HomeMy WebLinkAboutDRAKE CROSSING, WALGREENS - MAJOR AMENDMENT/FINAL PLAN ..... APRIL 4, 2002 P & Z BOARD HEARING - 35-96A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSNEIGHBORHOOD INFORMATION MEETING
for
Pr
Meetinzy Lo
Attendees: Please sign this sheet. The information will be used to
update the project mailing list and confirm attendance at neighborhood
meetings. Contact the Planning Department (221-6750) if you wish to
receive minutes of this meeting.
Did You Receive
Written NotificationAddress?
of this meeting?
Correct
Name Address Zip
Yes
No
Yes
No
-72915
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41. Comment: It would be good to work on the internal circulation pattern
in the shopping center to help disperse traffic to the major
access points.
XV
30. Question: What could come into the bank drive-thru site if the bank
left?
Answer: A coffee shop would be a potential logical use.
31. Question: Where do Safeway employees park?
Answer: In the large parking lot to the south of the store.
32. Comment: A bigger Walgreens means more employees.
33. Question: The improvements to the shopping center will need to be
paid for in some way. Will you need increased users and
traffic to pay for the improvements?
Answer: The existing and proposed businesses will not necessarily
increase the traffic in the shopping center.
34. Comment: The existing bridge between the 2 buildings adjacent to the
west drive serves as a traffic calming device.
35. Comment: Traffic in and around the shopping center is our main
concern. The improvements to the center look good.
36. Question: Is a standard traffic study being required?
Answer: No, but an amendment to the original study is required.
37. Comment: The whole south side of the shopping center along West
Drake Road and at the intersections is very bad, especially
coming out of the center or Hampshire Road.
38. Comment: You really need to entice people to go out of the shopping
center to the east, to Taft Hill Road. The internal circulation
does not encourage this.
39. Comment: The nature of the uses in the shops on the west side of the
shopping center is critical to the traffic and the direction the
traffic will go.
40. Comment: The new Walgreens store will put more traffic in that portion
of the center and will direct traffic to Hampshire Road and
West Drake Road.
5
21. Question: Does the City have any projections for the number of cars
going through the proposed drive-thru?
Answer: Nothing more than what is indicated in the traffic study that
was submitted for the new Walgreens store.
22. Comment: There is concern about the combined traffic from the
juncture of the 2 drive-thru's.
23. Question: How quickly can the City act to install a signal at West
Drake Road and Hampshire Road if it is determined that one
is needed?
Answer: This depends on the results of the traffic study and the
signal separation requirement.
24. Question: I have a concern with the landscaping. The whole west wall
elevation is a brick wall with little landscaping. Can there be
more and taller landscaping?
Answer: That is possible. We can see what we can do to improve the
west side, but we do not want windows on that side.
25. Question: When are the Taft Hill Road improvements scheduled to be
done?
Answer: Taft Hill Road is scheduled to reopen about the lst of July,
2002.
26. Comment: There is a concern with the way some of the delivery people
from the food services drive in and out of the shopping
center.
27. Question: Is the Walgreens drive-thru negotiable?
Answer: No, not really.
28. Comment: There is still concern about the combined Walgreens and
bank drive-thru's.
29. Question: Is Buttons & Bows going to stay in the center?
Answer: We have not yet spoken to the right person with them.
4
12. Question: Why does Walgreens have to have a drive-thru? Is it only for
making money and convenience? It could create traffic
problems.
Answer: It is to provide a convenience service to Walgreens
customers.
13. Comment: The new Walgreens location will naturally create more traffic
going to Hampshire Road.
Response: This is a shopping center that may increase foot traffic as
well as car traffic.
14. Comment: We do not want to see a lot of "strange" things popping up in
the spaces on the west side of the shopping center.
15. Comment: Your goal of eliminating some parking and traffic on
Hampshire Road is not necessarily the City's goal.
16. Comment: There should be a stoplight at the intersection of West Drake
Road and Hampshire Road.
17. Comment: It is very dangerous for the kids in the neighborhood to cross
West Drake Road and get to the bicycle trail to the south.
18. Comment: If there were to be a stoplight at the intersection of West
Drake Road and Hampshire Road it must be synchronized
with the light at the intersection of West Drake Road and
South Taft Hill Road.
19. Question: What is the height difference between the existing buildings
and the proposed Walgreens building?
Answer: The existing buildings that will be replaced are about 24' in
height. The Walgreens building will be 21' to 26' high, with a
couple of "tower" elements up to 34' high.
20. Question: Are you involved with the Safeway facade changes?
Answer: We are now getting more involved as we move ahead with
our part of the shopping center.
3
4. Question: Where will the people leaving the Walgreens drive-thru go?
They will be heading in the direction of Hampshire Road.
Answer: The drive-thru is such a small part of the Walgreens
business. It is generally used infrequently as a convenience.
The general habits of people shopping at Walgreens and
returning home will not change dramatically.
5. Question: Will you be making dramatic changes to the tenants in the
buildings on the west side of the shopping center? What will
increase traffic on the back side, to the west?
Answer: Any major change to the center may be a day care in the
northwest corner. The parking lot on the west side should be
employee parking for businesses.
6. Question: Is the intent to encourage more traffic at the intersection of
Hampshire Road and the west drive?
Answer: No, that is not the intent.
7. Question: Will the intersection of Hampshire Road and West Drake
Road be signalized?
Answer: We, the shopping center, have no plan for a signal at this
time. The City will make the determination as to if and when
a signal might be warranted.
8. Comment: You cannot get out at Hampshire Road and West Drake Road
or at South Taft Hill Road and the shopping center access
drive. People go around the outside of the shopping center to
use the Valley Forge light.
9. Comment: The 2 south intersections and the west access are very
difficult from a traffic standpoint. A larger store will only
increase traffic and become more dangerous.
10. Comment: The internal intersection at the north -south & east -west
crossing is very difficult and dangerous.
11. Comment: There is a school bus stop at Hampshire Road and
Hampshire Court. There are potential conflicts with this stop
and traffic in the area.
2
Commu.,ity Planning and Environmentar-cervices
Current Planning
City of Fort Collins
PROJECT:
DATE:
APPLICANT:
CONSULTANT:
NEIGHBORHOOD INFORMATION MEETING
Walgreens @ Drake Crossing Shopping Center Relocation
November 28, 2001
Galloway & Romero
Galloway & Romero
CITY PLANNER: Steve Olt
The applicant is proposing to relocate the existing Walgreens store in the
shopping center to another location. The proposal is for a 14,000 square foot
drugstore, with drive-thru, near the southwest corner of the shopping center,
just east of the existing First National Bank drive-thru facility. This would
require the elimination of two existing retail buildings. The Drake Crossing
Shopping Center is located at the northwest corner of South Taft Hill Road and
West Drake Road and is in the NC - Neighborhood Commercial Zoning District.
QUESTIONS, CONCERNS, COMMENTS, RESPONSES
1. Question: Will you be expanding the parking that is in this area now?
Answer: No, not really. There would be a net gain of 6 parking spaces
with the new lot for Walgreens.
2. Question: You mentioned the fagade of Walgreens and Safeway will be
changing and will be similar. What will make them
compatible with the other existing buildings?
Answer: The front building, containing Pringle's Liquors, will not
change initially. The rest of the center, though, will begin a
facelift immediately.
3. Comment: There are some problematic issues with the uses and
parking on the west side of the center.
Response: Yes, we understand this and will work to improve the
situation.
1
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
Input Worksheet
Yage 1 of L
INPUT WORKSHEET
General Information
Site Information
Analyst K KRAGER
Agency or Co. BOWERS & KRAGER
Date Performed 9/10/01
Time Period AM PEAK
Intersection
Area Type
Jurisdiction
Analysis Year
DRAKE/TAFT HILL
All other areas
FORT COLLINS
2001
Intersection Geometry
Grade = 0
1
2 _40
Grade = 0
1 2 l2
2 2 1
Grade = 0
k-- 1
+- 2
Grade = 0
Volume and Timing Input
EB
WB
NB
SB
LT
TH
RT
LT
TH
RT
LT
TH
RT
LT
TH
RT
Volume (vph)
51
445
394
70
152
103
159
567
140
257
575
18
TbHeavy veh
0
0
0
0
0
0
0
0
0
0
0
0
PHF
0.90
0.90
0.90
0.90
0.90
0.90
0.90
0.90
0.90
0.90
0.90
0.90
Actuated P/A
P
P
P
P
P
P
P
P
P
P
P
P
Startup lost time
2.0
12.0
12.0
2.0
12.0
12.0
2.0
12.0 12.0
12.0
2.0
Ext. eff. green
2.0
12.0
12.0
2.0
12.0
12.0
2.0
12.0
2.0
2.0
2.0
2.0
Arrival
3
3
3
3
3
3
3
3
3
3
3
3
Ped volume
0
0
0
0
Bicycle volume
Parking (Y or N)
N
N
N
N
N
N
N
N
Parking/hr
Bus stops/hr
0
0
0
0
0
0
0
0
0
0
0
1 0
Ped timing
0.0
0.0
3.0
0.0
Excl. Left
EW
Perm
03
04
Excl. Left
NS Perm
07
08
Timing
G= 10.0
G= 35.0
G=
G=
G= 20.0
G= 35.0
G=
G=
Y= 5.0
Y= 5.0
Y=
Y=
Y= 5.0
Y= 5.0
Y=
Y=
Duration of Analysis hrs = 0.25
ycle Length
C = 120.0
file://C:\WINDOWS\TEMP\s2kB096.TMP 9/14/01
Attachment "D" _
Recommended Improvements Summary
(Loveland Only)
Improvement Description
and Location 1
Responsible Party
Applicant
Committed
Background
Committed
Master
Planned 3
Year 200 Short Range)
Year 2020 (Long Range)
1. Describe improvement type and location (i.e. intersection or roadway widening, number
of lanes needed, functional classification). Example: Widen First St from Boise Ave to
Denver Ave to 2-lane arterial standards. Be certain to include any necessary offsite
bicycle and pedestrian improvements.
2. The responsible party or project must be identified in this table for any improvements
assigned in this column.
3. Master planned improvements committed by the City or State must be approved and fully
funded at the time this table is completed.
Larimer County Urban Area Street Standards
January 2, 2001
9. Total Daily Trip Ends [line (4) plus line (6) plus line (8)J: 1,72$
10. Source of trip generation data (circle one): &usiness records, traffic engineer,
personal estimate, other:
Attach documentation to support your data.
11. Proposed number of accesses onto the public street(s) from this property (does NOT
include any existing accesses proposed to remain for use):
11. Number of existing accesses proposed to remain and be used: J
13. Number of pedestrians visiting the site each day:
14. Number of bicyclists visiting the site each day:
15. Are sidewalks proposed to be installed (or exist in good condition) along the street(s)
adjacent to the property? Yes_ No X
16. Are bike lanes existing or proposed to be installed (to be striped with any required no
parking signs installed) along major collector or arterial street(s) adjacent to this
property (on both sides of the street)? Yes No
Property is not adjacent to a major collector or arterial street as shown on the City's
2020 transportation plan. NA
If the total trip new trips, (that is the difference between the daily trip ends calculation for any
existing use and the total daily trip ends calculated for the proposed use), is less than 200 and
if peak hour and/or daily traffic counts demonstrate that the existing traffic plus the site
generated traffic volumes are within the limits set by City Street Standards, the applicant may
request a waiver of the Traffic Impact Study submittal requirements by signing below.
Signature
Full TIS Required:
Date
Intermediate TIS Required: TIS Waived:
Date:
Larimer County Urban Area Street Standards
January 2, 2001
6. Daily trip ends for customers [multiply line (5) by the number 2] (6)
7. Number of venders on site each day (include trash, ups, etc): (7)
8. Daily Trip Ends for venders [multiply line (7) by the number 2]: (8)
9. Total Vehicular Daily Trip Ends [line (4) plus line (6) plus line (8)]: (9)
10. Source of trip generation data (circle one) ITE usiness records, traffic engineer,
personal estimate, other: Attach documentation
to support your data.
11. Number of accesses existing onto the public street(s) from this property:
12. Number of pedestrians visiting the site each day:
13. Number of bicyclists visiting the site each day:
14. Do sidewalks exist along street(s) adjacent to the property? Yes No
15. Are bike lanes existing (striped) along major collector or arterial street(s) adjacent to
this property (on both sides of the street)? YesX No
Property is not adjacent to a major collector or arterial street as shown on the City's
2020 transportation plan. NA
B. Proposed use:
1. Description of proposed land use: / i
2. Proposed building area (square footage) for above use(s):
3. Anticipate number of employees on site each day:
4. Daily Trip Ends for employees [multiply line (3) by the number 4]:
5. Anticipate number of customers on site each day:
6. Daily trip ends for customers [multiply line (5) by the number 2]:
7. Anticipate number of venders on site each day:
(2) 1 U. S X5F
(3)
(4)
(5)
(6)
(7)
8. Daily Trip Ends for venders [multiply line (7) by the number 2]: (8)
Larimer County Urban Area Street Standards
January 2, 2001
Attachment "C"
Transportation Worksheet
(Loveland Only)
This form must be completed and submitted with all a1313lications for
development aooroval including annlications for a building Hermits when a site
Plan is required or building Hermits proposing a change of use/redevelopment
This form is not required with building Hermit aoHlications for residential
i)ro*ects Hronosmg ten dwelling units or less and no substantial access chances on
a collector or arterial roadway.
Project Name: Developer:
IW. 1
Property Legal Description (lot, block, Title:
subdivision)
NON-RESIDENTIAL DEVELOPMENT:
Address: Y/O
J
Phone #: 363 771 07& D
Fax #:
Email:
Provide the following information for all non-residential projects:
A. Existing use:
1. Description of existing land use: (if no proceed with Proposed Use)
2. Existing building area (square footage) for above use(s): (2)
3. Number of employees on site each day: (3)
4. Daily Trip Ends for employees [multiply line (3) by the number 4]: (4)
5. Number of customers on site each day: (5)
Larimer County Urban Area Street Standards
January 2, 2001
TOTAL TRIPS GENERATED
ITE 24 AM PEAK HOUR PM PEAK HOUR
CODE LAND USE SIZE HOUR ENTER EXIT ITOTAL I ENTER EXIT FTOTAL
881 Pharmacy/Drugstore w/ 14.5 KSF 1,278 22 17 39 74 77 151
Drive -Through Window
I
KSF = Thousand Square Feet Gross Floor Area
21
Drake / Hampshire n/a
D
! n/a D i
n/a 1 D
nla
! F n/a
i F
Northbound Left/Through/Right
D
E
E
F
F
Southbound Left
E
E
F
F
F
Southbound Through/Right
C
C
C
F
F
Eastbound Left
A
A
A
B j
B
Westbound Left
A
A
A
A
B
Drake / Access
n/a
D
n/a
D
n/a
E
n/a
F nla
F
Southbound Left
E
F
F
F
F
Southbound Right
j
B
B
B
C
C
Eastbound Left
A
A
B!
B
B
SIGNAL CONTROL
US 287/37th Street
C
D
n/a
D
n/a
D
n/a
j D n/a
D
Eastbound Left
C
C
C
C
D '',
D
Eastbound Thru
D
D
C
D
1
D
D
Eastbound Right
C
B
C
C
D
D
Westbound Left
C
C
C
C
C
C
Westbound Thru
C
D
D
D!
E
E'
Westbound Right
! C
B
D
D
i
D
D
Northbound Left
D
D
D
D!
C!
C
Northbound Thru
D
D
D
D
C
C.
Northbound Right
D
C
C
C
C
C
Southbound Lett
B
B
C!
C
D
D
Southbound Thru
D
C
D
D
E
E
Southbound Right
C
D
C
C
C
C
20
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N
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Figure 9
TOTAL TRAFFIC
Long Ran*
PM Peak Hour
N
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Figure 8
TOTAL TRAFFIC
Short Range
PM Peak Hour
J
N
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Figure 7
SITE -GENERATED TRAM
PM Peak Hour
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Figure 6
TRIP DISTRIBUTION
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67
f r Drake Rd.
8 0
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960 —► (29,035)
552 —►
I
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502
0 � L o
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Figure 5
BACKGROUND TRAFFIC VOLUMES
Year2020
PM Peak Hot
(8,000): Average Daily Traffic
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SITE
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615 --► (18,600) 354 —►
6
o 0 322
N �'o
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Not to Scale
Drake Rd.
Figure 4
BACKGROUND TRAFFIC VOLUMES
Year 2003
PM Peak Hour
(8,000): Average Daily Traffic
H►
NA/39
NA/548 --►
NA/6
SITE
Q
a"
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NAM
NA/677
NA/26
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NA/600 (18,147)
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70/50
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f (�
445/345 —►
I 1
394/314
iO
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. P
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Drake Rd.
Figure 3
EXISTING TRAFFIC VOLUMES
AM/PM Peak Ho-*
(8,000): Average Daily Traffic
onus rwc q
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N
Not to Scale
Figure 2
SITE PLAN
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SITE LOCATION
VII1. CONCLUSION
The proposed project would include a 14,500-square-foot Walgreens Drug Store with a
drive -through pharmacy. Access will be provided via the existing Drake Crossing
Shopping Center parking lot.
It was determined that the site -generated traffic volumes associated with the proposed
Walgreens store can be served by the existing and future roadway networks.
10
VII. PROJECT IMPACT ASSESSMENT
Based on the analysis of Background and Total Traffic projections, the following roadway
improvements have been identified:
Intersection Impacts
It was determined that the site -generated traffic volumes associated with the proposed
Walgreens store can be served by the existing and future roadway networks.
Site Circulation and Access
A review of the preliminary site plan indicates that the access points and circulation will
adequately accommodate the projected site -generated traffic volumes. The access
points are located strategically to minimize impacts to adjacent intersections. No
changes within the Drake Crossing Shopping Center parking lot and access are
planned.
The existing site includes sidewalks on all streets which provide access to the sur-
rounding residential areas. In addition, bike lanes are being constructed on Taft Hill
Road as part of the intersection improvements.
Auxiliary Lane Requirements
Auxiliary lanes have already been constructed at this site as part of the Drake Crossing
Shopping Center improvements. No other lane improvements are recommended.
EJ
VI. FUTURE TRAFFIC CONDITIONS WITH THE PROPOSED PROJECT
YEAR 2003 TOTAL TRAFFIC ANALYSIS
Peak Hour Intersection Level of Service
The Signalized and Unsignalized Intersection Analysis techniques, as published in the
Highway Capacity Manual by the Transportation Research Board in 2000, were used to
analyze the following study intersections: Taft Hill Road/Drake Road, Drake
Road/Hampshire Road, and the site access drive to Drake Road. The results of these
analyses are provided in Table 1.
For the Year 2003, the intersection of Taft Hill Road and Drake Road is projected to
operate with overall Levels of Service D for the PM Peak Hour.
The intersections of Drake Road/Hampshire Road/Site access are projected to operate
acceptably, with long delays for outbound left turns.
YEAR 2020 TOTAL TRAFFIC ANALYSIS
Peak Hour Intersection Level of Service
The Signalized and Unsignalized Intersection Analysis techniques, as published in the
Highway Capacity Manual by the Transportation Research Board in 2000, were used to
analyze the study intersections for Year 2020 Total Traffic conditions. The results of
these analyses are provided in Table 1.
As is shown in the table, all of the intersections will continue to operate acceptably in
Year 2020 with the addition of site -generated traffic. No additional roadway improve-
ments were assumed.
0
V. FUTURE TRAFFIC FORECASTS WITH THE PROPOSED DEVELOPMENT
The site -generated traffic was added to the background traffic projections for Years 2003
and 2020 to develop total traffic projections. These projections are shown in Figures 8
and 9.
7
IV. PROPOSED PROJECT TRAFFIC
Trip Generation
Standard traffic generation characteristics compiled by the Institute of Transportation
Engineers in their report entitled Trip Generation, updated in 1997, were applied to the
proposed land use in order to estimate the daily and peak hour vehicle trips for the site.
A vehicle trip is defined as a one-way vehicle movement from a point of origin to a point
of destination.
Table 2 illustrates the projected daily, AM, and PM peak hour traffic volumes generated
by the proposed drug store.
Adjustments to Trip Generation Rates
No trip reductions were taken in the traffic study in an effort to provide a conservative
analysis.
Trip Distribution
The overall directional distribution of the site -generated traffic was determined based on
the proposed land use, location of the site within the City of Fort Collins, and the
surrounding land uses. The overall trip distribution used in the analysis of this report is
shown on Figure 6.
Project Trip Assignment
Traffic assignment is how the generated and distributed trips are expected to be loaded
on the roadway network. The site -generated trip assignments are shown on Figure 7.
A
III. FUTURE TRAFFIC CONDITIONS WITHOUT PROPOSED DEVELOPMENT
The traffic impact study guidelines require analysis of the site traffic impacts for
conditions one year after proposed buildout and occupancy. The site is anticipated to be
constructed and occupied within one year or Year 2002. Therefore, the short term
planning horizon for site -specific analysis is Year 2003. The traffic volumes in the
20-year horizon period, Year 2020, were also analyzed to determine buildout traffic
conditions.
Since existing conditions indicate that the PM peak hour is the critical time of operation
at the intersection of Drake Road and Taft Hill Road, and the site -generated traffic is
greatest in the PM peak hour, only the PM peak hour has been analyzed in this report.
Annual Growth Factor and Future Traffic Volumes Methodology
In order to forecast the Year 2003 and Year 2020 roadway and peak hour traffic
volumes, the City Staff recommended the use of a 2.5 percent annual growth factor. This
growth factor was applied to existing traffic volumes to develop background traffic
projections for Year 2003 and Year 2020.
The Year 2003 background traffic volumes are shown in Figure 4, and the Year 2020
background traffic volumes are shown in Figure 5.
YEAR 2003 BACKGROUND TRAFFIC ANALYSIS
Year 2003 Transportation Improvements
No roadway improvements were identified for Year 2003.
Intersection Levels of Service
The Signalized and Unsignalized intersection Analysis techniques, as published in the
Highway Capacity Manual by the Transportation Research Board in 2000, were used to
analyze the study intersections. The results of these analyses are provided in Table 1.
For the Year 2003, it is projected that the intersection of Taft Hill Road and Drake Road
will operate at an overall LOS D in the PM Peak Hour.
4
The intersection of Drake Road and Hampshire Road is operating acceptably, although
left turns -onto Drake Road face long delays.
Accident Analysis
Since the intersection of Drake Road and Taft Hill Road is currently under construction
for major improvements, an accident analysis has not been included with this report.
The design of the intersection would have taken into account previously existing safety
problems.
3
II. EXISTING TRAFFIC CONDITIONS
Existing and Committed Surface Transportation Network
Within the study area, there are two primary roadways which would accommodate traffic
to and from the proposed project: Taft Hill Road and Drake Road. A brief description of
each of these roadways is provided below. Sketches of the Taft Hill Road and Drake
Road intersection and Drake Road are included in Appendix D.
Taft Hill Road is a four -lane arterial with a posted speed of 45 MPH at Drake Road.
Drake Road is also a four -lane arterial In this vicinity. The intersection of Taft Hill Road
and Drake Road is currently under construction. The new intersection will accommodate
dual north/south left -turn lanes, and exclusive right -turn lanes in all directions. The
intersection is signalized.
Hampshire Road is a local, two-lane roadway that extends in a northeast direction from
Drake Road to provide access to residential developments. The intersection of Drake
Road and Hampshire Road is stop sign controlled.
Existing Traffic Volumes
Recent traffic counts were taken at the intersections of Taft Hill Road / Drake Road,
Drake Road / Hampshire Road, and Drake Road / Access. Average daily traffic volumes
on Taft Hill Road and Drake Road were provided by the City of Fort Collins Traffic
Engineering Department. The existing traffic volumes and intersection controls are
shown in Figure 3. The raw traffic count data is included in Appendix A.
Intersection Levels of Service
The Signalized and Unsignalized Intersection Analysis techniques, as published in the
Highway Capacity Manual by the Transportation Research Board in 1994, were used to
analyze the study intersections of Taft Hill Road and Drake Road and Drake Road and
Hampshire Road. These techniques allow for the determination of the intersection level
of service based on congestion and delay of each traffic movement. Both the AM and
PM Peak Hours were analyzed. Definitions of level of service are given in Appendix B.
The capacity worksheets are provided in Appendix C. The results of the analyses are
summarized in Table 1.
As is shown in the table, the intersections are currently operating with acceptable levels
of service. The overall intersection level of service at the intersection of Taft Hill Road
and Drake Road is currently LOS C in the AM and LOS D in the PM Peak Hour.
2
I. INTRODUCTION
Project Overview
This traffic impact study addresses the capacity, geometric, and control requirements
associated with the proposed development of a Walgreens Drug Store, located at the
northwest corner of Taft Hill Road and Drake Road in Fort Collins, Colorado. This study
has been prepared in accordance with the "Larimer County Urban Area Street
Standards" for traffic impact studies dated January 2, 2001.
The analysis contained in this report is based on two planning horizon years: Design
Year One (DY-1),.Year 2003, and DY-2, Year 2020. These planning horizons corres-
pond with the build -out of this project, plus one year, and the long-term build -out of the
area. The data includes existing and future daily and peak hour traffic volumes, existing
and future intersection and roadway levels of service, site -generated trip generation and
distribution, project -specific impacts, and roadway or intersection improvements.
Site Location and Study Area Boundaries
The site is located within the Drake Crossing Shopping Center on the northwest corner
of Taft Hill Road and Drake Road. As per the pre -application discussion with Staff, the
study intersections to be examined in this traffic impact analysis include the following:
Hampshire Road and Drake Road, Drake Road and Taft Hill Road, and the site access
to Drake Road. The site location is shown in Figure 1.
Description of Site
The land for this development currently consists of two small retail buildings. The
proposed project would include a 14,500-square-foot Walgreens Drug Store with a
drive -through pharmacy. It is assumed that the project will be completed by Year 2002.
The site will have access to the Drake Crossing Shopping Center parking lot, and
therefore, access to Drake Road, Taft Hill Road, and Hampshire Road. It is assumed
that the majority of traffic from this site will use either the shopping center access to
Drake Road or Hampshire Road to Drake Road. Both accesses allow for full turning
movements. A site plan of the proposed development is shown in Figure 2.
1
LIST OF FIGURES
Page
1
Site Location............................................11
2
Site Plan..............................................12
3
Existing Traffic Volumes ................................
13
4
Background Traffic Volumes Year 2003 .....................
14
5
Background Traffic Volumes Year 2020 .....................:15
6
Trip Distribution ................ ................ ........16
7
Site -Generated Traffic ................ ..................
17
8
Total Traffic Volumes Year 2003 ..........................
18
9
Total Traffic Volumes Year 2020 ..........................
19
0
LIST OF TABLES
Page
Peak Hour Intersection Level of Service Summary ............. 20
2 Traffic Generation Summary ................................ 21
N
VII. PROJECT IMPACT ASSESSMENT
Intersection Impacts ............................................ 9
Site Circulation and Access .................................... 9
Auxiliary Lane Requirements .................................... 9
VIII. CONCLUSION
Conclusion.................................................. 10
d
CONTENTS
I. INTRODUCTION
Project Overview ............................................ 1
Site Location and Study Area Boundaries ......................... 1
Description of Site ........................................... 1
II. EXISTING TRAFFIC CONDITIONS
Existing and Committed Surface Transportation Network ............. 2
Existing Traffic Volumes ...................................... 2
Intersection Levels of Service ................................ 2-
Accident Analysis ..................................... 3
III. FUTURE TRAFFIC CONDITIONS WITHOUT PROPOSED DEVELOPMENT
Annual Growth Factor and Future Traffic Volumes Methodology........ 4
Year 2003 Background Traffic Analysis ........................... 4
Year 2020 Background Traffic Analysis ............................. 5
IV. PROPOSED PROJECT TRAFFIC
Trip Generation .............................................. 6
Adjustments: to Trip Generation Rates ............................ 6
Trip Distribution ............................................. 6
Project Trip Assignment ....................................... 6
V. FUTURE TRAFFIC FORECASTS WITH THE PROPOSED DEVELOPMENT
Future Traffic Forecasts with The Proposed Development ............ 7
VI. FUTURE TRAFFIC CONDITIONS WITH.THE PROPOSED PROJECT
Year 2003 Total Traffic Analysis .................................. 8
Year 2020 Total Traffic Analysis ................................. 8
WALGREENS CENTER
NW Corner of Taft Hill Road and Drake Road
Fort Collins, Colorado
TRAFFIC IMPACT ANALYSIS
September 2001
Prepared for:
HC Properties Ltd.
410 Seventeenth Street Suite 1705
Denver, Colorado 80202
Prepared by:
Bowers & Krager, Inc.
1390 Stuart Street Carriage House
Denver, Colorado 80204
(303) 446-2626
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The proposed site will comply with City Code Section 3.8 (E). The proposed 180 square
foot ground sign will be installed on a stone veneer base to match the store. There will be
two Walgreens building signs and one directional sip on the building, totaling 160
square feet. .
SUMMARY STATEMENT:
The Walgreens retail facility will provide a quality project to further enhance the existing
Drake Road Shopping Center development. We respectfully request approval of the
Project Development Plan (PDP) and Final Development Plan upon design and plans
meeting and exceeding the codified development standards and design guidelines.
El
Site Lizhtiniz 3.2.4:
Sight lighting is designed with safety provisions for the users and sensitivity to
surrounding uses within the center. The light standards are 400 metal halide luminaries,
with down cast fixtures. The poles will match the overall center light poles and be
constructed 20' high. Light sources will be shielded. A photometric light analysis is
provided.
Engineering Standards:
Utilities: All utilities are stubbed to the site. A 4" sanitary line will be extended from the
existing line located at the northeast comer of the site. A 6" waterline will be extended
from the existing main located at the northeast comer of the site. Electric and gas will be
serviced from existing lines located on site, at locations to be determined by the service
providers.
Drainaze: The site complies with the approved drainage for the overall center.
Public Improvements: There are no public improvements associated with development of
this site. All public improvements were constructed with the initial development phase
for the Drake Road Shopping Center PUD.
Building Standards:
Measures were taken to provide architectural compatibility with the established
architectural character of the overall center. The same colors and materials are
incorporated into the design of the structures, which include stone veneer, stucco,
comice/cap flashing to match the Safeway grocery store, and concrete roof tile to match
the existing buildings.
The trash enclosure is located unobtrusively at the rear of the site. The enclosure consists
of a wooden fence attached to the building. The parapet on the store provides screening
of rooftop mechanical equipment. The conduit, meters, vents and other equipment
attached to the buildings will be painted to match surrounding building surfaces.
Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings:
Consideration was given to the relationship of the building to the streets, private drives,
walkways and parking areas. The entrance of the convenience store faces directly onto a
connecting walkway that leads to the public pedestrian system along Drake Road and to
the parking lot. The building wall facade includes articulation with pilasters and by
patterns of stucco, stone veneer and window planes. The entrance is clearly defined by
the same pitched roof element characteristic of the existing center. Tower features are
located along the east and south facades of the building.
Signs:
L]
• The Safeway Marketplace "identity" has been created with the previously approved
PUD, which established architectural themes, colors and materials. This development
will be compatible with the existing commercial structures and the previously
approved Safeway redevelopment. The facility will incorporate the same building
materials, color, and architectural elements as the anchor and retail stores.
• Additional landscaping will provide year-round screening of the vehicular activity
area from the public street and internal drives.
Compliance with General Development Standards
Open SpacelLandscaping:
The proposed landscaping supports functional purposes by creating spatial definition of
the site as well as creates a buffer between the store and the public street. Perimeter
landscaping exists along both the Drake Road frontage and along the private drive into
the center, located immediately east of the site. Combinations of evergreen and
deciduous trees and shrubs provide buffering along the perimeter of the pad. The
selection of planting materials and landscape design is from the landscape palette
approved for the PUD.
27.6% of the site is provided in landscaping, which meets and exceeds the standards of
Division 3.2.1 of the Fort Collins Land Use Code. Additional plant materials added to
the existing perimeter plantings exceed minimum planting requirements.
The placement and interrelationship of required landscape elements enhances visual
continuity within and between adjacent pad developments, and provides visual interest
year round. Placement of the shrub beds along the internal driveways provides additional
screening and frames the monument price sip.
Access, Circulation and Pa-rkhng -3.2.2.'
The proposed development is designed with safety, efficiency and convenience in mind
for vehicles, bicycles and pedestrians, both within the development and to and from
surrounding areas. The sidewalk will connect the internal walk along the north tract line
with the detached sidewalk system along the Drake Road corridor. A bicycle rack is
located east of the store entrance.
Two points of access are provided to promote efficient circulation. The parking will be
located directly in front of the store.
The paved areas are setback approximately 14 feet from the Drake Road right-of-way.
Parking requirements utilized for this development are 4 spaces per 1,000 square feet of
retail space. A total of 51 spaces are provided, three of which are handicap accessible.
This represents 13 more spaces than currently exist on this site. Common access and
parking are available to all users within the Drake Crossing Shopping Center
2
STATEMENT OF PLANNING OBJECTIVES
Maior Amendment and Final Plan
WALGREENS AT DRAKE CROSSING SHOPPING CENTER
DRAKE ROAD AND HAMPSHIRE ROAD
FORT COLLINS9 CO
Project Description:
The Walgreens at Drake Crossing Shopping Center project is a proposed retail drug store
development located within the Drake Crossing Shopping Center at the northwest comer
of Drake Road and Hampshire Road. The 1.205-acre site is described as part of Tract A,
Drake Crossing Shopping Center PUD. The proposed development will be a one -phased
development as follows:
Construction
Construct a 105' by 138' retail store (14,490 sf).
• Install perimeter landscaping and paved area with landscaped islands.
• Install the trash enclosure and bicycle rack.
• Install the ground sign.
Twenty seven percent of the site will be landscaped, including an existing landscape
buffer, drainage swale and detached sidewalk along Drake Road. Vehicular access to the
site is by two curb cuts off the internal private drive of the retail center. Pedestrian access
to the site is by a public sidewalk network along Drake Road as well as an internal
sidewalk system within the center.
The subject site is currently owned by Triple Net Properties LLC. Edgemark
Development LLC is the developer for Walgreens. Edgemark has the entire Drake
Crossing Shopping Center under contract. Galloway, Romero & Associates will represent
the owner and developer for all correspondence and matters related to the development
review process for the Project Development Plan approvals.
Compliance with Intent of Zone District
The proposed Walgreens at Drake Crossing Shopping Center is located within the Drake
Crossing Shopping Center PUD. The purpose of the PUD is to provide a shopping center
located in a complex which is planned and developed as a unit, and located within and
intended to primarily serve the consumer demands of residents and employees who live
and work in adjacent and surrounding neighborhoods.
The proposed retail store is compatible with the character of the Shopping Center PUD.
Development of this site will further link the pedestrian system. A sidewalk will be
constructed leading from the Drake Road pedestrian system, to the store and
connecting to the existing center.
1-1 - 11 M RI-11
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UNION
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VICINITY MAP 09/25/01
#35-96A Walgreens at Drake Crossing
Major Amendment/Final Plan
Tvpe 11 (LUC) 1"=6001
Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) — Major
Amendment, #35-96A
March 21, 2002 P & Z Meeting
Page 8
Section 4.19(E) Development Standards
The proposal satisfies the applicable development standards in the NC — Neighborhood
Commercial Zoning District.
5. Findings of Fact/Conclusion:
A. The Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza)
— Major Amendment contains a use permitted in the NC — Neighborhood
Commercial Zoning District.
B. The Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza)
— Major Amendment meets all applicable standards as put forth in the LUC,
including Division 3.2 - Site Planning and Design Standards, Division 3.3 —
Engineering Standards, Division 3.5 - Building Standards, and Section 3.6 -
Transportation and Circulation.
C. The Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza)
— Major Amendment is compatible with the surrounding land uses.
RECOMMENDATION:
Staff recommends approval of the Walgreens @ Drake Crossing Shopping Center
(First National Bank Plaza) — Major Amendment - #35-96A.
Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) — Major
Amendment, #35-96A
March 21, 2002 P & Z Meeting
Page 7
and Section 3.5.3(B)(2)(b) Build -to Line, which states that:
Buildings shall be located no more than 15'from the right-of-way of an adjoining
street if the street is smaller than a full arterial or has on -street parking.
The Walgreens building, as proposed, will be oriented to the interior parking lot to the
east of the building-, however, the building will be set back 15'from the West Drake
Road street right-of-way with a direct pedestrian sidewalk connection between the
public sidewalk along Drake Road and the primary entry to the building on the east
side. Pedestrians will not have to cross driveways or the parking lot to access the
Walgreens store from West Drake Road.
D_ Division 3.6 - Transportation and Circulation
Section 3.6,4. Transportation Level of Service Requirements
The proposal satisfies the applicable Transportation Level of Service standards (see
the attached Traffic Impact Study).
4. ARTICLE 4 - DISTRICTS
A. Division 4.19 — Neighborhood Commercial District
Retail establishments are permitted in the NC — Low Density Mixed -Use Neighborhood
Zoning District. The NC District is. -
Intended to be a mixed -use commercial core area anchored by a supermarket or
grocery store and a transit stop. The main purpose of this District is to meet
consumer demands for frequently needed goods and services, with an emphasis
on serving the surrounding residential neighborhoods typically including a
medium -density mixed -use neighborhood. In addition to retail and service uses,
the District may include neighborhood -oriented uses such as schools,
employment, day care, parks, small civic facilities, as well as residential uses.
This proposal complies with the purpose of the NC District as it is a request to relocate
an existing, permitted retail establishment within the Drake Crossing Shopping Center
(First National Bank Plaza).
Section 4.19(D) Land Use Standards
The proposal satisfies the applicable land use standards in the NC — Neighborhood
Commercial Zoning District.
Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) — Major
Amendment, #35-96A
March 21, 2002 P & Z Meeting
Page 6
C. Division 3.5 - Building Standards
Section 3.5. 1. Building and Project Compatibility
The Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) — Major
Amendment satisfies all applicable Building and Project Compatibility standards,
more specifically:
Architectural Character. The proposed building will be similar in height to the
existing commercial/retail buildings in the Drake Crossing Shopping Center PUD
and will reflect the proportions and roofline articulation of the existing and soon
to be remodeled buildings.
Building Size, Height, Bulk, Mass, Scale. The proposed building will be similar
in height and massing to the existing commercial/retail buildings in the Drake
Crossing Shopping Center.
Building materials. The materials on the proposed structure will consist of brick
(the predominant siding material), stucco as an accent material, and rock -faced
cast stone as a foundation material. These materials comply with the standard in
Section 3.5. l(E)(1), which states:
Building materials shall either be similar to the materials already being
used in the neighborhood, or, if dissimilar materials are being proposed,
other characteristics such as scale and proportions, form, architectural
detailing, color and texture, shall be utilized to ensure that enough
similarity exists for the building to be compatible, despite the differences in
materials.
Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings
The proposal satisfies all Relationship of Buildings to Streets, Walkways and
Parking standards, more specifically Section 3.5.3(B)(2) Orientation to Build -to Lines
for Streetfront Buildings, which states that:
Build -to lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects, in order to form visually
continuous, pedestrian -oriented streetfronts with no vehicle use area between
building faces and the street.
Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) — Major
Amendment, #35-96A
March 21, 2002 P & Z Meeting
Page 5
Direct on -site access to pedestrian and bicycle destinations. The
development proposal satisfies the standard [Section 3.2.2(C)(6) that the on -site
pedestrian and bicycle circulation system must be designed to provide, or allow
for, direct connections to major pedestrian and bicycle destinations including, but
not limited to, parks, schools, neighborhood centers, neighborhood commercial
districts and transit stops that are located either within the development or
adjacent to the development as required, to the maximum extent feasible. The
on -site pedestrian and bicycle circulation system must provide, or allow for, on -
site connections to existing or planned off -site pedestrian and bicycle facilities at
points necessary to provide direct pedestrian and bicycle travel from the
development to similar major pedestrian destinations located within the
neighborhood. In order to provide direct pedestrian connections to these
destinations, additional sidewalks or walkways not associated with a street, or
the extension of a sidewalk from the end of a cul-de-sac to another street or
walkway, may be required.
The layout of the bicycle and pedestrian circulation system on the site provides
for good separation between vehicles and bicycles/pedestrians and also
provides for good connectivity to and from this site to the surrounding residential
neighborhoods.
Required number of parking spaces. The development proposal satisfies the
parking requirements set forth in the LUC for the residential, general retail, and
general office uses in this project.
There are a total of 51 proposed parking spaces on -site. Section
3.2.2(K)(2)(a) sets forth maximum parking requirements for non-
residential land uses. They are 4 spaces per 1,000 square feet of leasable
floor area for retail use. The proposed Walgreens building will be 14,000
square feet in size, which would allow for 56 parking spaces on -site. Staff
finds that the parking to be provided is in compliance with the
requirements of the LUC.
B. Division 3.3 - Engineering Standards
Section 3.3. 1. Plat Standards
The proposal complies with the general plat requirements as set forth in this section.
Section 3.3.5. Engineering Design Standards
The proposal complies with all design standards, requirements and specifications for
services as set forth in this section.
Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) — Major
Amendment, #35-96A
March 21, 2002 P & Z Meeting
Page 4
combination of such elements, each of which shall have a minimum height
of 30". Such screening shall extend a minimum of 70% of the length of the
street frontage of the parking lot and also 70% of the length of any
boundary of the parking lot that abuts any non-residential use. Plant
material used for the required screening shall achieve required opacity in
its winter seasonal condition within 3 years of construction of the vehicular
use area to be screened.
The screening for the West Drake Road and Drake Crossing Shopping Center
entry drive frontages will consist of deciduous shrubs, a minimum of 30" in
height, extending along the street and driveway frontages along the parking lots
to meet the requirements of the LUC.
The second standard referenced [Section 3.2. I(E)(5)] states that:
Six (6) percent of the interior space of all parking lots with less than 100
spaces, and ten (10) percent of the interior space of all parking lots with
100 spaces or more shall be landscape areas.
This development proposal meets the standard for Parking Lot Interior
Landscaping, providing at least 6% interior landscaping in the 51 space parking
lots.
Section 3.2.2. Access, Circulation and Parking
The proposal satisfies the applicable Access, Circulation and Parking standards,
including the following:
Directness and continuity of walkways. The development proposal satisfies
the standards [Sections 3.2.2(C)(5)(a)(b)] that walkways within the site shall be
located and aligned to directly and continuously connect areas or points of
pedestrian origin and destination, and shall not be located and aligned solely
based on the outline of a parking lot configuration that does not provide such
direct pedestrian access. Also, where it is necessary for the primary pedestrian
access to cross drive aisles or internal roadways, the pedestrian crossing shall
emphasize and place priority on pedestrian access and safety.
The development proposal provides for a sidewalk network that includes a
detached walkway along the north side of West Drake Road. There are existing
sidewalks along the east and north sides of this site. Primary pedestrian
walkways and driveway crossings will be provided to and through the site to
provide good pedestrian connectivity to the remainder of (other retail/commercial
use) the Drake Crossing Shopping Center.
Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) — Major
Amendment, #35-96A
March 21, 2002 P & Z Meeting
Page 3
2. ARTICLE 2 - ADMINISTRATION
Section 2.2.2. Step 2: Neighborhood Meetings
The proposed Walgreens store relocation is a major amendment to the approved and
developed Drake Crossing Shopping Center (First National Bank Plaza). A City -
sponsored and facilitated neighborhood information meeting was held on November 28,
2001, at Blevins Junior High School. Major concerns expressed were related to traffic
impacts in and around the existing residential neighborhoods and the visual relationship
and appearance of the proposed new Walgreens store to the neighborhood to the west.
A record of the meeting is attached to this Staff Report.
3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS
This Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) —
Major Amendment proposal meets all of the applicable standards in ARTICLE 3 -
GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division
3.2 - Site Planning and Design Standards, Division 3.3 — Engineering Standards,
Division 3.5 - Building Standards, and Division 3.6 - Transportation and
Circulation. Further discussions of these particular standards follow.
A. Division 3.2 - Site Planning and Design Standards
Section 3.2. 1. Landscaping and Tree Protection
The proposal satisfies the applicable Landscaping and Tree Protection standards,
including the following:
Street trees. The proposed street tree planting is in accordance with Section
3.2. I(D)(2)(a), providing trees at 25'to 30' on -center in the 5' wide parkway
(between curb and sidewalk) on the north side of West Drake Road adjacent to
the site.
Parking lot landscaping - perimeter and interior. Parking lot landscaping for
this project is in accordance with the standards, including those related to
Parking Lot Perimeter Landscaping [Section 3.2. I(Q(4)(b)] and Parking Lot
Interior Landscaping [Section 3.2.1(E)(5)].
The first standard reference [Section 3.2. I(E)(4)(b)] states that:
Parking lots with 6 or more spaces shall be screened from adjacent uses
and from the street. Screening from the street and all non-residential uses
shall consist of a wall, fence, planter, earthen berm, plant material or a
Walgreens @ Drake Crossing Shopping Center (First National Bank Plaza) — Major
Amendment, #35-96A
March 21, 2002 P & Z Meeting
Page 2
and the applicable district standards located in ARTICLE 4 - DISTRICT
STANDARDS of the LUC (Division 4.19 NC — Neighborhood Commercial
Zoning District).
Retail establishments are permitted in the NC — Low Density Mixed -Use Neighborhood
Zoning District. The NC District is:
Intended to be a mixed -use commercial core area anchored by a supermarket or
grocery store and a transit stop. The main purpose of this District is to meet
consumer demands for frequently needed goods and services, with an emphasis
on serving the surrounding residential neighborhoods typically including a
medium -density mixed -use neighborhood. In addition to retail and service uses,
the District may include neighborhood -oriented uses such as schools,
employment, day care, parks, small civic facilities, as well as residential uses.
This proposal complies with the purpose of the NC District as it is a request to relocate
an existing, permitted retail establishment within the Drake Crossing Shopping Center
(First National Bank Plaza).
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: NC; existing shopping center (First National Bank Plaza)
S: RL, LMN-1 existing residential (Heinemann's Spring Creek Subdivision,
Hampshire Pond, Hampshire Pond East)
W: NC, RL; existing residential and commercial (First National Bank drive-thru,
Hampshire Court, Hampshire Square)
E: NC; existing shopping center (First National Bank Plaza)
The property is part of the Brown Farm First Annexation that was approved by City
Council in June, 1971.
The subject property was platted and planned as Buildings C & D as a part of the Drake
Crossing Shopping Center Planned Unit Development in March, 1982.
A -
ITEM NO. 4
MEETING DATE 3/21/02
iiA STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Walgreens @ Drake Crossing Shopping Center (First National
Bank Plaza) — Major Amendment - #35-96A
APPLICANT: Galloway, Romero & Associates
5350 DTC Parkway
Greenwood Village, Colorado 80111
OWNER: Triple Net Properties, LLC
c/o Galloway, Romero & Associates
5350 DTC Parkway
Greenwood Village, Colorado 80111 Jim Leach
PROJECT DESCRIPTION:
This is a request for a Major Amendment to the Drake Crossing Shopping Center (First
National Bank Plaza). The request is to relocate the existing Walgreens store in the
shopping center to another locaticn. The proposal is for a 14,000 square foot drugstore,
with drive-thru, near the southwest corner of the shopping center, just east of the
existing First National Bank drive-thru facility. This would require the elimination of two
existing retail buildings. The Drake Crossing Shopping Center is located at the
northwest corner of South Taft Hill Road and West Drake Road and is in the NC —
Neighborhood Commercial Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Major Amendment proposal complies with the applicable requirements of the Land
Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards, Division 3.5 - Building Standards,
and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P0. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT
The intersections of Drake Road with the site access and.Hampshire Road will continue
to operate with long delays for left turns outbound.
YEAR 2020 BACKGROUND TRAFFIC ANALYSIS
Year 2020 Transportation Improvements
No roadway improvements were identified for Year 2020.
Year 2020 Background Intersection Levels of Service
Taft Hill Road and Drake Road intersection levels of service are projected to be
acceptable for the Year 2020. The overall intersection level of service for Taft Hill
Road/Drake Road is LOS D for the PM Peak Hour.
The intersections of Drake Road with the site access and Hampshire Road will continue
to operate with long delays for left turns outbound.
Attachment "A"'
Transportation Impact Study
Base Assumptions
Project Information
Project Name Oalqnee*i�s
Project Location r\Q 240,43ta
TIS Assumptions
Type of Study
Full:
Intermediate:
Study Area Boundaries
North:
South:
East:
West�-
Study Years
Short Range:
Long Range: 2020
Future Traffic Growth Rate
Z, 6 % 40,N
Study Intersections
1. All access drives
5.
2. L�� re, Zg2rak
6.
3.
7.
.4.
8.
Time Period for Study
AM: 7:00-9:00(JLM,)4:00-6:00
Sat Noon:
Trip Generation Rates
Trip Adjustment Factors
Passby:
;North,,57
Captive
Market:
Overall Trip Distribution
South,.7
EasLW7C,
West
Mode Split Assumptions
0
Committed Roadway Improvements
Other Traffic Studies
Areas Requiring Special Study
Date:
Traffic Engineer:
Local Entity Engineer:
Larimer County Urban Area Street Standards
January 2, 2001