 10 percent . While College and Shields have some different characteristics and land uses , one might draw the conclusion that raised medians do not encourage higher speeds . It might further be argued that even if higher speeds do result, they can be handled more safely. It is my conclusion that from an operations and safety point of view, raised medians on arterial streets provide positive control . Specifically, on Harmony Road through the Woodridge residential community, raised medians would provide a safer driving environment .