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HomeMy WebLinkAboutReports - Traffic Study - 07/09/2025kimley-horn.com 3325 South Timberline Road, Suite 130, Fort Collins, CO 80525 970 822 7911 July 9, 2025 Mr. Bryan Byler Pacific North Enterprises 900 Castleton Road, Suite 118 Castle Rock, CO 80109 Re: Prospect Ridge Lot 4 Traffic Compliance Letter Fort Collins, Colorado Dear Mr. Byler, This letter has been prepared to document a trip generation comparison for the proposed Prospect Ridge Lot 4 project located on Lot 4 of the overall Prospect Ridge development situated within the northeast quadrant of the Interstate 25 (I-25) and Prospect Road interchange in Fort Collins, Colorado. The proposed project features a four-story building with approximately 9,400 square feet of commercial area planned for multiple retail spaces on the first floor, and 48 multifamily dwelling units on floors two through four. Lot 4 of Prospect Ridge was evaluated as part of the overall Prospect/I-25 ODP Amendment Traffic Impact Study most recently updated in August 2022. Applicable documents from the overall traffic study as well as a conceptual site plan for this project are attached. Regional access to Prospect Ridge Lot 4 will be provided by I-25, while primary access will be provided by Mulberry Street (State Highway 14), Prospect Road, and the future extension of Carriage Parkway. Direct access to the site will be provided by two proposed full movement accesses along the future Prospect Ridge Drive. The future Prospect Ridge Drive is planned to intersect the west side of the future Carriage Parkway extension approximately 500 feet north of Prospect Road. The future Carriage Parkway extension is planned to become the north leg of the existing intersection between Prospect Road and the I-25 Southeast Frontage Road. SITE INFORMATION AND TRIP GENERATION COMPARISON Prospect Ridge Lot 4 is proposed to include a four-story building with approximately 9,400 square feet of commercial area planned for multiple retail spaces on the first floor, and 48 multifamily dwelling units on floors two through four. Two full movement project accesses are proposed along the future Prospect Ridge Drive roadway alignment. Site-generated traffic estimates are determined through a process known as trip generation. Rates and equations are applied to the proposed land use to estimate traffic generated by the development during a specific time interval. The acknowledged source for trip generation rates is the Trip Generation Manual1 published by the Institute of Transportation Engineers (ITE). ITE has established trip rates in nationwide studies of similar land uses. 1 Institute of Transportation Engineers,Trip Generation Manual, Eleventh Edition, Washington DC, 2021. Prospect Ridge Lot 4 196395010 Page 2 kimley-horn.com 3325 South Timberline Road, Suite 130, Fort Collins, CO 80525 970 822 7911 The overall Prospect/I-25 ODP Amendment Traffic Impact Study assumed Block 4, previously referred to as Planning Area 2 (PA 2), would house a 22,300 square foot grocery store. As such, the overall traffic study anticipated that Block 4 would generate approximately 2,399 weekday daily trips with 64 of these trips occurring during the morning peak hour and 200 of these trips occurring during the afternoon peak hour. The table below summarizes the estimated trip generation for traffic associated with the previous study. To calculate the anticipated traffic associated with the proposed Prospect Ridge Lot 4 project, Kimley-Horn utilized the ITE Trip Generation Manual fitted curve equations that apply to Multifamily Low-Rise Housing (ITE Land Use Code 220) and the average rates that apply to Strip Retail Plaza (ITE Land Use Code 822). Based on ITE Trip Generation calculations, the proposed Prospect Ridge Lot 4 is expected to generate approximately 896 weekday daily trips, with 60 of these trips occurring during the morning peak hour and 103 of these trips occurring during the afternoon peak hour. The following table summarizes the estimated trip generation for traffic associated with the current proposal (calculations attached). Prospect Ridge Lot 4 Traffic Generation Comparison Land Use and Size Weekday Vehicles Trips Daily AM Peak Hour PM Peak Hour In Out Total In Out Total Previous Study – Prospect/I-25 ODP Amendment Traffic Study Supermarket (ITE 850) – 22,300 Square Feet 2,399 38 26 64 100 100 200 Current Proposal – Prospect Ridge Lot 4 Multifamily Housing, Low-Rise (ITE 220) – 48 Dwelling Units 384 9 29 38 26 15 41 Strip Retail Plaza, <40k (ITE 822) – 9,400 Square Feet 512 13 9 22 31 31 62 Total Site Generated Trips 896 22 38 60 57 46 103 Net Difference in Trips -1,503 -16 +12 -4 -43 -54 -97 As shown in the table above, the current proposal is expected to generate 1,503 fewer weekday daily trips, with four (4) fewer morning peak hour trips and 97 fewer afternoon peak hour trips when compared against the applicable development area from the previous traffic study. Of note, the current proposal is expected to generate 12 additional outbound trips during the morning peak hour when compared against the applicable development area from the previous traffic study. However, the current proposal is expected to generate 16 fewer inbound trips during the morning peak hour, resulting in four (4) fewer total morning peak hour trips. Furthermore, the afternoon peak hour is typically considered the controlling peak hour as it typically represents the highest traffic volumes on the adjacent street network. As such, the afternoon peak hour traffic volumes dictate the improvement needs and operations of key intersections. With a decrease in traffic expected during the controlling afternoon peak hour, traffic conditions are anticipated to improve over what would otherwise have occurred if the site were developed with a grocery store. Prospect Ridge Lot 4 196395010 Page 3 kimley-horn.com 3325 South Timberline Road, Suite 130, Fort Collins, CO 80525 970 822 7911 Section 4.2.3 of the 2021 Larimer County Urban Area Street Standards (LCUASS) states that a revision or update to an approved TIS may be required when a previously approved land use proposes a change in use where new trip generation estimates exceed the original trip generation estimates by 20 percent, or by more than 20 peak hour trips, whichever is less. Based on the anticipated reduction in weekday daily trips, as well as total morning and afternoon peak hour trips, it is believed that this proposed development is in traffic compliance with the previously conducted overall Prospect/I-25 ODP Amendment Traffic Impact Study dated August 2022. As such, no additional traffic analysis is anticipated to be required. CONCLUSIONS AND RECOMMENDATIONS Based on the results of the trip generation comparison presented in this report, Kimley-Horn and Associates, Inc. believes that the proposed Prospect Ridge Lot 4 project is in compliance with the overall Prospect/I-25 ODP Amendment Traffic Impact Study, dated August 2022. It is believed that all potential traffic impacts with the proposed project have been previously addressed within the original traffic impact study. If you have any questions or need further assistance, please don’t hesitate to contact me at (970) 880-1176. Sincerely, KIMLEY-HORN AND ASSOCIATES, INC. Erick W. Berry, P.E., PTOE, RSP1 Project Traffic Engineer 07/09/2025 Trip Generation Worksheets Project Subject Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation Manual 11th Edition, Fitted Curve Equations Land Use Code - Multifamily Housing (Low-Rise) (220) Independent Variable - Dwelling Units (X) X =48 T =Average Vehicle Trip Ends Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. (200 Series Page 255) Directional Distribution:24%ent.76%exit. (T) = 0.31 (X) + 22.85 T =38 Average Vehicle Trip Ends (T) = 0.31 *(48.0)+ 22.85 9 entering 29 exiting 9 +29 =38 Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. (200 Series Page 256) Directional Distribution:63%ent.37%exit. (T) = 0.43 (X) + 20.55 T =41 Average Vehicle Trip Ends (T) = 0.43 *(48.0)+ 20.55 26 entering 15 exiting 26 +15 =41 Weekday (200 Series Page 254) Directional Distribution:50%ent.50%exit. (T) = 6.41 (X) + 75.31 T =384 Average Vehicle Trip Ends (T) = 6.41 *(48.0)+ 75.31 192 entering 192 exiting 192 +192 =384 Prospect Ridge: Lot 4 Trip Generation for Multifamily Housing (Low-Rise) EWB 196395010July 02, 2025 Project Subject Trip Generation for Strip Retail Plaza (<40k) Designed by Date Job No. Checked by Date Sheet No.of TRIP GENERATION MANUAL TECHNIQUES ITE Trip Generation Manual 11th Edition, Average Rate Equations Land Use Code - Strip Retail Plaza (<40k) (822) Independent Variable - 1000 Square Feet Gross Leasable Area (X) Gross Leasable Area =9,400 Square Feet X =9.400 T =Average Vehicle Trip Ends Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. (800 Series Page 230) Average Weekday Directional Distribution:60%ent.40%exit. T = 2.36 * (X)T =22 Average Vehicle Trip Ends T = 2.36 *9.4 13 entering 9 exiting 13 + =22 Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. (800 Series page 231) Average Weekday Directional Distribution:50%ent.50%exit. T = 6.59 * (X)T =62 Average Vehicle Trip Ends T = 6.59 *9.4 31 entering 31 exiting 31 +31 =62 Weekday (800 Series page 229) Average Weekday Directional Distribution: 50% entering, 50% exiting T = 54.45 * (X)T =512 Average Vehicle Trip Ends T = 54.45 *9.4 256 entering 256 exiting 256 +256 =512 9 196395010July 02, 2025 Prospect Ridge: Lot 4 EWB Original Traffic Study Documents PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Consult LLC Prepared for: Pacific North Enterprises, LLC Traffic Impact Study Prospect / I-25 ODP Amendment August 30, 2022 Initial May 24, 2022 PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Consult LLC | 6 Figure 2 - Project Overall Development Plan PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Consult LLC | 18 3 PROJECT TRAVEL DEMAND This chapter provides an overview of the project and a description of the travel demand methodology to estimate vehicle trip generation, distribution, and assignment of project- generated traffic along area roadways and intersections. PROJECT CHARACTERISTICS The proposed Prospect / I-25 ODP Amendment allows for a mixture of land use. Figure 2 depicts large areas with use identified. For purposes of the traffic study, the following uses were assumed in the Planning Areas (PA). • PA 1 – 324 apartments, an 8 pump gas station/convenience store, 3,760 square feet of fast food with drive-thru. Access via the commercial street. • PA 2 – a 22,300 square foot grocery store. Access via the commercial street. • PA 3 – a 2-bay car wash, 2,450 square feet of retail, and a 2,750 square foot coffee shop with a drive-thru. Access via the commercial street. • PA 4 – Assisted Living with 124 beds. Future limited access to/from Prospect Road. • PA 5 – 325,000 square feet of Industrial Park. Access via the commercial street, an access drive to Carriage Parkway (referred to as intersection 7), and the industrial street/high school street (intersection 9). • PA 6 – 47,200 square feet of Office plus 158 live/work units (with 69,400 square feet of office and 23,100 square feet of retail). Access via the commercial street, an access drive to Carriage Parkway (referred to as intersection 7), and the industrial street/high school street (intersection 9). • PA 7 – 96,950 square feet of mini-warehouse with direct access to Carriage Parkway (intersection 8). • PA 8 – Although this is identified as industrial there is a potential for this area to be residential. It was assumed to be 15 single family and 83 multifamily dwellings. Access via a residential street connection to Carriage Parkway (intersection 10). • PA 9 – 19 Single family dwellings. Access via a residential street connection to Carriage Parkway (intersection 10). The ODP includes the connection of Carriage Parkway south to Prospect Road. This roadway will also accommodate a planned connection to the high school. There is a pedestrian and bike trail that is in the western and southern areas of the site. This trail would link to trails on the west side of I-25 via an undercrossing at I-25. PROSPECT / I-25 ODP AMENDMENT | TRAFFIC IMPACT STUDY CITY OF FORT COLLINS Consult LLC | 19 PROJECT TRIP GENERATION The trip generation characteristics of the project were estimated using data from the Institute of Transportation Engineers (ITE) Trip Generation Manual, 11th Edition. Table 5 provides the trip generation estimated for the project. As indicated in the table, the full buildout of the project is estimated to generate approximately 19,722 daily trips, 1,449 morning, and 1,733 evening peak hour trips. Table 5 – Estimated Project Trip Generation ITE Trip Generation 11th Edition PROJECT TRIP DISTRIBUTION | ASSIGNMENT The distribution of the project traffic onto the roadway system was based on the existing peak hour traffic counts, the roadway network, the proposed land use, the location of the project within the region and the City of Fort Collins, traffic forecasts from the North Front Range Metropolitan Planning Organization. The overall project trip distribution for each land use element is depicted on Figure 5. The resulting project assigned peak hour traffic volumes is shown on Figures 6 and 7. Project IN Out Total IN Out Total Single-Family Detached 210 34 220 407 2,684 36 113 149 123 72 196 220 138 960 16 50 66 50 30 80 712 998 95 21 116 51 99 150 822 23.1 712 679 65 14 79 35 67 102 254 124 322 13 9 22 12 18 30 3.76 937 2.75 8.00 822 2.45 850 22.30 2.00 130 325 1,095 90 21 111 24 86 111 151 96.95 141 5 4 9 7 8 15 ITE Land Use Code & Rates Project Trip Generation Land Use Land Use Code Dwelling Units KSF Daily AM PM Conceptual Site Plan 4915 491 2 491 3 4914 4916 4917 4917 4917 491 8 491 8 49 1 8 491 8 4918 4918 491 8 4918 4919 4916 4917 4918 4919 4919 4916 4917 4918 491 5 491 2 491 2 491 3 491 4 491 6 491 7 491 8 491 9 49 1 9 49 1 9 49 1 9 491 5 4913 491 4 49 1 6 49 1 7 49 1 9 49 1 9 4917 4917 4918 4918 4917 4917 49 1 6 49 1 7 49 1 8 49 1 9 49 1 5 49 1 4 49 1 6 49 1 7 49 1 6 4917 49 1 3 49 1 4 4915 4911 4911 4912 4913 4914 4915 4911491249134914 4910 4915 4911 4912 4913 4914 49164916 4905 4901 4902 4903 4904 49 1 5 49 1 1 49 1 2 49 1 3 49 1 4 49 1 6 49 1 7 49 1 8 4910 4915 4908 4909 4911 4912 4913 4914 VAN T VAN T LAKE CANAL EASEMENT (WIDTH VARIES) EX. 9' UTILITY EASEMENT EX . 9 ' U T I L I T Y E A S E M E N T EX . 9 ' U T I L I T Y E A S E M E N T DITCH BUFFER (WIDTH VARIES) EX. 40' CITY OF GREELEY WATERLINE EASEMENT EX. 10' TRAIL EASEMENT EX. 10' CITY OF GREELEY WATERLINE EASEMENT EX . 9 ' U T I L I T Y E A S E M E N T EX. 9' UTILITY EASEMENT TRIC CANAL TRIC C A N A L LAK E C A N A L LAKE CANAL EX. DETENTION POND PROSPECT RIDGE LOT 2 PROSPECT RIDGE LOT 3 PROSPECT RIDGE LOT 1 PR O S P E C T R I D G E L O T 5 EX. 5' SIDEWALK EX . 5 ' S I D E W A L K PROSPECT RIDGE DRIVE ROW VARIES (LOCAL COMMERCIAL) PR O S P E C T R I D G E D R I V E RO W V A R I E S ( L O C A L C O M M E R C I A L ) CA R R I A G E P A R K W A Y 84 ' R O W ( C O L L E C T O R ) 89' ROW 77' ROW TRASH ENCLOSURE COVERED BIKE PARKING (30 SPACES) BIKE PARKING (8 SPACES) BIKE PARKING (8 SPACES) BIKE PARKING (8 SPACES) 50' FL-FL 62' FL-FL 54' FL-FL 50' FL-FL 10' SETBACK 15' SETBACK 10' SETBACK 5' SETBACK 3 9 12 9 3 8 11 10 9 14 10 7 THICKENED EDGE SLAB/ 18" WALL THICKENED EDGE SLAB/ 18" WALL BIKE PARKING (8 SPACES) BIKE PARKING (10 SPACES) COVERED BIKE PARKING (6 SPACES) 5' SETBACK PROPOSED ACCESSIBLE GARAGE PROPOSED GARAGES 26' EMERGENCY ACCESS EASMENT 26' EMERGENCY ACCESS EASMENT 26' EMERGENCY ACCESS EASEMENT 26' EMERGENCY ACCESS EASEMENT 2' PAN 2' PAN 2' PAN 2' PAN PROSPECT ROAD Lot 7 5.93 AC. Lot 8 7.90 AC. Lot 9 14.73 AC. Lot 11 3.07 AC. Lot 12 12.45 AC.Lot 13 6.90 AC. Lot 1 6.80 AC.Lot 6 2.62 AC. Lot 2 1.46 AC. Lot 10 9.26 AC. TRACT E TRACT F TRACT J TRACT Q TRACT H TRACT D TRACT M TRACT N TRACT B TRACT A PROSPECT MIDDLE/HIGH SCHOOL SUBDIVISION Lot 3 1.39 AC. TRACT K TRACT G LOT 5 1.06 AC. TRACT C IN T E R S T A T E - 2 5 TH I S D O C U M E N T , T O G E T H E R W I T H T H E C O N C E P T S A N D D E S I G N S P R E S E N T E D H E R E I N , A S A N I N S T R U M E N T O F S E R V I C E , I S I N T E N D E D O N L Y F O R T H E S P E C I F I C P U R P O S E A N D C L I E N T F O R W H I C H I T W A S P R E P A R E D . R E U S E O F A N D I M P R O P E R R E L I A N C E O N T H I S D O C U M E N T W I T H O U T W R I T T E N A U T H O R I Z A T I O N A N D A D A P T A T I O N B Y K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . S H A L L B E W I T H O U T L I A B I L I T Y T O K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . DESIGNED BY: BAW DRAWN BY: MKL CHECKED BY: AGR DATE: 07/09/2025 NO . RE V I S I O N BY DA T E © 2 0 2 5 K I M L E Y - H O R N A N D A S S O C I A T E S , I N C . 33 2 5 S O U T H T I M B E R L I N E R O A D , S U I T E 1 3 0 FO R T C O L L I N S , C O L O R A D O 8 0 5 2 5 ( 9 7 0 ) 8 2 2 - 7 9 1 1 FOR REVIEW ONLY NOT FOR Kimley-Horn and Associates, Inc. CONSTRUCTION K: \ N C O _ C i v i l \ 1 9 6 3 9 5 0 1 0 _ P r o s p e c t R i d g e L o t 4 \ C A D D \ P l a n S h e e t s \ C - S I T E . d w g PROJECT NO. SHEET PR O S P E C T R I D G E L O T 4 196395010 PRELIMINARY R SI T E P L A N C2.0 PROPERTY LINE LEGEND EXISTING EASEMENT PROPOSED CURB AND GUTTER LOT LINES PROPOSED EASEMENT 1.EXISTING CURB PAINT TO BE REPAINTED, SANDBLASTED, OR OTHER ALONG FIRE ACCESS ROUTE; COORDINATED WITH CONTRACTOR AND CLIENT. 2.PROPOSED SIDEWALK SHALL PROVIDE PUBLIC ACCESS BUT WILL BE PRIVATELY OWNED AND MAINTAINED. 3.SIDEWALKS AND RAMPS SHALL BE CONSTRUCTED IN COMPLIANCE WITH THE AMERICANS WITH DISABILITIES ACT, ACCESSIBLE ROUTES SHALL SLOPE NO MORE THAN 1:20 IN THE DIRECTION OF TRAVEL AND NO MORE THAN 1:50 CROSS SLOPE. 4.DIMENSIONS ARE TO FACE OF CURB UNLESS OTHERWISE NOTED. 5.ALL INNER CURBED RADII ARE TO BE 3' UNLESS OTHERWISE NOTED. 6.ALL CONSTRUCTION WITH THIS DEVELOPMENT PLAN MUST BE COMPLETED IN ONE PHASE UNLESS A PHASING PLAN IS SHOWN WITH THESE PLANS. 7.REFER TO FINAL UTILITY PLANS FOR EXACT LOCATIONS AND CONSTRUCTION INFORMATION FOR STORM DRAINAGE STRUCTURES, UTILITY MAINS AND SERVICES, PROPOSED TOPOGRAPHY, STREET IMPROVEMENTS. 8.REFER TO THE SUBDIVISION PLAT AND UTILITY PLANS FOR EXACT LOCATIONS, AREAS AND DIMENSIONS OF ALL EASEMENTS, LOTS, TRACTS, STREETS, WALKS AND OTHER SURVEY INFORMATION. 9.THE PROJECT SHALL BE CONSTRUCTED IN ACCORDANCE WITH THE FINAL PLANS. AMENDMENTS TO THE PLANS MUST BE REVIEWED AND APPROVED BY THE CITY PRIOR TO THE IMPLEMENTATION OF ANY CHANGES TO THE PLANS. 10.ALL ROOFTOP AND GROUND MOUNTED MECHANICAL EQUIPMENT MUST BE SCREENED FROM VIEW FROM ADJACENT PROPERTY AND PUBLIC STREETS. IN CASES WHERE BUILDING PARAPETS DO NOT ACCOMPLISH SUFFICIENT SCREENING, THEN FREE-STANDING SCREEN WALLS MATCHING THE PREDOMINANT COLOR OF THE BUILDING SHALL BE CONSTRUCTED. OTHER MINOR EQUIPMENT SUCH AS CONDUIT, METERS AND PLUMBING VENTS SHALL BE SCREENED OR PAINTED TO MATCH SURROUNDING BUILDING SURFACES. 11.SIGNAGE AND ADDRESSING ARE NOT PERMITTED WITH THIS PLANNING DOCUMENT AND MUST BE APPROVED BY SEPARATE CITY PERMIT PRIOR TO CONSTRUCTION. SIGNS MUST COMPLY WITH CITY SIGN CODE UNLESS A SPECIFIC VARIANCE IS GRANTED BY THE CITY. 12.FIRE HYDRANTS MUST MEET OR EXCEED POUDRE FIRE AUTHORITY STANDARDS. ALL BUILDINGS MUST PROVIDE AN APPROVED FIRE EXTINGUISHING SYSTEM. 13.ALL BIKE RACKS PROVIDED MUST BE PERMANENTLY ANCHORED. 14.ALL SIDEWALKS AND RAMPS MUST CONFORM TO CITY STANDARDS. ACCESSIBLE RAMPS MUST BE PROVIDED AT ALL STREET AND DRIVE INTERSECTIONS AND AT ALL DESIGNATED ACCESSIBLE PARKING SPACES. ACCESSIBLE PARKING SPACES MUST SLOPE NO MORE THAN 1:48 IN ANY DIRECTION. ALL ACCESSIBLE ROUTES MUST SLOPE NO MORE THAN 1:20 IN DIRECTION OF TRAVEL AND WITH NO MORE THAN 1:48 CROSS SLOPE. 15.COMMON OPEN SPACE AREAS AND LANDSCAPING WITHIN RIGHT OF WAYS, STREET MEDIANS, AND TRAFFIC CIRCLES ADJACENT TO COMMON OPEN SPACE AREAS ARE REQUIRED TO BE MAINTAINED BY THE PROPERTY OWNER OF THE COMMON AREA. THE PROPERTY OWNER IS RESPONSIBLE FOR SNOW REMOVAL ON ALL ADJACENT STREET SIDEWALKS AND SIDEWALKS IN COMMON OPEN SPACE AREAS. 16.DESIGN AND INSTALLATION OF ALL PARKWAY/TREE LAWN AND MEDIAN AREAS IN THE RIGHT-OF-WAY SHALL BE IN ACCORDANCE WITH CITY STANDARDS. UNLESS OTHERWISE AGREED TO BY THE CITY WITH THE FINAL PLANS, ALL ONGOING MAINTENANCE OF SUCH AREAS IS THE RESPONSIBILITY OF THE OWNER/DEVELOPER. 17.THE PROPERTY OWNER FOR EACH RESIDENTIAL LOT IS RESPONSIBLE FOR SNOW REMOVAL ON ALL STREET SIDEWALKS ADJACENT TO EACH RESIDENTIAL LOT. 18.PRIVATE CONDITIONS, COVENANTS, AND RESTRICTIONS (CC&R'S), OR ANY OTHER PRIVATE RESTRICTIVE COVENANT IMPOSED ON LANDOWNERS WITHIN THE DEVELOPMENT, MAY NOT BE CREATED OR ENFORCED HAVING THE EFFECT OF PROHIBITING OR LIMITING THE INSTALLATION OF XERISCAPE LANDSCAPING, SOLAR/PHOTO-VOLTAIC COLLECTORS (IF MOUNTED FLUSH UPON ANY ESTABLISHED ROOF LINE), CLOTHES LINES (IF LOCATED IN BACK YARDS), ODOR-CONTROLLED COMPOST BINS, OR WHICH HAVE THE EFFECT OF REQUIRING THAT A PORTION OF ANY INDIVIDUAL LOT BE PLANTED IN TURF GRASS. 19.ANY DAMAGED CURB, GUTTER AND SIDEWALK EXISTING PRIOR TO CONSTRUCTION, AS WELL AS STREETS, SIDEWALKS, CURBS AND GUTTERS, DESTROYED, DAMAGED OR REMOVED DUE TO CONSTRUCTION OF THIS PROJECT, SHALL BE REPLACED OR RESTORED TO CITY OF FORT COLLINS STANDARDS AT THE DEVELOPER'S EXPENSE PRIOR TO THE ACCEPTANCE OF COMPLETED IMPROVEMENTS AND/OR PRIOR TO THE ISSUANCE OF THE FIRST CERTIFICATE OF OCCUPANCY. 20.FIRE LANE MARKING: A FIRE LANE MARKING PLAN MUST BE REVIEWED AND APPROVED BY THE FIRE OFFICIAL PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. WHERE REQUIRED BY THE FIRE CODE OFFICIAL, APPROVED SIGNS OR OTHER APPROVED NOTICES THAT INCLUDE THE WORDS NO PARKING FIRE LAND SHALL BE PROVIDED FOR FIRE APPARATUS ACCESS ROADS TO IDENTIFY SUCH ROADS OR PROHIBIT THE OBSTRUCTION THEREOF. THE MEANS BY WHICH FIRE LANES ARE DESIGNATED SHALL BE MAINTAINED IN A CLEAN AND LEGIBLE CONDITION AT ALL TIMES AND BE REPLACED OR REPAIRED WHEN NECESSARY TO PROVIDE ADEQUATE VISIBILITY. 21.PREMISE IDENTIFICATION: AN ADDRESSING PLAN IS REQUIRED TO BE REVIEWED AND APPROVED BY THE CITY AND POUDRE FIRE AUTHORITY PRIOR TO THE ISSUANCE OF ANY CERTIFICATE OF OCCUPANCY. UNLESS THE PRIVATE DRIVE IS NAMED, MONUMENT SIGNAGE MAY BE REQUIRED TO ALLOW WAY-FINDING. ALL BUILDINGS SHALL HAVE ADDRESS NUMBERS, BUILDING NUMBERS OR APPROVED BUILDING IDENTIFICATION PLACED IN A POSITION THAT IS PLAINLY LEGIBLE, VISIBLE FROM THE STREET OR ROAD FRONTING THE PROPERTY, AND POSTED WITH A MINIMUM OF SIX-INCH NUMERALS ON A CONTRASTING BACKGROUND. WHERE ACCESS IS BY MEANS OF A PRIVATE ROAD AND THE BUILDING CANNOT BE VIEWED FROM THE PUBLIC WAY, A MONUMENT, POLE, OR OTHER SIGN OR MEANS SHALL BE USED TO IDENTIFY THE STRUCTURE. . NOTES: PROPOSED ASPHALT PAVEMENT PROPOSED CONCRETE PAVEMENT PROPOSED CONCRETE FLATWORK NORTH SCALE: 1"= 30' 2 OF 8