HomeMy WebLinkAboutMOUNTAINRIDGE FARM PUD PRELIMINARY - 18 92 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5
MEETING DATE 5 / 18 / 9 2
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Mountain Ridge Farm, Filing One,
P.U.D., #18-92
APPLICANT: California Construction, Inc.
c/o Cityscape Urban Design
3030 South College Avenue, Suite 200
Fort Collins, CO. 80525
OWNER: G.T. Land Colorado, Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
Preliminary
Request for 41 single family lots on 11.11 acres located west of
Shields Street, approximately 1,300 feet south of Horsetooth Road.
The zoning is R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The request for Mountain Ridge Filing One Preliminary P.U.D.
conforms to the Arapahoe Farm - Mountain Ridge Farm Amended Overall
Development Plan. The density of 3.69 dwelling units per acre is
justified by a score of 50% on the Residential Uses Point Chart of
the L.D.G.S. The open cul-de-sacs provide opportunity to create a
visually interesting streetscape along Shields. The percentage of
solar oriented lots is 78% which exceeds the 65% minimum. The
improvements identified in the Site Access Study will mitigate the
traffic impacts associated with the number of proposed lots.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Bo: 580 Fort Collins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
MOUNTAINRIDGE .RM
LAND USE BREAKDOWN
March 30, 1992
Area
Gross 484,087 sq. ft. 11.11 acres
Net 346,768 sq'. ft. 7.96 acres
Dwelling Units
Single Family 41
Other 0
Total.Units 41
Solar Oriented Lots 32 78.05 %
Density
Gross 3.69 du/ac
Net 5.15 du/ac
Coverage
Buildings
Street R.O.W.
Parking & Drives
Open Space:
Common
Private
Total Open Space
Floor Area
Residential
Parking Provided
82,000
sq.
ft.
16.94 %
137,319
sq.
ft.
28.37 %
18,500
sq.
ft.
3.82 %
10,247
sq.
ft.
2.12 %
236,021
sq.
ft.
48.76 %
246,268
sq.
ft.
50.87 %
98,000 sq. ft.
Garages 82. spaces 2.00 / unit
Other spaces
Total Vehicles 82 spaces 2.00 / unit
*Note: Garages and / or driveways will
accommodate Handicapped,
Motorcycle, and Bike parking
Max. Building Height 36 ft.
Setbacks (unless otherwise noted)
Front 20 ft.
Side 5 ft.
Corner Side 12 ft. * 15 ft. at
Garage Doors
Rear 10 ft.
IAn@@P@
urban design, inc.
MOUNTAINRIDGB FARM
First Filing
Preliminary PUD
Statement of Planning Objectives
March 30, 1992
The proposed Mountain Ridge Farm PUD, First Filing, is
consistent with the adopted Land Use Policies Plan of the City of
Fort Collins with regard to neighborhood planning and locational
criteria for low density residential development; specifically:
Policy 3 The City shall promote: ... The location of
residential development which is close to
employment, recreation, and shopping
facilities.
Policy 12 Urban density residential development usually
at three of more units to, the acre should be
encouraged in the urban growth area.
Policy 79 Low Density residential uses should locate in
areas:
a. Which have easy access to existing or
planned neighborhood.... shopping
centers;
C. Within walking distance to an existing or
planned elementary school; and
d. Within walking distance to an existing or
planned neighborhood park and within easy
access to a community park. (The subject
property is approximately midway between
Rolland Moore Park and the tentative
location of the southwest community
park).
Landscape buffers - to be maintained by the adjacent property
owners - are proposed along the Shields Street right-of-way.
Additional landscape buffering is anticipated with completion of
the regional detention pond to the south of the site.
Development of Mountainridge Farm is expected to comprise a
total of four phases. Project build out is expected to be complete
by 1999.
1q40U/JT,#jtj%/D6F khtA AeEL/M,,1Aje V
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is"crme aodiedo1e7
wn the critedo
be satlsfled?
.
"
If no, please explain
0.�'`p�.�'�
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Computability
2. Neighbomood Character
3. Land Use Conflicts
4. Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan
PUBUC FACILITIES d SAFETY
6. Street Capacity
7. Utility Capacity
8. Design Standards
9. Emergencv Access
10. Security Lighting
0101
11. Water Hazaras
RESOURCE PROTECTION
12. Soils & Slooe Hazara
13, Significant Vegetation
14. Wildlife Habitat
15. Historical LandmarK
16. Mineral Deoosit
17. Eco-Sensitive Areas .
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water QuaiitY
21. Noise
22. Glare & Heat
23. Vibrations
24. Exterior Lignting
I
25. Sewages & Wastes
SITE DESIGN
26. Community Organization
27. Site Organization
28. Natural Features
29. Energy Ccnservafion
30.Shadows
31. Solar Access
32. Privacy
IN,
.00,
33. Open Space Arrangement
34, Building Height
35. Vehicular Movement
36. Vehicular Design
37. Parking
38. Active Recreational Areas
39. Private Cutcoor Areas
I
40, Pedestrian Convenience
41. Pedestrian Conflicts
42. Landscaoing/Open Areas
43. Land scooing/Buildings
44. LandscacfngiScreening
45. Public Access
46. Signs
MAditniTa.,) ZJDKx trAAM PRAWAIMAAV R&.0.
DENSITY CHART
Maximum
Earned
Criterion
Credit
If All Dwelling Units Are Within:
Credit
a
20%
2ow festal an existing or approved neighborhood shopping center.
.20
b
10%
650 feetof on exiting transit stop.
C
10%
4000 feet Of an extra g of approved regional shopping center.
d
20%
3600 feet at an exlsfifg or reserved neighborhood park Community pan or Community facility.
�
?0
We
10%
l000feet of aSchool, meeting all me requirements of me compuisory education laws at the state of Colorado.
Vy�
f
20%
3000 feet at a mdloremolovment center.
W
g
5%
1000festofachllocorecenter.
h
20%
'Norm'FoftCo1I,m
I
20%
The Central Business District
A project whOse bowdory is configuous to existing urban development. Credit maybe earned as follows:
0%— For projects whose property, boundary has 0 to 10% contiguity
10 to 15%— For projects whose propertyboundary has 10 to 20%Conijgu.ty..
l
0
30%
15 to 20%—FOf Dfolebts whose property boandory has 20 to 30%configurtC
20 to 25%— For projects whose property boundary has 30 to 40%contiguity.
25 to 30%— For projectswhos property boundary has 40 to 50%contiguity
If it Can be demonstrated mat me project will reduce non-renewable energy useage either througn the application of adernahve energy
k
systems or through committed energy conservation measures beyond mat normally reauveo av City Code, a5% bonus may be earned
for every 5%reduction in energy use.
l
SOLAA OR/EArri TiofJ
/Q %
m
Calculate me percentage of me total acres in the project that are devoted to recreational use, enter 112 of that percentage as a bonus.
If me applicant commits to orevennng permanent Ofhite open space that meets the Citys minimum requirements, calculate me percentage
n
olthis open space acreage to me total development acreage. enter this percentage as a bonus.
B part of me total development budget Is to be spent on neighborhood public transit facilities which are not otherwise required by City Code.
0
enter 2%bonus for every s100 per dwelling wit nvesteQ
If part of the total development budget is to be spent on neighborhood facilities and servloeswhich are not otherwise required by City Code.
P
enter al%bonus fo(every 5100 per dwelling unit invested
If a commitment is being made to develop o specified percentage of the total number of dwelling units for low income families, enter mat
q
percentage as a bonus. up to a maximum of 30%..
If a commitment is being made to Oev9loP a s 111e0 percentage of the total number of dwelling units for Type'A'and Type B' handicapped
Z
housing as defined by the City of Fort Collins. calculate the bonus as follows:
Or
Tvpe'K— 5fimes TypeTniR
W
iype'B'—tOtlmes Type'nits
7677 ds
OtT aT u�
In no Case shall the combined bonus be greater than 30%.
Me site or adjacent property contains an historic building or place, a bonus may be eomed for the following:
3% — For preventing or mifigallrg outride influence3(e.g.environmental, land use, aesmetk:, economic and social factors) adverse to its
5
preservation;
3% — For assunng mat new mctureswill be In keeping with the character Of the building Of place. while avoiding total units
3% — Far proposing adaptive use of the building or place that will lead to its continuance, preserwflon and improvemeniin on
aporopnale manner.
If a poMon or oil of the reouired caning In me multiple family Project is provided underground, within the building, or in an elevated panulg
structure as an accessary, use to me armory structure, a bonus may be earned as follows
t
9% - For providing75% or more of the parking in a mucmre;
6% — For providing 50-74 % of the boning in a structure; '
3% — For providing 25-49%ot thepaning in amucture.
u
11 a Commitment is being made to provide approved OUtOmafic fire elringuishing systems forme dwelling units, enter a bonus Of 10%.
TOTAL 56
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MEMORANDUM
To: Steve Hair, Community Construction, Inc.
Eldon Ward, Cityscape
Fort Collins Staff
From: Matt Delich5
Date: March 30, 1992
Subject: Mountainridge Farm traffic study (File: 9217MEM1)
Verbal authorization to proceed with the traffic study
for Mountainridge Farm development was received on March 13,
1992. Poudre School District and CSU spring break occurred
the week of March 16-20, 1992. Therefore, traffic data could
not be collected until the week of March 23-27, 1992.
Realizing that this would not. provide sufficient time to
submit this traffic report by March 30, 1992, a delay for this
element of the submittal was requested of the Fort Collins
Planning Department staff. Staff agreed to allow the delay
for the above reason and also that the submittal was
considered to be a "Preliminary Submittal." Therefore, there
will be ample time to submit the traffic study in a few weeks
and still allow enough time for review and comments by city
staff.
MOUNTAINRIDGE FARM
SITE ACCESS STUDY
FORT COLLINS, COLORADO
APRIL 1992
Prepared for:
Community Construction, Inc.
531 California Avenue
Bakersfield, CA 93304
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 303-669-2061
EXECUTIVE SUMMARY
Mountainridge Farm is a proposedsinglefamily detached
residential development located west of Shields Street and south
of Horsetooth Road in Fort Collins. This traffic study assessed
the impacts of Mountainridge Farm at various phases of development.
The following summarizes the significant findings as a result of
this study:
- - Traffic from a portion of the Mountainridge Farm can be
handled on the area streets with various improvements.
- Current traffic operation at the area intersections is
acceptable.
The Mountainridge Farm, Phases 1 and 2 will gain primary
access to the street system via Wabash Street, which will intersect
with Shields Street at a T intersection.
- With development of Phase 1, the key intersections operate
acceptably. At the Shields/Wabash intersection, the eastbound left
turns will experience delays which are common at arterial/local
street intersections_ with stop sign control. The following
auxiliary lanes should be built at the Shields/Wabash intersection:
1) southbound right -turn radius and taper, 2) northbound left -turn
lane, 3) _eastbound right -turn lane, and 4) eastbound left -turn
lane. These can be striped on anticipated new pavement. Some
widening will likely be necessary of Shields Street, not adjacent
to Mountainridge Farm, to meet the requirements of the southbound
right -turn taper.
- With development of Phases 1 and 2, the key intersections
will operate acceptably. During peak hours, eastbound left turns
at the Shields/Wabash intersection will experience some delays.
The auxiliary lanes mentioned above will handle the traffic at this
level of development in a safe, efficient manner.
Phases 3 and 4• of Mountainridge Farm can occur when
alternative access is provided either via extension of Seneca
Street to Horsetooth or connecting Troutman Parkway to Shields
Street.
- Troutman Parkway will go through the property to the south
of Mountainridge Farm. When development proposals are put forth
for this property, the traffic study should evaluate the long range
impacts which will include development on all the nearby properties
including Mountainridge Farm.
17
I. Introduction
Community Construction, Inc. is proposing to build a single
family detached residential development, located south of
Horsetooth Road and west of Shields Street in Fort Collins,
Colorado. The site location is shown in Figure 1. This
development is known as Mountainridge Farm. This development is
proposed to be built in four phases. The total development period
will be dependent upon market conditions.
Figure 2 shows the area street system, existing and future.
Land adjacent to the south of Mountainridge Farm has some legal
constraints, which may delay its development. Troutman Parkway,
which will serve Mountainridge Farm and other properties as a
collector street, is proposed to go through the legally constrained
property. Since Troutman Parkway is proposed to be signalized when
warranted in the future, delay in implementation of the west leg
of Troutman Parkway may place temporary development limitations on
Mountainridge Farm. Due to these questions, this traffic study
analyzed development of Mountainridge Farm with access to Shields
Street (at Wabash) and Seneca Street to the south. The analyses
in this traffic study assumed no west leg of Troutman Parkway.
When Troutman Parkway is built through the legally constrained
property, a traffic study should analyze the impacts of this
connection and the adjacent development.
Horsetooth Road is classified as an arterial on the Fort
Collins Master Street Plan. The segment between Shields Street and
Taft Hill Road is currently two lanes with a rural cross section,
with widening at the Shields Street and the Taft Hill Road
intersections. East of Shields Street, Horsetooth Road has a
standard four lane arterial cross section with raised medians.
There is signal control at the Horsetooth/Shields and Horsetooth/
Taft Hill intersections. Other intersections in this area are stop
sign controlled with Horsetooth Road receiving the right-of-way.
It is posted at 35 mph. In the future, Horsetooth Road west of
Shields is expected to have a four lane cross section with turn
lanes at appropriate locations.
Shields Street is classified as an arterial on the Fort
Collins Master Street Plan. It is a street of varying width south
of Horsetooth Road. The segment adjacent to Mountainridge Farm has
a two lane rural cross section. North of Horsetooth Road, Shields
Street has a four lane urban cross section with auxiliary turn
lanes and a raised median at some locations. It is proposed to
have a four lane urban cross section with turn lanes at appropriate
locations in the future. It is posted at 35 mph in this area.
There are signals at the Shields/Harmony and Shields/Horsetooth
intersections.
Troutman Parkway is a collector street east of Shields Street.
It intersects Shields Street at a T intersection with stop sign
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(EXISTING AND FUTURE) Figure 2
Mountain Ridge Farm PUD - Preliminary, #18-92
May 18, 1992 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: R-L-Pr R-E; Vacant (Mountain Ridge Farm O.D.P, Future Church
Site) and Rural Residential (Skyline Acres)
S: R-L-P; Vacant (Mountain Ridge Farm O.D.P., Multi -Family)
E: R-L-P; Vacant (Four Seasons Future Residential)
W: R-L-P; Vacant (Mountain Ridge Farm O.D.P., Single Family)
Mountain Ridge Farm was annexed into the City as part of the
Horsetooth - Harmony West annexation in 1980. It was included in
a 224 acre Overall Development Plan that consisted of both Mountain
Ridge Farm and Arapahoe Farm in October of 1987. The Mountain
Ridge portion totals 66 acres. The Arapahoe - Mountain Ridge Farm
was amended in April of 1991 to address changes on the Arapahoe
Farm portion only. (Arapahoe Farm is presently developing as
Woodridge P.U.D.) This Preliminary P.U.D. request represents the
first filing within Mountain Ridge Farm.
2. Context Within the section:
Filing One of Mountain Ridge Farm will be served by Wabash (local
street) which will be extended into the Four Seasons Subdivision.
Wabash will tie into Troutman Parkway (collector street) which will
extend to Seneca Street (collector street). These streets will
provide the route to Johnson Elementary, Webber Junior High, and
future Westfield Neighborhood Park. The proximity to the two
schools and the neighborhood park will promote pedestrian or
bicycle usage.
The Wabash/Troutman connection is the sole access to the internal
collector street system. There is no planned connection to
Richmond Drive in Skyline Acres due to the inadequacy of Richmond
Drive through the former County subdivision. A bicycle/pedestrian
path is planned along the Pleasant Valley and Lake Canal, located
to the west, which will provide a non -vehicular, north -south
connection to either Horsetooth Road or Harmony Road.
This square mile section is actively developing with Regency Park
P.U.D., Westbrook P.U.D., and Woodridge P.U.D., currently in the
construction phase. A church was recently approved for the
northeast corner of Harmony Road and Regency Drive.
control. According to the Fort Collins Master Street Plan,
Troutman Parkway will continue west of Shields Street, intersecting
with Seneca Street near Phase 3 of Mountainridge Farm.
Land uses in this area are residential, school, and vacant.
Residential uses are north and west of the proposed Mountainridge
i Farm. There is vacant land south and east of Mountainridge Farm.
Johnson Elementary School is to the southwest. The .center of Fort
Collins lies northeast of Mountainridge Farm.
II. Existing Conditions
The most recent daily traffic counts were obtained in 1991.
These counts are one way volumes on Shields Street and Horsetooth
Road, and are shown in Figure 3. Peak hour intersection counts
were obtained in March 1992 at the Hors etooth/Shields intersection
and at the Shields/Troutman intersection. These counts are also
shown in Figure 3. Raw data is shown in Appendix A.
With the existing control at the two counted intersections,
the peak hour operation is shown in Table 1. The operation at the
signalized intersection is deemed to be acceptable. 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. At the stop sign controlled Shields/
Troutman intersection, minor street left turns are at levels of
service E. Based upon recent research, it was found that the 1985
HCM capacity technique for stop sign controlled intersections gives
an overstatement of the level of service. The expected delay to
the westbound left turns would be 16-26 seconds per approach
vehicle in the morning peak and 20-30 seconds per approach vehicle
in the afternoon peak. By other criteria in the 1985 HCM, the
level of service of these left turns is more appropriately defined
as level of service C/D. Attached is a copy of two research papers
discussing this subject in Appendix D. The conclusions of the one
research paper are supported in a similar study conducted in
Boston, Massachusetts. The signals at the Horsetooth/Shields and
the Harmony/Shields intersections also have an impact on the queue
of vehicles approaching the Shields/Troutman intersection. It is
concluded that the level of service E shown in Table 1 should be
tempered when considering the additional operational information
provided above. The left -turn exits from Troutman Parkway are in
the level of service C/D category.
2
HORSETOOTH
54 9�9 (1991)
5732 (1991)
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1TROUTMAN
8 723 ( 1991 )
do
8528 (199 )
AM / PM
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RECENT DAILY AND PEAK HOUR TRAFFIC Figure 3
Table 1
Existing (1992) Peak Hour Operation
Level of Service (*)
Intersection AM PM
Horsetooth/Shields (signal] C C
Shields/Troutman
WB LT E (C/D) E (D)
WB RT C B
SB LT A B
(*) Level of service considering recent research pertaining to
vehicle delay. .
Table 2
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
Phase 1
39 D.U.
390
8
21
25
14
Church -
25 KSF
190
2
1
9
8
Phase 2
- 35 D.U.
350
7
19
22
13
Phase 3
- 36 D.U.
360
8
20
23
13
Phase 4
- 40 D.U.
400
8
22
25
15
III. Proposed Development
Community Construction, Inc. is proposing to develop 150
single family lots on a parcel of land west of Shields Street. A
site plan showing expected phasing is shown in Figure 4. Phases
1 and 2 will gain access to the arterial street system via Wabash
Street. Phases 1 and 2 also include a church site near the
Shields/Wabash intersection. Phases 3 and 4 will access Seneca
Street. At the present time, traffic accessing Phases 3 and 4 will
be from the south. City staff has indicated that alternative
access via an extension of Seneca Street to Horsetooth Road and/or
Troutman Parkway to Shields Street will be necessary. This will
be discussedfurther in this report.
A. Trip Generation
Trip generation estimates for Mountainridge Farm were obtained
from Trip Generation, 4th Edition, ITE. Table 2 shows trip
generation on a daily and peak hour basis.
B. Background Traffic
Background traffic is defined as the traffic that is and/or
will be on the area streets that is not related to the proposed
development. The intersections considered for the operations
analysis are Hors etooth/Shields, Shields/Troutman, and Shields/
Wabash.
Background traffic for impacted streets was projected for each
of the future years analyzed. Background traffic was projected to
increase at 3 percent per year for the short range future. This
rate of increase is normal for streets and roads in the City of
Fort Collins. It accounts for general traffic growth and some
level of continued development in the vicinity that would also
contribute to traffic growth. Long range traffic projections were
not made due to the legal constraints of the property to the south.
When development proposals are put forth on this property and
Troutman Parkway continues west of Shields Street, this long range
analysis would be more appropriate. That study should include the
development of Mountainridge Farm as described in this traffic
study.
C. Trip Distribution
Trip distribution was determined based upon an evaluation of
attractions for home -based productions and the most likely routes
available to travel to those attractions. The directional
distribution of the approaching and departing traffic generated at
the proposed uses is a function of:
3
Q
SITE PLAN
Figure...4
- Geographic location within the City of Fort Collins;
- Location of employment and business centers which are likely
to attract trips from this area;
- Access to the site.
Figure 5 illustrates the trip. distribution percentages used in the
subsequent traffic assignments.
D. Traffic Assignment and Intersection Operation
Using the vehicular trip generation estimates presented in
Table 2 and the trip distribution assumptions, the site generated
traffic was assigned to the area street network. The initial
network consisted of Horsetooth Road, Shields Street, and Troutman
Parkway as they are today. Wabash Street was added to the network
as shown in Figure 4. The analyzed intersections were Horsetooth/
Shields with the existing signalization, and Shields/Troutman and
Shields/Wabash with stop sign control. Due to property lines, no
connection could be made between Wabash Street and Seneca Street
via a short segment of Troutman Parkway.
Figure 6 shows the Phase 1 peak hour traffic assignment. This
assignment also includes a 3 percent per year increase in
background traffic assuming a 1995 future year. Table 3 shows the
peak hour operation at the key intersections. Calculation forms
are provided in Appendix E. The signalized Hors etooth/ShieIds
intersection will operate acceptably with the existing geometrics.
At the Shields/Troutman and Shields/Wabash intersections, operation
will be acceptable for all movements, except the left -turn exits
from the minor streets, which will be at level of service E. Based
upon the recent research cited earlier, the delay per approach
vehicle will be 19-29 seconds during the morning peak hour and 21-
31 seconds during the afternoon peak hour at the Shields/Troutman
intersection. The delay per approach vehicle will be 18-28 seconds
during the morning peak hour and 17-27 seconds during the afternoon
peak hour at the Shields/Wabash intersection. Using delay criteria
from the 1985 Highway Capacity Manual, the operation of these left
turns would be largely in the level of service D category even
though the operations technique shows the level of service in
category E. It is recommended that this operation be accepted.
At the new Shields/Wabash intersection, the following geometry
is recommended: 1) southbound Shields - one through lane and one
right -turn deceleration radius and taper' (radius >40' and taper =
2401); 2) northbound Shields - one through lane and one left -turn
'The southbound through and right -turn volumes do not warrant
a full width deceleration lane based upon criteria in "Intersection
Channelization Design Guide," NCHRPR 279, TRB,1985, Pg 63-65. The
taper will allow right -turning vehicles to enter the taper slowing
to 15 mph to make the turn.
TRIP DISTRIBUTION Figure 5
tD w
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T \
\ N O
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1 89/393
+---168/593
122/ 136
HORSETOOTH
128/38 —/
536/314
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ITROUTMAN
AM / PM
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PHASE 1 PEAK HOUR TRAFFIC Figure 6
Intersection
Table 3
Phase 1 (1995) Peak Hour Operation
Level of Service (*)
AM PM
Horsetooth/Shields [signal]
C
C
Shields/Troutman
WB LT
B (D)
E (D)
WB RT
C
C
SB LT
A
B
Shields/Wabash
EB LT
E (D)
E (C/D)
EB RT
A
B
SB LT
A
A
(*) Level of service considering recent research pertaining to
vehicle delay.
Table 3
Phase 1 and 2 (1995) Peak Hour Operation
Level of Service (*)
Intersection AM PM
Horsetooth/Shields [signal] C C
Shields/Troutman
WB LT E (D) E (D)
WB RT C C
SB LT A C
Shields/Wabash
EB LT E (D) E (D)
EB RT A B
SB LT A B
(*) Level of service considering recent research pertaining to
vehicle delay.
deceleration/storage lane (325 feet including taper); 3) eastbound
Wabash - one left -turn lane (50 feet) and one right -turn lane; and
4) westbound Wabash - one lane. This development will be required
to build the west half of Shields Street to an arterial cross
section. Assuming that existing Shields Street is centered in the
right-of-way, there will be 41 feet of pavement adjacent to the
Mountainridge Farm property. Wabash Street intersects Shields
Street 80 feet south of the north property line. Some of the
southbound taper paving will occur along a portion of Shields
Street that is not adjacent to Mountainridge Farm. The other
aforementioned auxiliary lanes can be striped on the new pavement
area.
Figure 7 shows the Phase 1 and 2 (including the church site)
peak hour traffic assignment which includes the background traffic
on the area streets. Table 4 shows the peak hour operation at the
key intersections. Calculation forms are provided in Appendix F.
The range of delay per approach vehicle will be 19-29 seconds in
the morning peak hour and 21-31 seconds in the afternoon peak hour
at the Shields/Troutman intersection. At the Shields/Wabash
intersection, the range of delay per approach vehicle will be 21-
31 seconds in both the morning and afternoon peak hours. There is
little that can be done to improve this operation. With good
signal progression on Shields Street, this operation could* be
improved by one level of service category. This level of service
occurs at many arterial/local street intersections throughout Fort
Collins. This type of operation is generally accepted.
Development of Phase 3 or 4 (36 D.U. and 40 D.U.,
respectively) would require primary access via Seneca Street to
Harmony Road and via Wakerobin to Shields Street. A previously
prepared traffic analysis for the Platt Property recommends a level
of development of that property before alternative access (Troutman
Parkway) be provided. Development of Phase 3 or 4 of Mountainridge
Farm would push the Shields/Wakerobin intersection to unacceptable
operation categories when coupled with the continued development
of the Platt Property. City staff has suggested that alternative
means of access be provided if Phase 3 or 4 of Mountainridge Farm
develops. The suggested access is a continuation of Seneca Street
north to Horsetooth Road. However, this segment goes through land
not controlled by the developer of Mountainridge Farm. This option
does not appear to be possible unless other developments .occur.
Secondary access via Westfield Drive and Crescent Drive to
Horsetooth through Imperial Estates would provide a second means
of access. However, these streets are not suited for higher
traffic volumes and would not fit the same role as Seneca Street
continuing .to Horsetooth Road.
If agreements could be reached to build the short segment of
Troutman Parkway as shown in Figure 8, then Phases 3 and 4 of
Mountainridge Farm would have a second means of access via Wabash
Street. However, this presents a complication. While this will
A
Mountain Ridge Farm PUD - Preliminary, #18-92
May 18, 1992 P & Z Meeting
Page 3
3. Land Use•
Mountain Ridge, Filing One, Preliminary P.U.D. is located on Parcel
2-E of the Amended Arapahoe - Mountain Ridge Farm O.D.P. This
parcel is designated as "Multi -Family" on the O.D.P. The
conversion to single family is considered a minor change with
Parcels 2-F, 2-G, and 2-H remaining as "Multi -Family" and
"Townhomes". In addition, Parcel 2-B is designated as "Patio
Homes". Within the 66 acre Mountain Ridge Farm, therefore,
opportunity will remain to provide a variety of housing types at
various densities. The request to a less intense land use is
considered compatible with the Amended Overall Development Plan.
The proposed density of 3.69 dwelling units per acre is justified
by a score of 50% on the Residential Uses Point Chart of the Land
Development Guidance System. Points were awarded for proximity to
an approved neighborhood shopping center (Pineview), proximity to
an approved neighborhood park (Westfield), and for exceeding the
65% minimum requirement for solar oriented lots. The density,
therefore, is justified by the Residential Uses Point Chart of the
L.D.G.S.
4. Neiahborhood Compatibilit
The request for single family lots at a density of 3.69 dwelling
units per acre is considered compatible with the approved P.U.D.'s
within the square mile section. The site is separated from Skyline
Acres (former County subdivision) by a future church site. Four
Seasons, across Shields Street, is expected to develop in a mix of
residential densities. For these reasons, no neighborhood
information meeting was held, and the proposal is considered
compatible with the surrounding area.
5. Desian•
The single family homes will be served by Wabash Street and two
cul-de-sacs. Wabash is classified as a local street. The two cul-
de-sacs will be open to Shields Street and not be closed off by
lots. Sidewalks will connect the cul-de-sacs to Shields Street.
This will provide a break in the perimeter fence along Shields.
Fencing along Shields will be uniform, six foot in height, wood,
with a 2" x 6" trim cap. This fencing will be along the side yards
of Lots 1, 10, 11, 30, and 31. No fencing will be allowed across
the opening of the cul-de-sacs. The front 20 feet of these lots
will not be allowed to have fences that exceed four feet in height.
The detention pond south of Lots 31 - 41 will not be fenced along
Shields Street. Thus, the streetscape along Shields will have
HORSETOOTH
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TROUTMAN
AM / PM
Q
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PHASES 1 & 2 PEAK HOUR TRAFFIC Figure 7
TROUTMAN PARKWAY LINK BETWEEN
14 SENECA STREET AND WABASH STREET Figure 8
serve as an access for Phases 3 and 4, it will also change some of
the travel patterns of the existing traffic in the area. This
connection will provide another means of access to the two schools,
the Platt Property, and other existing residential areas. This
will reduce some of the traffic load on the Shields/Wakerobin
intersection, but increase the traffic load on the Shields/Wabash
intersection.
It is concluded that Phases 1 and 2 of Mountainridge Farm can
be developed with access via the Shields/Wabash intersection.
Development of Phases 3 or 4 can occur when alternative access is
provided either via the extension of Seneca Street to Horsetooth
Road or connecting Troutman Parkway to Shields Street.
The auxiliary turn lanes at the Shields/Wabash intersection,
mentioned earlier, will,provide safe, efficient operation through
Phase 1 and 2 of Mountainridge Farm. When the property to the
south of Mountainridge Farm develops, a traffic study should be
performed which analyzes the impact of that property development
and also the development of Phases 3 and 4 of Mountainridge Farm.
It is likely that a signal will be warranted at the Shields/
Troutman intersection with the development of the property to the
south. The convenience of using this signal by area motorists
will, in turn, reduce the traffic volumes at both the Shields/
Wabash and Shields/Wakerobin intersections.
IV. Conclusions
The following summarizes the significant findings as a result
of this study:
- Traffic from a portion of the Mountainridge Farm can be
handled on the area streets with various improvements.
Current traffic operation at the area intersections is
acceptable.
- The Mountainridge Farm, Phases 1 and 2 will gain primary
access to the street system via Wabash Street, which will intersect
with Shields Street at a T intersection.
- With development of Phase 1, the key intersections operate
acceptably. At the Shields/Wabash intersection, the eastbound left
turns will experience delays which are common at arterial/local
street intersections with stop sign control. The following
auxiliary lanes should be built at the Shields/Wabash intersection:
1) sorthbound right -turn radius and taper, 2) northbound left -turn
lane, 3) eastbound right -turn lane, and 4) eastbound left -turn
lane. These can be striped on anticipated new pavement. Some
widening will likely be necessary of Shields Street, not adjacent
L
I
to Mountainridge Farm, to meet the requirements of the southbound
right -turn taper.
- With development of Phases 1 and 2, the key intersections
will operate acceptably. During peak hours, eastbound left turns
at the Shields/Wabash intersection will experience some delays.
The auxiliary lanes mentioned above will handle the traffic at this
level of development in a safe, efficient manner.
Phases 3 and 4 of Mountainridge Farm can occur when
alternative access is provided either via extension of Seneca
Street to Horsetooth or connecting Troutman Parkway to Shields
Street.
- Troutman Parkway will go through the property to the south
of Mountainridge Farm. When development proposals are put forth
for this property, the traffic study should evaluate the long range
impacts which will include development on all the nearby properties
including Mountainridge Farm..
7
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MEMORANDUM
To: Steve Hair, Community Construction, Inc.
Eldon Ward, Cityscape
Fort Collins Staff
From: Matt Delich
Date: March 30, 1992
Subject: Mountainridge Farm traffic study (File: 9217MEM1)
Verbal authorization to proceed with the traffic study
for Mountainridge Farm development was received on March 13,
1992. Poudre School District and CSU spring break occurred
the week of March 16-20, 1992. Therefore, traffic data could
not be collected until the week of March 23-27, 1992.
Realizing that this would not provide sufficient time to
submit this traffic report by March 30, 1992, a delay for this
element of the submittal was requested of the Fort Collins
Planning Department staff. Staff agreed to allow the delay
for the above reason and also that the submittal was
considered to be a "Preliminary Submittal." Therefore, there
will be ample time to submit the traffic study in.a few weeks
and still allow enough time for review and comments by city
staff.
Mountain Ridge Farm PUD - Preliminary, #18-92
May 18, 1992 P & Z Meeting
Page 4
sufficient variety in openings and fence height so that the
monotony of stockade perimeter fencing is avoided.
The Preliminary P.U.D. indicates landscaping along Shields Street,
and at the entry at Wabash. The intent is to create a pleasing
streetscape with a variety of materials. Exact species, sizes, and
locations will be determined at Final P.U.D.
6. Solar Orientation:
The project has 78% of the lots within 30 degrees of a true east -
west line. This exceeds the minimum requirement of 65%. With this
amount of solar oriented lots, the project was able to obtain a 10%
bonus on the Residential Uses Point Chart. Staff applauds this
effort to exceed the minimum requirements. In particular, Lots 31-
39, and 41 will have southern exposure at the back of the lot
bordered by a detention pond acting as permanent open space. Such
an arrangement will allow excellent solar access combined with the
privacy that is so desirable.
7. Transportation:
For Mountain Ridge Filing One, sole vehicular access is from
Wabash. Shields and Wabash is an arterial/local intersection where
the eastbound left turn will experience delays. This delay is
common at arterial/local intersections that are controlled by a
stop sign versus a traffic signal. Until Wabash is extended to
Troutman Parkway to provide alternative access, the Shields/Wabash
intersection is the only access point.
In the short term, Shields/Wabash is expected to be a tee
intersection, and remain unsignalized. In the long term, as Wabash
is extended from Four Season to create a four-way intersection, a
signal may be warranted.
According to the Mountain Ridge Farm Site Access Study, (Delich,
1992), the following improvements must be made to mitigate the
traffic impacts associated with Mountain Ridge Filing One:
A. Southbound Shields right -turn deceleration lane
B. Northbound Shields left turn deceleration/storage lane
C. Eastbound Wabash left turn lane, right turn lane
D. Westbound Wabash one lane
E. West half of Shields Street to arterial cross section
To accommodate the access requirements of the Poudre Fire
Authority, a temporary second point of access will be provided at
the Crestway Court cul-de-sac. This temporary access will be
vacated only at the time a permanent second point of access is
provided by Wabash being extended to Troutman Parkway.
Mountain Ridge Farm PUD - Preliminary, #18-92
May 18, 1992 P & Z Meeting
Page 5
The Transportation Department has reviewed the traffic impact
analysis. The proposed improvements are expected to mitigate the
traffic associated with this development. These improvements will
be designed at the time of Final P.U.D.
RECOMMENDATION
Staff finds the request for Mountain Ridge Filing One Preliminary
P.U.D. is in conformance with the Amended Arapahoe Farm - Mountain
Ridge Overall Development Plan. The proposed density is justified
by the performance on the Residential Uses Point Chart and the All
Development Chart of the Land Development Guidance System. Staff,
therefore, recommends approval of Mountain Ridge P.U.D., Filing
One, Preliminary, #18-92.
ITEM' MOVNTAINRIDGE FARM - Preliminary
NUMBER: 1 s-92
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3. HIGH SCHOOL PREVEW
GENERAL NOTES
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SIGNATURE BLOCK
HARMONY
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SCHOOL PROJECTIONS
PROPOSAL: MOUNTAINRIDGE FARM PUD
DESCRIPTION: 41 single family units on 11.1 acres
DENSITY: 3.69 du/acre
General Population
41 (units) x 3.5 (persons/unit) = 143.5
School Age Population
Elementary - 41 (units) x .450
Junior High - 41 (units) x .210
Senior High - 41 (units) x .185
Affected Schools
Johnson Elementary
Webber Junior High
Rocky Mountain Senior High
(pupils/unit) =
18.45
(pupils/unit) =
8.61
(pupils/unit) =
7.59
Design
Capacity
Enrollment
568
566
900
834
1312
1191