HomeMy WebLinkAboutPINECONE PUD OVERALL DEVELOPMENT PLAN - 60 91A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSrrEM NO. 21
MEETING DATE 4/27/92
STAFF Ted Shepard
(M60-MMI
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Pine Cone P.U.D. - Overall Development Plan, #60-91A
APPLICANT: Timberline Partners, Limited
c/o Cityscape Urban Design
3030 South College Avenue
Fort Collins, CO. 80525
OWNER: William W. Reynolds, Partner
Timberline Partners, Limited
4875 Pearl East Circle
Boulder, CO. 80301
PROJECT DESCRIPTION:
This is a request for an overall
P.U.D. The site consists of
northeast corner of Timberline
b-p, Planned Business and R-P,
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
Development Plan for the Pine Cone
170 acres and is located at the
and Horsetooth Road. The zoning is
Planned Residential.
The request for an O.D.P. for Pine Cone P.U.D. is an amendment of
Greenfield Village Master Plan approved in 1981. The Poudre R-1
School District owns 68 acres designated as Parcels B-1 and B-2.
This is shown for informational purposes. This parcel is not
officially a part of the O.D.P.
The O.D.P. is in conformance with the Land Use Policies Plan and
the Neighborhood Convenience Shopping Center: Design Guidelines
Policies, and Criteria, elements of the City's Comprehensive Plan.
The proposed land uses are compatible with the surrounding area.
The vehicular and non -vehicular transportation networks have been
reviewed and evaluated and found to be feasible from a traffic
engineering standpoint.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P & Z Meeting
Page 10
access to Horsetooth Road between Parcels F and G. These two
collectors are designed to be short in length and relatively
circuitous to discourage "cutting -through" the section.
Secondary access to Parcel A from Timberline will be restricted to
a southbound left, right-in/right-out curb cut which will align
with the northerly drive -way of Platte River Power Authority. This
curb cut will not allow left turn exits, or a straight -through
movement into the P.R.P.A. parking lot..
Secondary access to Parcel B-1 from Timberline will via a full
turning local .street that aligns with Danfield Court. This will
not be signalized. During peak periods, alternative egress can be
gained via an internal (B-1) connection to Vermont.
Secondary access into Parcel A from Horsetooth will be from a curb
cut which will align with an approved curb cut in the Fox Meadows
Business Park. This curb cut will be restricted to a right-
in/right-out.
Secondary access into the common boundary between Parcel A and
Parcel B-1 (high school parking lot) will align with Arctic Fox
Drive. This curb cut will allow full turn movements with no
restrictions. As with many arterial/local intersections, left turn
exits during peak periods may experience some delay. Alternative
access for residents of Fox Meadows can be made via Bighorn Drive
during these periods.
The north/south collector, between Parcels F and G will form a "t"
intersection with Horsetooth with no restrictions.
The O.D.P. has been reviewed for impacts on the perimeter arterial
streets -and -for --internal collector circulation. The impacts are
mitigated by the design considerations and the vehicular system is
feasible from a traffic engineering standpoint.
10. Alternative Transportation Network:
A bicycle/pedestrian network is planned to encourage internal
circulation among the various land uses within the section. This
network consists of three connected components that consider both
on -site and off -site circulation patterns.
First, the north path will begin at Timberline Road and follow the
east - west drainage easement and serve Parcels D, P, C. and K.
With future adjacent development, this path could be extended to
Drake Road which would then provide easy access to the Poudre River
Trail via the C.S.U. Nature Center.
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P & Z Meeting
Page 11
Second, the central section will connect the north path to the
neighborhood park, the high school athletic fields, and the north -
south collector street. This path will allow non -vehicular access
to the north entry of the high school.
Third, the southern section will connect the commercial center,
high school main entrance, and serve Parcels F. G, H, and N. This
path will connect with the central path at the north -south
collector street. From the collector street east, the path will
follow a drainage easement.
Both the northern and southern sections will terminate at the
eastern property line of the O.D.P. This will. create the
opportunity to form a loop around the eastern perimeter of the
entire O.D.P. as a future recreational improvement.
RECOMMENDATION:
Staff finds the request to amend the former Greenfield Village
Master Plan with the Pine Cone Overall Development Plan is in
conformance with the adopted Land Use Policies Plan and other
elements of the City's Comprehensive Plan. Staff, therefore,
recommends approval of Pine Cone Overall Development Plan, #60-91A.
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ITEM: PINECONE PUD - O.D.P.
NUMBER: 60-9IA
PINECONE OVERALL
ITEM: DEVELOPMENT PLAN#
'Includes New High School Site
ITEM: PINECONE PUD
Overall Development Plan & F.C.H.S.
NUMBED: 60-91 A, B
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PINECONE PUD
Overall Development Plan
Statement of Planning Objectives
March 2, 1992
Planning Opportunities
The planning of the Pinecone property has presented a rare
opportunity to create a neighborhood area that may achieve many
more of the adopted Goals and Objectives, Land Use Policies,
elements of the Fort Collins Area Transportation Plan, and early
findings'of the Neighborhood Compatibility study.
The square mile section including the Pinecone property -
bounded by Horsetooth Road, Timberline Road, Drake Road, and Minor
Road -'comprises a number of unique characteristics that affect the
master planning process:
There are no existing subdivisions in the section. This
means that current master planning for the area - unlike
to conditions found in most sections around the perimeter
of the city - is not forced to work around previous
development plans.
Physical constraints indicate that continued urban
development to the east of this section.is unlikely.
The entire section (with the exception of the small USDA
tract) is held in four large ownerships.
An unusual major land use - the proposed high school -
_ presents substantial opportunities and constraints ^in
T planning the surrounding development areas.
Proiect Goals
The proposed Overall Development Plan has been prepared with
a number of planning goals and concepts in mind; giving special
attention to elements affecting neighborhood compatibility:
I. Create a successful mixed use development.
- Provide the framework for a viable master planned
community by defining a number of development parcels
that can accommodate a mix of uses - likely to be
constructed by multiple builders/developers - with the
potential to share amenities, storm drainage
improvements, and/or other common elements.
Plan for a land use mix with complementary uses within
easy walking distance of each other.
Allow flexibility for the development of a range of
housing types at Pinecone, with the ability to respond to
changing market demands.
Plan for the ability to construct a viable neighborhood
(supermarket based) shopping center to meet the demands
of adjacent neighborhoods, and provide an alternative to
regional retail shopping areas on College and Harmony.
II. While recognizing traditional traffic management needs, create
a circulation system that - where practical - makes bike and
pedestrian access between uses more convenient than automobile
access.
Include design characteristics - such as entry streets
tailored to serve differing land uses - which lend
clarity and identity to residential neighborhoods.
Provide neighborhood street systems that promote
neighborhood integrity, by restricting extraneous
motorized traffic from low density residential areas.
Design a collector street system that can gather traffic
from a neighborhood and carry it to an arterial street;
yet divert "through" traffic away from local traffic.
Plan a viable, integrated bike and pedestrian system for
the Pinecone community, including safe, direct pedestrian
and bike access from residential to shopping areas and
the high school.
- -- -- - Encourage private and institutional part icipation.-in-mass----
transit, car pooling, and other alternative
transportation modes, focused on the reduction of single
occupant automobile trips; particularly those related to
high school use.
Provide opportunities to reduce "lunch hour" automobile
trips from the high school.
III. Provide land use transitions and creative relationships
between uses.
- Protect defined neighborhood areas from the intrusion of
activities which may have negative impacts upon
residents; particularly traffic generated by more
intensive uses.
- Plan an integrated system of open spaces using the major
recreational area formed by the proposed city park and
the high school athletic fields as a major neighborhood
focal point and land use buffer.
Plan the high school site as a transitional use between
the commercial and residential areas, while avoiding
conflicts - particularly in terms of traffic circulation
- with other development areas.
Create a city park that:
* Provides benefit to the maximum number of
neighborhood residents;
* Combines with the open space and recreational
facilities included at the high school to buffer
the planned residential areas from the more intense
uses.
Allow for the unique opportunity to coordinate the design
and governance of the neighborhood service center with
the high school as a community focal point; to provide
greater educational opportunities; provide direct
pedestrian access between these two uses; and promote a
beneficial - rather than adversarial - relationship
between the school, commercial uses, and community
residents.
* Because of the unique situation with the high
school site - and in order to achieve a significant
number of goals, objectives, and policies not
ordinarily achieved - the proposed neighborhood
service center is not located at the intersection
of a collector and an arterial. Rather, it - like
the other viable neighborhood centers in Fort
Collins - is located at the intersection of two
arterials. -
The intent of promoting neighborhood centers to
locate at arterial/collector intersections is to
allow a portion of the market served by the center
to access it without using arterial streets. The
proposed neighborhood service center meets this
goal by allowing direct bike and pedestrian access
from the Pinecone neighborhoods as well as the high
school; and direct vehicular access from the Fox
Meadows subdivision.
Phased Implementation.
Construction of the first phases of development at Pinecone is
expected to begin in the fall of 1992, and continue through the
year 2000. Upon completion of the high school and neighborhood
shopping center, approximately 500 persons are expected to be
employed at Pinecone.
i
PINECONE PUD LAND USE BREAKDiWN — OVERALL DEVELOPMENT PLAN
MARCH 2, 1992
PARCEL
LAND USE
GROSS
AREA
DWELLING
DENSITY
FLOOR
AREA
UNITS
A
Neighborhood
i11.7
ac.
units
0
du/ac
100,000
sq.
ft.+
Service Center
1
B
High School
28.0
ac.
units
0
du/ac
350,000
sq.
f t . +
Building Area &
Day Care
C
Park & Athletic
54.8
ac.
units
0
du/ac
sq.
ft.
Fields
D
Multi —Family &
15.1
ac.
200
units
13.25
du/ac
6,000
sq.
ft.+
Convenience
E
Business
4.3
ac.
units
0
du/ac
50,000
sq.
f t . +
Services
F
Low Density
5.6
ac.
22
units
3.93
du/ac
sq.
ft.
G
Low Density
14.2
ac.
60
units
4.23
du/ac
sq.
ft.
H
Low Density
10.2
ac.
40
units
3.92
du/ac
sq.
ft.
J
Low Density
8.8
ac.
30
units
3.41
du/ac
sq.
ft.
K
Low Density
9.5
ac.
36
units
3.79
du/ac
sq.
ft.
L
Low Density
5.7
ac.
22
units
3.86
du/ac
sq.
ft.
M
Low Density
18.2
ac.
72
units
3.96
du/ac
sq.
ft.
N
Low Density
21.3
ac.
85
units
3.99
du/ac
sq.
ft..
P
Low & Medium
30.8
ac.
160
units
5.19
du/ac
sq.
ft.
Density
TOTALS
2,38.2
ac.
727
units
5.22
du/ac
506,000
sq.
ft.+
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P'& Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: FA-1 (County); Rural residential and agricultural research
S: R-L-P; Residential (Fox Meadows and English Ranch)
E: FA-1 (County); Rural residential and agricultural research
W: I-P, R-L-P; R-L; Existing office, industrial and residential
The area now known as Pine Cone Overall Development Plan is a
consolidation of two large parcels. The southerly parcel,
consisting of 69 acres, was annexed and zoned as the Timberline
Second Annexation in 1979. The northerly parcel, consisting of 168
acres, was annexed and zoned as the Blue Spruce Farm Annexation in
1987. The 68 acre parcel, B-1 and B-2, is deleted from official
consideration by the request of the Poudre R-1 School District.
The original 1987 zoning on Blue Spruce Farm was T, Transitional.
The 168 acre property was rezoned to R-P (131 acres) and b-p (37
acres) in February of 1992.
The southerly parcel (69 acres) became known as Greenfield Village
and was originally master planned, with a first phase Final P.U.D.,
in 1979. These filings identified a 15 acre neighborhood shopping
center directly on the corner of Timberline and Horsetooth. A
phase two Final P.U.D. was approved in 1980. Both P.U.D.Is
subsequently expired.
In_19.8.1.,_Greenfield Village Master Plan was amended to enlarge the
commercial area to include an office park. It also modified the
residential densities upward. In that same year, a first phase
Preliminary P.U.D. was approved for multi -family housing on 8.5
acres. This P.U.D. has also expired.
A neighborhood information meeting was held on April 29, 1991 to
discuss an Overall Development Plan,. now referred to as Pine Cone.
This version was never submitted for formal review.
The present submittal recognizes the acquisition by Poudre R-1
School District of 68 acres for a high school, and potential
acquisition by the City of Fort Collins of 15 acres for a
neighborhood park.
DESCRIPTION OF PINECONE, P.U.D.
A tract of land located in the W 1/2 and SE 1/4 of Section 29, T7N,
R68W, of the 6th P.M., in Larimer County, Colorado, being more
particularly described as follows:
Considering the west line of the NW 1/4 of said Section 29 as
bearing, N 00*04132" W, and with all bearings contained herein
relative thereto.
Commencing at the W 1/4 corner of said Section 29; thence, along
said west line, N 00004132" W, a distance of 530.00 feet to the
Point of Beginning; thence, continuing along said west line, N
00004132/1 W, a distance of 793.00 feet; thence, leaving said west
line, S 89025118/1 E, a distance of 1380.61 feet; thence, S 00009108
W, a distance of 800.00 feet; thence S 89025118" E, a distance of
1266.09 feet to a point on the north -south quarter line of said
Section 29; thence, along said quarter line, S 00007131/1 E, a
distance of 622.98 feet; thence, leaving said quarter line, S
89025118/1 E, a distance of 1295.89 feet; thence, S 00007131" E, a
distance of 1226.89 feet to a point on the south line of the N 1/2
of the SE 1/4 of said Section 29; thence along said south line, N
89028158/1 W, a distance of 1668.801 feet; thence, S 00013123" W, a
distance of 1328.61 to the South line of the SW 1/4 of said Section
29; thence, along said South line N 89032137" W, a distance of
2266.45 feet to the SW corner, of said Section 29; thence along the
west line of the SW 1/4 of said Section 29, N 00002157/1 W, a
distance of 2562.13 feet; thence, leaving said west line, S
89025118/1 E, a distance of 400.00 feet; thence, N 00002157" W, a
distance of 630.00 feet; thence, N 89025118" W, a distance of
400.24 feet to.the Point of Beginning.
Contains 237.811 acres more or less. Subject to easements,
restrictions and reservations of record, if any.
Description was prepared from M&I description dated 8/15/83 and
Book 2281, Page 1964, Larimer County Records.
EXECUTIVE SUMMARY
Pinecone PUD is a proposed commercial/residential development
which also includes the new Fort Collins High School. It is
located east of Timberline Road and north of Horsetooth Road in
Fort Collins, Colorado. This site access study involved the steps
of.trip generation, trip distribution, trip assignment, capacity
analysis, traffic signal warrant analysis, and accident analysis.
This study assessed the impacts of Pinecone PUD on the long
range (2010) street system in the vicinity of the proposed devel-
opment. As a result of this analysis, the following is concluded:
The development of Pinecone PUD is feasible from a traffic
engineerjng-- standpoint. At full development as proposed,
approximately 25,640 trip ends will be generated at this site. Not
all of these will be new trips. Some will be pass -by trips on the
area streets as part of the background traffic. The high school
trip generation was based upon data collected at Rocky Mountain
High School in Fort Collins. The trip generation rates developed
from this data were significantly higher than those shown in Trip
Generation, 4th Edition. This local data source was deemed to be
more appropriate.
- Based upon current traffic volumes and existing geometrics,
the Timberline/Horsetooth signalized intersection operates
acceptably.
As Pinecone PUD develops and traffic increases, a signal -
will be warranted at the Timberline/Vermont intersection. Vermont
is a major street serving the business park development west .of
Timberline, and -will be designated as a collector street serving
Pinecone PUD.
_ - With full development of all the proposed uses in Pinecone
PUD, the Timberline/Horsetooth and Timberline/Vermont signalized
intersections-w-i-l-l-operate acceptably. Selected movements_at-s.ome
stop sign controlled intersections will not operate acceptably.
This operation will be due to the background traffic on Timberline
Road and Horsetooth Road. There is little that can be done to
improve this operation. There are alternative means of egress
where this does occur. Selective accesses should be restricted to
limited turns as shown in Figure 7. This recommendation is made
assuming the build out future traffic volumes. The limited turn
accesses can initially be implemented as full turn intersections
and changed as traffic operation and safety dictates.
- Streets and intersections internal to Pinecone PUD will
operate acceptably.
- With proper traffic control and the recommended geometrics,
the accident rate should be minimal for typical'urban conditions.
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SITE LOCATION Figure 1
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DRAKE ROAD
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HORSETOOTH ROAD
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PRIMARY STREETS Figure 2
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SITE PLAN Figure 4
TABLE 2
Trip Generation
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
Parcel A
Neighborhood Retail
7430
122
53
305
318
Center - 100
KSF
Parcel B
High School -
1800
students
5250
655
355
112
169
Parcel C
Neighborhood Park
&
200
77
55
93
93
H.S. Athletic
Fields
Day Care - 100
students
700
63
56
62
67
Parcel D
C-store/gas &
retail
- 6KSF
3000
85
80
95
100
Multi -Family -
200
D.U.
1170
14
75
75
37
Parcel E
Business Services
-
4.3
Ac 2620
44
19
106
110
Parcel F
Single Family
- 22
D.U.
220
5
12
14
8
Parcel G
Single Family
- 60
D.U.
600
13
33
38
22
Parcel H
Single Family
- 40
D.U.
400
8
22
25
15
Parcel J
Single Family
- 30
D.U.
300
6
17
19.
1'l—
Parcel K
Single Family
- 36
D.U.
360
8
20
23
13
_ Parcel L
Single Family
- 22
D.U.
220
5
12
14
8
Parcel M
Single Family
- 72
D.U.
720
15
40
45
27
Parcel N
Single Family
- 85
D.U.
850
18
47
54
31
Parcel P
Single Family
- 1{0 D.U.
1600
34
Be
101
59.
Land Use
The square mile containing the Pinecone PUD is currently in
agricultural use. There is currently sparse development east of
Timberline Road in Fort Collins. However, a major employer
(Hewlett Packard) is located approximately .one mile to the
southeast of Pinecone PUD. The center of Fort Collins lies to the
northwest of the Pinecone PUD.
The adjacent land uses near Pinecone PUD are as follows: 1)
to the west are light industrial/office across Timberline.Road; 2)
to the north, there are currently agricultural uses; 3) to the
east, terrain drops off into the valley of the Cache La Poudre
River; and 4) to the south are residential uses. It is expected
that there will be commercial development along Timberline Road to
the south of Horsetooth Road. The topography in the area is
essentially flat.
Roads
The primary streets near Pinecone PUD are shown in Figure 2.
Timberline Road borders Pinecone PUD on the west. It is a north -
south street designated as a major arterial on the Fort Collins
Master Street Plan. Its existing cross section has one 12 foot
lane in each direction. The posted speed limit is 45 mph on
Timberline Road in this area. Sight distance is generally not a
problem. Currently, intersections along Timberline Road are
signalized at Harmony Road, Horsetooth Road, Drake Road, and
Prospect Road. These signals are -all one mile apart. It is
expected that in the future, signals may be warranted at the
Timberline/Vermont and Timberline/Caribou intersections. Signal
warrants at Timberline/Vermont intersection will be addressed later
in this report. In the future, Timberline Road is expected to be
a six lane street according to the Fort Collins Master Street Plan.
When Timberline Road is connected to SH 14 across the Cache La
Poudre River, it is expected that traffic volumes will increase
dramatically on Timberline Road. This is expected to occur before-
-the -year 2000--
Horsetooth Road borders Pinecone PUD on the south. It is an
east -west street designated as an arterial on the Fort Collins
Master Street Plan. Horsetooth Road is currently a two lane street
east of Timberline Road. It is widened near the Timberline Road
intersection.
Existing Traffic
Daily traffic flow is shown in Figure 3. These are machine
counted volumes conducted by the City of Fort Collins in 1991.
2 \
In addition to the daily count data, morning and afternoon
peak hour traffic data were obtained in February 1992 at the
Timberline/Horsetooth intersection. The peak hour turning
movements are also shown in Figure 3. All raw traffic data are
presented in Appendix A.
Existing Operation
Using the traffic volumes shown in Figure 3 and the existing
geometrics and control, the Timberline/Horsetooth intersection
operates as indicated in Table 1. Calculation forms for these
analyses are provided in Appendix B. Appendix C describes level
of service for signalized and unsignalized intersections as
provided in the 1985 Highway Capacity Manual. During the -peak
hours, the Timberline/Horsetooth . intersection operates at
acceptable levels of service. Acceptable level of service_ is
defined as level of service D or better.
III. PROPOSED DEVELOPMENT
Pinecone PUD is a proposed mixed -use development located north
of Horsetooth Road and east of Timberline Road in Fort Collins.
It will include residential, commercial, and high school uses.
Figure 4 shows a schematic of the site plan of Pinecone PUD,
indicating parcels which relate to the uses indicated in Table 2,
Trip Generation. As indicated earlier, one level of analysis was
performed which assumed build out of this development with a year
2010 level of traffic. Access locations to Pinecone PUD are also
shown in Figure 4. Operation, geometrics, and turn limitations on
the various accesses will be discussed later in this report. -
Volumes on streets internal to Pinecone PUD are expected to be
typical for residential development. Therefore, internal
intersections were not analyzed. The accesses are numbered for
easy reference later in this report.
Trip Generation
Trip generation is important in considering the impact of a
development such as this upon the existing and proposed street
system. A compilation of trip generation information was prepared
by the Institute of Transportation Engineers and is presented in
Trip Generation, 4th Edition. This document was used to project
trips that would be generated by the proposed uses at this site.
Table 2 shows the expected trip generation on a daily and peak hour
basis.
Since the new Fort Collins High School is such an, integral
part of the Pinecone PUD, special studies were conducted to
3
determine the trip generation characteristics of a high school,
particularly a Fort Collins high school. Appendix D contains a
memorandum discussing the relationship between the ITE trip
generation rates for high schools and data collected at Rocky
Mountain High School in Fort Collins.
A shopping center use was used for the proposed retail uses
in the neighborhood shopping center. This was used rather than the
trip generation for the individual users such as, grocery store,
hardware store,.drug store,.etc. Trip generation characteristics
at multi —use centers have, for many years, been a concern to the
Trip Generation Committees at the Institute of Transportation
Engineers. Specifically, questions have been raised about whether
the trip generation characteristics of multi —use centers are- the
same as for the individual components of the center. It appears
reasonable to assume that multi —use centers would potentially
generate less external vehicular trips because of internal matching
of trip ends within the center. In addition, one trip to a multi—
use center could satisfy a number of trip purposes at the same
time. In an effort to gain some insight to multi —use center trip
generation characteristics, the Colorado/ Wyoming Section Technical
Committee collected data at nine multi —use centers. It was found
that the trip generation estimate using the individual components
of the various centers predicted travel that was higher than the
actual driveway counts. The daily counts were approximately 7
percent higher. The morning peak hour was approximately 28 percent
higher. The afternoon peak hour was approximately 24 percent _
higher.
In addition to the above, the proximity of the high school to
the neighborhood center is expected to reduce the number of noon
high school vehicle trips significantly. The data collected at
Rocky Mountain High School indicated that the 1.5-2 hour period
around noon is the highest travel period of the day.
Trip Distribution
Directional distributions were determined for Pinecone PUD.
Three distributions were developed using the number of dwelling
units and the number of employees in each traffic analysis zone as
variables in the gravity models used. The data used was obtained
from the Fort Collins Transportation Department. The trip
distributions are shown in Figure 5.
Several land use generators such as shopping centers, drive—
in (fast food) restaurants, service stations, convenience markets,
and other support services (banks, etc.) capture trips from the
normal traffic passing —by the site. For many of these trips, the
stop at the site is a secondary part of 'a linked trip such as from
work to shopping center to home. In all of these cases, the
driveway volumes at the site are higher than the actual amount of
4
traffic added to the adjacent street system, since some of the site
generated traffic was already counted in the adjacent street
traffic. The pass -by assumption was 40% for retail. '
The procedure used to account for both pass -by traffic and
primary destination traffic is as follows:
- Estimate the trip generation rate as is currently done and
determine the total number of trips forecast to occur, based
on the size of the development.
Estimate the percentage of pass -by trips, and split the total
number of trips into two components, one for pass -by trips and
one for new trips.
- Estimate the trip distributions for the two individual
components. The distribution of pass -by trips -must- reflect ---
the predominant commuting directions on adjacent and nearby
roadway facilities. Most peak period pass -by trips are an
intermediate link in a work trip. -
Conduct two separate trip assignments, one for pass -by trips
and one for new trips. The distribution for pass -by trips
will require that trips be subtracted from some intersection
approaches and added back to others. Typically, this will
involve reducing through -roadway volumes and increasing
certain turning movements.
Combine the assigned trips to yield the total link loadings,
and proceed with capacity analysis as normally done.
Trip Assignment
Trip assignment is how the generated and distributed trips are
expected to be loaded on the street system. The assigned trips are
the resultant of the trip distribution process. Figure 6 shows the
morning and afternoon peak hour assignments of the Pinecone PUD
generated traffic at full build out of Pinecone PUD and other
nearby land parcels. Background traffic for the year 2010 was
determined following conversations with the Fort Co-1-1i-ns
Transportation Department staff. Recent traffic assignments done
by the City indicated year 2010 traffic volumes on Timberline Road
at 27,300 vehicles per day, and on Horsetooth Road at 13,200
'This pass -by factor was obtained using the following sources:
1. Transportation Engineering Design Standards, City of Lakewood,
June 1985.
2. Development and Application of Trip Generation Rates, FHWA/
USDOT, January 1985.
3. "A Methodology for Consideration of Pass -by Trips in Traffic
Impact Analyses for Shopping Centers," Smith, S., ITE Journal,
August 1986,.Pg.37.
4. Trip Generation, 4th Edition, ITE, 1987.
5
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P & Z Meeting
Page 3
2. High School Parcel:
The 68 acre high school parcel,designated as Parcels B-1 and B-2,
is shown for informational purposes only. It is not.officially a
part of the Pine Cone O.D.P. Due to a legal interpretation by the
Poudre R-1 School District, the parcel is excluded from the O.D.P.
based on the fear that inclusion would jeopardize the legal status
of being reviewed by state statutes versus the full force of the
City's Zoning Code. The District will not sign the O.D.P. if the
school property is included in the documents. This exclusion
reduces the size of the O.D.P. from 238 acres to 170 acres.
The O.D.P. and the new high school have not been reviewed and
evaluated as if separate, distinct parcels. The two projects have,
in fact, been reviewed concurrently with close coordination between
the ownership parties. Both entities (Timberline Partners and
Poudre R-1) have submitted and revised their plans during the same
review cycle. The new high school will be reviewed as a separate
Advisory Review on the same agenda as the O.D.P. By way of
example, the Site Access Study included the new high school as a
major component of the area being considered for development. The
deletion of the high school from the O.D.P. is considered an
ownership technicality that does not hinder the comprehensive
review of the entire 238 acres.
3. Context Within the Section:
Pine Cone lies within a section bounded by Drake, Timberline,
Hor.setooth.,_and_County Road #9. This section .is_unique_with_its—_— -
adjacency to the urbanized portion of the City yet with no existing
development to constrain the planning of land uses, streets, parks
and utilities. Still another unique feature is that there are only
four major land owners creating an opportunity for joint discussion
over master plan issues. The eastern portion of the section is
characterized by a steep slope known as the Poudre River Wall.
Other areas are used for agriculture and agronomy research. The
section is bounded on the .west and south with employment uses
(South Collins Tech Center and Horsetooth Business Park), future
business service uses (Fox Meadows Business Park), and residential
neighborhoods (Fox Meadows, Sunstone Village, English Ranch, and
Meadows East).
vehicles per day. These daily volumes were used as guides to
determine the long range future peak hour volumes.
IV. TRAFFIC IMPACTS AND ANALYSIS
Signal Warrants
As a matter of policy, traffic signals are not installed at
any location unless warrants are met according to the Manual on
Uniform Traffic Control Devices. However, it is possible to.
determine whether traffic signal warrants are likely to be met_
based upon projected traffic and utilizing_the _chart shown in
Appendix E. Using the peak hour traffic volumes shown in Figure
6, it is likely that a new traffic signal will be warranted at the -
Timber line/Vermont,(#2) intersection. Even though unacceptable
operation may occur -during the peak hours at stop sign controlled
intersections, traffic signals will not be. warranted. It is
important that alternative means .of access be provided so that
users of an intersection that operates unacceptably with stop sign
control are given travel options to avoid the movements that
operate unacceptably.
Operation Analysis
Capacity analyses were performed on the key intersections
which provide access to Pinecone PUD and the Timberline/Horsetooth
intersection for the long range (2010) traffic conditions. From
these analyses, geometric requirements on the adjacent streets can_
be determined.
Using the traffic volumes shown in Figure 6, the intersections
operate in the long range condition time period as indicated in
Table 3. Calculation forms for these analyses are provided_i,n.
.Appendix—F. The -signalized intersections operate acceptably -at
both Timberline/Horsetooth and Timberline/Vermont during the peak
hours. The stop sign controlled intersection (#1) will operate
acceptably except for left -turn exits in both peak hours and left -
turn entrances during the afternoon peak hour. Based upon recent
research (provided in Appendix G), the measured delay to the left -
turn exits would be on the order of 27-37 seconds per approach
vehicle in the morning peak hour and 40+ seconds per approach
vehicle in the afternoon peak hour. Based upon delay, the level
of service in the morning peak hour would be in the D/E category
and would be in the E/F category in the afternoon peak hour.
Recent research indicates that the capacity technique for stop sign
controlled intersections gives an overstatement of the level of
service. At the stop sign controlled intersections in Table 9, a
second level of service is shown for various turning movements.
A
TABLE 3
2010 Peak Hour Operation
Level of
Service (*)
Intersection
AM
PM
Intersection
#1
WB LT
F
(D/E)
- F
(E/F-)
WB RT
A
A
SB LT
D
(C)
E
(C/D)
Intersection
#2 [signal]
C
j
C
Intersection
#3
+
EB RT
A
A
-
WB RT
A
- A
SB LT
-
D
(C)
D
(C/D)
NB LT
E
(C/D)
E
(C/D)
Intersection
#4
WB RT
A
A
SB LT
D
(C/D)
E
(C/D)
Intersection
#5 [signal]
C
C
Intersection
#6
SB RT
A
A
Intersection
#7
NB LT
F
(D/E)
- F
(D)-
NB RT/T
E
D
SB LT
F
(D/E)
F
(D)
SB RT/T
B
_ B
EB LT
C
C
WB LT
A
A_ —
Intersection
#8.
SB LT
E
(C/D)
E
(D)
SB RT
A
A
EB LT
A
D
(*) Level of service considering vehicle delay based upon recent
research.
a
This operation, in parentheses, is based upon the research
mentioned above. At intersection #1, the westbound left turns
continue to operate unacceptably during the peak hours. There is
little that can be done to improve this. If possible, street .
connections to Drake Road and/or streets that are expected to be
signalized should be made. VEP-Onari-r
The Timberline/Danfield intersection (#3) was analyzed with
full movements and with limited turn movements. With full
movements at this stop sign controLled intersection, minor street
throughs and left turns will operate unacceptably. The business
park on the west side of Timberline Road will have alternative
access via the signalized intersection at Vermont. An access to
Vermont from the high school circular`driveway should be. provided
through the north parking lots.. Intersection #3_will be the bus
access to/from the high school. In the -short range future, this
access could be a full movement intersection. However, as -traffic
increases on Timberline, the minor street Left turns, especially
the slower accelerating buses, will find it very difficult to make
left turns to enter Timberline Road.
Intersection #4 is proposed to be a right-in/right-out/left-
in access to the commercial center. All allowed movements will
operate acceptably. Intersection #6 will operate acceptably with
right-in/right-out access. Intersection #7 (Hors etooth/Arctic Fox)
is intended to be a full turn stop sign controlled intersection.
During 1-2 hours a day, some movements will operate unacceptably.
This is typical of arterial/local street intersections. There is
little short of signalization that can be done to improve the
operation. However, signals are not warranted. Left turns from
Arctic Fox do have an alternative route via Big Horn Road.
Intersection #8 will operate acceptably during the peak hours. The
street/street intersections within Pinecone PUD will operate
acceptably. Volumes on the interior st-reets will be typical of
local and collector streets in Fort Collins.
Figure 7 shows the recommended long rang geometrics at the
intersections along Timberline Road and along Horsetooth—Road.
Intersections which are shown with turn restrictions can initially
be implemented as full movement intersections. .As traffic volumes
increase, particularly on Timberline Road, evaluations should be
conducted to determine when turn limitations should be implemented
at various intersections. The double left -turn lanes at the
Timberline/Horsetooth intersection are based on traffic projections
made in this and other traffic studies performed in this area of
Fort Collins. The absolute need for double left -turn lanes will
be determined as volumes in at this intersection. They are
suggested in this report so that the City of Fort Collins can plan
for the right-of-way or easements in order that they can be
implemented, if necessary.
7
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RECOMMENDED LONG RANGE GEOMETRICS Figure 7
j
r
tAccident Analysis
The recommended control devices and geometrics should minimize
vehicular conflicts and maximize vehicle separation. Therefore,
the accident rate should be at its minimum for a typical urban
condition.
VI. CONCLUSIONS
This study assessed the impacts of Pinecone PUD on the long
range (2010) street system in the vicinity of the proposed
development. As a result of _this analysis, the following is
concluded:
- The development of-Pinecone PUD is feasible from a traffic
engineering standpoint. _ At full development as proposed,
approximately,25,640 trip ends will be generated at this site. Not
all of these will be new trips. Some will be pass -by trips on the
area streets as part of the background traffic. The high school
trip generation was based upon data collected at Rocky Mountain
High School in Fort Collins. The trip generation rates developed
from this data were significantly higher than those shown in Trip
Generation, 4th Edition. This local data source was deemed to be
more appropriate.
- Based upon current traffic volumes and existing geometrics,
the Timberline/Horsetooth signalized intersection operates
acceptably.
- As Pinecone PUD develops and traffic increases, a signal
will be warranted at the Timberline/Vermont-intersection. Vermont
is a major street serving the business park development west of
Timberline, and will be designated as a collector street serving
Pinecone PUD.
- With full development of all the proposed uses in Pinecone
PUD, the Timberline/Horsetooth and Timberline/Vermont signalized
intersections will operate acceptably. Selected movements at some
stop sign controlled intersections will_ not operate acceptably.
This operation will be due to the background traffic on Timberline
Road and Horsetooth Road. There is little that can be done to
improve this operation. There are alternative means of egress
where this does occur. Selective accesses should be restricted to
limited turns as shown in Figure 7. `This recommendation is made
assuming the build out future traffic volumes.. The limited turn
accesses can initially be implemented as full turn intersections
and changed as traffic operation and safety dictates.
- Streets and intersections internal to Pinecone PUD will
operate acceptably.
0
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P & Z Meeting
Page 4
4. , Parcel Reference to the O.D.P.
A
NEIGHBORHOOD RETAIL
11.7 AC
100,000 S.F.
B-1
HIGH SCHOOL
.(1,800 STUDENTS)
28 AC
285,000 S.F.
B-1
HIGH SCHOOL FIELDS
39.7 AC
C
CITY PARK
15 AC
D
MULTI -FAMILY NEIGH. CONV.
15.1 AC
200 UNITS
6,000 S.F.
E
BUSINESS SERVICE
4.3 AC
50,000 S.F.
F
SINGLE FAMILY
(ALT. USE: MULTI -FAMILY)
5.6 AC
22 UNITS
G
SINGLE FAMILY
14.2 AC
60 UNITS
H
SINGLE FAMILY
10.2 AC
40 UNITS
J
SINGLE FAMILY
8.8 AC
30 UNITS
K
SINGLE FAMILY
9.5 AC
36 UNITS
L
SINGLE FAMILY
5.7 AC
22 UNITS
M
SINGLE FAMILY
18.2 AC
72 UNITS
N
SINGLE FAMILY
21.3 AC
85 UNITS
P
SINGLE FAMILY
30.8 AC
160 UNITS
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P & Z Meeting
Page 5
5. Comparison Between Pine Cone and Greenfield Village:
The following table represents the differences between Pine Cone
Farm Overall Development Plan (1992) and Greenfield Village Master
Plan (1981):
TOTAL ACRES
238 ACRES
69 ACRES
COMMERCIAL
11.7 ACRES
(100,000 S.F.)
19.6 ACRES
(128,700 S.F.)
OFFICE
0 SQUARE FEET
117,400 S.F.
BUSINESS SERVICE
4.3 ACRES
(50,000 S.F.)
0 ACRES
CONVENIENCE
6,000 S.F.
0 SQUARE FEET
HIGH SCHOOL
68.0 ACRES
-
NEIGHBORHOOD PARK
15.0 ACRES
-
MULTI -FAMILY
200 UNITS
530 UNITS
SINGLE FAMILY
527 UNITS
-
As can be seen by the Table, Pine Cone O.D.P. is a larger parcel,
containing a high school campus and neighborhood park. Greenfield
Village Master Plan envisioned a more compact development with more
commercial, office, and multi -family uses on less acreage. Where
_Greenfield anticipated 530 multi -family units, Pine Cone -is -planned
for. 527 single family units. In. response to new City policies,
Pine Cone O.D.P. combines 200 multi -family units with a convenience
center on 15 acres.
6. Plans and Policies:
The Pine Cone Farm Overall Development Plan has been reviewed
against the criteria of the Land Use Policies Plan and other
elements of the Comprehensive Plan. The O.D.P. is supported by the
following policies of the Land Use Policies Plan:
113b: The City shall promote alternative transportation modes."
Staff Finding: Pine Cone Farm O.D.P. designates a bicycle -
pedestrian network designed to promote non -vehicular access to the
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P & Z Meeting
Page 6
neighborhood shopping center and City park. In addition, the
convenience center is located adjacent to the multi -family parcel.,,
113d: The City shall promote the location of residential development
which is close to employment, recreation, and shopping facilities."
Staff Finding: Pine Cone Farm is within one-fourth mile of South
Collins Tech Center and Horsetooth Business Park, and one and one-
half. miles of Hewlett-Packard. The O.D.P. contains a 15 acre
neighborhood park and 11.7 acre (100,000 square feet) neighborhood
shopping center.
1122: Preferential consideration shall be given to urban development
proposals which are contiguous to existing development within the
city limits or consistent with the phasing plan for the City's
urban growth area."
Staff Finding: Pine Cone Farm O.D.P. is adjacent to a major
arterial street, an arterial street, and will be served by the
extension of two existing streets (Vermont and Arctic Fog). In
addition, the O.D.P. is directly across the street from a platted
industrial park and residential neighborhood.
1146: Conservation of resources and energy shall be addressed by.
land use, site planning, and design criteria."
Staff Finding: The City's neighborhood park and Poudre R-1 New
Fort Collins High School's athletic fields will share a common
boundary allowing joint irrigation by raw water.
1163: Neighborhood service centers should locate within walking
distance of existing or planned residential areas.','
Staff Finding: Parcel A is an 11.7 neighborhood service center
easily accessible by future residential areas within Pine Cone Farm
O.D.P. as well as by existing residential areas (Fog Meadows) via
Arctic Fox and Caribou.
1164: Alternative transportation modes such as pedestrian and bike
access shall be planned for as primary modes of transportation to
neighborhood service centers from adjoining residential areas."
Staff Finding: Bike paths are indicated on the O.D.P. to link
residential areas to the north and east of the neighborhood service
center.
1165: Neighborhood service centers shall locate in areas served by
existing water and sewer facilities or consistent with the phasing
plan for the urban growth area."
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P &.Z Meeting
Page 7
Staff Finding: Water and sever facilities are available to serve
Parcel A of the O.D.P.
1167: only neighborhood scale service centers will be allowed in
residential neighborhoods."
Staff Finding: The proposed neighborhood service center is 11.7
acres with 100,000 square feet of anticipated floor area. The
primary functional offering is a supermarket grocery store. These
specifications meet the definition of a Neighborhood Center, Point
Chart B, of the Land Development Guidance System, and are
considered an appropriate scale for residential neighborhoods.
1175: Residential areas should provide for a mix of housing
densities."
Staff Finding: The O.D.P. contains a parcel designated for 200
multi -family units on 15 acres for an approximate density of 13.25
dwelling units per acre. This housing type and density will
provide a mix of housing choices and balance the single family
residential area.
"bob: Higher density residential uses should locate within close
proximity to community or neighborhood park facilities."
Staff Finding: A 15 acre neighborhood park is designated on the
O.D.P. across the street from the multi -family parcel.
1180d: Higher density residential uses should locate within close
easy access to major employment centers."
Staff Finding: Parcel D. proposed for multi -family is within one-
.four-th-mile-of-the-South Collins Tech Center, and within one-half
mile of the Horsetooth Business Park.
1179b: Low density residential uses should locate in areas which
have easy access to major employment areas.
Staff Finding: Parcels F, G, H, N, M, L, K. and P are proposed for
low density residential uses and are within easy access to South
Collins Tech Center and Norsetooth Business Park.
1179d: Low density residential uses should locate in areas within
walking distance to an existing or planned neighborhood park."
Staff Finding: Parcel C is designated as a 15 acre neighborhood
park, and is accessible to all residential areas within the O.D.P.
1179e: Low density residential uses should locate in areas in which
Pine Cone P.U.D. - Overall Development Plan, #60-91A
April 27, 1992 P & Z Meeting
Page 8
a collector'street affords the primary access."
Staff Finding: Vermont will serve as the collector street on the
north. An unnamed collector will serve as primary access on the
south."
In addition, the O.D.P. is supported by the following policies as
stated in Neighborhood Convenience Shopping Center: Design
"Neighborhood Convenience Centers shall be encouraged to locate at
the intersection of an arterial street and a neighborhood collector
street, with primary access taken off the collector."
Staff Finding: The neighborhood convenience shopping center on
Parcel D is at the corner of Timberline (major arterial) and
Vermont (collector) with access allowed only off Vermont.
"Neighborhood Convenience Centers shall be encouraged to locate
adjacent to, or made a functional part of Neighborhood Shopping
Centers, Industrial Business Parks, Office - Business Service
Centers, or higher density residential projects."
Staff Finding: The neighborhood .convenience shopping center on
Parcel D is functionally a part of the multi -family parcel which
anticipates .a density of 13.25 dwelling units per acre.
"A center intended for the convenience of a residential
neighborhood should be close enough to at least a portion of the
area served to make pedestrian access an attractive alternative to
driving."
Staff Finding.: —The center is adjacent.to the multi -family parcel
and is connected with sidewalks on Vermont and a bike/pedestrian
path along the drainage easement on the north.
One policy that is not met is Policy #66 which states:
1166: Neighborhood Service Centers should locate at the
intersection of a collector andan arterial."
The reason this policy is not met is due to the high school campus
being located adjacent to the Neighborhood Service Center. While
the policy remains valid, it does not envision such a unique land
use as a high school as an adjacent use. Traditionally, a
Neighborhood Center is bounded by multi -family (Scotch Pines),
daycare (Drake Crossing), or other transitional land uses
(Riverside Shopping Center) which act as buffer for the single
family.
Pine Cone P.U.D. - Overall Development Plan, #60-91A.
April 27, 1992 P & Z Meeting
Page 9
In the case of Pine Cone O.D.P., the 28 acre campus and 39 acre
athletic field act as the buffer area for the future low density
residential area.
Land Use Policy #66 also intends to encourage vehicular access to
the Neighborhood Service Center via internal streets rather than
reliance on the perimeter arterials. While Pine Cone O.D.P. does
an admirable job in creating an alternative transportation network,
and allows access to the center from Fox Meadows Subdivision via
Arctic Fox Drive, it is not as efficient as direct, internal,
vehicular access via a collector street.
Although it does not satisfy Land Use Policy #66, staff supports
the substitution of a non -vehicular access for a collector street
adjacent to the Neighborhood Service Center. The justification is
based on the non-traditional location of the high school campus.
It is likely that, as the center develops,. its diverse tenant mix
will capture a significant number of mid -day vehicular trips that
would otherwise impact the perimeter arterial streets. According
to the Site Access Study (Delich, April, 1992):
"The proximity of the high school to the neighborhood center
is expected to reduce the number of noon high school vehicle
trips significantly. The data collected at Rocky Mountain
High School indicated that the 1.5 - 2 hour period around noon
is the highest travel period of the day."
7. Neighborhood Compatibility:
A neighborhood information meeting was held on January 29, 1992.
A copy of the minutes to this meeting is attached.___ _The pr.imar_y -
issues-raised-r-elated to perimeter arterial improvemets, number of
access points off the arterials, and design of the new high school.
In general, the proposed land uses were considered acceptable. In
particular, keeping a commercial area on the corner was found to be
favorable to those residents attending the meeting.
8. Transportation:
The Site Access Study, (Delich, April, 1992) assumed a full build -
out of the O.D.P. at a projected long range time frame of year
2010. The O.D.P. is well served by Timberline Road (major
arterial) and Horsetooth Road (arterial). Primary access to the
internal areas will be via two collector streets: On the north,
Vermont will be extended into the site between Parcels B-1 and D.
The Timberline/Vermont intersection will be equipped with a traffic
signal in the future when the new fire station is constructed on
the southwest corner. On the south, an unnamed street will provide