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HomeMy WebLinkAboutHARMONY COMMONS - PDP - PDP150027 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAttachment 8 The short range (2020) geometry is shown in Figure 13. As mentioned earlier, eastbound and northbound right -turn deceleration/storage lanes are warranted with the existing traffic volumes at the Harmony/Ziegler intersection. According to Figure 8-4, LCUASS, a right -turn deceleration lane is required on an arterial street with three through -lanes in each direction when the right -turn volume exceeds 200 vph. - The long range (2035) geometry is shown in Figure 14. This is the maximum practical geometry at the key intersections. - Acceptable level of service is achieved for pedestrian, bicycle, and transit modes based upon the measures in the multi -modal transportation guidelines and future improvements to the street system in the area. —// LDELICH HTP Retail TIS, September 2015 -7,1 [-ASSOCIATES Page 38 Attachment 8 IV. CONCLUSIONS This study assessed the impacts of the HTP Retail site on the street system in the vicinity of the proposed development in the short range (2020) and long range (2035) future. As a result of this analysis, the following is concluded: - The development of HTP Retail is feasible from a traffic engineering standpoint. The trip generation for the HTP Retail development resulted in 4308 daily trip ends, 360 morning peak hour trip ends, and 361 afternoon peak hour trip ends. - The key intersections operate acceptably with the existing traffic and geometry, with timing adjustments at the Harmony/Ziegler intersection. - The Harmony/Ziegler and Harmony/Lady Moon -HP East intersections are currently signalized. A signal will be warranted at the Harmony/Technology-HP West intersection. It is difficult to determine a flat level of development of the HTP Retail site to warrant the signal since some of the land uses have passby traffic rates applied to them. However, based upon the short range (2020) site generated peak hour traffic, generally development of approximately 45 percent of the HTP Retail site will warrant the signal at the HanmonyiTechnology-HP West intersection. For example, construction of Buildings A, B, C, and the Hotel would warrant the signal; or construction of Building D and the Hotel (or almost any other single building) would warrant the signal. It is important to note that it is likely that more of the site traffic from HP/Avago will utilize the Harmony/Technology-HP West intersection when it is signalized. - In the short range (2020) future, given development of the HTP Retail site and an increase in background traffic, the key intersections will operate acceptably, except for the Harmony/Ziegler intersection during the afternoon peak hour. Eastbound and northbound right -turn deceleration/storage lanes are warranted with the existing traffic volumes. Providing these right -turn lanes will improve the operation/reduce the delay of the LOS F movements, with adjustments to the signal timing. Selected traffic movements at the Harmony/Ziegler intersection are very high. Unless some traffic seeks alternative routes, there is little that can be practically done to mitigate the calculated delay. In the long range (2035) future, given development of the HTP Retail site and an increase in background traffic, the Harmony/Ziegler intersection will not achieve level of service E or better for all movements or achieve level of service D or better overall during both peak hours with single eastbound and westbound left -turn lanes. The intersection was also analyzed with dual eastbound and westbound left -turn lanes. This helped to mitigate most of the unacceptable levels of service. Selected traffic movements at the Harmony/Ziegler intersection are very high. Unless some traffic seeks alternative routes, there is little that can be practically done to mitigate the calculated delay. The Lady Moon/Timberwood-Banner intersection will not achieve level of service E or better for the eastbound approach during the afternoon peak hour. The other key intersections will operate acceptably. --// LDELICH HTP Retail TIS, September 2015 -71 [—ASSOCIATES Page 37 Attachment 8 Transit Level of Service Currently, this area of Fort Collins is served by Transfort Route 16. Route 16 operates along Harmony Road, Ziegler Road, Rock Creek Drive, and Lady Moon Drive. According to the Fort Collins Transit System Plan, Harmony Road will be an enhanced transit corridor with 10 minute service and Ziegler Road will have a feeder route with 30 minute service. Transit level of service will be in the B category. --/y LDELICH HTP Retail TIS, September 2015 -71 [—ASSOCIATES Page 36 Attachment 8 Continued from previous page TABLE 6 Long Range (2035) Total Peak Hour Operation 11Of1 Movement Level of Service AM Delay (secs) PM Delay (secs) Lady Moon/Timberwood- Banner (stop sign) EB LT/T F12 122.1 F" 426.6 EB RT B 11.6 B 11.1 EB APPROACH Ftt 95.8 F# 322.7 WB LT/T/RT F# 63.7 F# 70.8 NB LT A 8.8 A 8.2 SB LT A 8.5 A 8.8 Timberwood/Access A (stop sign) NB LT/T/RT B 10.5 B 11.1 SB LT/T/RT B 11.6 B 11.1 EB LTMRT A 7.5 A 7.5 WB LT/T/RT A 7.7 A 7.4 Timberwood/Access B (stop sign) NB LT/T/RT B 12.8 B 11.2 SB LT/T/RT B 11.5 B 11.1 EB LT/T/RT A 7.7 A 7.8 WB LTrr/RT A 7.6 A 7.4 Technology/Timberwood-Intel (stop sign) EB LT/T/RT D 26.2 C 23.4 WB LT/T C 20.5 D 28.4 WB RT A 8.1 B 12.6 WB APPROACH C 20.5 C 20.3 NB LT A 8.3 A 7.4 SB LT A 8.1 A 8.7 Technology/RT Access (RT-in/RT-out) WB RT A 9.1 B 13.6 # Does not meet LOS standard // 1-DELICH -7,irASSOCIATES HTP Retail TIS, September 2015 Page 35 Attachment 8 Continued from previous page TABLE Long Range (2035) Total 6 Peak Hour Operation Intersection Movement Level of Service AM Delay (sea) PM Delay (sea) Harmony/Technology-HP West (signal) EB LT D 53.2 E 61.2 EB T B 10.6 C 23.8 EB RT A 7.1 B 13.0 EB APPROACH B 13.2 C 23.8 WB LT E 66.9 E 61.6 WBT A 8.1 C 28.7 WB T/RT A 8.3 C 32.3 WB APPROACH B 14.3 C 30.5 NB LT E 58.5 E 64.6 NB T/RT A 0.0 D 43.3 NB APPROACH E 58.5 E 60.2 SB LT E 64.0 E 69.7 SB T/RT A 0.0 A 0.0 SB APPROACH E 64.0 E 69.7 OVERALL B 14.9 C 31.1 Harmony/Lady Moon -HP East (signal) EB LT E 57.7 E 61.0 EB T A 0.6 D 35.0 EB RT A 0.4 A 6.2 EB APPROACH A 4.0 C 33.6 WB LT D 52.4 E 57.2 WBT B 14.1 B 16.1 WB RT A 9.0 A 0.0 WB APPROACH B 20.0 C 20.9 NB LT E 55.7 E 64.8 NB T/RT D 50.1 E 67.1 NB APPROACH D 54.1 E 65.3 SB LT E 62.8 E 69.3 SB T E 55.7 E 58.8 SB RT A 0.0 A 0.0 SB APPROACH E 59.3 E 67.0 OVERALL B 15.6 C 33.2 Lady Moon/RT Access (RT-in/RT-out) EB RT B 14.1 B 11.7 WB RT B 10.8 C 17.2 Continued on next page -// 1--DELICH HTP Retail TIS, September 2015 -7 1 [-ASSOCIATES Page 34 Attachment 8 TABLE 6 Long Range (2035) Total Peak Hour Operation Intersection Movement Level of Service AM Delay (spa) PM Delay (sea) Harmony/Ziegler (signal) (With single EB & WB LT Lanes) EB LT E 68.6 Ftt 90.2 EB T D 50.6 C 32.3 EB RT C 23.2 C 21.4 EB APPROACH D 50.4 D 35.6 WB LT Ftt 81.6 E 58.0 WBT D 37.5 D 43.3 WBRT A 0.0 A 0.0 WB APPROACH D 41.4 D 44.3 NB LT D 47.0 Ftt 100.7 NB T E 57.1 Ftt 135.4 NB RT A 0.0 A 0.0 NB APPROACH D 53.6 Ftt 120.7 SB LT Ftt 244.9 Ftt 101.2 SB T D 53.3 Ftt 85.7 SB RT A 0.0 A 0.0 SB APPROACH Ftt 175.4 Ftt 93.6 OVERALL Ett 71.2 Ett 60.0 Harmony/Ziegler (signal) (With Dual EB-WB LT Lanes) EB LT E 61.2 Ftt 82.7 EBT D 54.9 C 31.8 EB RT C 23.7 C 21.1 EB APPROACH D 53.5 C 34.7 WB LT E 58.1 E 55.8 WBT C 34.9 D 42.1 WB RT A 0.0 A 0.0 WB APPROACH D 37.0 D 43.0 NB LT D 40.9 E 64.4 NB T E 69.0 E 74.1 NB RT A 0.0 A 0.0 NB APPROACH E 59.3 E 70.0 SB LT E 69.8 E 73.4 SB T D 52.6 E 60.3 SB RT A 0.0 A 0.0 SB APPROACH E 63.6 E 67.0 OVERALL D 51.6 D 48.1 Continued on next page tt Does not meet LOS standard -// L-DELICH HTP Retail TIS, September 2015 -7,1 [-ASSOCIATES Page 33 Attachment 8 Continued from previous page TABLE 5 Short Range (2020) Total Peak Hour Operation Intersection Movement Level of Service AM Delay (secs) PM Delay (am) Lady Moon/RT Access (RT-in/RT-out) EB RT A 9.6 B 10.2 WB RT B 10.0 A 9.7 Lady Moon/Timberwood- Banner (stop sign) EB LTff C 17.5 C 16.5 EB RT A 9.0 A 9.8 EB APPROACH C 15.1 B 14.8 WB LT/T/RT C 15.9 C 15.3 NB LT A 7.6 A 7.9 SB LT A 8.0 A 7.7 Timberwood/Access A (stop sign) SB LT/RT A 9.6 A 9.6 EB LT/T A 7.5 A 7.4 Timberwood/Access B (stop sign) SB LT/RT A 9.6 A 9.7 EB LT/IF A 7.5 A 7.5 —// LDELICH HTP Retail TIS, September 2015 -7i rASSOCIATES Page 32 Attachment 8 Continued from previous page TABLE 5 Short Range (2020) Total Peak Hour Operation Intersection Movement Level of Service AM Daley (sees) P M Delay (am) Harm ony/Technology-HP West (signal) EB LT E 56.0 E 58.4 EBT B 12.9 B 18.9 EB RT A 8.8 B 10.2 EB APPROACH B 16.8 B 19.0 WB LT D 53.9 D 53.4 WBT C 20.8 B 13.4 WB T/RT C 22.2 B 13.9 WB APPROACH C 21.5 B 13.7 NB LT D 45.5 D 46.9 NB T/RT A 0.0 A 0.0 NB APPROACH D 45.5 D 46.9 SB LT D 41.0 D 40.3 SB T/RT A 0.0 D 39.5 SB APPROACH D 41.0 D 40.0 OVERALL B 19.8 B 17.7 Harmony/Lady Moon -HP East (signal) EB LT E 62.7 E 60.1 EBT A 0.9 A 1.8 EB RT A 0.1 A 0.1 EB APPROACH A 2.0 A 1.9 WB LT D 42.7 D 48.8 WBT A 8.6 A 8.5 WB RT A 5.0 A 0.0 WB APPROACH B 10.3 B 10.9 NB LT D 52.8 D 53.1 NB T D 52.2 D 54.9 NB RT A 0.0 A 0.0 NB APPROACH D 52.6 D 53.2 SB LT D 54.3 D 49.0 SB T/RT E 55.9 E 60.3 SB APPROACH D 54.8 D 53.2 OVERALL A 8.8 A 8.9 Continued on next page -/I' DELICH HTP Retail TIS, September2015 -71 [-ASSOCIATES Page 31 Attachment 8 TABLE 5 Short Range (2020) Total Peak Hour Operation Intersection Movement Level of Service AM Delay (secs) PM Delay (sees) Harmony/Ziegler (signal) (With existing geometry) EB LT E 77.3 F 82.2 EB T D 36.4 D 52.2 EB T/RT D 40.2 E 63.5 EB APPROACH D 42.0 E 57.8 WB LT E 66.6 F� 109.0 WBT D 48.1 D 36.3 WB RT A 0.0 A 0.0 WB APPROACH D 49.5 D 42.5 NB LT D 37.5 D 46.9 NB T E 72.7 E 69.2 NB T/RT E 74.7 E 72.4 NB APPROACH E 61.0 E 61.0 SB LT F� 81.4 F 90.8 SBT D 54.6 D 51.7 SB RT A 0.0 A 0.0 SB APPROACH E 73.8 E 75.2 OVERALL D 53.3 E 57.4 Harmony/Ziegler (signal) (With EB & NB RT Lanes) EB LT E 77.3 E 62.4 EB T C 32.9 D 39.0 EB RT C 25.0 C 25.6 EB APPROACH D 37.6 D 39.6 WB LT E 66.6 E 70.0 WBT D 48.1 D 37.6 WB RT A 0.0 A 0.0 WB APPROACH D 49.5 D 40.4 NB LT D 38.7 D 49.2 NB T E 59.8 E 60.6 NB RT A 0.0 A 0.0 NB APPROACH D 51.5 E 55.3 SB LT E 70.4 E 79.0 SBT D 54.6 D 52.2 SB RT A 0.0 A 0.0 SB APPROACH E 66.0 E 68.3 OVERALL D 49.1 D 47.8 Continued on next page " Does not meet LOS standard --/I L-DELICH HTP Retail TIS, September 2015 -7,f rASSOCIATES Page 30 Attachment 8 Using the traffic volumes shown in Figure 11, the key intersections operate in the short range (2020) total traffic future, with recommended control, as indicated in Table 5. Calculation forms for these analyses are provided in Appendix G. The key intersections will operate acceptably during the peak hours, except for the Harmony/Ziegler intersection. The southbound left-tum movement will experience delays commensurate with level of service F during the morning peak hour. Many movements, as well as the overall operation of the intersection will operate unacceptably during the afternoon peak hour. As mentioned earlier, eastbound and northbound right -turn deceleration/storage lanes are warranted with the existing traffic volumes. Providing these right -turn lanes will improve the operation/reduce the delay of the LOS F movements, with adjustments to the signal timing. Using the traffic volumes shown in Figure 12, the key intersections operate in the long range (2035) total traffic future as indicated in Table 6. Calculation forms for these analyses are provided in Appendix H. The analysis assumed right -turn lanes on all legs of the Harmony/Ziegler intersection. As with the long range (2035) background traffic, the Harmony/Ziegler intersection will not achieve level of service E or better for all movements or achieve level of service D or better overall during both peak hours with single eastbound and westbound left-tum lanes. The intersection was also analyzed with dual eastbound and westbound left -turn lanes. This helped to mitigate most of the unacceptable levels of service. Selected traffic movements at the Harmony/Ziegler intersection are very high. Unless some traffic seeks alternative routes, there is little that can be practically done to mitigate the calculated delay. The Lady Moon/Timberwood-Banner intersection will not achieve level of service E or better for the eastbound approach during the afternoon peak hour. The other key intersections will operate acceptably. Pedestrian Level of Service Appendix I shows a map of the area that is within 1320 feet of the HTP Retail site. There will be three pedestrian destinations within 1320 feet of the HTP Retail. These are: 1) Avago to the north of the site; 2) the Banner Medical Campus to the east of the site; and 3) Intel. This site is in an area type termed "other." The level of service determination assumes that future developments will build their streets and adjacent streets in accordance with Fort Collins Standards. This being the case, pedestrian facilities will exist where they currently do not. This is a reasonable assumption. The Pedestrian LOS Worksheet is provided in Appendix I. The minimum level of service for "other" is C for all categories. With the assumed future pedestrian facilities along future streets, the pedestrian level of service will be acceptable. Bicycle Level of Service Based upon Fort Collins bicycle LOS criteria, there are no bicycle destinations within 1320 feet of the HTP Retail. // L--DELICH HTP Retail TIS, September 2015 -71 rASSOCIATES Page2s Attachment 8 Continued from previous page TABLE 4 Long Range (2035) Background Peak Hour Operation Inteitsoction Movement Level of Service AM Delay (secs) PM Delay (secs) Lady Moon/RT Access (RT-in/RT-out) WB RT B 10.4 C 15.9 Lady Moon/Timberwood- Banner (stop sign) EB LT/T E 46.3 F 132.8 EB RT B 11.3 B 10.8 EB APPROACH E 36.8 F§ 96.2 WB LT/T/RT E 47.6 F§ 53.9 NB LT A 8.6 A 8.1 SB LT A 8.5 A 8.8 Timberwood/Access A (stop sign) NB LT/RT A 9.5 A 9.8 WB LT/T A 7.6 A 7.4 Timberwood/Access B (stop sign) NB LT/T/RT B 10.4 A 9.5 SB LT/T/RT A 8.4 A 9.2 EB LTfT/RT A 7.4 A 7.5 WB LT/T/RT A 7.5 A 7.3 Technology/Timberwood-Intel (stop sign) EB LT/T/RT C 18.1 C 15.6 WB LT/T C 20.2 C 17.4 WB RT A 8.8 B 11.6 WB APPROACH C 15.6 B 14.9 NB LT A 8.3 A 7.4 SB LT A 7.8 --T- A 8.3 Technology/RT Access (RT-in/RT-out) WB RT A 8.7 B 12.5 § Does not meet LOS standard -/I I-DELICH HTP Retail TIS, September 2015 -; 1 -ASSOCIATES Page 28 Attachment 8 Continued from previous page TABLE 4 Long Range (2035) Background Peak Hour Operation Intersection Movement Level of Service AM Delay (seta) PM Delay (am) Harmony/Technology-HP West (signal) EB LT D 53.2 E 61.6 EBT A 9.2 C 24.1 EB RT A 5.9 B 12.4 EB APPROACH B 12.0 C 24.4 WB LT E 66.8 E 61.5 WBT A 6.9 C 29.2 WB T/RT A 7.0 C 33.0 WB APPROACH B 13.2 C 31.1 NB LT E 59.0 E 59.3 NB T/RT A 0.0 D 43.3 NB APPROACH E 59.0 E 55.5 SB LT E 64.0 E 69.7 SB T/RT A 0.0 A 0.0 SB APPROACH E 64.0 E 69.7 OVERALL B 13.2 C 30.9 Harmony/Lady Moon -HP East (signal) EB LT E 57.7 E 61.0 EBT A 0.6 D 36.3 EB RT A 0.4 A 6.1 EB APPROACH A 4.0 C 35.0 WB LT D 48.6 D 52.2 WBT B 14.1 B 16.1 WB RT A 8.9 A 0.0 WB APPROACH B 18.6 B 19.6 NB LT E 55.6 E 62.6 NB T/RT D 49.5 D 52.6 NB APPROACH D 54.1 E 61.1 SB LT E 62.8 E 69.3 SB T E 0.055.8 E 59.5 SB RT A 0.0 A 0.0 SB APPROACH E 59.3 E 67.1 OVERALL B 14.7 C 32.6 Continued on next page --/J L-DELICH HTP Retail TIS, September 2015 -71 [-ASSOCIATES Page 27 Attachment 8 TABLE 4 Long Range (2035) Background Peak Hour Operation Intersection Movement Level of Service AM Delay (secs) PM Delay (sea) Harmony/Ziegler (signal) (With single EB & WB LT Lanes) EB LT E 68.6 Ft 90.2 EB T D 46.4 C 31.3 EB RT C 23.2 C 21.1 EB APPROACH D 46.8 C 34.8 WB LT E 76.5 E 58.2 WB T D 37.0 D 40.4 WB RT A 0.0 A 0.0 WB APPROACH D 40.4 D 41.6 NB LT D 43.1 Ft 100.7 NB T E 57.2 Ft 135.4 NB RT A 0.0 A 0.0 NB APPROACH E 56.5 Ft 120.7 SB LT Ft 222.0 Ft 91.3 SB T D 53.3 Ft 85.7 SB RT A 0.0 A 0.0 SB APPROACH Ft 159.3 Ft 88.5 OVERALL Et 67.2 Et 57.9 Harmony/Ziegler (signal) (With dual EB & WB LT Lanes) EB LT E 61.2 F 82.7 EB T D 48.9 C 31.0 EB RT C 23.6 C 20.9 EB APPROACH D 48.4 C 34.1 WB LT E 58.2 E 56.4 WB T C 34.7 D 40.4 WB RT A 0.0 A 0.0 WB APPROACH D 36.7 D 41.5 NB LT D 37.8 E 64.4 NB T E 69.0 E 74.1 NB RT A 0.0 A 0.0 NB APPROACH E 67.4 E 70.0 SB LT E 63.3 E 67.4 SB T D 52.6 E 60.3 SB RT A 0.0 A 0.0 SB APPROACH E 59.3 E 63.8 OVERALL D 49.0 D 46.8 Continued on next page $ Does not meet LOS standard -JiLDELICH -71 rASSOCIATES HTP Retail TIS, September 2015 Page 26 Attachment 8 Continued from previous page TABLE 3 Short Range (2020) Background Peak Hour Operation Intersection Movement Level of Service AM Delay(asca) PM Delay (sae) Harmony/Technology-HP West (signal) EB LT E 56.9 E 58.6 EBT B 13.0 B 19.0 EB RT A 8.3 A 0.0 EB APPROACH B 17.3 B 19.4 WB LT D 53.8 D 53.3 WBT C 20.9 A 7.7 WB T/RT C 22.3 A 7.7 WB APPROACH C 21.6 A 8.1 NB LT D 40.9 D 39.2 NB T/RT A 0.0 A 0.0 NB APPROACH D 40.9 D 39.2 SB LT D 41.0 D 40.3 SB T/RT A 0.0 A 0.0 SB APPROACH D 41.0 D 40.3 OVERALL B 19.6 B 19.2 Harmony/Lady Moon -HP East (signal) EB LT E 62.8 E 59.9 EBT A 0.9 A 1.7 EB RT A 0.1 A 0.1 EB APPROACH A 2.1 A 1.9 WB LT D 40.8 D 46.4 WB T A 8.7 A 8.6 WB RT A 5.0 A 0.0 WB APPROACH A 9.5 A 9.9 NB LT D 51.7 D 51.9 NB T D 52.2 D 54.9 NB RT A 0.0 A 0.0 NB APPROACH D 51.9 D 52.1 SB LT D 54.3 D 49.0 SB T/RT E 55.9 E 60.3 SB APPROACH D 54.8 D 53.2 OVERALL A 8.2 A 8.3 Lady Moon/RT Access (RT-in/RT-out) WB RT A 9.7 A 9.3 Lady Moon/Banner (stop sign) WB LT/RT B 12.7 B 12.4 SB LT A 8.0 A 7.7 -/,ILDELICH HTP Retail TIS, September 2015 -7,1 [-ASSOCIATES Page 25 Attachment 8 TABLE 3 Short Range (2020) Background Peak Hour Operation Intersection Movement Level of Service AM Delay (secs) PM Delay (sea) Harmony/Ziegler (signal) (With existing geometry) EB LT E 77.3 FT 82.2 EB T C 34.7 D 49.5 EB T/RT D 38.0 E 59.9 EB APPROACH D 40.5 D 55.0 WB LT E 60.3 Ft 89.5 WB T D 45.1 D 37.1 WB RT A 0.0 A 0.0 WB APPROACH D 46.1 D 41.1 NB LT D 38.2 D 47.4 NB T E 68.6 E 68.0 NB T/RT E 69.6 E 70.5 NB APPROACH E 57.8 E 60.2 SB LT E 70.8 Ft 82.8 SBT D 54.6 D 51.7 SB RT A 0.0 A 0.0 SB APPROACH E 66.1 E 70.2 OVERALL D 49.7 D 54.8 Harmony/Ziegler (signal) (With EB & NB RT Lanes) EB LT E 77.3 E 66.2 EB T C 31.6 D 37.9 EB RT C 25.4 C 25.5 EB APPROACH D 36.5 D 39.0 WB LT E 60.3 E 69.6 WBT D 45.1 D 38.5 WB RT A 0.0 A 0.0 WB APPROACH D 46.1 D 40.9 NB LT D 38.7 D 49.2 NB T E 59.8 E 60.6 NB RT A 0.0 A 0.0 NB APPROACH D 51.5 E 55.3 SB LT E 62.8 E 71.9 SBT D 54.6 D 52.2 SB RT A 0.0 A 0.0 SB APPROACH E 60.4 E 63.9 OVERALL D 46.5 D 46.8 Continued on next page t Does not meet the LOS standard -/J L-DELICH HTP Retail TIS, September 2015 -7i rASSOCIATES Page 24 Intel + I Z1 VJ y m U U Q 1 Access Timberwood LONG RANGE (2035) GEOMETRY —/,/' DELICH -71 [—ASSOCIATES Attachment 8 N w aN =1O w Harmony 1 RT RT Access —� Access be 1 4d od BannP- T C -1 2 -we - Denotes Lane Figure 14 HTP Retail TIS, September 2015 Page 34 Attachment 8 4 N a_ 6 a_IWO Ilk— �— Harmony 0 o c N t U N ~ RT Access RT r" Access Intel r�mbe °d Banner 11 � ✓0 J h U Q Q CO) U Q Existing Lane Timberwood - Required/Proposed Lane SHORT RANGE (2020) GEOMETRY —/I LDELICH -,# FASSOCIATES Figure 13 HTP Retail TIS, September 2015 Page 22 Attachment 8 Geometry Figure 13 shows a schematic of the short range (2020) geometry. As mentioned earlier, eastbound and northbound right -turn deceleration/storage lanes are warranted with the existing traffic volumes at the Harmony/Ziegler intersection. According to Figure 8-4, LCUASS, a right -turn deceleration lane is required on an arterial street with three through -lanes in each direction when the right -turn volume exceeds 200 vph. Figure 14 shows a schematic of the long range (2035) geometry. The geometry at the Harmony/Ziegler intersection in the long range future reflects the maximum practical geometry. Operation Analysis Operation analyses were performed at the Harmony/Ziegler, Harmony/Technology- HP West, Harmony/Lady Moon -HP East, Lady Moon/Timberwood, Technology/ Timberwood, and the Site Access intersections. The operations analyses were conducted for the short range and long range futures, reflecting year 2020 and 2035 conditions, respectively. The long range (2035) analyses are provided for informational purposes. Using the traffic volumes shown in Figure 9, the key intersections operate in the short range (2020) background traffic future as indicated in Table 3. Calculation forms for these analyses are provided in Appendix E. The key intersections will operate acceptably during the peak hours, except for the Harmony/Ziegler intersection during the afternoon peak hour. As mentioned with the current traffic volumes and under the Geometry section, eastbound and northbound right -turn deceleration/storage lanes are warranted with the existing traffic volumes. Providing these right -turn lanes will improve the operation/reduce the delay of the LOS F movements, with adjustments to the signal timing. Using the traffic volumes shown in Figure 10, the key intersections operate in the long range (2035) background traffic future as indicated in Table 4. Calculation forms for these analyses are provided in Appendix F. The analysis assumed right -turn lanes on all legs of the Harmony/Ziegler intersection. The Harmony/Ziegler intersection will not achieve level of service E or better for all movements or achieve level of service D or better overall during both peak hours with single eastbound and westbound left-tum lanes. The intersection was also analyzed with dual eastbound and westbound left -turn lanes. This helped to mitigate most of the unacceptable levels of service. Selected traffic movements at the Harmony/Ziegler intersection are very high. Unless some traffic seeks alternative routes, there is little that can be practically done to mitigate the calculated delay. The Lady Moon/Timberwood-Banner intersection will not achieve level of service E or better for the eastbound approach during the afternoon peak hour. The other key intersections will operate acceptably. —.Jy LDELICH HTP Retail TIS, September 2015 -7,1 [—ASSOCIATES Page 21 N O O o 4601880 1400/2195 — 135/165 1751145 1 lu' to 1980/1770 245/285ia ul a N a O N N fV Y _� 0 eo f 1865/2665 1. 225/50 175/25 �` `/— 1 I I 2120/2300 430/155 O N 30/70 RT Access 0a N N `O 60/125 ►— NOM IN 1. 40/120 Intel 15/60 NOM 5/20 O 2 Qj U v1 h Q � 0 U N !� 35/30 �' Q 40/1q$ 55 2$/$ Q N 25/15 160/80 70/75 150/70 _ 'A, fi(— 100/20 2015 N N 45/35 --)1( �Timberwood y 70/80 , 65/15 0 z LONG RANGE (2035) TOTAL PEAK HOUR TRAFFIC --// LDELICH -7,1 rASSOCIATES Attachment 8 4 N Y aN w = a O 180/15 N N �In - 1905/2095 1. 380/275 Harmony 120/10 1680/2365 360121035 o n �55/120 Acccessloi5� I l r RT Access N N '^ 30/80 f 10/35 Tombe 35/55 0501150 1 (" Banner 30/15 y IN N 25155 N a ,N N T 0 J --w— AM/PM Rounded to Nearest 5 Vehicles Figure 12 HTP Retail TIS, September 2015 Page 20 �m 531/853 e cI' fIO f 1478/1465 I� 120/137 164/133\\\ 1198/1677 1701255 g m m N M N 173121 1593/2364 y 132195 mg Intel 3/46 NOM —� Attachment 841� N a. _M w rn v �_ 150/12 5217 —204212197 11/4 �I" "I �I" f 198912003 .J i 1. 1201128 Harmony 3on1�` f e N O 1469/2293 y rn o 101/133 v Z �'� n 0 O J 75 t AcRT 1 v1p 24/46 cess / a� � m o ccess L 75/89 f NOM m h y U Q U y P NI 3w " L 028/4 60/57��34/23 44/33 39/38 44/33 Timberwood z8/32 — N N N Q 6112 rn � NOM 1 l 1 i 28/52 ' 42/58 —oi f Banner NOM v 17/20 � O N O C13 O J2 f AM/PM SHORT RANGE (2020) TOTAL PEAK HOUR TRAFFIC Figure 11 —// I DELICH HTP Retail TIS, September 2015 -7/ [—ASSOCIATES Page 19 Attachment 8 discussions. With the construction of Technology Parkway, a portion of the site traffic to/from the Intel facility will use the Harmony/Technology intersection. Redistribution of Intel traffic was based upon the number of parking spaces in the various lots around the site. In the long range (2035) future, existing traffic volumes were factored by one percent per year and the entire Harmony Tech Park was assumed to be built and occupied. For Harmony Road, the existing volumes east of Lady Moon Drive were factored by one percent per year to get the long range (2035) total traffic (site plus background). The site traffic was then backed out of the volumes to get the long range (2035) background peak hour traffic at the intersections along Harmony Road. Total Traffic Forecasts Figures 11 and 12 show the respective short range (2020) and long range (2035) total (site plus background) peak hour traffic assignment. 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. The Harmony/ Ziegler and Harmony/Lady Moon -HP East intersections are currently signalized. In the short range (2020) future at the Harmony/Technology intersection, it is important to determine the level of development that will trigger the installation of the signal. The short range (2020) total peak hour signal warrant for the Harmony/Technology intersection is provided in Appendix D. The threshold volume for warranting a signal is 75 vehicles per hour (vph). With the Intel traffic redistribution, the number of northbound left -turning vehicles at the Harmony/Technology intersection would be 2 in the morning peak hour and 36 in the afternoon peak hour. Therefore, a total of 73 morning peak hour and 39 afternoon peak hour northbound left -turning vehicles would need to be produced by the HTP Retail development in order to warrant a signal at the Harmony/Technology intersection. It is difficult to determine a flat level of development of the HTP Retail site to warrant the signal since some of the land uses have passby traffic rates applied to them. However, based upon the short range (2020) site generated peak hour traffic, generally development of approximately 45 percent of the HTP Retail site will warrant the signal at the Harmony/Technology-HP West intersection. For example, construction of Buildings A, B, C, and the Hotel would warrant the signal; or construction of Building D and the Hotel (or almost any other single building) would warrant the signal. It is important to note that it is likely that more of the site traffic from HP/Avago will utilize the Harmony/Technology-HP West intersection when it is signalized. This assumed redistribution of HP/Avago traffic is reflected in the short range (2020) peak hour traffic forecasts. —// LDELICH HTP Retail TIS. September 2015 -7,1 ['ASSOCIATES Page 18 �o co N w ` N — 440/860 aI0 fIO `IO — 1370/2160 130/160 17515/145/ IN 1935/1735 — 2451285 LO N NODm N N IV 95/20 105135 20/5 N co U Q w E y ,n O Co-5/10 z 0 25150 175125 2125/2315 345/80 15/50 r RT O Access � N o� iB 10/70 I f NOM 15/95 /-- Intel 15/60 NOM 5/20 a 5/p \15/105 ?5/S �— 40140 100120 5 65/15 r Timberwood 0 h U N U Q LONG RANGE (2035) BACKGROUND PEAK HOUR TRAFFIC --/I L—DELICH —71 rASSOCIATES Attachment 8 4 N (L _ m w 180/15 J + 1920/2120 325/225 Harmony 120110 } 1695/2390 350/200 ,$ N o io, o 7 N 551120 o� r Access N N cM 30/80 f 10/35 I�I I� Tomb 1 1. 1 \\\ 35/55 e OC/10190 1 Bannr 30115 15/45 a � a N c -j2 --a— AM/PM Rounded to Nearest 5 Vehicles Figure 10 HTP Retail TIS, September 2015 Page 17 f AM/PM SHORT RANGE (2020) BACKGROUND PEAK HOUR TRAFFIC ---// L--DELICH -71 FASSOCIATES Attachment 8 4 N Y aco w m 00 J Figure 9 HTP Retail TIS, September 2015 Page 16 r - 17/19 f 29/31 6/6 45/32 y rn i D 0 � O Ira N 64161 46135 I W CO Q 29/29 "-w— 27/36 f-11/-19 /- 2/2 -0/-18 - 85/75� _ Ca co �r13/19 RT Access a" °D 1— 52/57 ` — 22Y25 Intel t r 00 i� � N H U IU T N 25117 �— 29129 46135 �/ Timberwood 24/28 —� LONG RANGE (2035) SITE GENERATED PEAK HOUR TRAFFIC _—/JL—DELICH -71 [—ASSOCIATES Attachment 8 4 N =w f-151-25 54/50 Harmony-14/-26—ia r 1219---y °D Q m JN � l RT 7is Access � RT Access Q f- AM/PM Rounded to Nearest 5 Vehicles Figure 8 HTP Retail TIS, September 2015 Page 15 BannP" I 17l19 `� — 29/31 �►IJV m o � n C P � 60/57 _ 0 44/33 y Y EL f-10/-19 2/2 102/88� m a T rn 0 0 c L U m 75189 Intel m y U Q IQ U L39/38 �P28/40 44133 `8/32 �r Timberwood �� , SHORT RANGE (2020) SITE GENERATED PEAK HOUR TRAFFIC _J/_LDELICH -71 [—ASSOCIATES Attachment 8 N aCc =w f-15/-25 54/60 Harmony -14/-26- 13/9--,* m $ N N N� � N RT Access 11/1 / I RT N N ccess P � Ti•�N �l � 1 42/58 Banner nrz0 T c O N 0 Jg InEMEMA1.0-IN Figure 7 HTP Retail TIS, September 2015 Page 14 Attachment 8 N c 55% H 0 c 20% � � Harmony a c W V, N Timberwood Cr c U c 0 o � N T f0 J Le Fever Precision Rock Creek SCALE: 1 "=500' TRIP DISTRIBUTION --/ILDELICH -7 1 [—ASSOCIATES Figure 6 HTP Retail TIS, September 2015 Page 13 Attachment 8 TABLE 2 Trip Generation AWDTE I AM Peak Hour PM Peak Hour Code use Size Rate Trips I Rate I in Rate Out Raw In Rat, out Building A 932 Sit-down 4.14 12715 526 5.95 25 4.86 20 5.91 24 3.94 16 Restaurant KSF 826 Specialty Retail 2.76 44.32 122 0.761 2 0.601 2 1.19 3 1.52 4 KSF 710 General Office KSF 11.03 14 1.37 2 0.19 0 0.25 0 1.24 2 Building A Subtotal 662 29 22 27 22 Building B 932 Sit-down 4.05 12715 514 5.95 24 4.86 20 5.91 24 3.94 16 Restaurant KSF 826 Specialty Retail 2.7 KSF 44.32 120 0.761 2 0.601 2 1.19 3 1.52 4 710 General Office 1.25 11.03 14 1.37 2 0.19 0 0.25 0 1.24 2 KSF Building B Subtotal 648 28 22 1 27 22 Building C 932 Sit-down 4.05 12715 514 5.95 24 4.86 20 5.91 24 3.94 16 Restaurant KSF 826 Specialty Retail 2.7 KSF 44.32 120 0.761 2 0.601 2 1.19 3 1.52 4 710 General Office 1.25 11.03 14 1.37 2 0.19 0 0.25 0 1.24 2 KSF Building C Subtotal 648 28 22 27 22 Building D 932 Sit-down 9.81 127.15 1248 5.95 58 4.86 48 5.91 58 3.94 39 Restaurant KSF 826 Specialty Retail KSF 44.32 290 0.761 5 0.601 4 1.19 8 1.52 10 710 General Office 1.25 11.03 14 1.37 2 0.19 0 0.25 0 1.24 2 KSF Building D Subtotal 1552 65 52 66 51 Building E 310 Hotel 100 EO 522 0.31 31 0.22 22 0.31 31 0.29 29 Rooms Building F 710 General Office 11.03 276 1.37 34 0.19 5 0.25 6 1.24 31 KSF Total 4308 215 145 184 177 10.5 (PM Rate) & Reverse Directional Split -/fit-DELICH HTP Retail TIS, September2015 -71 rASSOCIATES Page 12 MWE ,. ATE._ H1M1� * 7. Attachment 8 III. PROPOSED DEVELOPMENT The proposed HTP Retail development will include retail, restaurant, hotel, and general office uses. Figure 5 shows a conceptual site plan of the HTP Retail site. The short range analysis (Year 2020) includes development of the HTP Retail site and an appropriate increase in background traffic due to normal growth and other potential developments in the area. The long range analysis year is considered to be 2035. The site plan shows that there will be two full -movement accesses to/from future Timberwood Drive and a right-in/right-out access to/from Lady Moon Drive. 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 contained in Trip Generation, 9th Edition, ITE was used to estimate the trips that would be generated by the proposed/expected uses at the HTP Retail site. A trip is defined as a one-way vehicle movement from origin to destination. Table 2 shows the expected trip generation for the HTP Retail site on a daily and peak hour basis. The trip generation for full development of the HTP Retail site resulted in 4308 daily trip ends, 360 morning peak hour trip ends, and 361 afternoon peak hour trip ends. Trip Distribution Trip distribution for the HTP Retail site was based on existing/future travel patterns, land uses in the area, consideration of trip attractions/productions in Fort Collins, and engineering judgment. Figure 6 shows the trip distribution for the short range (2020) and long range (2035) analysis futures. The trip distribution was agreed to by City of Fort Collins staff in the scoping discussions. 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. Figures 7 and 8 show the short range (2020) and long range (2035) full development site generated peak hour traffic assignment, respectively. Background Traffic Projections Figures 9 and 10 show the respective short range (2020) and long range (2035) background traffic projections. The short range (2020) background traffic was developed by generally increasing the existing traffic counts by two percent per year. The background traffic growth was agreed to by City of Fort Collins staff in the scoping —/J LDELICH HTP Retail TIS, September 2015 -71 rASSOCIATES Page 10 Attachment 8 Pedestrian Facilities There are sidewalks along Harmony Road and Ziegler Road, adjacent to developed properties (Intel, Hewlett-Packard, etc.). There are sidewalks along the east side of Lady Moon Drive, between Harmony Road and Precision Drive. South of Precision Drive, there are sidewalks along both sides of Lady Moon Drive. Bicycle Facilities There are bicycle lanes along Harmony Road, Ziegler Road, and Lady Moon Drive within the study area. Transit Facilities Currently, this area of Fort Collins is served by Transfort Route 16. Route 16 operates along Harmony Road, Ziegler Road, Rock Creek Drive, and Lady Moon Drive. —//' DELICH HTP Retail TIS, September 2015 % 1 rASSOCIATES Page 9 Attachment 8 TABLE 1 Current Peak Hour Operation Intersection Movement Level of Service AM Delay (am) PM Delay (secs) Harmony/Ziegler (signal) EB LT E 55.0 E (E) 58.2 (59.2) EB T C 27.8 C (D) 29.1 (35.3) EB T/RT C 29.8 C (D) 32.2 (39.9) EB APPROACH C 30.7 C (D) 31.9 (38.2) WB LT E 60.6 F (E) 105.5 (70.6) WB T C 34.2 C (C) 30.3 (33.2) WB RT A 0.0 A (A) 0.0 (0.0) WB APPROACH D 35.9 D (D) 35.7 (35.9) NB LT D 37.2 D (D) 51.9 (48.0) NB T E 64.0 E (E) 63.1 (63.1) NB T/RT E 65.0 E (E) 65.1 (65.1) NB APPROACH D 54.4 E (E) 59.0 (57.3) SB LT E 69.6 F (E) 128.0 (78.4) SB T D 50.5 D (D) 54.5 (52.7) SB RT A 0.0 A (A) 0.0 (0.0) SB APPROACH E 64.3 F (E) 98.7 (68.2) OVERALL D 42.3 D (D) 50.5 (46.2) Harmony/HP West (stop sign) SB LT F 162.2 F 98.5 SB RT C 24.4 E 44.6 SB APPROACH E 36.9 F 51.0 EB LT F 396.0 E 42.2 Harmony/Lady Moon -HP East (signal) EB LT E 60.4 E 62.9 EBT B 17.0 C 21.7 EB RT A 6.3 A 3.6 EB APPROACH B 17.9 C 21.7 WB LT D 37.3 D 46.6 WB T A 7.2 A 9.2 WBRT A 4.6 A 0.0 WB APPROACH A 7.4 A 9.7 NB LT D 46.1 D 53.1 NB T D 50.6 E 55.7 NB RT A 0.0 A 0.0 NB APPROACH D 48.3 D 53.4 SB LT D 49.3 D 47.7 SB T/RT D 51.0 D 50.1 SB APPROACH D 49.8 D 48.4 OVERALL B 13.0 B 18.0 (*) Adjusted Timing -// f-DELICH HTP Retail TIS, September 2015 -71 rASSOCIATES Page Attachment 8 N a� (y 000 =� =w cN ` N o M — 4621743 n 0 rn v 150112 ItO `%j J in —1287/1275 87/99 33/3 LO c) m + f 1805/1878 26/28 f 1826/2005 106/108 1 r 173/21 Harmony 30f7 1 1043/1460 o 1454/2118 i 1392/2057 �1 I� I 148/222 v 33/69 to N c N f7 `m a'0 N --o-- AM/PM BALANCED RECENT PEAK HOUR TRAFFIC Figure 4 _—// L—DELICH HTP Retail TIS, September 2015 7 1 [—ASSOCIATES Page 7 Attachment 8 4 N cr) Go 0 O O O N In W o 462l743 0LO f 1287/1275 rn < m 150/12 f 1805/111711 87/99 33/3 + 26/28 ,0j � 1826/2005 106/108 1 t r 1043/1460 O IN 148/222 N N N N (D o) 0) K 173/21 1454/2118 AM/PM RECENT PEAK HOUR TRAFFIC --//LDELICH -7/ r-ASSOCIATES Harmony 30/7 1392/2057 N _ 33/69 O cn 1.8% r 0 Figure 3 HTP Retail TIS, August 2015 Page 6 Attachment 8 Existing Traffic Recent peak hour traffic volumes at the Harmony/Ziegler, Harmony/HP West, and Harmony/Lady Moon -HP East intersections are shown in Figure 3. The counts at the Harmony/Ziegler and Harmony/Lady Moon -HP East intersections were obtained by the City of Fort Collins in April and May 2013, respectively. The turning movement counts at the Harmony/HP West intersection were obtained in February 2015. Raw traffic count data is provided in Appendix B. Since there are no accesses or intersections between Lady Moon Drive and the HP West Access, the link volumes from the Harmony/Lady Moon intersection were used to determine the through volumes at the Harmony/HP West intersections. The traffic volumes were averaged/balanced between the key intersections, since the recent counts were performed on different days. The balanced recent peak hour traffic is shown in Figure 4. Existing Operation The Harmony/Ziegler, Harmony/HP West, and Harmony/Lady Moon -HP East intersections were evaluated and the peak hour operation is displayed in Table 1. Calculation forms are provided in Appendix C. The key intersections are currently operating acceptably with existing control, geometry, and signal timing in the morning and afternoon peak hours, except for the Harmony/Ziegler and Harmony/HP West intersections during the afternoon peak hour. With a small adjustment in the signal timing, the Harmony/Ziegler intersection can achieve acceptable operation. It is important to note that eastbound and northbound right -turn deceleration lanes are warranted with the existing traffic volumes. At the Harmony/HP West intersection, some movements (EB LT and SB LT) are shown to experience calculated delays commensurate with LOS F. During traffic counting, the actual observed delays for these movements averaged 520 seconds per vehicle. The calculated delays do not reflect the substantial gaps created by the Harmony/Lady Moon signal. Delays commensurate with level of service F are normal at stop sign controlled intersections along arterial streets in an urban area. The intersections were evaluated using techniques provided in the 2010 Highway Capacity Manual. A description of level of service for signalized and unsignalized intersections from the 2010 Highway Capacity Manual and a table showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix C. The HTP Retail site is in an area termed "employment district," which puts it in the category of `other" for analysis purposes. In areas termed "other," acceptable operation at signalized intersections during the peak hours is defined as level of service D or better for the overall intersection, and level of service E or better for any leg or movement. At unsignalized intersections, acceptable operation during the peak hours is defined as level of service E or better for any approach leg for an arterial/collector and level of service C or better for any approach leg for a local and collector/local intersection. —// LDELICH HTP Retail TIS, September 2015 -7,1 r-ASSOCIATES Page 5 Attachment 8 4 N ` d N Harmony m ��I o� d N an - Denotes Lane EXISTING INTERSECTION GEOMETRY _—.//_LDELICH -71 r—ASSOCIATES Figure 2 HTP Retail TIS, August 2015 Page 4 r Attachment 8 Harmony Technology Park Retail Harmony 0 C w yr Timberwood c c Timberwood 00 t� 2 i\ cc J Le Fever o Precision 0 c m F Rock Creek `m rn m c a ca N Fossil Ridge High School V y V) 7 I`0 U) Kechter SCALE: 1 "=1000' SITE LOCATION _—/11 DELICH -7 1 [—ASSOCIATES Figure 1 HTP Retail TIS, August 2015 Page 3 Attachment 8 II. EXISTING CONDITIONS The location of the HTP Retail site is shown in Figure 1. It is important that a thorough understanding of the existing conditions be presented. Land Use Land uses in the area are primarily commercial, industrial, and residential. There are residential uses to the south of the site. There are commercial and industrial uses to the north, south, and west of the site. The center of Fort Collins lies to the northwest of the proposed HTP Retail site. Streets The primary streets near the HTP Retail site are Harmony Road, Ziegler Road, and Lady Moon Drive. Figure 2 shows a schematic of the existing geometry at the key intersections. Harmony Road is to the north of (adjacent to) the HTP Retail site. It is an east - west street designated as a six -lane arterial street on the Fort Collins Master Street Plan. Currently, it has a six -lane cross section with an existing speed limit of 55 mph in this area. At the Harmony/Ziegler intersection, Harmony Road has eastbound and westbound left -turn lanes, three through lanes in each direction, and a westbound right - turn lane. At the Harmony/Lady Moon intersection, Harmony Road has eastbound and westbound left -turn lanes, three through lanes in each direction, and eastbound and westbound right -turn lanes. The Harmony/Ziegler and Harmony/Lady Moon intersections have signal control. At the Harmony/HP West intersection, Harmony Road has an eastbound left -turn lane and three through lanes in each direction. The Harmony/HP West intersection has stop sign control on the HP West Access. Ziegler Road is to the west of the HTP Retail site. It is a north -south street designated as a four -lane arterial street north of Rock Creek Drive, and designated as a two-lane arterial street south of Rock Creek Drive on the Fort Collins Master Street Plan. Currently, Ziegler has a four -lane cross section and an existing speed of 40 mph. At the Harmony/Ziegler intersection, Ziegler Road has dual northbound and southbound left -turn lanes, two through lanes in each direction, and a southbound right -turn lane. Lady Moon Drive is a north -south street designated as a collector street south of Harmony Road on the Fort Collins Master Street Plan. Currently, Lady Moon Drive has a two-lane cross section, with a center continuous two-way left -turn lane, south of the Banner Medical Campus driveway. The north leg of the Harmony/Lady Moon intersection serves the Hewlett-Packard campus. At the Harmony/Lady Moon intersection, Lady Moon Drive has northbound and southbound left -turn lanes, a northbound through lane, a southbound combined through/right-turn lane, and a northbound right -turn lane. The existing posted speed is 30 mph on Lady Moon Drive. —/y LDELICH HTP Retail TIS, September 2015 -71 r-''ASSOCIATES Page 2 Attachment 8 I. INTRODUCTION This transportation impact study (TIS) addresses the capacity, geometric, and control requirements for the proposed Harmony Technology Park (HTP) Retail. The proposed HTP Retail site is located in the southwest quadrant of the Harmony/Lady Moon - HP East intersection in Fort Collins, Colorado. During the course of the analysis, numerous contacts were made with the developer's representative (Brinkman Partners Development), the project planning consultant (TB Group), the project engineering consultant (Northern Engineering), and Fort Collins Traffic Engineering. The Transportation Impact Study Base Assumptions form and related documents are provided in Appendix A. This study generally conforms to the format set forth in the Fort Collins TIS Guidelines in the "Larimer County Urban Area Street Standards" (LCUASS). The study involved the following steps: - Collect physical, traffic, and development data; - Perform trip generation, trip distribution, and trip assignment; - Determine peak hour traffic volumes; - Conduct capacity and operational level of service analyses on key intersections; - Analyze signal warrants; - Conduct level of service evaluation of pedestrian, bicycle, and transit modes of transportation —//' DELICH HTP Retail TIS, September 2015 -71 rASSOCIATES Page 1 Attachment 8 LIST OF FIGURES 1. Site Location............................................................................................................. 3 2. Existing Geometry .....................................................................................................4 3. Recent Peak Hour Traffic.......................................................................................... 6 4. Balanced Recent Peak Hour Traffic.......................................................................... 7 5. Site Plan.................................................................................................................. 11 6. Trip Distribution.......................................................................................................13 7. Short Range (2020) Site Generated Peak Hour Traffic...........................................14 8. Long Range (2035) Site Generated Peak Hour Traffic ............................................ 15 9. Short Range (2020) Background Peak Hour Traffic ................................................ 16 10. Long Range (2035) Background Peak Hour Traffic ................................................. 17 11. Short Range (2020) Total Peak Hour Traffic...........................................................19 12. Long Range (2035) Total Peak Hour Traffic............................................................ 20 13. Short Range (2020) Geometry ................................................................................ 22 14. Long Range (2035) Geometry .................................................................................23 APPENDICES A. Base Assumptions Form B. Peak Hour Traffic Counts C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins Motor Vehicle LOS Standards (Intersections) D. Peak Hour Signal Warrant E. Short Range (2020) Background Peak Hour Operation F. Long Range (2035) Background Peak Hour Operation G. Short Range (2020) Total Peak Hour Operation H. Long Range (2035) Total Peak Hour Operation I. Pedestrian/Bicycle Level of Service Worksheets —/JLDELICH HTP Retail TIS, September2015 -7 1 [—ASSOCIATES Attachment 8 TABLE OF CONTENTS I. INTRODUCTION........................................................................................................1 II. EXISTING CONDITIONS..........................................................................................2 LandUse.........................................................................................................................2 Streets............................................................................................................................. 2 ExistingTraffic................................................................................................................. 5 ExistingOperation...........................................................................................................5 PederstrianFacilities.......................................................................................................9 BicycleFacilities..............................................................................................................9 TransitFacilities.............................................................................................................. 9 III. PROPOSED DEVELOPMENT...............................................................................10 TripGeneration............................................................................................................. 10 TripDistribution............................................................................................................. 10 TripAssignment............................................................................................................10 Background Traffic Projections..................................................................................... 10 TotalTraffic Forecasts................................................................................................... 18 SignalWarrants............................................................................................................. 18 Geometry...................................................................................................................... 21 OperationAnalysis........................................................................................................ 21 Pedestrian Level of Service........................................................................................... 29 Bicycle Level of Service................................................................................................ 29 Transit Level of Service................................................................................................. 36 IV. CONCLUSIONS.................................................................................................... 37 LIST OF TABLES 1. Current Peak Hour Operation.................................................................................... 8 2. Trip Generation.......................................................................................................12 3. Short Range (2020) Background Peak Hour Operation ......................................... 24 4. Long Range (2035) Background Peak Hour Operation ........................................... 26 5. Short Range (2020) Total Peak Hour Operation..................................................... 30 6. Long Range (2035) Total Peak Hour Operation...................................................... 33 --//LDELICH HTP Retail TIS, September2015 -71 rASSOCIATES Attachment 8 HARMONY TECHNOLOGY PARK RETAIL TRANSPORTATION IMPACT STUDY FORT COLLINS, COLORADO SEPTEMBER 2015 Prepared for: Brinkman Partners Development 3528 Precision Drive Fort Collins, CO 80528 Prepared by: DELICH ASSOCIATES 2272 Glen Haven Drive Loveland. CO 80538 Phone: 970-669-2061 FAX:970-669-5034 Project #1556 r. r .w - `h.. ♦ �� s:✓r^ ��. �� � ,•T' r—�-y�'Y ... a "1 ♦- � � -}`� _. ...'—�=`'-�It._.._Ir...++�['' 39Yr ....: ,.aU ..q. a/u ,M ��,,.`—.-_...-. Gc �4...#.mi►. .�• r A� •K.� i�. A '_- Birdseye View - From Harmony Road Nu. Description Date Aerial Views � Harmony Commons -�- � BRINKMAN View 1.0 li Fort Collins STAHL . Cok. 1 , t 9YYFlI/Y,M mWb OMYbeMNyWa Obw�nalMY b t IIMr1pl AlwaTb.la Ul.a. 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PMedlm Na LarMsC LeuaM . - - - STEU EDCSi IRgMiED TU6 TD%TKLfE9CUE M BLUEGR.VB, la%lpaGGfN aRGaE rwaoNLLoe cTbww000uua EEREN•N.TMLDf taw61 eao wt wuBl6tgrFs GRAY a� rtia DECIMOUS TREE PLAKTM OETA CONFER TREE PLANNNO DETAIL PYM LMI ., . . �a iMGROUP m HARMONY COMMONS s.xD rNaEmv000 Farr cuu.s, w sosze rwraoen. oek_oweH. seas A.a.o� a. Fpn COWrp, fq e'hM o•car taora Nmu.ao®I%cs�va net•u •- L2 ae2 HARMONY RD 41� STEEL MR — Tom F�M T� FEWUE M% �, I ft 9NOOTR B E r MULC FIREe olur E]❑ E � uMe NIGROUP HARMONY COMMONS FaFmuraw No Text j 1 HARMONY ROAD _a...�. O Vv Certka*m of Appr l: RarwOrg Appr l: .u�om "vawnPJ 'Y� i w_ wnlMmerwi �.pr nuvlpCm: 4aM1Um BYtlpk. wwuaay. Y•.i�Yv. �a�ww P •wws • . M7a :m HC B.I.N.R.EAO:• m awanr�vom ow F011f LOIINL C4I !NH iUwwYwP fvlWwM® SMs Nan a•.T19G3?F' .a•N•..1 AVAOO WTEL 04 er-IGRa P E TO CFF N CENTER HARMONY COMMONS BMlNER HEALTH .. n�m I FM CO S,M WB NWMY �`9(IABI! . . u. Fm f W �yY 8r6s.Y I SECONDARY USE SUMMARY 7.57 ACRES ALLOWED PER ODP LOT 3 AND 4=2.903 ACRES — oF.r.uaie mroN�w n.� Attachment 1 (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project name is Harmony Commons and was called HTP Retail at the PDR meeting. Page 5 Attachment 1 (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The buildings will be owned by the building developer/owner and will be leased to individual tenants. (iv) Estimate of number of employees for business, commercial, and industrial uses. 30-50 (v) Description of rationale behind the assumptions and choices made by the applicant. The impetus of this project is to create a Convenience Retail Center that is a complimentary use to the employment campus. This will offer more choices for the residents and employees to go for meals, shopping, services, etc. The office building is filling a need for potential medical users, as it is directly across from the new Banner Hospital. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands, natural habitats or features currently located on site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. A neighborhood meeting was held on November 18, 2015. Questions were asked about circulation, future tenants, and road improvements. Concerns were raised about a potential future use for a hotel and negative impacts that might have on the neighborhood. Also, a few comments were made about the architecture questioning if the buildings would have four-sided architecture. Page 4 Attachment 1 minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 — Pursue Low Impact Development Harmony Commons is implementing LID by incorporating new drainage bio-swales, water quality pond, rain gardens, and permeable pavement areas with under drain systems (25% of new pavement area will consist of permeable pavement). Community and Neiahborhood Livabilitv Principle LIV 38: Employment Districts will be the major employment centers in the community, and will also include a variety of complementary uses to meet the needs of employees. By design, they will be accessible to the City's multimodal transportation system and encourage walking, bicycling, car and van pooling, and transit use. Policy LIV 38.1 — Mix of Uses Policy LIV 38.5 — Coordinate District Design Policy LIV 38.7 — Address Parking Policy LIV 38.8 — Provide Walkways and Bikeways Harmony Commons mainly consists of a Convenience Shopping Center, which is a secondary use that will offer a variety of choices for the employees of the tech park and the nearby residents who live in the area. The area surrounding the Harmony Technology Park contains a mix of residential, institutional, employment, office and retail. The site is located in the Harmony Technology Park, which provides a campus -like setting, with platted lots, streets, sidewalks, and infrastructure already in place. The visual impacts of the parking lots have been reduced by placing the parking to the interior of the project. Transportation Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 — Locating Enhanced Travel Corridors Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 —Transit Stops Policy T 10.6 — High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project at the north end of an employment campus, near residential subdivisions, Fossil Ridge High School and its proximity to Harmony Road will promote and support the idea of a predominance of the daily trips of the employees of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The on -street bike lanes will help to encourage safe cycling. Harmony Road is designated as an enhanced travel corridor. Page 3 Attachment 1 will tie into the existing neighborhood by extending streets, sidewalks and paths directly to and through the center. The buildings for the service, retail and restaurants are located along the Harmony Road frontage in order to maximize visibility and create a strong gateway entry into Fort Collins. This plan offers attractive and inviting pedestrian scale features and amenities such as plazas and other outdoor spaces that will create a vibrant urban environment with benches, landscape planters, outdoor cafe seating and public art opportunities. Pedestrian connectivity is achieved by utilizing the S' path along Harmony Road with several connections between the proposed buildings and the trail. Both building architecture and landscape design will build upon the momentum of the contemporary design language which has been introduced in the immediate vicinity of our project by numerous projects including Banner Health Systems, Fuse (Brinkman Office Building), Intel and Fossil Ridge High School. Our design will reinforce the existing design style and create a fresh identity for our project in SE Fort Collins. Notable characteristics of this design language include clean, horizontal roof lines, simplicity in materials and large masses of buildings broken into smaller massings by placement of color, texture, material and elevation change. Material selection is consistent with surrounding context buildings incorporating masonry, architectural metals, exposed steel and stucco tones. The project will offer high quality public spaces by utilizing outdoor plaza cafe seating areas. There will be a concerted effort to incorporate local businesses into the development, drawing on a community -centric vibrancy from the neighboring residences. The site and building architecture function integrally. It is our intent to activate architectural spaces and pedestrian experience through thoughtful indoor and outdoor connections. Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: Economic Health Principle EH 3: The City will support local, unique, and creative businesses. Policy EH 3.1 — Support Programs Emphasizing Local Business Policy EH 4.1 —Prioritize Targeted Redevelopment Areas Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.2 — Reduce Barriers to Infill Development and Redevelopment Harmony Commons will continue to promote and sustain local businesses thereby further enhancing the economic health of Fort Collins. This represents job creation and business retention for businesses that are successful and unique to Fort Collins. Environmental Health Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community's urban watersheds and streams as a key component of Page 2 ttachment 1 GROUP �r pe se planning I dkismo- Harmony Commons PDP Statement of Planning Objectives December 1, 2015 The site is located at the southwest corner of Lady Moon Drive and Harmony Road. The proposed use is for a Convenience Shopping Center containing retail, service and restaurant space along the Harmony Road frontage. Also included is a freestanding office building located at the Northwest corner of Lady Moon Drive and Timberwood Drive. The property is zoned HC-Harmony Corridor. The site is currently a vacant parcel of land and is platted as Lot 1 of the Harmony Technology Park, Second filing. There are no existing improvements on the site. The site is also Tract S of the Harmony Technology Park Overall Development Plan, Seventh Amendment. The intent is to subdivide the entire Tract S into 6 Lots and 2 Outlots. Two lots (3 and 4) will be developed as a Convenience Shopping Center and one lot (5) will contain a two-story office building as a part of Phase 1. The square footage breakdown is as follows: Lot 3 - Convenience Shopping Center 8,000 square feet Lot 4 - Convenience Shopping Center 16,800 square feet Lot 5 - Office 25,000 square feet The site is in the H-C zoning district. According to the Purpose Statement contained within Article 4.26 of the Land Use Code, "The Harmony Corridor District is intended to implement the design concepts and land use vision of the Harmony Corridor Plan -- that of creating an attractive and complete mixed -use area with a major employment base." The area surrounding Harmony Commons contains a mix of residential, educational, office, medical and employment. The site is ideal for these types of uses as it provides a secondary retail center that is complimentary to the employment base. In addition, the project will be constructing an office building, which is a primary use. According to the approved ODP, Tract S is allowed to have 7.57 acres of secondary uses. Lots 3 and 4, which contain the convenience shopping center totals 2.90 acres. The proposed project is also located within walking and biking distance to Front Range Village and the surrounding residential subdivisions and major employers in the area. The project is proposing one access point from Lady Moon Drive and one curb cut off of the proposed Timberwood Drive. All of the interior drives will be private. Parking areas are located internally to minimize impacts on the neighborhood. There will be multiple pedestrian connections into and through the site. The prominent pedestrian and bicycle extension will be along the west proposed property line, extending from the Harmony Road walkway to the proposed Timberwood Drive per the Overall Development Plan that is recorded with the City. Vehicular crossing of this path will be minimized to enhance that connectivity. There also will be connectivity within the site in an East to West direction connecting the building uses and tying them into the perimeter walks and properties which Page 1 444 Mohan Ave. m 970.532.5891 BerftW,0080513 wEs TBGroup.us ATTACHMENTS Agenda Item 2 1. Planning Objectives (PDF) 2. Site Context (PDF) 3. Site Plan (PDF) 4. Rendered Site Plan (PDF) 5. Landscape Plan (PDF) 6. Architectural Elevations (PDF) 7. Perspective View From Harmony Road (PDF) 8. Transportation Impact Study(PDF) Item # 2 Page 11 Agenda Item 2 D. Drive -Through Restaurants: In response, only standard ("sit-down") and fast food ("carry -out') restaurants are allowed in the Harmony Corridor zone district. E. Architecture: In response, the theme of the architecture will be derived from the existing buildings in the vicinity, primarily Banner Health Hospital and Fuse Office Building. The overall theme will be contemporary with an emphasis on horizontal components. Entrances will be highlighted by overhangs, supporting columns, and storefront glass. F. Phasing: Tract S is 24.71 acres and will be developed in phases as the market demand requires. Future development is expected to be oriented toward a mix of primary and secondary uses. The hospital is estimated to generate demand for convenience and business services and "quick -serve" restaurants for employees in the area. 7. Findings of Fact/Conclusion: In evaluating the request for Harmony Commons P.D.P., staff makes the following findings of fact: A. The P.D.P. is a component of, and in compliance with, Tract S of the Harmony Technology Park Overall Development Plan, Seventh Amendment. This is a 270 acre O.D.P., owned by multiple parties, and where the primary and secondary uses have been apportioned such that there is approximately 75% primary and 25% secondary uses. B. The P.D.P. complies with the development standards of the H-C zone district of Article Four. C. The P.D.P. complies with the General Development Standards of Article Three. RECOMMENDATION: Staff recommends that the Planning and Zoning Board make a motion to approve Harmony Commons P.D.P., #150027, based on the Findings of Fact on pages 10 and 11 of the Staff Report. Item # 2 Page 10 Agenda Item 2 improvements (including transportation improvements) needed for this proposal. The BDR has been approved by the City. The following infrastructure improvements will be completed per the approved BDR: • The extension of Technology Parkway from Harmony to Precision Drive; • Access control limiting left turns out from Technology Parkway to Harmony; • The construction of Timberwood between Technology Parkway and Lady Moon; • Auxiliary turn lanes on Harmony.Technology Parkway and Timberwood at the new intersections; and • A southbound right turn lane from Lady Moon onto Timberwood. A new traffic signal at Harmony Road/Technology Parkway is not warranted with this phase and will not yet be constructed. With the above noted improvements, acceptable Levels of Service will be achieved at intersections impacted by vehicular traffic from this proposal. Levels of Service are also met for pedestrians, bicycle and transit modes. 6. Neighborhood Information Meeting: A neighborhood information meeting was held on November 18, 2015. A summary is attached. Briefly, the primary issues that were raised relate to traffic and the overall quality of the center and are summarized as follows: A. Traffic Conflicts on Lady Moon with Banner Health Hospital: In response, there will be no conflicts with Banner Health due to the existing median in Lady Moon Drive. This median restricts our east -west driveway to right-in/right-out only. Full turning movements will be allowed at the intersection of Lady Moon Drive and Timberwood Drive. B. Lighting Spillover and Excessive Illumination with Hotel: In response, the hotel would be in a future phase and is not a firm prospect at this point. Lighting is regulated by the Land Use Code to be fully shielded and down directional. C. Excessive Signage: In response, all signage is regulated by the City's Sign Code. Item # 2 Page 9 Agenda Item 2 "Both the architecture and landscape will build on Contemporary design language established by Banner Health and Fuse (Brinkman Office Building) and create a fresh look for Fort Collins. Notable characteristics of this style include simplicity of materials, clean and horizontal movement of forms and tasteful surface articulation through massing, use of material, texture and color." The three proposed buildings exhibit the general character established by Banner Health and Fuse Office to a certain degree. While not mimicking these buildings, the common elements help unify the Harmony Technology Park with a level of cohesion that is expected of a master planned business park. For example, the three buildings all feature concrete masonry base, stucco field, with lap siding, metal panels and overhangs as accents. There will be two types of masonry unit, each with its own depth to create offsets that provide three-dimensional relief and shadowing. Horizontal metal panels create a distinctive top. A pre-engineered wood product draws attention to the entries and adds a warm tone to the mix of materials Entries are also highlighted by steel canopies with supporting steel columns and storefront glazing. The two-story medical office building includes areas of brick as an added material. The street -facing elevations of the two one-story buildings match the balance of the building so there is no backside. The pattern of the two masonry units is repeated, doors are accented with full height glass and transom windows and the metal panel accent is repeated. These rear elevations allow the reverse mode layout to present an attractive streetscape while also allowing south -facing entries, patios and plazas. Overall, the architecture is compatible with the surrounding context and sets an example of quality for the balance of Tract S. In compliance with the standard, all three buildings demonstrate a distinctive base, middle and top on all four sides. L. Section 3.5.3(B)(2) — Orientation to Build -to Lines for Streetfront Buildings Building D (Lot 4) is placed along Lady Moon Drive such that there are no parking spaces or drives located between the building and street. Building E (Lot 5) is placed at the corner of Lady Moon Drive and Timberwood Drive in similar relationship to the two public streets. Please note that Harmony Road is not factored into this standard due to the more specific requirement for the 80-foot buffer. M. Section 3.6.4 — Transportation Level of Service Requirements A Transportation Impact Study was completed and analyzed the traffic impacts for the entire 24.71 Tract S of the Harmony Technology Park at full build -out (see attached). A subsequent Basic Development Review (BDR) application by the master developer (M.A.V. Development) specifically identified a variety of public infrastructure Item # 2 Page 8 Agenda Item 2 The P.D.P. contains a total of 50,600 square feet and includes 269 spaces for a parking ratio of 5.3 spaces per 1,000 square feet. This exceeds the maximum allowed ratio of 5.00 spaces per 1,000 square feet, or 253 spaces, by 16. In terms of determining the 20% bonus, Timberwood is classified as a local street and allows for on -street parking, but Lady Moon is a collector that does not allow on -street parking north of Rock Creek Drive. (Harmony Road is not factored as the 80-foot buffer along a 6-lane major arterial renders the application of the 20% bonus as impractical.) Lot 4, Building D, is located along Lady Moon Drive and features a direct connecting walkway between the public sidewalk and the internal plaza. Practically speaking, staff interprets only Lot 4 to be eligible for the 20% bonus based on ease and convenience of access to Lady Moon. With no parking along the frontage of Lot 4 on Lady Moon, and with 113 spaces contained within Lot 4, the 20% bonus yields an extra 22 spaces. This bonus allows the proposed number of spaces, 269 (16 over the 5.00 spaces/1,000 square feet ratio) to be in compliance with the standard. In summary: 50,600 sq. ft. 5.0 spaces/1,000 sq. ft. = 253 Bonus 253 X 20% + 22 Total Allowed = 275 Proposed 5.3 spaces/1,000 sq. ft. = 269 J. Section 3.2.4 — Site Lighting Parking lot pole lighting and wall -mounted sconces will feature down -directional and full cut-off fixtures. There are no foot-candles that exceed the maximum allowable. K. Section 3.5. 1 (B)(C)(E)(F) — Building Project and Compatibility The essence of these standards is to encourage new commercial buildings to take their architectural cues from the surrounding context, and where there is no established context, to create new buildings that set an enhanced standard of quality. The context of the area is influenced by following large buildings: • East: Banner Health Hospital • West: Intel • North: Hewlett Packard Enterprises and Avago • South: Fuse Office Building, Numerica, Custom Blend ing/Rodelle Of these, the applicant states that the architectural theme is most influenced by the two most recently constructed buildings in the vicinity: Banner Health Hospital and the Fuse Office Building. The applicant's project narrative states: Item # 2 Page 7 Agenda Item 2 Drive on the east and Technology Parkway on the west. The north -south drive divides the current and future phase and connects to Timberwood Drive. There is no direct, head -in or diagonal parking along these two drives which eases the circulation within the overall 24.71 acre Tract S. E. Section 3.2.2 (C)(4) — Bicycle Parking The standard requires that shopping centers provide one bike parking space per 4,000 square feet of gross leasable area. With 50,600 square feet, 13 spaces are required with 20% (3) needing to be enclosed and 80% (10) being located in exterior fixed racks. In compliance, 28 spaces are provided with 5 being enclosed and 23 being located in fixed racks. F. Section 3.2.2(C)(5) — Walkways The P.D.P. provides multiple private walkways in compliance with the standard in the following manner: • Two walkways connect to Harmony Road; • Three walkways connect to Lady Moon Drive; • Two walkways connect to Timberwood Drive. One of these walkways, along the west edge, traverses the entire site from north to south connecting Harmony Road, to the entry plazas and to Timberwood Drive. Also, the private east -west drive has detached sidewalks on both sides. G. Section 3.2.2(C)(6) — Direct On -Site Access to Pedestrian and Bicycle Destinations As mentioned, the multiple sidewalks to the three adjoining public streets allow for both bikes and pedestrians to connect to multiple destinations and the surrounding Harmony Technology Park, including Transfort Route 16 which adjoins the site along Harmony Road and Lady Moon Drive. H. Section 3.2.2(J) — Setbacks for Vehicular Use Areas As mentioned, there are only two areas where parking spaces face public streets. On Lot 4, the five spaces are setback 10 feet and on Lot 5, 20 spaces are setback 15 from the property line in compliance with the standard of 10 feet. Section 3.2.2(K)(3) — Parking Lots — Maximum Number of Spaces A shopping center is required to have no less than 2 and no greater than 5 spaces per 1,000 square feet of gross leasable area. A 20% bonus in the maximum parking is available if there is no parking allowed on the two abutting public streets. Item # 2 Page 6 Agenda Item 2 4. Compliance with Applicable Harmony Corridor Zone District Standards: As mentioned, both proposed uses are permitted. Since the P.D.P. contains one use that is permitted subject to review by the Planning and Zoning Board (convenience shopping center) the entire P.D.P. is similarly governed. The buildings are below the maximum allowable height of six stories The applicant is participating with the master developer of the Harmony Technology Park (M.A.V. Development) to establish and comply with the formation of the required 80-foot wide buffer along Harmony Road. In addition, the applicant's parcel fits within an integrated pattern of streets in anticipation of the extensions of both Timberwood Drive and Technology Parkway. For example, the P.D.P. is designed in conjunction with the expected arrangement of buildings, drives, parking, landscaping, fire access and stormwater management of the entire 24.71 acre Parcel S of the O.D.P. 5. Compliance with Applicable General Development Standards: A. Section 3.2.1(C)(D) — Landscaping and Tree Protection As mentioned, the 80-foot buffer along Harmony Road is not included within this P.D.P. Rather, the landscaping, berming and the meandering eight -foot wide sidewalk will be constructed by the master developer as part of a concurrent development plan. Harmony Commons P.D.P., however, is obligated to provide landscaping along both Lady Moon Drive (collector street) and Timberwood Drive (local street). In compliance with the standard, street trees are provided in the parkways. Foundation shrubs are placed between the buildings and the streets. Areas of low visual interest are screened B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping There are two rows of exposed parking stalls along public streets. Along Timberwood, there are the 20 spaces facing south. These spaces are screened by a continuous row of shrubs supplemented by a mix of evergreen trees behind the sidewalk. Along Lady Moon, there are five spaces facing east which are similarly screened. Both areas are landscaped in compliance with the standard. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lots exceed the minimum required 10% interior landscaping in the form of islands which complies with the required minimum for lots with greater than 100 spaces. D. Section 3.2.2(B) — Access, Circulation and Parking The parking and circulation system is specifically designed to serve not only the P.D.P. (9.1 acres) but also the future phase of Tract S (15.61 acres). This is accomplished by two internal private drives. The east -west private drive will ultimately connect Lady Moon Item # 2 Page 5 Agenda Item 2 2. Compliance with Harmony Corridor Plan: The entire 270 acre O.D.P. is within the Basic Industrial Non -Retail Employment Activity Center (B.I.N.R.E.A.C). There are two proposed land uses: • Medical Office Building — Primary Use • Convenience Center — Secondary Uses The Harmony Corridor Plan states: "Secondary and supporting uses will also be permitted in the (BINREAC), but shall occupy no more than 25% of the total gross area of the Office (or Business) Park, Overall Development Plan or Planned Unit Development, as applicable. Development of the subject parcel contributes to fulfilling the vision of the Harmony Corridor being an area reserved for a variety of business -related uses on relatively large parcels within an attractive industrial park setting which are supported by a secondary uses that are integrated with and function with the primary uses. 3. Compliance with the Harmony Technology Park, Seventh Amendment Overall Development Plan: By being located within the BINREAC, and zoned H-C, the Overall Development Plan is divided between 75% primary and 25% secondary uses. With approximately 270 acres, the uses are divided as follows: • Primary Uses 202 acres 75% • Secondary Uses 68 acres 25% Within the O.D.P., Tract S is further defined as containing 24.71 acres and the uses are divided as follows: • Primary Uses 17.14 acres • Secondary Uses 7.57 acres As can be seen, Tract S is required to not exceed 7.57 acres of secondary uses. The secondary uses within the P.D.P. total 2.93 acres, which is under the maximum allowed by the O.D.P. (This will require that future phases of the commercial center must be held to not exceeding the 7.57 acre cap on secondary uses. This means that for the 15.61 acres in future phases, there cannot be more than 4.64 of secondary uses.) The project, therefore, complies with the approved Overall Development Plan. Item # 2 Page 4 Agenda Item 2 The property was annexed as part of the 156 acre Harmony Farm in 1984. The first Harmony Technology Park Overall Development Plan consisted of 155 acres and was approved in 1997 in conjunction with Celestica Manufacturing. Since 1997, the following annexations occurred: • Kendall -Harmony Annexation — June, 2000 • Johnson -Harmony Annexation — July, 2000 These annexations triggered cooperation among various land owners which created the Harmony Tech. Park, First Amended O.D.P. (267 acres) — September, 2000 In 2004, the Harmony Technology Park, O.D.P., Second Amendment was approved which added three residential properties and increased the total acreage of the O.D.P. from 267.19 acres to 270.19 acres. Since 2004, five additional amendments to the O.D.P. were approved in response to the great recession, parcel adjustment for various end -users, and re -allocation of the primary and secondary uses. The governing O.D.P. is the Seventh Amendment approved in 2014 and encompasses 270 acres among several property owners. The following projects have been approved in the Harmony Technology Park: Project Name Applicant/Use Year Site (acres) H.T.P. ls'Filing Celestica/Intel 1998 34.4 H.T.P. 2na Filing H-P South Campus 2001 60.14 Brookfield Townhomes Chateau Development 2002 42.39 H.T.P. 3` Filing Custom Blending 2008 5.01 Presidio Apartments Multi -Family 2011 11.83 H.T.P. TO Filing Numerica 2012 4.90 Milestone A artments Multi -Family 2013 10.20 Banner Health Hospital 2013 27.95 H.T.P. 4 Filing Fuse Office 2014 1.62 Main Street Health Long Term Care 2015 7.5 The following projects are under current review: Project Name Proposed Use Site acres Windsong Long Term Care Facility 3.34 Eye Center of Northern Colorado Medical Office 4.16 Item # 2 Page 3 Agenda Item 2 C. The P.D.P. complies with the General Development Standards. 1 indh - t,ow feet Harmony Commons P.D_P. Comments: 1. Background: The surrounding zoning and land uses are as follows: N: H-C Avago and Hewlett Packard Enterprises S: H-C Vacant (Tract E, Harmony Technology Park) S H-C Multi -Tenant Office (Tract e, Harmony Technology Park) E: H-C Banner Health Hospital (Tract G, Harmony Technology Park) W: H-C Vacant (Tract S, Harmony Technology Park) W: H-C Intel (Tract A, Harmony Technology Park) Item # 2 Page 2 Agenda Item 2 PROJECT NAME HARMONY COMMONS P.D.P., #150027 STAFF Ted Shepard, Chief Planner PROJECT INFORMATION PROJECT This is a request for a P.D.P. for a 9.1 acre commercial center DESCRIPTION: consisting of three buildings located at the southwest corner of Harmony Road and Lady Moon Drive. The site is zoned H-C, Harmony Corridor, and located in the Basic Industrial Non -Retail Employment Activity Center sub area of the Harmony Corridor Plan. One building would be a two-story, 25,000 square foot medical office building which is defined as a primary use. Two one-story buildings would contain a total of 25,600 square feet and include a mix of retail, business services and standard/fast food (no drive - through) restaurants which are defined as secondary uses. The site is a portion of Tract S (24.71 acres) of the Harmony Technology Park Overall Development Plan, Seventh Amendment, and represents phase one of a larger commercial center. OWNER / APPLICANT: Mr. Todd Parker Brinkman Partners 3528 Precision Drive Fort Collins, CO 80528 RECOMMENDATION: Approval EXECUTIVE SUMMARY A. The P.D.P. is a component of, and in compliance with, Tract S of the Harmony Technology Park Overall Development Plan, Seventh Amendment. This is a 270 acre O.D.P., owned by multiple parties, where the primary and secondary uses have been apportioned such that there is approximately 75% primary and 25% secondary uses. B. The P.D.P. complies with the development standards of the H-C zone district. Item # 2 Page 1