HomeMy WebLinkAbout20051293.tiff MIXED USE DEVELOPMENT AREA STRUCTURAL PLAN,
COMPREHENSIVE PLAN AND MAP 2.1, STRUCTURAL LAND USE MAP
AMENDMENT SUBMITTAL CHECKLIST
FOR PLANNING DEPARTMENT USE DATE RECEIVED:
RECEIPT/AMOUNT# 1$ CASE#ASSIGNED:
APPLICATION RECEIVED BY PLANNER ASSIGNED:
(A SEPARATE APPLICATION FORM IS REQUIRED FOR EACH PARCEL UNDER CONSIDERATION FOR
INCLUSION INTO THE 1-25 MUD AREA)—All property is located within the 1-25 MUD Area.
Parcel Number(s): 120725000023 120736000029
120725100001 120725100002
120736000056 120735000051
120725000006 120725000020
120735000039 120725100003
120736000031
Legal Description See attached ,Section_,Township_North, Range West
Property Address(If Applicable) See attached Deeds and Title descriptions Total Acres 1,313
Has the property been divided from or had divided from it any other property since August 30, 1972?-Yes No X
FEE OWNER(S)OF THE PROPERTY(If additional space is required,attach an additional sheet)
Name: See attached Owner's packages-Attached
Work Phone# Home Phone# Email Address
Address:
City/State/Zip Code
Name: See above
Work Phone# Home Phone# Email Address
Address:
City/State/Zip Code
APPLICANT OR AUTHORIZED AGENT(See Below:Authorization must accompany applications signed by Authorized Agent))
Name: Tom Morton-Carma Colorado
Work Phone# (303)706-9451 Home Phone# NA Email Address tmortont carma.ca
Address: Highland Place II, 9110 E. Nichols Ave, Ste 180
City/State/Zip Code Englewood, CO 80112
I(We • :.y depose and state under penalties of perjury that all state •= ts,p •posals, and/or plans submitted with
o ontain--. within the application are true and correct to the best of • (our)kn. ledge. Signatures of all fee owners
of pro.: must sign this application. I . .ttiorized Agent signs a letter of thorization fro • :II fee owne must
be' cl ed with the a.pli :'o I a •rporat.n is the fee owner, otarize, dente mu t .u.: tdicatin• the
as the eg.l .. h•ri orth: corporation. /�
Tom Morton,Vice President at 'e nature: Owner or Authorized Agent D. e
Carma Colorado
S.tProaecta\St Vrain Lakes\Weld Cnty PUD App.doc
- � P&_"
EXHIBIT(j.2005-1293
A
St. Vrain Lakes Planned Unit Development `
Mixed Use Development (MUD) Structural
55 17 v/ruH lnl "2,70 55
Land Use Map Amendment Ckeclxlist
The St. Vrain Lakes Planned Unit Development (PUD) is located entirely within the existing
I-25 Mixed Use Development Structural Plan area of Weld County. In keeping with the
requirements of the Weld County Planning Department, the following narrative addresses
each of the items in the Weld County MUD area Structural Plan, Comprehensive Plan
Amendment Submittal Checklist:
1) Why the Comprehensive Plan is in need of revision, a description of the request,
the purpose and the benefits of the request.
Description:
The St. Vrain Lakes PUD is planned as a new community for southwestern Weld
County. In keeping with the Land Use Principles and vision established within
Ordinance 191 for the 1-25 Mixed Use Development (MUD) area, St. Vrain Lakes is
anticipated to be an interconnected community with livable neighborhoods in a range of
residential densities, with civic uses, neighborhood centers, recreational opportunities and
commercial centers. The need for a revision to the Comprehensive Plan is to update
specific areas within the Mixed Use Development (MUD) Structural Land Use Plan.
Need for Revision:
The St. Vrain Lakes PUD is compatible with the Mixed LTse Development Area goals,
policies, and Structural Land Use Map (dated August 30, 2004). A consistency analysis
is presented regarding the St. Vrain Lakes PUD and the relevant policies within the Weld
County Code, beginning on page 6 of this checklist narrative.
To illustrate the compatibility of the St. Vrain Lakes PUD to the MUD Structural Land
Use Map (dated August 30, 2004) Exhibit "A" presents that area of the existing
Structural Land Use Map that encompasses the St. Vrain Lakes PUD. Exhibit "B"
illustrates how the St. Vrain Lakes PUD would amend the MUD plan in a similar
format. As is evident in comparing the two exhibits, the Structural Plan Map and the St.
Vrain Lakes PUD are largely the same with only minor deviations related to specific
locations of different land uses within the site itself. Most of the variation between the
two plans is based upon a goal of creating balanced mix of uses for the St. Vrain Lakes
PUD and the surrounding areas.
Provision of Residential Land Uses and Preservation of Resources. Consistent with
the MUD Structural Plan, the majority of the internal areas of the St. Vrain Lakes PUD
are designated for residential land uses. Similarly, the St. Vrain Lakes PUD plan is
consistent with the Structural Plan in that the area shown along the St. Vrain Lakes and
river corridor on the Structural Plan Map is designated as "Limiting Site Factors-Lowest
Intensity Uses." Those linear open space areas will provide a linkage of regional parks and
SS or\"/Rh\II IKII LhUW,(CSS I-25 MUD Structural Plan Amendment Checklist •Page 1
r•
a contiguous parks system with the extension of the St. Vrain Greenway. The open space
areas will also help to preserve the riparian habitat and resources within those areas
consistent with the MUD.
Higher Intensity Uses Along Highway 66. As was one of the goals of the MUD
Structural Plan, the PUD designates an area of higher intensity land uses along the
Highway 66 corridor, including high density residential (indicated on the Sketch Plan
submitted October 22, 2004) and regional commercial. In much the same configuration
as illustrated on the Structural Plan, the PUD illustrates a broad "band" of these higher
intensity land uses along Highway 66. In keeping with the MUD goal of providing
community services and facilities as walkable destinations for the neighborhoods the
PUD, and changes to the MUD plan, propose to vary the MUD-designated land use from
"Employment Center" to "Commercial" and "High Density Residential." These
designations meet the MUD intent of higher intensity uses for this area, but establish a
greater compatibility with the adjacent planned residential than an industrial-type use that
is allowed uses under the "Employment Center-High Intensity" designation. The
designation of high density residential and commercial land uses can also provide a mutual
benefit in that a greater number of residential units will be located in close proximity to
the commercial and would in turn help to implement the MUD goal of interconnectivity.
With the close proximity of abundant "Employment" and "Commercial" designated land
uses along the I-25 corridor and at the Del Camino employment/commercial node at I-25
and Highway 119, the PUD will help bring a mixture of residential land uses with the
nearby employment. As noted within the background report for Ordinance 191, the
planned external trip generation (those trips anticipated to/from residential and
employment areas) indicates that 80 percent, or the majority of trips, are anticipated to be
generated to/from the south and west toward Longmont and Denver. Only five to ten
percent of the external trip generation is anticipated to be east-to-west along Highway 66.
Given the anticipated trip distribution, and in keeping with the vision established in the
MUD, the PUD plan utilizes land uses that help to serve the proposed St. Vrain Lakes
community and create a "community-centered" plan, while still maintaining the intent of
the MUD for higher intensity land uses such as highway oriented commercial along the
Highway 66 corridor.
High and Medium Intensity Land Uses at WCR 13 and WCR 28. The PUD also
designates higher intensity land uses along WCR 13 near WCR 28 in keeping with the
higher intensity uses proposed in the MUD. The MUD designates this area as
"Employment Center" and "Regional Commercial." Under that broad umbrella, the land
uses designated on the PUD similarly create a higher intensity of land utilization and
traffic generation, with the proposed location of two schools and a small commercial
center. As is recommended in the MUD, the PUD will enhance the WCR 13 corridor by
providing an appropriate mix of uses. This approach will also prevent land use conflicts
created by an industrial-type land use, as is allowed under the designation of
"Employment Center-High Intensity," within the midst of residentially designated land.
SS;r\V/fpm INI L/A\IrU$. I-25 MUD Structural Plan Amendment Checklist •Page 2
Other Adjustments. Two other areas within the MUD are designated as "Employment"
or "Regional Commercial" including an approximately 40-acre isolated area of
"Commercial" located near the intersections of WCR 28 and WCR 11. On the PUD,
this parcel is proposed as residential rather than commercial. With the 1-25 corridor
illustrated as higher intensity "Employment" uses it is anticipated that land between the I-
25 corridor and the St. Vrain Lakes PUD will be "transitional." Because of the proposed
residential surrounding that parcel, this area was changed from commercial to residential
land use, with the commercial land essentially being relocated along the State Highway 66
corridor.
Purpose and Benefits of the Request: The purpose of the proposed amendment is to
provide a new community for southern Weld County consistent with the MUD goals of
providing a mix of residential, commercial, schools and civic uses interconnected with
open space corridors and parks. The benefits of the proposed amendment are as follows:
• Provide a strong community identity within the MUD area by planning a mixture
of residential, commercial, environmental, aesthetic and economic components
consistent with the goals of the MUD.
• Create a balance between residential and commercial development, as encouraged
within the MUD Ordinance 191.
• Preserve prime visual features such as views of the Front Range and St. Vrain
River and Lakes, in keeping with the goals of the MUD.
• Provide a regional open space and recreational amenity in the first phases of this
development which expands on the goals for the provision of park features within
the MUD.
• Provide for commercial retail areas and higher intensity residential land uses along
State Highway 66 and WCR 13, in keeping with the intent for higher intensity
uses along major roadways.
• Protect and preserve the appearance and character of the surrounding area through
landscape design, consistent with the MUD Ordinance 191.
• Design of residential development in clustered neighborhoods with a range of
densities, as is recommended in MUD Ordinance 191.
• Encourage enhancements for the pedestrian and bicyclists throughout the St.
Vrain Lakes PUD, as recommended in MUD Ordinance 191 for
interconnectivity.
• Minimize environmental impacts, as recommended in MUD Ordinance 191.
55 17-\V/[ /AUI IkiI L/A\I Ki I-25 MUD Structural Plan Amendment Checklist •Page 3
• Incorporate excellent community design features by encouraging innovation,
variety, and the efficient use of the land. At the same time, being compatible with
current regulations and the objectives of zoning laws.
• Provide the means to control development overtime with one developer, and avoid
potential problems associated with typical small subdivision development patterns,
with use of the zoning process.
2) How the proposed amendment will be consistent with existing and future
goals, policies and needs of the County.
Relevant sections of the Weld County Code including Chapter 22 (Comprehensive
Plan PUD and MUD Goals and Policies) and Chapter 26 (MUD Implementing
Goals and Policies of the Zoning Ordinance, Comprehensive Plan, Subdivision and
PUD Ordinance) are cited below along with an analysis of the consistency of the
proposed PUD amendment to each relevant section. Only those sections that focus
on the physical fonn of the proposed PUD in relation to the form of the existing
MUD are cited. Consistency with more detailed policies will be addressed in later
phases of the planning process.
MUD. C Goal 1. Establish a sense of community identity within the Mixed Use Development area
by planning and managing residential, commercial, industrial, environmental, aesthetic and economic
components of the area.
The St. Vrain Lakes PUD is envisioned as a new, balanced land use community for
southern Weld County integrated around numerous acres of open space with lakeside
recreational opportunities. The concept design will create a distinct identity and
character that will be enhanced through use of community-wide design guidelines and
architectural standards that will be enforced by the Developer and the CC and R's.
MUD. C Goal 2. New development shall occur in a manner that assures an attractive working and
living environment;
MUD C Policy 2.1 New development shall be encouraged to use innovative siting and design
techniques to cultivate an attractive visual appearance within the MUD area and preserve prime visual
features such as the Front Range and the St. Vrain River.
Consistent with Goal 2 and Policy 2.1 and the Structural Land Use Map, the
St. Vrain Lakes PUD proposes to preserve the St. Vrain River corridor in a land use
designation of "Limiting Site Factors — Lowest Intensity." Further, consistent with
Goal 2, the PUD places compatible land uses adjacent to one another while avoiding
potential conflicting land uses such as industrial surrounded by residential. Edges of
the PUD and MUD will be attractive, and open spaces and roadway alignments will be
oriented to preserve prime visual features of the Front Range.
MUD. C Policy 2.3. Residential development shall be encouraged to occur in clustered neighborhood
units with a variety of densities ranging from single family developments of less than one unit per acre
to multi-family developments with much higher densities.
SS8\v/R/A\II Inl L/A\IKK c 5 I-25 MUD Structural Plan Amendment Checklist •Page 4
r �
A variety of residential densities are proposed for the St. Vrain Lakes PUD including
lower density single family residential to higher density multi-family residential.
MUD. C Policy 2.4. Adequate pedestrian passageways between and within developments and
neighborhood shall be encouraged.
The St. Vrain Lakes PUD proposes preservation of several "fingers" of open space
that preserve riparian corridors and wetlands. These open space corridors are
interconnected to provide a component of the many pedestrian facilities planned
within the PUD.
MUD. C Goal 3. Community form and identity shall be encouraged through the enhancement and
preservation of natural resources and features.
The preservation of the St. Vrain river corridor, the lakes and the riparian corridors
form the basis for much of the layout of the proposed PUD.
B. PUD. Goal 2. Conversion of agricultural land to urban residential commercial and industrial uses
will be encouraged when the subject site is located inside of an approved intergovernmental agreement
area, urban growth boundary area, I-25 Mixed Use Development AREA or urban development nodes,
or where adequate services are currently available or reasonably obtainable. This goal is intended to
address conversion of agricultural land to minimize the incompatibilities that occur between uses in the
A (Agricultural) Zone District and other zone districts that allow urban uses. In addition, this goal is
expected to contribute to minimizing the costs to County taxpayers of providing additional public
service in rural areas for uses that require services on an urban scale.
The St. Vrain Lakes PUD is located entirely inside the I-25 Mixed Use Development
Area, considered to be within an urban growth boundary that allows urban uses. The
proposed amendment with predominately residential land uses does not create
incompatibilities with adjacent Agricultural Zone District. Further, services for the
proposed St. Vrain Lakes PUD will be provided by the establishment of a
Metropolitan District and funded by the Developer with little or no financial impact to
the existing residents of Weld County.
D. PUD. Goal 4. Encourage creative approaches to land development which will result in
environments of distinct identity and character.
The St. Vrain Lakes PUD is envisioned as a new community for southern Weld
County integrated around numerous acres of open space with lakeside recreational
opportunities. The concept design will create a distinct identity and character that will
be enhanced through use of community-wide design guidelines and architectural
standards that will be enforced by the Developer and Homeowner's Association
utilizing the Covenants Codes and Restrictions (CC&R's).
PUD. Policy 4.2. A Planned Unit Development which includes a residential use should provide
common open space free of buildings, streets, driveways or parking areas. The common open space
should be designed and located to be easily accessible to all the residents of the project and usable for
551;\y/R/o\II hI L/AK(Ec I-25 MUD Structural Plan Amendment Checklist •Page 5
open space and recreation. Some Planned Unit Developments may not require common open space
depending on their type, density, or other factors.
Proposed within the St. Vrain Lakes PUD are approximately 334 acres of open space, parks and
recreation areas that exceeds the requirement of 15 percent of the overall development area.
PUD. Policy 4.3. Conservation of natural site features such as topography, vegetation and water
courses should be considered in the project design.
The proposed St. Vrain Lakes PUD preserves three existing lakes as well as those
portions of the St. Vrain River that encroach within the site. In addition, any areas
within the site that have been delineated as "jurisdictional wetlands" will be preserved
in accordance with Section 404 of the federal Clean Water Act.
3) How the proposed amendment is adjacent to and contiguous with the existing
I-25 Mixed Use Development Area Map.
The proposed community is entirely located within the MUD area boundary.
4) How the proposed amendment will not place a burden upon existing or planned
service capabilities. This statement shall include how emergency services will be
provided to the proposed area.
As demonstrated within the St. Vrain Lakes Sketch Plan Questionnaire (submitted
October 2004), there are adequate services available for the build out of the proposed
community. Further, land is set aside in the plan for a municipal center for police
and fire substations. The community is located within the Mountain View Fire
Protection District and would also be accessed by the Tri-Town, Longmont
ambulance service. The Weld County Sheriff's Department provides law enforcement
protection services to this area of the county.
5) The number of people who will reside in the proposed area. This statement shall
include the number of school-aged children and address the cultural and social
service provision needs of the proposed population.
The St. Vrain School District are currently evaluating future school/student needs within
the MUD and surrounding area. In anticipation of future school needs, preliminary
school sites have been designated on the MUD plan amendment and the PUD process
will continue to be carefully coordinated with the St. Vrain School District.
SS;r\V/R/A\M ICI Lh\lU I-25 MUD Structural Plan Amendment Checklist •Page 6
Summary.
The St. Vrain Lakes PUD is substantially consistent with the Land Use Principles and
vision established within Ordinance 191 for the I-25 Mixed Use Development (MUD)
area and proposes only minor adjustments to the MUD Structural Plan Map. As such,
the plan seeks to create a community identity for the MUD with livable residential
neighborhoods interconnected with open space and recreational opportunities, community
serving schools, municipal facilities and commercial centers.
I:A2003063-St.VrainA Documents ASt Vrain Amendment new.doe
SS d\M/R/"\II NI L/A K(L 1-25 MUD Structural Plan Amendment Checklist •Page 7
•
TRAFFIC IMPACT ANALYSIS
ST. VRAIN LAKES
WELD COUNTY, COLORADO
•
•
TRANSPORTATION
CONSULTANTS, INC.
r`
LSC TRANSI-_ ATATION CONSULTANTS, INC.
1889 York Street
Denver,CO 80206
(303)333-1105
FAX(303)333-1107
E-mail: Isc@iscdenver.com
Web Site: http://www.lscdenver.com
TRANSPORTATION
CONSULTANTS, INC.
October 20, 2004 •
Mr. Tyler Packard
Canna Colorado, Inc.
9110 E. Nichols Avenue
Englewood, CO 80112
Re: St. Vrain Lakes
Weld County, CO
(LSC #040840)
Dear Mr. Packard:
We are pleased to submit our Traffic Impact Analysis (TIA) report of the proposed St. Vrain
Lakes development to be located in Weld County, Colorado.
This traffic impact study first provides a summary of the existing roadways and traffic volumes
in the vicinity of the proposed development, followed by estimates of the amount and
directional distribution of vehicular traffic likely to be generated. This information is then
combined with projected future traffic volumes in the vicinity to evaluate the impact of the new
development on the existing and future roadway system and, where appropriate, to make
recommendations for the necessary roadway improvements.
We trust that our findings and recommendations will assist in the planning for the proposed
St. Vrain Lakes development. Please call us if we can be of further assistance.
Respectfully submitted,
•
LSC Transportation Consultants, Inc. : ' .•{0Fas '•.T8`
By: /ice-- _ a u 3 44 35827�9El
•-nj- T. Waldman, P.E.7 �m
/ L ^ .'•........
BTW/wc
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Traffic Impact Analysis
St. Vrain Lakes
Weld County, Colorado
Prepared for
Carma Colorado, Inc.
9110 E. Nichols Avenue
Englewood, CO 80112
Prepared by
LSC Transportation Consultants, Inc.
1889 York Street
Denver, CO 80206
(303) 333-1105
October 20, 2004
(LSC #040840)
TABLE OF CONTENTS
Section Description Page
A Introduction 1
B Roadway and Traffic Conditions 2
C Land Use Plan and Traffic Generation 6
D Traffic Distribution 9
E Roadway Infrastructure Recommendations 11
F Conclusions 13
LIST OF ILLUSTRATIONS
Figure Description Page
1 Vicinity Map 4
2 Roadway Network and Background Traffic 5
3 Land Use Plan 8
4 Directional Distribution of Site-Generated Traffic 10
5 Average Daily Traffic Volumes and Recommendations 12
LIST OF TABULATIONS
Table Description Page
•
1 Estimated Traffic Generation 7
F
SECTION A
Introduction
This report analyzes the transportation needs for the proposed St. Vrain Lakes develop-
ment. The St. Vrain Lakes site is in the area east of I-25, west of Weld County Road
(WCR) 13, south of State Highway (SH) 66, and north of the St. Vrain River (see Figure 1).
Development plans for the area are in the preliminary stages and include a mix of
residential, office, retail and civic land uses.
LSC Transportation Consultants, Inc. has been retained by Carma Colorado, Inc. to
determine the transportation improvements that will be needed to fully develop this site.
This report summarizes the following analysis procedures which were utilized in the
evaluation:
• A review and analysis of present roadway and traffic conditions in the
vicinity of the site and a review of planned and proposed roadway improve-
ments in the general vicinity.
• A determination of the average weekday vehicle-trip generation for the
proposed development.
• A determination of the future average daily traffic volumes in the vicinity
of the site.
• An evaluation of the impacts of site-generated traffic expressed in terms
of the development's traffic as an increment of total projected traffic on the
surrounding roadway system.
• A determination of appropriate roadway classifications, number of lanes
for the roadways within and in the vicinity of the site, as well as
recommendations of traffic control for key study area intersections.
r
St. Vrain Lakes Master Traffic Study/LSC#040840) October 20, 2004
LSC Transportation Consultants, Inc. Page 1
SECTION B
Roadway and Traffic Conditions
Figure 1 illustrates the location of the study area relative to the surrounding roadway
system. As indicated, the study area is located east of I-25, west of Weld County Road
(WCR) 13, south of State Highway(SH) 66, and north of the St. Vrain River. Although the
site is within Weld County, portions of the study area are annexed or will soon be
annexed to the Town of Meade.
Area Roadways
Major roadways in the vicinity of the site (see Figure 1) are described below:
• SH 66 is a paved two-lane state highway with east-west continuity from Long-
mont to US Highway 85. It is posted at 45 mph in the vicinity of the site.
• SH 119 is a paved two-lane state highway connecting Boulder and Longmont
and continuing east to I-25. It is posted at 45 mph in the vicinity of the site.
• I-25 is a four-lane interstate highway with north-south continuity throughout
the State of Colorado. There are currently full interchanges located at SH 66
and SH 119.
• 1-25 Frontage Road is a two-lane roadway with north-south continuity through-
out Weld County.
• Weld County Road 11 is currently a two-lane roadway with north-south
continuity from SH 66 to WCR 28.
• Weld County Road 13 is currently a two-lane roadway with north-south
continuity from SH 60 on the north to the Denver metropolitan area on the
south.
• Weld County Road 28 is currently a two-lane roadway with east-west continuity
from WCR 3 on the west to WCR 13 on the east.
Initial Roadway System Assumptions and Background Traffic Conditions
Figure 2 illustrates the proposed roadway network. As this figure shows, two future
roadways (WCR 9'/2 and WCR 12)are planned through the development area and WCR 11
is planned to be extended to the south connecting to future WCR 9'/2. Figure 2 also
shows existing and Year 2025 background traffic projections. Existing traffic volumes
St. Vrain Lakes Master Traffic Study(LSC#040840) October 20, 2004
LSC Transportation Consultants,Inc. Page 2
are based on recent traffic counts conducted by Weld County and are rounded to the
nearest 100. Year 2025 background traffic projections are rounded to the nearest 500
and were derived by applying a one percent annual growth rate (1.22 20-year growth
factor) to the existing traffic volumes to account for regional growth and adding site-
generated traffic for the out-lots shown on Figure 2. As indicated on Figure 2, we
assumed 2,435,000 square feet of business park, 1,332 single-family residential dwelling
units, and 300,000 square feet of retail space for the parcels west and south of the site.
St. Vrain Lakes Master Traffic Study(LSC#040840) October 20, 2004
LSC Transportation Consultants, Inc. Page 3
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Page 4
13,000/25,000 8,000/12,000 ^8,000/12,000
I 13,000/18,000 I
SH 66 1
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Figure 2
LEGEND: Roadway Network
0/3,000 = Existing Year and Background Traffic
Traffic B ckground t.Vrain Lakes(LSC#040840)
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October 20, 2004
Page 5
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SECTION C
Land Use Plan and Traffic Generation
The preliminary land use plan for the study area is summarized in Table 1. The site is
proposed to contain a variety of uses consisting of approximately 4,926 residential units,
530,300 square feet of retail/civic use development, 43,600 square feet of office space,
two elementary schools, one middle school, and two recreation centers.
The amount of traffic that will be generated by the proposed development has been
estimated using trip generation rates published by the Institute of Transportation
Engineers in its report Trip Generation, 7th Edition, 2003. The results of the generation
analysis are also given in Table 1. Figure 3 illustrates the zone system used for this
report. Note that due to the fact that this is a large mixed use development many of the
trips will be captured within the development area (internally captured trips of trips
traveling to/from residential zones to/from retail or office zones). Therefore, we have
assumed 20 percent internal capture for the residential zones. In addition, we assumed
that 75 percent of the traffic from the proposed schools will be from residential units
within the development. Furthermore, previous studies by the Institute of Trans-
portation Engineers (ITE) have shown that, on the average, 35 percent of the trips
generated by a neighborhood shopping center are pass-by trips or trips that are already
on the roadway network and simply stop into the retail center and then continue on their
route. Therefore, for the two neighborhood shopping centers, we assumed a total of 50
percent internal capture and pass-by trips. From the trip generation calculations, it is
estimated that approximately 46,650 external vehicle-trips would be generated on an
average weekday.
St. Vrain Lakes Master Traffic Study(LSC#040840) October 20, 2004
LSC Transportation Consultants, Inc. Page 6
Table 1
ESTIMATED TRAFFIC GENERATION
St.Vrain Lakes
Weld County Colorado
(LSC#040840; October,2004)
Trip Internal Internal Capture Total
Generation Capture and Pass-by External
Retest') 8 Pass-By Trips Trips
Planning Average Trips Average Average
Area Trip Generating Category Quantity Weekday (%) Weekday Weekday
1 Single Family Homes 170 DU(3) 9.57 20% 325 1,302
2 Single Family Homes 277 DU 9.57 20% 530 2,121
3 Single Family Homes 173 DU 9.57 20% 331 1,324
4 Single Family Homes 111 DU 9.57 20% 212 850
5 Single Family Homes 118 DU 9.57 20% 226 903
6 Single Family Homes 142 DU 9.57 20% 272 1,087
7 Single Family Homes 162 DU 9.57 20% 310 1,240
8 Single Family Homes 35 DU 9.57 20% 67 268
9 General Officetel 43.6 KSFtst 11.01 20% 96 384
10 Single Family Homes 109 DU 9.57 20% 209 835
.. 11 Single Family Homes 94 DU 9.57 20% 180 720
12 Single Family Homes 52 DU 9.57 20% 100 398
13 Single Family Homes 39 DU 9.57 20% 75 299
14 Single Family Homes 185 DU 9.57 20% 354 1,416
15 Single Family Homes 92 DU 9.57 20% 176 704
16 Single Family Homes 403 DU 9.57 20% 771 3,085
17 Single Family Homes 151 DU 9.57 20% 289 1,156
18 Single Family Homes 437 DU 9.57 20% 836 3,346
19 Single Family Homes 140 DU 9.57 20% 268 1,072
20 Single Family Homes 53 DU 9.57 20% 101 406
21 Single Family Homes 79 DU 9.57 20% 151 605
22 Single Family Homes 331 DU 9.57 20% 634 2,534
23 Single Family Homes 62 DU 9.57 20% 119 475
24 Single Family Homes 184 DU 9.57 20% 352 1,409
25 Multi-Familyt°I 293 DU 5.86 20% 343 1,374
26 Multi-Family 256 DU 5.86 20% 300 1,200
27 Multi-Family 190 DU 5.86 20% 223 891
28 Multi-Family 59 DU 5.86 20% 69 277
29 Multi-Family 149 DU 5.86 20% 175 699
30 Multi-Family 98 DU 5.86 20% 115 459
31 Multi-Family 76 DU 5.86 20% 89 356
32 Middle School(?) 800 Students 1.62 75% 972 324
33 Multi-Family 74 DU 5.86 20% 87 347
34 Shopping Center'°) 172.1 KSF 42.94 50% 3,694 3,694
Shopping Center 133.9 KSF 42.94 50% 2,876 2,876
35 Elementary Sdrool'91 500 Students 1.29 75% 484 161
Elementary School 500 Students 1.29 75% 484 161
Multi-Family 132 DU 5.86 20% 155 619
36 Recreation Clubt101 ' 20 KSF 22.88 50% 229 229
Recreation Club 20 KSF 22.88 50% 229 229
39 Municipal Complex's) 224.3 KSF 42.94 50% 4,816 4,816
Total Residential 4,926 DU 8,444 33,775
Total RetaiVMunidpal 530.3 KSF 11,386 11,386
Total Office 43.6 KSF 96 384
Total School 1,800 Students 1,940 647
Total Recreation Club 264 KSF 458 458
Total 22,323 46,649
Notes:
(1) Source: "Trip Generation",Institute of Transportation Engineers,7th Edition,2003.
(2) ITE Land Use No.210,Single-Family Detached Housing
(3) DU=Dwelling Units
(4) ITE Land Use No.710,General Office Building
(5) KSF=Thousand Square Feet.
(6) ITE Land Use No.230,Residential Condominium/Townhome
(7) ITE Land Use No.522,Middle School/Junior High School
Sc- (8) ITE Land Use No.820,Shopping Center.
(9) ITE Land Use No.520,Elementary School
(10) ITE Land Use No.495,Recereational Community Center
October 20, 2004
Page 7
t
Kb 514 66
Approximate Scale ltAScale I"-t7
NAP 293 du 258 du Commefa^i
Can 3irw•md A25 �49 du A 4
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8 yC )
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Recreation
Figure 3
F Land Use
•
Plan
Zr
MR - - St.Vrain Lakes(BC#040840)
o.us Au*MXM Gan 10-19-0400:040_0 Op.ialmnaw inMi,,rySpore/
October 20, 2004
Page 8
SECTION D
Traffic Distribution
The directional distribution of site-generated vehicular traffic on the roadways providing
access to and from the proposed development is a key element in the planning of the
project's specific access requirements and in determining its traffic impacts on
surrounding roadways and intersections. Major factors which influence the traffic
distribution include:
• The site's location relative to the population and activity centers.
• The future roadway network serving the area as detailed in Figure 2.
Figure 4 illustrates the expected distribution for the residential zones within the site. As
this figure shows,the following distribution was assumed for the residential zones within
the site: 20 percent captured within the site; 30 percent to/from the south (note that the
trip distribution to the south varies depending on the planning area's proximity to either
the I-25 Frontage Road or WCR 13); 25 percent to/from the west on SH 66; five percent
to/from the west on WCR 28; five percent to/from the east on WCR 28; five percent
to/from the east on SH 66; and the remaining site-generated traffic is expected to be
oriented to/ from other paths.
The distribution for the retail, school and recreation center planning areas differ from
that of the residential zones and depend on the location of the planning area within the
site. For simplicity,the distributions of these planning areas are not shown in this report
but can be obtained from LSC Transportation Consultants, Inc. upon request.
F
St. Vrain Lakes Master Traffic Study(LSC#040840) October 20, 2004
LSC Transportation Consultants, Inc. Page 9
110% }
12% 12% 1 2% 2%j 5%
5% 1 1 1
f� SH 66 1
'i fr—
)r-d----
` Approximate Scale
Scale-,•-2407
ffi c :r
10%= 2 Q"'to
at Baseness! - l I ernal
BasenessPak Baseness 3
rt am led QUILO! 3D b '
Ruenn4 Liminess Pak — 0%
a• 192 du 3mb
Residential
950 de
5% 2% i• 5%
�� wcrtze r--' -
/
oulto! l
Banners Pat �5
335 f UN-
Raid i,300 LJ
rj
5 to 25%
5to25% '
Quito!
Radom Pak
10m b(
Real
300 t,i
—
\\*.y
SH119
I /
Figure 4
LEGEND: Directional Distribution of
__ Percent Directional Residential Site-Generated Traffic
65% Distribution St.Vrain Lakes(lSC#040840)
O:YAAofrtC\309P»R•TU619Mp1LB0_9Jae 10/35304 ZP 0 MMrySwav
October 20, 2004
Page 10
SECTION E
Roadway Infrastructure Recommendations
Traffic impacts in this analysis have been quantified in terms of average total weekday
traffic (AWT).
Figure 5 illustrates the assignment of site-generated traffic for the proposed development
and the expected Year 2025 background plus site-generated traffic volumes. The traffic
volumes illustrated on Figure 5 are the combination of Year 2025 background traffic
given in Figure 2 plus project-generated traffic volumes.
In addition,Figure 5 illustrates the recommended number of lanes for the proposed road-
way system. As Figure 5 shows, four-lane arterial roadways (two lanes in each direction
with turn lanes where needed) are recommended for SH 66, WCR 9'/2, WCR 13, and
WCR 28 east of WCR 9 '/2. WCR 11, WCR 28 west of WCR 9'/2, the I-25 Frontage Road,
and the other roadways internal to the site are recommended as two-lane collector road-
ways (one lane in each direction with turn lanes where needed).
Finally, Figure 5 also illustrates the expected traffic control for key intersections in the
study area. As shown, it is expected that a total of eight traffic signals adjacent to and
within the site may be required. These will be located at the intersections of SH 66/
WCR 11, SH 66/WCR 12, SH 66/WCR 13, WCR 28/WCR 9.5, WCR 28/WCR 11,
WCR 28/WCR 13, as well as two site access intersections along WCR 13. In addition, a
two-lane roundabout on WCR 28 internal to the site is also planned.
r
St. Vrain Lakes Master Traffic Study(LSC#040840) October 20, 2004
LSC Transportation Consultants, Inc. Page 11
9,870/34,870 6,555/18,555 5,025/17,025
///111,350/29,350
/ L1 SH66
1 ___+__
'M1
4" Approximate Scale
Scale:t"=24010'
2,445/5,445 4,855/6,855-
7,330/12,330
/—
3
n 2,580/3,080
5,520/13,020 J 7,480/10,980
9,035/12,03YK2S
i
- =4SC i ----.-- ___—_=
9,100/13,600
H
2,445/6,445 3
/r/
9,850/13,350
17--K10,640/14,140 7,225/12,775
5,530/10,030
4,720/11,220
K
I
SH 119
LEGEND:
0/3,000 = Ste—Generate 2025
Traffr
ic Figure 5
Total
L • = Roundabout= Traffic Signal
Average Daily Traffic Volumes
and Recommendations
4 Lanes St.Vrain Lakes(LSC#040840)
= 2 Lanes
bY�AbMm�aMa®a�161901bWTAMA 1/dJdd 3R®W.WV4'eq'
October 20, 2004
Page 12
SECTION F
Conclusions
Based upon the foregoing analysis, the following conclusions may be made concerning
the proposed St. Vrain Lakes development in Weld County:
1. The initial land use concept for the proposed development calls for the
construction and occupation of 4,926 residential units, 530,300 square feet of
retail/civic use development, 43,600 square feet of office space,two elementary
schools, one middle school, and two recreation centers. It is estimated that
approximately 46,650 external vehicle-trips would be generated on an average
weekday from the proposed development.
2. The following distribution was assumed for the residential zones within the site:
20 percent captured within the site; 30 percent to/from the south(note that the
trip distribution to the south varies depending on the planning area's proximity
to either the I-25 Frontage Road or WCR 13); 25 percent to/from the west on
SH 66; five percent to/from the west on WCR 28; five percent to/from the east
on WCR 28; five percent to/from the east on SH 66; and the remaining site-
generated traffic is expected to be oriented to/ from other paths.
3. As Figure 5 shows,four-lane arterial roadways (two lanes in each direction with
turn lanes where needed) are recommended for SH 66, WCR 9'/A, WCR 13, and
WCR 28 east of WCR 9 '/A. WCR 11, WCR 28 west of WCR 9'/2, the I-25
Frontage Road, and the other roadways internal to the site are recommended
as two-lane collector roadways (one lane in each direction with turn lanes
where needed). In addition, Figure 6 illustrates the expected traffic control for
key intersections in the study area. As shown, a total of eight traffic signals
adjacent to and within the site are expected. In addition, a two-lane round-
about on WCR 28 internal to the site is also planned.
4. With construction of the Year 2025 laneage recommendations cited herein
(refer to Figure 5) the traffic generated by development can be accommodated
by the future roadway system.
St. Vrain Lakes Master Traffic Study(LSC#040840) October 20, 2004
LSC Transportation Consultants,Inc. Page 13
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