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Home My WebLink AboutHIGH TOP CULTIVATION FACILITY - BDR200006 - SUBMITTAL DOCUMENTS - ROUND 1 - TRAFFIC STUDY7200 South Alton Way, Suite C400, Centennial, CO 80112 303-740-9393 x Fax: 303-721-9019 x www.jrengineering.com March 26, 2020 Martina Wilkinson City of Fort Collins Traffic Operations Department 281 North College Avenue PO Box 580 Fort Collins, CO 80522 RE: Traffic Letter – High Top Development JR Engineering Project No. 39783.00 Dear Ms. Wilkinson: This Traffic Letter has been prepared to provide a recommendation on whether a change-of-use permit from the Colorado Department of Transportation (CDOT) is required for the conversion of a portion of an existing building to a marijuana cultivation facility. The existing building is located at 6629 South College Avenue in Fort Collins, and the project is referred to as the High Top Development. The scope of this letter will be limited to changes proposed to the land use and site plan and the effects of these changes on the anticipated trip generation. The project is shown on the Kind Care of Colorado Lot 2 site plan. Lot 1 includes the existing Kind Care marijuana dispensary. Lot 2 is specifically located within the northeastern corner of Section 14 of Township 6 North, Range 69 West, 6th Principal Meridian, City of Fort Collins, County of Larimer, and State of Colorado. The lot is located on the southwestern corner of the intersection of West Trilby Road and South College Avenue (US 287). The lot is accessed by an existing right-in, right-out (RIRO) located approximately 300 feet south of Trilby Road on the west side of US 287. A vicinity map is shown in Appendix A. JR Engineering understands that a full Traffic Impact Study is not required due to the changes to the Kind Care of Colorado Lot 2 site plan, but that a Traffic Letter is required to address the change in trip generation from the site compared to the existing conditions. Trip Generation Summary Trip generation has been calculated from the latest data contained within the Institute of Transportation Engineers' (ITE) Trip Generation Manual, 10th Edition. Based on the updated site plan, the site was studied as ITE Code 110 (General Light Industrial) with 10 employees. Based on the land use and the guidelines within Volume 1 of the Trip Generation Manual, JR used the fitted curve equation from the Trip Generation Manual for the weekday, AM peak hour, and PM peak hour trips generated for the General Light Industrial (ITE 110) land use. The project is expected to generate the approximate following number of trips at full build-out (10 employees): Traffic Letter Page 2 High Top Development March 26, 2020 7200 South Alton Way, Suite C400, Centennial, CO 80112 303-740-9393 x Fax: 303-721-9019 x www.jrengineering.com • 50 weekday daily trips • 3 AM peak hour vehicle trips, split 2 (83%) entering and 1 (17%) exiting • 1 PM peak hour vehicle trips, split 0 (22%) entering and 1 (78%) exiting The trip generation reports are included in Appendix B. The reports show a summary of land use, trip generation rates, and the total volume added to the adjacent streets. No adjustments were made for internal capture trips or pass-by trips. The largest vehicular wheel base expected to use the access would be a garbage truck from Ram Waste Based on the data from current studies found in the Trip Generation Manual, 10th Edition, the volume of traffic utilizing the access to the property will only increase by 15% based on peak hour volumes calculated from the proposed average trips per day taken from the Hauser Architects 2017 site plans for the marijuana dispensary. (10% of the proposed 196 daily trips was used as a conservative estimate for peak hour volume). The traffic volumes for the site access are found in Table 1 below, as well as Appendix C. Based on this number the impact to the existing traffic will not require additional improvements to the roadway system and is expected to produce fewer trips than required for a change- of-use permit. Table 1. Site Access Traffic Volumes Kind Care of Colorado Site Access Traffic AM Peak Hour PM Peak Hour Daily Trips Existing* Projected Increase Existing* Projected Increase Existing Projected Increase Enter 10 12 25% 10 10 0% 98 123 26% Exit 10 11 10% 10 11 10% 98 123 26% Total 20 23 15% 20 21 5% 196 146 26% *Existing traffic counts based on projected average daily trips per Hauser Architects 2017 site plans Conclusion This Traffic Letter has been prepare to determine the overall impact of the High Top Development on existing traffic in the area and whether it requires a change-of-use permit from CDOT. Based on the changes described herein to the anticipated trips generated, JR Engineering is of the opinion that the findings and impacts stated to the existing roadway network are unnecessary to require a change of use permit from the CDOT. If you have any questions or comments, please feel free to contact me at efarney@jrengineering.com or 303-267-6183. Sincerely, JR Engineering, LLC Eli Farney, PE, PTOE Director of Public Works Attachments: Appendix A: Vicinity Map Appendix B: Trip Generation and Land Use Summary Reports Appendix C: Site Traffic Map 7200 South Alton Way, Suite C400, Centennial, CO 80112 303-740-9393  Fax: 303-721-9019  www.jrengineering.com APPENDIX A VICINITY MAP A Westrian Company SITE 7200 South Alton Way, Suite C400, Centennial, CO 80112 303-740-9393  Fax: 303-721-9019  www.jrengineering.com APPENDIX B TRIP GENERATION AND LAND USE SUMMARY REPORTS Trip Generation Summary Open Date: Analysis Date: 3/24/2020 Project: High Tops 3/24/2020 Alternative: Alternative 1 Phase: ITE Land Use * Enter Exit Total * Enter Exit Total * Enter Exit Total Weekday Average Daily Trips Weekday AM Peak Hour of Adjacent Street Traffic Weekday PM Peak Hour of Adjacent Street Traffic 110 Marijuana Cultivation Warehouse 10 Employees 25 25 50 2 1 3 0 1 1 Unadjusted Volume 25 25 50 2 1 3 0 1 1 Internal Capture Trips 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 25 25 50 2 1 3 0 1 1 Pass-By Trips Volume Added to Adjacent Streets Total Weekday Average Daily Trips Internal Capture = 0 Percent Total Weekday AM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent Total Weekday PM Peak Hour of Adjacent Street Traffic Internal Capture = 0 Percent TRIP GENERATION 10, TRAFFICWARE, LLC P. 1 Source: Institute of Transportation Engineers, Trip Generation Manual 10th Edition * - Custom rate used for selected time period. Detailed Land Use Data Project: Open Date: High Tops Analysis Date: 3/23/2020 3/23/2020 For 10 Employees of Marijuana Cultivation Warehouse ( 110 ) General Light Industrial Day / Period Rate Avg Rate Min Rate Max Dev Std Trips Pass-By Size Avg Enter Exit % % Eq. Use Trips Equation R2 Total Weekday Average Daily Trips 50 0 3.05 1.53 23.5 1.64 80 50 50 True Ln(T) = 0.77 Ln(X) + 2.13 0.85 Source : Trip Generation Manual 10th Edition Weekday AM Peak Hour of Adjacent Street Traffic 3 0 0.52 0.05 2.07 0.26 91 83 17 True T = 0.54(X) - 2.2 0.85 Source : Trip Generation Manual 10th Edition Weekday PM Peak Hour of Adjacent Street Traffic 1 0 0.49 0.04 2.33 0.23 84 22 78 True T = 0.54(X) - 3.96 0.85 Source : Trip Generation Manual 10th Edition TRIP GENERATION 10, TRAFFICWARE, LLC 1 Source: Institute of Transportation Engineers, Trip Generation Manual 10th Edition 7200 South Alton Way, Suite C400, Centennial, CO 80112 303-740-9393  Fax: 303-721-9019  www.jrengineering.com APPENDIX C SITE PLAN A Westrian Company HIGH TOP SITE X:\3970000.all\3978300\Word\Reports\Traffic\Drawings\High Tops TIS Figures.dwg, C-Site Map, 3/26/2020 12:47:57 PM, farneye