HomeMy WebLinkAboutMemorandums - 03/14/2025MEMORANDUM
TO: Steve Gilcrest, City of Fort Collins Traffic Operations Engineer
FROM: Ted Shepard, Owner’s Representative
DATE: March 14, 2025
PROJECT: Gilmartin Subdivision - 341 S. Taft Hill Road
RE: Larimer County Urban Area Street Standards – Chapter 4, Attachment C, Transportation
Impact Study Waiver, Residential Development
The site is currently vacant. This is a request for a one-lot subdivision on which to construct one
single family dwelling and a detached Accessory Dwelling Unit. The property is constrained by the
fact that sole access can only be gained from South Taft Hill Road, a Minor Arterial Street via a
private driveway.
As noted, Lot One is proposed for a single family dwelling with an ADU. The conservative estimate
is that each unit will generate 10 trips per day, for a total of 20 daily trips, in both the short and long
term. The Outlot is not expected to develop in the short term as it is dependent on the construction
of Pennsylvania Street for access, emergency access and utilities.
Right-of-way for Pennsylvania Street is being asked for by the City in case multiple properties seek
to redevelop at higher densities allowed by L-M-N zoning. It would be undesirable for increased
traffic to spill out onto S. Taft Hill Road. Pennsylvania would allow traffic to be distributed north to
Laporte Avenue and west to the future extension of W. Oak Street. Distributing traffic south to
Mulberry Street may be challenging due to the location of the place of worship relative to the
current alignment.
It is interesting to note that the opportunity to redevelop under L-M-N zoning has been in place
since 1997. To date, only one L-M-N project has been developed. Cherokee Flying Heights remains
only partially developed as it seems to have stalled and remains mostly vacant. Based on these
facts, our assumption is that construction of Pennsylvania is a long-term scenario.
There are approximately 32 parcels and 60 structures on the west side of S. Taft Hill Road, not the
least of which is the aforementioned place of worship which prevents a future Pennsylvania Street
from intersecting with W. Mulberry Street. Thus, it appears that the likelihood of Pennsylvania
Street being constructed can only be considered a long-term proposition. Should the Gilmartin
Outlot ever develop, please note that access will be taken only from Pennsylvania, not S. Taft Hill
Road.
Also, should Pennsylvania Street be constructed, the existing private driveway on S. Taft Hill Road
intended to serve the proposed Gilmartin Subdivision Lot One will be closed. A plat note describes
this obligation.
On S. Taft Hill Road, between Laporte Avenue and Mulberry Street, the roadway was re-striped. It
was formerly two lanes in each direction. It is now one lane in each direction with a continuous,
striped left turn lane.
On S. Taft Hill Road, there are on-street, striped bike lanes in both north and south directions.
Along the subject property, and only on the west side of Taft Hill Road, there is an existing attached
sidewalk. This sidewalk is continuous along S. Taft Hill Road between Laporte and Mulberry.
There is no sidewalk on the east side of Taft Hill Road as this side of the road abuts City Park Nine
Golf Course and Grandview Cemetery.
This project is not required to construct the improvements as specified for a minor arterial.
Instead, the plat will dedicate an additional 12 feet of right-of-way to bring the half-width up to 42
feet. This will allow a future capital project to proceed without the need to acquire this land.
In addition, and in conjunction with the issuance of a building permit, the applicant will construct a
new driveway to meet the requirements of the Engineering Department. This will include curb
returns and improvements to the sidewalk to ensure ADA compliance.
Consequently, we respectfully submit this request for a waiver to a TIS due to the existing
conditions and the expected low volume of residential daily trips.
Please let us know if you need further information.