HomeMy WebLinkAboutMIRAMONT TENNIS AND FITNESS CENTER PUD - PRELIMINARY - 54-87K - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT
PROJECT: Miramont Tennis and Fitness Center, Preliminary P.U.D.,
#54-87K
APPLICANT: Mr. Clifford Buchholz
c/o Vaught - Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: G.T. Land Colorado, Inc.
3555 Stanford Road
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a Preliminary P.U.D.
fitness club, with indoor tennis
four outdoor tennis courts and
7.27 acres and is located so
Boardwalk Drive and Lemay Ave
Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
request for a 30,450 square foot
courts. The request also includes
one volley ball court. The site is
uth of Oak Ridge Drive, between
nue. The property is zoned R-P,
The request for business service use on Tract Q of the Oak -
Cottonwood Farm complies with the approved Overall Development
Plan. The project exceeds the minimum score on the Business
Service Uses Point Chart and satisfies the All Development Criteria
of the L.D.G.S. There are two distinct architectural design
concepts for the indoor tennis structure associated with this
Preliminary P.U.D. A condition of approval is recommended allowing
public comment on the selected design at the time of Final. 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
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Miramont PUD, Tennis & Fitness Center - Preliminary, #54-87K
November 15, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: R-P; Existing retail (Builders Square)
S: R-P; Vacant (Tract Q, "Business Service"/"Multi-Family" Oak -
Cottonwood Farm O.D.P.)
E: R-P; Church and Vacant ("Business Service" OakRidge West
O.D.P.)
W: R-P; Vacant (Tract Q, Oak -Cottonwood Farm O.D.P.)
Oak -Cottonwood Farm is a 272 acre O.D.P. which was originally
approved in 1987, and subsequently amended on two occasions.
Existing uses within the O.D.P. are a community regional shopping
center (Harmony Market) and a single family residential project
(Miramont).
2. Land Use•
The 7.27 acres are located on Tract Q of the Oak -Cottonwood Farm
O.D.P. This parcel is designated as "Business Services and/or
Multi -Family Residential." The L.D.G.S. includes health clubs and
membership clubs as activities which are considered Business
Service Uses. The request, therefore, complies with the approved
Oak -Cottonwood Farm O.D.P.
As a business service use, the project was evaluated by the
Business Service Uses Point Chart of the L.D.G.S. The Preliminary
P.U.D. satisfies the absolute requirement that the project does not
gain its vehicular primary access from College Avenue. The
Preliminary P.U.D. scores 60% on the Point Chart which exceeds the
required minimum score of 50%.
Points were awarded for being located outside the South College
Avenue Corridor, for being on at least two acres, for having direct
vehicular and pedestrian connections to adjacent properties, and
for being contiguous to existing urban development. Consequently,
the request for fitness club and indoor/outdoor tennis courts is
appropriate at this particular location.
3. Neighborhood Compatibility:
A neighborhood meeting was held on September 22, 1993. The primary
issue at the meeting was the type of exterior materials and the
height of the indoor tennis court structure.
Miramont PUD, Tennis & Fitness Center - Preliminary, #54-87K
November 15, 1993 P & Z Meeting
Page 3
At the time of the neighborhood information meeting, the proposed
indoor tennis court structure was 47 feet at the highest point.
The material was advertised to be a durable fabric, similar to
polyvinyl chloride (PVC), that would be stretched over and secured
to an aluminum frame. The color of the material had not been
selected but discussions centered around white, earthtones, and
green.
Subsequently, fabric over frame structure has been abandoned. In
its place are two different concepts, both of which are less than
40 feet. A full discussions of these two concepts is reserved for
the following section.
Staff believes that the overall intent of the P.U.D., a fitness
club with indoor/outdoor tennis courts, is compatible with the
surrounding area. Based on input from those attending the
neighborhood meeting, the only substantial issue is the design of
the indoor tennis court structure. In order to allow a Preliminary
P.U.D. consideration of land use, layout, and design, Staff feels
comfortable with the project proceeding to the Final stage, subject
to the following condition:
At the time of consideration of the Final P.U.D., a second
neighborhood meeting shall be held to describe to the affected
property owners the final design selection of the indoor
tennis court facility and to receive input based on this final
design.
4. Indoor Tennis Court Structure: Two Design Options:
The applicant is requesting that the Planning and Zoning Board
consider two options for the indoor tennis court structure. The
reason for seeking approval of two options is that the final design
has not yet been selected due to ongoing investigations regarding
costs, wind load, snow load, aesthetics, and compliance with the
Uniform Building Code and Poudre Fire Code. Approval of these two
options at the Preliminary stage would allow time for further
analysis and, when selected, the final design would not come as a
surprise to the Planning and Zoning Board. The two options are as
follows:
A. Air Supported Structure
This option uses an air supported fabric structure. While no such
example of this type of construction exists in Fort Collins, these
structures are often found in mountain resort communities. One
example that may be familiar is located on the west side of I-25,
Miramont PUD, Tennis & Fitness Center - Preliminary, ##54-87K
November 15, 1993 P & Z Meeting
Page 4
just south of 120th Avenue, in Westminster. The P.U.D. proposes
that this option would have a color combination of green on the
lower level and white on the upper half. This structure has a
rounded shape. Anticpated height is approximately 39 feet at the
peak. This option represents a non-traditional look and closely
approximates the fabric over aluminum frame option that was
presented at the neighborhood meeting.
B. Permanent Structure
This option uses two materials. On the lower portion, for a height
of approximately 12 feet, the building would be constructed of
concrete block, in a color to match the fitness club. The balance,
approximately 26 feet, would be prefinished metal panels. The roof
would be standing seam metal with fascia, also constructucted of
pre -finished metal panels, with skylights. The roof is pitched on
the east and west sides. This option represents a look that is
more familiar and recognizable and yet appears slighty bulkier with
more mass.
Staff supports the option of allowing the two designs to be fully
investigated prior to final selection. The Preliminary P.U.D.
allows the architect the flexibility to construct models and design
the landscaping and buffering elements appropriately. With the
aforementioned condition of bringing the final option back to the
affected property owners, Staff believes the process of allowing
citizen input remains valid.
5. Other Desian Considerations:
The site is being planned for two phases. Areas for future
expansion of both the fitness club and indoor tennis courts are set
aside. There are no immediate plans to build in these areas.
Landscaping and buffering surrounds the site but there is an
emphasis on the easterly property line. This is the sensitive side
given the visibility from Lemay Avenue.
Parking, circulation, and drives are designed to tie into the
expansion for Evangelical Church and align with the future new curb
cut anticpated with the Builders Square expansion.
Berming and street trees along OakRidge Drive will continue the
attractive streetscaping established by Harmony Market P.U.D.
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Miramont PUD, Tennis & Fitness Center - Preliminary, #54-87K
November 15, 1993 P & Z Meeting
Page 5
6. Transportation:
A traffic study was performed to analyze the impacts associated
with the fitness and tennis club. The study indicates that the
traffic generated by the club can be accommodated on the area
streets. In the short range future (1997) with the fitness and
tennis center, the key intersections generally operate acceptably.
In the long range, key intersections will continue to operate
acceptably. It is expected that Harmony Road will have six lanes
by/after the year 2010. A single lane in each direction, with a
continuous two-way left -turn lane is recommended for OakRidge Drive
between Lemay Avenue and Boardwalk Drive.
RECOMMENDATION:
Staff finds that the request for a fitness and tennis club, with
indoor and outdoor courts, is defined as business service use and,
therefore, complies with the Oak -Cottonwood Farm O.D.P. The
Preliminary P.U.D. scores 60% on the Business Service Uses Point
Chart and satisfies the All Development Criteria of the L.D.G.S.
The request for Preliminary P.U.D. approval of two architectural
design concepts is appropriate to allow further feasibility
studies. Staff, therefore, recommends approval of Miramont Tennis
and Fitness Center, Preliminary P.U.D., #54-87K, subject to the
following condition:
1. At the time of consideration for Final P.U.D., the
architectural concept for the indoor tennis structure
shall be reviewed with the affected property owners for
review and comment.
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PLANNING OBJECTIVES
MIRAMONT TENNIS AND FITNESS CENTER
Miramont Tennis and Fitness Center is located on a 7.27 acre parcel
on Oakridge Drive, just south of the existing Harmony Market
Shopping Center.
The Center contains indoor fitness facilities, both indoor and
outdoor tennis courts, and several outdoor amenities, including a
sand volleyball court, recreational pool, wading pool, and
children's play area.
A primary goal of the center is to provide services to family
oriented membership. Currently, no facility of this type exists in
the southeast Fort Collins area. A need has been established to
serve the residents of the surrounding neighborhoods. A secondary
goal of the Center is to provide tennis facilities for the growing
membership of the existing Fort Collins Indoor Tennis Center.
The Fitness building will contain space for free weights,
cardiovascular, selectomatic equipment, aerobics, child care, and
other indoor amenities. An interior connection leads to the indoor
tennis building, an aluminum rigid frame structure, with PVC coated
polyester skin. All perimeter areas will be fenced with colored
chain link. A decorative wood fence encloses the patio, pool, and
volleyball areas.
Pedestrian access is gained from a 5' sidewalk along Oakridge
Drive. A circular drive for drop-off/loading is located at the
front entrance. Seven handicap accessible ramped spaces have been
provided, along with bicycle and motorcycle parking, also located
at the front of the building. The parking lot will contain pole -
mounted lighting for security. All exterior lights will be cut-off
to reduce glare and will not exceed 30' in height. In addition,
potential access to Rule Drive is indicated.
A 40' wide landscape/buffer strip along Oakridge Drive will have
berms and planting material similar to that of surrounding
development.
Tr✓nn I'-s men ter
P'I /�_Ah9oivi_7r�'Nnr Is t �'� i �l �s's CEi�iTER PREL//'�1,
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
-
CRITERION
IS Ine Criterion pDOhCcole,
wdd the pderion
be sah5hed°
If no, please explain
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Comool0blity
V
2 Neighborhood Character
3. Land Use Conflicts
V.
G Adverse Traffic Impact
✓
PLANS AND POLICIES
5 Comorenensive Plan ✓
PUBLIC FACILITIES & SAFETY
6 Street Cacacity
✓
7 Utility Caoocity
,/
t/
8 Design Standards
t/
o Emeraency Access
10 Security L;ghhng
11 :eater Hazoras
✓
RESOURCE PROTECTION
12. Sods & Slooe Hazard
V/
13 Significant Vegetation
14 'v^Jildiife Haoitat
15. Historical Landmark
16 Mineral Deoosit
17 Eco-Sensitive Areas
v
18 Agricultural Lands
ENVIRONMENTAL STANDARDS
19 Air Quality
20 Water Quality
21 Noise
v/
22 Glare & Heat
23 Vibrations
24, Exterior Lignnng
25 Sewages & Wastes
✓
v'
SITE DESIGN
26 Community Organization
v
27 Site Organization
V/
✓
28 Natural Features
t/
/
29. Energy Conservation
30. Snodows
31. Solar Access
V/
✓
32 Privacy
33 Open Space Arrangement
34 Building Height
✓
35 Vehicular Movement
✓
36. Venicular Design
37. Parking
✓
,/
38. Active Recreational Areas
V/
39 Private Outdoor Areas
/
40. Pedestrian Convenience
j
41. Pedestrian Conflicts
`,"
42. Lcnascaptng/Open Areas
43. Lana scaping/Buildings
�!
44 Landscaping/Screening
✓
45. Public Access
46. Signs
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ACTIVITY Business Service
DEFINITION
Uses E
Those activities which are predominantly retail, office, and service
uses which would not qualify as or be a part of a neighborhood or
community/regional shopping center. Uses include: retail shops;
offices; personal service shops; financial institutions; hotels/
motels; medical clinics; health clubs; membership clubs; standard and
fast-food restaurants; hospitals; mortuaries; indoor theatres; retail
laundry and dry cleaning outlets; limited indoor recreation uses;
small animal veterinary clinics; printing and newspaper offices;
neighborhood convenience center; and, other uses which are of the same
general character.
CRITERIA ' Each of the following applicable criteria must be
answered "yes" and implemented within the development
plan.
Yes No NA
1. Does the project gain its primary vehicular access LJ
from a street other than South College Avenue? l._►J
2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM
POINTS AS CALCULATED ON "POINT CHART E" FOR THE t
FOLLOWING CRITERIA:
a. Is the activity contiguous to an existing transit route (not
applicable for uses of less than 25,000 sq. ft. GLA or with
less than 25 employees) or located in the Central Business
District?
b. Is the project located outside of the "South College Avenue
Corridor"?
c. Is the project contiguous to and functionally a part of a
neighborhood or community/regional shopping center, an office
or industrial park, located in the Central Business Dis-
trict or in the case of a single user, employ or will employ a
total of more than 100 full-time employees during a single
8-hour shift?
d. Is the project on at least two acres of land or located in the
Central Business District?
22
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/"►/ comonl r 7"Eiviva t )r-7jTNESs cElvw'< 10e441r'A1"` r
BUSINESS
SERVICE USES
POINT CHART E
For All Criteria
Applicable Criteria Only
Criterion
rre
Criterion
Applicable
Yes No
I II III IV
C;rc,e
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Correct Score
Mumpder
Points
carnea
zll
Mcx;mum
Appllconle
Poinrs
a. Transit Route
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2
0
2
—
—
b. South College Corridor
X
X
0
4
$
8
c. Part of Center
X
X
2
3
0
6
d. Two Acres or More
Ph
X
X
0
3
(0
6
e. Mixed -Use
X
X
2
0
3
Q
6
f, Joint Parking
1
U2
0
3
g. Energy Conservation
A1
2
3
4 0
1 2
Q
8
h. Contiguity
X
X
a
0
5
p
10
i. Historic Preservation
1
2
0
2
j.
1
2
0
k.
1
2
0
I.
1 1
2
0
Totals 30 So
V V
Percentage Earned of Maximum Applicable Points V/VI = VII %
Vii
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NEIGHBORHOOD INFORMATION MEETING
PROJECT: Miramont Tennis and Fitness Center
DATE: September 22, 1993
APPLICANT: Fort Collins Indoor Tennis Center c/o Mr. Tom Smith
ARCHITECT: Joe Frye, Vaught -Frye Architects and Planners
PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
1. Is the 47 foot height comparable to the "crystal cathedral"
component of the office in Oak Ridge Business Park?
RESPONSE: Yes, these heights are roughly comparable. By way of
further comparison, Pace Warehouse is 32 feet high.
2. Does the fabric material come in any other colors beside
standard white and green?
RESPONSE: Yes, custom colors, such as earth tones, can be ordered
but are more expensive.
3. Why is green a standard color?
RESPONSE: Green is a traditional color for a tennis club. The
owner desires to create a certain "club image" that separates a
membership facility from a public facility.
4. Since the upper portion is transparent, will it glow in the
dark like an illuminated dome?
RESPONSE: No, the fabric is translucent to the degree that it
allows natural light to filter in. This allows daylight to be used
which saves on electricity. At night, the fabric diffuses the
internal illumination so that the structure will not light up like
a dome. The fabric is not transparent.
5. Will the structures be designed to match the architectural
character established by Pace, Builders Square, and Steele's?
RESPONSE: The final exterior materials have not been decided upon
yet. Red brick accents could be used to tie into Harmony Market.
There is always a question of how much compatibility is desired
throughout a given area. Keep in mind that this property is not
considered a part of Harmony Market shopping center and should not
be held to the same compatibility standard as if it were.
0 i
The owners desire a "club appearance" but it could be possible to
pick up some of the colors that are used in Harmony Market.
6. Is membership open to anyone willing to pay the fee?
RESPONSE: Yes, membership is considered open.
7. When do plan on opening?
RESPONSE: Spring of 1995.
8. Will the indoor courts be environmentally controlled?
RESPONSE: Yes, the indoor courts will be heated in the winter.
There are ventilation panels and air pumps for outside air
circulation in the summer. The use of swamp coolers for summer
cooling is being investigated. There will be no air conditioning
for summer cooling.
9. What about traffic impacts?
RESPONSE: A traffic impact analysis has been prepared to look at
traffic impacts in accordance with the requirements of the City's
Transportation Department. This report will be available after the
submittal day on September 27th. Basically, the finding of the
report is that there will be two peak times associated with a
tennis and fitness center. These are at noon and 5:00 p.m. The
amount of traffic generated at these times can be accommodated on
the present street system. This development does not trigger a
signal at Lemay and Oak Ridge Drive at this time.
10. Will the outdoor courts be illuminated?
RESPONSE: No.
11. Will there be tournaments or other events?
RESPONSE: Yes, the club offers recreational tournaments for its
membership and, once per year, offers a state -sanctioned senior
tournament that draws competitors from outside the membership.
12. What other programs are offered?
RESPONSE: The club offers a variety of youth programs, daycare, and
other instructional programs for its members.
13. Will the pool be available for neighborhood membership?
RESPONSE: Yes, there will likely be limited "pool -only"
memberships available during the summer.
14. How big will the pool be?
RESPONSE: The pool will be a recreational pool that provides four
lanes for swimming laps. Total surface area is about 4,000 square
feet. (By way of comparison, the Fort Collins Club pool is 2,400
square feet.) There will also be a wading area.
15. It seems there should be more evergreens for screening.
RESPONSE: The use of deciduous trees is for parking lot screening.
We can look at placing more evergreens along the east property line
for additional screening.
16. What is the status of the City Neighborhood Park?
RESPONSE: The City is still in the process of acquiring a
Neighborhood Park on Parcel P of the Oak -Cottonwood Farm Overall
Development Plan, located between Collinwood Hospital and Boardwalk
Drive.
17. Will there be early morning activity?
RESPONSE: Yes, the club will open at 6:00 a.m.
18. Will a sidewalk be constructed along Oak Ridge Drive?
RESPONSE: Yes.
19. I am concerned about the strength of the green color. Perhaps
more use of the translucent fabric or earth tones would be more
appropriate for the surrounding property owners.
RESPONSE: This is a good comment. We will be constructing a model
so we can play around with colors and materials in a three
dimensional scale. If there is an excessive amount of green that
is overpowering, then it can be reduced.
20. As neighbors, we encourage the developer to construct a larger
pool so that the neighborhood has a recreational amenity.
21. Will there he a fabric cover over the pool for winter use?
RESPONSE: This is often seen in mountain communities and has been
considered at this facility. It is likely, however, that there
will not be a cover over the pool due to costs.
22. What about drainage?
RESPONSE: Drainage will have to conform to the design
specifications for the overall area. Since Harmony Market and
Miramont have been through the review process, the drainage
patterns, release rates, and detention requirements have been
established. Development of this property will conform to existing
0
9
plans and meet the requirements of the City's Stormwater Utility.
Basically, drainage goes to the south into detention ponds that
have been sized to accept upstream developed flows. Drainage than
goes east under Lemay Avenue via existing culverts.
21. Why is there so much parking (250 stalls)?
RESPONSE: At ultimate build -out, the club will need 250 spaces.
These spaces will be phased in over time as the club expands.
There are peak times when parking is needed. The club does not
want members parking on the surrounding streets. The number of
spaces was arrived at based on market surveys.
22. Will there be food service?
RESPONSE: Yes, there will be a health food bar and a vending area
but not a full service kitchen. There is no internal restaurant
serving club members.
Ll
MIRAMONT TENNIS AND FITNESS CENTER
SITE ACCESS STUDY
FORT COLLINS, COLORADO
SEPTEMBER 1993
Prepared for:
Vaught*Frye, Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 303-669-2061
i 9
I. Introduction
The Miramont Tennis and Fitness Center (Tennis Center) is
proposed to be developed over the next few years. The Tennis
Center is located south of Oakridge Drive, approximately 700 feet
west of Lemay Avenue in Fort Collins, Colorado. The site location
is shown in Figure 1. "Oak/Cottonwood Farm Site Access Study," May
1992, addressed the overall traffic impacts on the adjacent streets
and intersections. The Tennis Center is within the area covered
by that traffic study. "Oak Ridge PUD Site Access Study," March
1989 and the "Oak Ridge, Parcel A Site Access Study," February 1993
also address the traffic impacts in this area, especially along
Lemay Avenue. Since the Tennis Center has been proposed, the
Evangelical Covenant Church has proposed an expansion which
includes a private high school facility. This consultant has been
retained to prepare the traffic study for that development. That
study will follow the Tennis Center traffic study by one month.
The Tennis Center traffic study will not contain reference to the
church expansion due to timing of the projects. However, the
traffic study for the church expansion will contain reference to
the Tennis Center. Therefore, this traffic study will not contain
long range traffic analysis. The traffic study for the Evangelical
Covenant Church will cover the long range analysis for both the
church expansion and the Tennis Center.
The primary streets that will be impacted by development of
the Tennis Center are: Harmony Road, Lemay Avenue, Oakridge Drive,
and Boardwalk Drive.
Harmony Road is classified as a major arterial on the Fort
Collins Master Street Plan. The segment between Lemay Avenue and
Boardwalk Drive has a four lane plus left -turn lane at appropriate
intersections cross section. There is a depressed median and
right -turn auxiliary lanes. There is signal control at the
Harmony/Lemay and Harmony/Boardwalk intersections.
Lemay Avenue is classified as an arterial street. It has a
four lane plus center turn lane cross section. Approaching Harmony
Road, Lemay Avenue also has right -turn lanes. Traffic on Lemay
Avenue, south of Harmony Road, will grow as a function of
development in the area.
Oakridge Drive and Boardwalk Drive are public streets within
the Oak/Cottonwood Farm development. Oakridge Drive is not
classified by the City of Fort Collins, but functions as a minor
collector. Oakridge Drive has stop sign control at Lemay Avenue.
Boardwalk Drive is classified as a collector street. Currently,
Boardwalk Drive does not extend south of Oakridge Drive. In the
future, Boardwalk Drive will connect to Lemay Avenue across from
Keenland Drive.
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NO SCALE
SITE LOCATION Figure I
0 0
Land uses in the immediate area are commercial, residential,
and vacant. Retail uses are north of the site. Office uses are/
will be located east of Lemay Avenue within OakridgP PUD. The
Evangelical Covenant Church is east of the Tennis Center.
Residential uses are proposed to the south of the Tennis Center.
There is vacant land to the southeast of the Tennis Center. Land
in the area is flat. The center of Fort Collins is north of the
Oak/Cottonwood Farm.
II. Existing Conditions
Peak hour intersection counts were obtained in 1992 and 1993
and are shown in Figure 2. These counts are provided in Appendix
A. Peak hour traffic at the Harmony/Lemay intersection was
synthesized from previous counts and the 1993 counts.
with the existing control and geometry at the key
intersections, the peak hour operation is shown in Table 1. The
operation is deemed acceptable at all intersections. Acceptable
operation is defined as level of service D or better. Descriptions
of level of service from the 1985 Highway Capacity Manual for
signalized and unsignalized intersections are provided in Appendix
B. Calculation forms for the operation shown in Table 1 are
provided in Appendix C.
III. Proposed Development
The Tennis Center is proposed to be developed as a fitness
center and tennis center. A schematic site plan is shown in Figure
3. It is proposed that there will be two driveway accesses to
Oakridge Drive. The east driveway to the Tennis Center is near the
land that is proposed for expansion of the Evangelical Covenant
Church. Discussions are underway concerning shared use of this
driveway by both parties. This traffic study reflects only the
Tennis Center's use of this driveway. The traffic study for the
church expansion will reflect the results of the discussions.
Trip Generation
Trip generation estimates for the proposed uses were obtained
from Trip Generation, 5th Edition, ITE and data collected at an
athletic club in Fort Collins. Table 2 shows the trip generation
used for the Tennis Center.
Background Traffic
Background traffic is defined as the traffic that is and/or
will be on the area streets but is not related to the proposed
2
0
0
1992
�h
CD
-145/191
� d N
568/926
/51
551
95/85
}
855//7752 —
27/132
r, c-4
Cc LO o
N
AM / PM
N
O
39/159
N
— 524/1047
HARMONY
+
53/111
40/129 -�
}
1026/540 —
80/117
Synthesized from
previous counts.
Site
411k.
N
1993
`D
7/73
O
' 0/3
I� jr
/� 1
%-1 /4
4/1
} I
8 0 i
Ln o r7
11 53�
N�-q-
N CO
i`
N
}
2E
w
_I
RECENT PEAK HOUR TRAFFIC COUNTS Figure 2
0
Table 1
1993 Peak Hour Operation
Level
of Service
Intersection
AM
PM
Harmony/Lemay (signal)
C
C
Harmony/Boardwalk (signal)
B
B
Lemay/Oakridge (stop sign)
EB LT
B
B
EB T
A
A
EB RT
A
A
WB LT
B
B
WB T
A
A
WB RT
A
A
SB LT
A
A
NB LT
A
A
Table 2
Trip Generation
Daily A.M.
Peak
P.M.
Peak
Land Use Trips Trips
Trips
Trips
Trips
in
out
in
out
Miramont Tennis and 775 39
23
87
42
Fitness Center
SITE PLAN Figure 3
development. Background traffic was projected to increase at the
rate of 3 percent per year to the future year considered in this
study. The site generated traffic is added to the background
traffic. Traffic projections from the "Oak Ridge, Parcel A Site
Access Study" were used in this traffic study.
Trip Distribution
Trip distribution was determined based upon an evaluation of
trip productions and the most likely routes available to travel
from those productions. The directional distribution of the
approaching and departing traffic generated at the Tennis Center
is a function of:
- Geographic location within the City of Fort Collins;
- Location of employment/business centers and residential uses
which are likely to produce trips;
- Access to the site.
Figure 4 illustrates the trip distribution percentages used in the
subsequent traffic assignments.
Traffic Assignment and Intersection Operation
Using the vehicular trip generation estimates presented in
Table 2, the site generated traffic was assigned to the area street
network. The analyzed intersections were Harmony/Lemay, Lemay/
Oakridge, and Boardwalk/Harmony. In the short range future, there
will be low traffic volumes on Oakridge Drive. Therefore, the
Oakridge Drive/Tennis Center driveway intersections were not
analyzed in detail. A cursory review of the peak hour traffic
volumes indicates that operation will be acceptable with stop sign
control.
Figure 5 shows the 1997 peak hour traffic assignment. This
assignment also includes the increase in background traffic as
described earlier in this report and the traffic generated by the
Tennis Center. Table 3 shows the peak hour operation at the key
intersections. Calculation forms are provided in Appendix D. All
of the analyzed intersections will operate acceptably.
It is recommended that Oakridge Drive be striped as a two lane
street with a continuous two-way left -turn lane between Lemay
Avenue and Boardwalk Drive. Oakridge Drive is 50 feet wide.
Therefore, the excess width can be used for on -street parking or
bike lanes. However, provision for an eastbound left -turn lane at
Lemay Avenue must be accommodated. Operation at the two driveway
accesses along Oakridge Drive will be at level of service A.
3
11
TRIP DISTRIBUTION Figure 4
•
LO o o^
C)
LO,
70/220
LO LO
r- N
f 660/1270
-10/60
110/100
1090/770 —
40/170
N
V1
�
� N
HARMONY
f Site
AM / PM
Rounded to nearest
5 vehicles.
LO
a
�,Cc
�o �
45/180
cn
570/1145
}
/—80/155
45/145
f
1150/610 —
o Ln cD
175/245���
oo�
o
N CN
LO
LO
65/175
U-) o LO
`14 `� '-
— 15/25
j�
�-15/20
20/25 --,#'
) } r
25/15 —
o o to
25/70 —�
o
o N
rn
ry
}
w
J
4�
SHORT RANGE PEAK HOUR TRAFFIC Figure 5
0 •
Table 3
Short Range
Peak Hour Operation
Level
of Service
Intersection
AM
PM
Harmony/Lemay (signal)
C
C
Harmony/Boardwalk (signal)
B
C
Lemay/Oakridge (stop sign)
EB LT
C
D
EB T
C
B
EB RT
A
A
WB LT
C
C
WB T
C
C
WB RT
A
A
SB LT
A
A
NB LT
A
A
0 •
A long range analysis was not performed. As stated earlier
in this report, the Evangelical Covenant Church is proposing an
expansion of their facility, which will include the high school
portion of the Heritage Christian School. This church property is
adjacent to the Miramont Tennis and Fitness Center. Due to the
timing of these two developments, it is appropriate that the long
range analysis be included in the traffic study for the church
expansion. In addition to this, a site access study was prepared
for the entire Oak/Cottonwood Farm area in May 1992. The Tennis
Center use is compatible with the mixed use area shown in that
study. The long range analysis, which will be included in the
church expansion study will include general data from the "Oak/
Cottonwood Farm Site Access Study" and specific uses such as the
Tennis Center and the church expansion. The Executive Summary from
the "Oak/Cottonwood Farm Site Access Study," May 1992 is included
in Appendix E.
I, III. Conclusions
I, The following summarizes the significant findings as a result
of this study:
- The Miramont Tennis and Fitness Center traffic can be
accommodated on the area streets. It is expected that
approximately 775 daily trip ends will be generated by the proposed
use.
- Current traffic operation at the area intersections is
acceptable.
- In the short range future (1997) with the Tennis Center,
the key intersections generally operate acceptably. This indicates
full development and membership of the Tennis Center. In realty,
the Tennis Center may not reach full membership by this time.
- The long range future is addressed in the "Oak/Cottonwood
Farm Site Access Study," May 1992. Key intersections will operate
acceptably. It is expected that Harmony Road will have a six lane
cross section by/after the year 2010. In addition, a long range
analysis, which will include the Tennis Center traffic, will be
conducted in the traffic study for the Evangelical Covenant Church
expansion. The church site is east of and adjacent to the Tennis
Center.
- A single lane in each direction with a continuous two-way
left -turn lane is recommended for Oakridge Drive between Lemay
Avenue and Boardwalk Drive.
4
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ITEM:MIRAMONT PUD - Preliminary
Tennis &Fitness Center North
NUMBER: 54-87K