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HomeMy WebLinkAboutHARMONY SAFEWAY MARKETPLACE PUD - PRELIMINARY - 33-94A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSHarmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 12 The condition of the Lemay/Wheaton/Whalers Way intersection in the long term is typical for a collector/arterial intersection that is not controlled by a traffic signal. With stop sign control for the collector (Wheaton/Whalers Way) through movements and left turns will be stopped in favor of Lemay (arterial). The proximity to the Harmony/Lemay intersection makes it very difficult to install a signal at Lemay/Wheaton/Whalers Way. Further, there is no separate center left turn lane available for stacking space on Lemay which means left turns off Lemay would have to be made from the inside through lane. Obtaining the necessary right-of-way to install the center left turn lane would mean removing large mature trees at the present edge of the road. Consequently, the Transportation Department does not recommend a traffic signal at Lemay/Wheaton/Whalers Way. The delay conditions will only occur during the peak periods which is considered an urban condition. Since numerous alternative routes are available, the condition can be avoided. As of this writing, permission for the right-in/right-out on Harmony Road has not yet been granted by the Colorado Department of Transportation. Application for this permit is pending. If CDOT does not allow this access, it must be deleted from the Final P.U.D. In order to emphasize the importance of this permit, the following condition of approval is recommended: At the time of submittal for a Final P.U.D., the applicant shall have obtained the necessary State Highway Access Permit from the Colorado Department of Transportation. If such permit is not obtained, then the Final P.U.D. shall delete the access onto Harmony Road and the Site Plan amended accordingly. E. Traffic Calming As mentioned, the Transportation Department has agreed to install speed humps on Ticonderoga Drive and New Bedford Drive. These are not speed bumps but long wave speed humps designed to slow the speeds without the abruptness of the old fashioned speed bump. The exact locations are to be determined by the Transportation Department based on minimum conflict with driveways. In summary, the Transportation Department has reviewed the P.U.D. and the traffic impact analysis. The project promotes the policies of the Congestion Management Plan by providing alternative access from the auto. The vehicular trips are accommodated without impacts on the Golden Meadows neighborhood. The delay condition in the long term, during peak times, for left turns and through movements on Wheaton/Whalers Way at Lemay are considered acceptable for an unsignalzied arterial/collector intersection. Speed humps will help reduce speeds on Ticonderoga and New Bedford Drives. The P.U.D. is feasible from a traffic engineering standpoint. LEVEL OF SERVICE CRITERIA FOR SIGNALIZED INTERSECTIONS I_ Level -of -service for signalized intersections is defined in terms of delay. Delay is a measure of driver discomfort, frustration, fuel consumption, and lost travel time. Delay is a complex measure, and is dependent on a. number of variables, including the quality of [the signal] progression, the cycle length, the green time ratio, and the v/c ratio for the lane group or approach in question. Level -of -service A describes operations with very low delay, i.e., less than 5.0 seconds per vehicle. This occurs when progression is extremely favorable, and most vehicles arrive during the green phase. Most vehicles do not stop at all. Short cycle lengths may also contribute to low delay. Level -of -service B describes operations with delay in the range of 5.1 to 15.0 seconds per vehicle. This generally occurs with good progression and/or short cycle lengths. More vehicles stop than for LOS A, causing higher levels of average delay. Level -of -service C describes operations with delay in the range of 15.1 to 25 seconds per vehicle. These higher delays may result from fair progression and/or longer cycle lengths. Individual cycle failures may begin to appear at this level. The number of vehicles stopping is significant at this level, although many still pass through the intersection without stopping. Level -of -service D describes operations with delay in the range of 25.1 to 40.0 seconds per vehicle. At level D, the influence of congestion becomes more noticeable. Longer delays may result from some combination of unfavorable progression, long cycle lengths, or high v/c ratios. Many vehicles stop, and the proportion of vehicles not stopping declines. Individual cycle failures are noticeable. Level -of -service E describes operations with delay in the range of 40.1 to 60.0 seconds per vehicle. This is considered to be the limit of acceptable delay. These high delay values generally indicate poor progression, long cycle lengths, and high v/c ratios. Individual cycle failures are frequent occurances. Level -of -service F describes operations with delay in excess of 60.0 seconds per vehicle. This is considered to be unacceptable to most drivers. This condition often occurs with oversaturation, i.e., when arrival flow rates exceed the capacity of the intersection. It may also occur at high v/c ratios below 1.00 with many individual cycle failures. Poor progression and long cycle lengths may also be major contributing causes to such delay levels. Excerpted from Highway Capacity Manual, Special Report 209, Transportation Research Board, national Research Council, Washington D.C., 1985. I LEVEL OF SERVICE CRITERIA FOR UNSIGNALIZED INTERSECTIONS The level of service criteria are given in Table A. As used here, total delay is defined as the total elapsed time from when a vehicle stops at the end of the queue until the vehicle departs from the stop line; this time includes the time required for the vehicle to travel from the last - in -queue position to the first -in -queue position. The average total delay for any particular minor movement is a function of the service rate or capacity of the approach and the degree of saturation. Average total delay less than 5 sec/veh is defined as Level of Service (LOS) A. Follow-up times of less than 5 sec have been measured when there is no conflicting traffic for a minor street movement, so this range is appropriate. To remain consistent with the All Way Stop Controlled intersection analysis procedure, a total delay of 45 sec/veh is assumed as the break point between LOS E and F. TABLE A. LEVEL OF SERVICE CRITERIA FOR TWSC INTFR.SBCTICNS AVERAGE TOTAL DELAY LEVEL OF SERVICE (SEC/VEH) A <5 B >5 and <10 C >10 and <20 D >20 and 730 E >30 and 745 F >45 Reference: Highway Capacity Manual. Special Report 209, Third Edition. Transportation Research Board, National Research Council. Washington, D.C., 1994. APPENDIX B Level of Service Definitions V. RECOMMENDATIONS This study assessed the traffic 1 Safeway - Harmony Village Center Harmony Road and McMurray Avenue As a result of the analysis, the I ' drawn: impacts of constructing the commercial development at in Fort Collins, Colorado. following conclusions were The potential impacts of the proposed project were evaluated at the following intersections: Harmony/Lemay, Harmony/ McMurray, Lemay/Wheaton, Wheaton/Monte Carlo, Harmony/Whea- ton, McMurray/Monte Carlo, and the access drives. Traffic impact analysis was performed for the Years 1997 and 2015. The future background traffic (without project) and total traffic conditions, with completion of the proposed project, were evaluated. The results of the intersection operational analysis indicate that, for the Year 1997 background traffic con- ditions (without project), each of the study intersections are expected to operate at acceptable levels of service. After completion of the proposed project, each of the study intersections will continue to operate at acceptable levels of service. The results of the intersection operation analysis for the Year 2015 background traffic conditions (without project) indicate that each of the study intersections would operate at an acceptable level of service, with the exception of Lemay/Wheaton. The left -turn and through movements from Wheaton are projected to experience long delays. The results of the intersection operation analysis for the Year 2015 total traffic conditions, after completion of the proposed project, indicate each of the study intersections will continue to operate at an acceptable level of service, with the exception of Lemay/Wheaton. As expected, this location would continue to experience delays to traffic on Wheaton. F44 .a The levels of service for Year 2015 total traffic condi- tions, after completion of the proposed project, are pro- vided in Table 5. These results indicate that the study intersections are expected to operate at acceptable levels of service, with the exception of Lemay/Wheaton. The left - turn and through movements from Wheaton are expected to I- continue to experience long delays. This is a typical condition of intersections of collector streets and arterial streets. A review of the projected traffic volumes for Year 2015 total traffic conditions indicate that signalization would most likely not be warranted. FA; TABLE 5 (concluded) INTERSECTION CAPACITY ANALYSIS SUMMARY TOTAL TRAFFIC - YEAR 2015 Level of Service AM Peak Hour PM Peak Hour Wheaton/Access Drive (stop -control) EB L/T B EB R A WB L/T B WB R A NB L A SB L A McMurray/Access Drive (stop -control) EB L/T B EB R A WB L/T/R B NB L A SB L A Harmony/Access Drive (stop -control) SB R A KEY: Signalized Intersection - LOS(delay/v/c ratio) B A B A A A B A C A A B 19 TABLE 5 INTERSECTION CAPACITY ANALYSIS SUMMARY TOTAL TRAFFIC - YEAR 2015 Level of Service AM Peak Hour PM Peak Hour Harmony/Lemay (signal) C(19.1/0.835) D(27.1/0.904) Harmony/McMurray (signal) C(16.6/0.773) C(24.4/0.973) Lemay/Wheaton/Whalers (stop -control) EB L/T E F EB R A A WB L/T F F WB R A A NB L A A SB L A A Wheaton/Monte Carlo (stop -control) WB L/R A A SB L A A Wheaton/Harmony (stop -control) NB R B A SB R A A EB L B C WB L C B McMurray/Monte Carlo (stop -control) EB L/T/R A A WB L/T/R A B NB L A A SB L A A (continued) 18 TABLE 4 INTERSECTION CAPACITY ANALYSIS SUMMARY BACKGROUND TRAFFIC - YEAR 2015 Level of Service AM Peak Hour PM Peak Hour ' Harmony/Lemay (signal) C(17.2/0.739) C(23.6/0.863) Harmony/McMurray (signal) C(15.6/0.719) C(15.1/0.822) Lemay/Wheaton/Whalers (stop -control) EB L/T D E EB R A A WB L/T E F WB R A A NB L A A SB L A A Wheaton/Monte Carlo (stop -control) WB L/R A A SB L A A Wheaton/Harmony (stop -control) NB R SB R B A A A EB L A B WB L C B McMurray/Monte Carlo (stop -control) EB L/T/R A A WB L/T/R A A NB L A A SB L A A KEY: Signalized Intersection - LOS(delay/v/c ratio) 17 I_ ' TABLE 3 (concluded) I INTERSECTION CAPACITY ANALYSIS SUMMARY TOTAL TRAFFIC - YEAR 1997 Level of Service AM Peak Hour PM Peak Hour Wheaton/Access Drive (stop -control) EB L/T B B EB R A A WB L/T B B i WB R A A NB L A A SB L A A McMurray/Access Drive (stop -control) EB L/T B B EB R A A WB L/T/R B B NB L A A SB L A A Harmony/Access Drive Y (stop -control) SB R A B KEY: Signalized Intersection - LOS(delay/v/c ratio) 01V TABLE 3 INTERSECTION CAPACITY ANALYSIS SUMMARY TOTAL TRAFFIC - YEAR 1997 Level of Service AM Peak Hour PM Peak Hour Harmony/Lemay (signal) C(16.4/0.719) C(23.7/0.891) Harmony/McMurray (signal) B(13.5/0.662) C(15.4/0.740) Lemay/Wheaton/Whalers (stop -control) EB L/T C D EB R A A WB L/T C ID WB R A A NB L A A SB L A A Wheaton/Monte Carlo (stop -control) WB L/R A A SB L A A Wheaton/Harmony (stop -control) NB R A A SB R A B EB L A B WB L B B McMurray/Monte Carlo (stop -control) EB L/T/R A A WB L/T/R A A NB L A A SB L A A (continued) 15 TABLE 2 INTERSECTION CAPACITY ANALYSIS SUMMARY BACKGROUND TRAFFIC - YEAR 1997 Level of Service AM Peak Hour PM Peak Hour Harmony/Lemay (signal) C(15.2/0.665) C(19.8/0.833) Harmony/McMurray (signal) B(12.8/0.549) B(14.1/0.626) Lemay/Wheaton/Whalers (stop -control) EB L/T C C EB R A A WB L/T C C WB R A A NB L A A SB L A A Wheaton/Monte Carlo (stop -control) WB L/R A A ' SB L A A Wheaton/Harmony (stop -control) NB R A A SB R A A EB L A B WB L B B McMurray/Monte Carlo (stop -control) EB L/T/R A A' WB L/T/R A A NB L A A SB L A A KEY: Signalized Intersection - LOS(delay/v/c ratio) 14 IV. TRANSPORTATION IMPACTS Operational Analysis The Signalized and Unsignalized Intersection Analysis techniques, as published in the Highway Capacity Manual by the Transportation Research Board in 1985, were used to analyze the following study intersections: Harmony/Lemay, Harmony/McMurray, Lemay/Wheaton, Wheaton/Monte Carlo, Harmony/Wheaton, McMurray/Monte Carlo, and the access drives. These techniques allow for the determination of the intersection level of service based on the congestion and delay of each traffic movement. Traffic analyses were completed for background traffic (without project) and total traffic (with project) for the Years 1997 and 2015. The results of these analyses are provided in Tables 2 and 3 for Year 1997 and Tables 4 and 5 for Year 2015. Definitions of level of service are given in Appendix B. The capacity worksheets are provided in Appendix C. The estimated intersection levels of service for Year 1997 background traffic conditions are shown in Table 2. The results indicate that each of the existing study inter- sections are expected to operate at an acceptable level of service. Acceptable conditions are typically defined as a Level of Service D or better (LOS A, B, C, or D). Table 3 provides the estimated levels of service for Year 1997 total traffic conditions. As indicated in Table 3, it is expected that by Year 1997, after completion of the pro- posed project, the study intersections would continue to operate at acceptable levels of service. Table 4 indicates the estimated levels of service for Year 2015 background traffic conditions. It should be noted that the Year 2015 analysis assumed that Harmony Road would be improved to a six -lane cross section. Additionally, based upon previously conducted traffic studies, the intersection of Harmony/Lemay would be improved to provide dual northbound left -turn lanes and separate right -turn lanes on each approach. These improvements were assumed in the Year 2015 analyses. As indicated in Table 4, each of the study intersections are projected to operate at an acceptable level of service, with the exception of Lemay/Wheaton. Table 4 indicates that the left -turn and through traffic movements from Wheaton are expected to experience long delays. 13 4 N Not to Scale Whalers Way L-1631168 1p In , -a-- 33131 �. l[a. 104/82' E 214 m -e-624 52/36 t r ng J L 7/18 24/45 --� N o N s �s,1�,z Monte Carlo Drive 00, 45/46 N } � 7/13 � I r 107121 mom � � 49/10 o N m 83/123 �' , , 1B/18 a f- Nominal L 42/62 SITE . l L i— 27/37 45/25 t r 21/31 I t r 5/10 —+ in m N Nominal ---w 25/15 1861277 "m CD in O N CD In 84/125 � L-43/63 o a 83/106 J�o N N 1,00211,758 m f-1,2612,146v x3/33 ^m I� r1,3992,189 L �— 198/369 Harmony Road �125/135 -a-1,4192,340 J j I 150/100 95204 • 1 t r 85/119 r 2,110/1,639 ---► 182/160 t r 1,68111,240 —► O m 1,985/1,444 —► 1,94011,396 � o Ch e 220/300 'n 20W150 300/120 C a N N {'O Qt 7 7 > > � c a 0 In T E r J 3 � Figure 7 TOTAL TRAFFIC - YEAR 2015 AM/PM Peak Hour 4 N Not to Scale Whalers Way m m N � 153/178 " o " L73/57 -a— 23/22 113 L4WN 36/25 r A 4/17 5112 DO'' Monte carlo Drive 17/31 � 31 /32 mNm A 5 �d '1�` N�� ia� 5/9� r 75/15 � N of m C' N V m 83/123 �' 3 j , V12 j42I62 � 5/10 N j j Nominal SITE �16 45/25 -� t r 21131 -� t r 5/10 --- 25l15 H H N Nominal --- v. 188/277 � o 3 as 45187 38/58 a CM g+ m 372194 v-712/1,246 151/276 �' m f-893/1,518 c 23/33 - 90M 10 mI A^ L 10/ ,548 67/83 Harmony Road �_ 1,126n,748 F l � 67/142 t r 80/114 r 1,49611,178 —► 148/142 —� t r 1,194/896 —► 150/200 o N m Ln w 1,406/1,038 —i 90/40 a 3 1,354/974 —► 114/52 V N 10 W La N N W A A m 7 ' C Q Q r � A E L � � 3 V � Figure 6 TOTAL TRAFFIC — YEAR 1997 AM/PM Peak Hour I Whalers Way C 80/65 L104/82 r 33/31 52/36 t r 24/45 — N O N 45/46 C' In tIrl Monte Carlo Drive o s SITE O N C4 Q -w 64/125 e NC', N j !I-960/1,696 c a-1,219/2,086 20130 125/135 L► i-156/307 Harmony Road 95/204 I t r 15/20 r 1,61111,141 —► 1,915/1,345 —► ,n o, 220/300' 200/150 N in N M r O C C Q T W d J 3 4 N Not to Scale N � 214 Jj L 6/24 7118 i— 7/13 t r 107/21 —► m 0 49/10 -� a a AO� N — 36/40 -*-1,35312,123 jj L i— 150/100 112/61 t r 1,940/1,396 o 0 0 300/120 a 10 Yf d C C d Q t 7 C1 Figure 5 BACKGROUND TRAFFIC - YEAR 2015 AM/PM Peak Hour 1 Whalers Way 36/25 17/31 -� 31/32 —i -�1L 67/142 —1 124/797 —► 150/200 m 3 C d Q T E J L 70/55 f-- 23/22 1— 73/57 -I t r /o co 0 8 ApV ' Monte Carlo Drive s!>1p SITE 45/87 15/25 -670/1,184 851/1,456 109/214 90/110 Harmony Road 10/15 -� r 1,3361939 -- 90/40 a m G C d t .. 4 N Not to Scale el �— 113 CM In -e-4/17 j1Lf-5/12 519 1 t r 75/15 N v U� 34/7 a a L— 25/28 JL 40-- 944/1,482 67/83 F- 78/43 t r 1,354/974 ---► iA 114/52 Z n O/ m C C d Q W t 7 u Figure 4 BACKGROUND TRAFFIC - YEAR 1997 AM/PM Peak Hour 4 N Not to Scale Whalers Way ix I� '+ 83/123 ;e Monte Carlo Drive t N 01 m � 1— 83/123 In " -0— 5/10 42I62 SITE V10 ---. I 21l31 a 188/277 $ � o LNG° t� t % j -o— 42/62 42/62 e t- 23/33 a 23/33 J L 47166 Harmony Road ~42/62 f_65/98 j 46/66 70199 1 70/99 70/99 --► 70/99 t 70/99 —+ a1 7 7 > > Q d � W E r t � I; Figure 3 SITE -GENERATED TRAFFIC AM/PM Peak Hour 44 N Not to Scale Whalers Way > c a r a t W d L � 3 � Figure 2 TRIP DISTRIBUTION III. TRAFFIC PROJECTIONS Trip Distribution The overall directional distribution of the site -generated traffic was determined based on the location of the site within the City of Fort Collins. Additionally, in an effort to determine the distribution to and from the north, travel time studies were conducted. The results of these studies assisted in determining the northern distribution on Wheaton and McMurray/Ticonderoga. The overall trip distribution used in the analysis of this report is shown on Figure 2. Traffic Assignment Traffic assignment trips are expected site -generated trip is how the generated and distributed to be loaded on the roadway network. The assignments are shown on Figure 3. Current background traffic for the area was developed using recent traffic counts at the intersections of Harmony/ Lemay, Harmony/McMurray, Lemay/Wheaton, Wheaton/Monte Carlo, Harmony/Wheaton, McMurray/Monte Carlo. Additionally, traf- fic projections for the development of adjacent properties were obtained from recently conducted traffic studies. The Year 1997 background traffic is shown on Figure 4, and the traffic count data are included in Appendix A. Background traffic for Year 1997 was estimated by factoring the traffic volumes by two percent per year, to reflect overall growth in the study area, and adding traffic from nearby proposed developments. Year 2015 background traffic was estimated by increasing the recent traffic counts by two percent per year, resulting in a total increase of 49 percent. The Year 2015 traffic projections also account for other proposed development within the study area. The estimated background traffic for Year 2015 is shown on Figure 5. Site -generated traffic was combined with the background traffic to determine total projected traffic in the study area for Years 1997 and 2015. The resulting total traffic projections are provided on Figures 6 and 7 for Years 1997 and 2015 respectively. II. DESIGN SOUR VOLUMES Trip Generation Standard traffic generation characteristics compiled by the Institute of. Transportation Engineers in their report entitled Trip Generation, revised 1991 and updated February 1995, were applied to the proposed land uses in order to estimate the daily, AM, and PM 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 1 illustrates the projected daily, AM, and PM peak hour traffic volumes generated by the proposed land uses. TABLE 1 TRIP GENERATION ITE AM Peak Hour PM Peak Hour Land Use Units Code ADT in out tot in out tot Grocery Store 48 KSF 850 4,960 67 29 96 253 243 496 Retail 40.3 KSF 814 1,639 124 134 258 113 86 199 Restaurant 12 KSF 832 2,134 91 87 178 87 68 155 Fast Food 3.8 KSF 834 2,698 108 104 212 72 67 139 Bank 4.6 KSF 912 1,220 29 22 51 96 105 201 Day Care 6.6 KSF 565 523 46 40 86 42 48 90 TOTAL 13,174 465 416 881 663 617 1,280 Trip Reductions Combining uses such as the day care, grocery results in an overlapping of trips (where an would visit each of the uses without leaving ten percent reduction for internal trips was account for these combined trips. No other such as pass -by or diverted link trips, were store, and bank individual the site). A applied to trip reductions, used. 5 Existing and Future Street System Within the study area, there would be four primary roadways which would accommodate traffic to and from the proposed project: Lemay Avenue, Wheaton Drive, Harmony Road, and McMurray Avenue. A brief description of each of these roadways is provided below. Lemay Avenue is a four -lane north/south arterial street with bike lanes. The speed limit is posted at 35 mph. The intersection of Lemay/Wheaton/Whalers is stop -controlled for Wheaton/Whalers. The intersection of Lemay/Harmony is signalized. Wheaton Drive is a north/south collector street adjacent to the project site. North of the project site it curves to the west and connects with Lemay Avenue at Whalers Way. This is a two-lane street with bike lanes. The speed limit is posted at 30 mph. The T-intersection of Wheaton/Monte Carlo is stop -controlled for Monte Carlo. The intersection of Wheaton/Harmony is stop -controlled for Wheaton and is restricted to right -turns only.from Wheaton. Harmony Road is.a four -lane east/west state highway, SH 68, which serves the City of Fort Collins. Harmony Road has an interchange with Interstate 25 to the east of the project site. There is a grassy median currently on Harmony Road. The intersections of Harmony at both Lemay and McMurray are signalized. The speed limit is currently posted at 50 mph. It is anticipated that by Year 2015 this roadway would be improved to accommodate three travel lanes in each direc- tion. McMurray Avenue is a two-lane north/south street which boarders the eastern side of the project site. To the north of the project site, McMurray turns into Ticonderoga Drive and serves the residential areas. The intersection of McMurray and Monte Carlo is stop -controlled for Monte Carlo. 4 4 N Not to Scale 4 I. INTRODUCTION This traffic impact study addresses the capacity, geometric, and control requirements associated with the proposed Safeway - Harmony Village Center commercial development at Harmony Road and McMurray Avenue in the City of Fort Collins, Colorado. The site location is shown in Figure 1. Site Location The site is located on the north side of Harmony Road between Wheaton Drive and McMurray Avenue. The study area to be examined in this traffic impact analysis encompasses the following intersections: Harmony Road and Lemay Avenue, Harmony Road and McMurray Avenue, Lemay Avenue and Wheaton Drive/Whalers Way, Wheaton Drive and Monte Carlo Drive, Harmony Road and Wheaton Drive, McMurray Avenue and Monte Carlo Drive and the proposed access drives. Existing and Proposed Land Uses The land for this development is currently vacant. The proposed project would include the following uses: a 48,000-square-foot Safeway grocery store, approximately 40,300 square feet of retail, 12,000 square feet of sit-down restaurants, a 3,800-square-foot fast''food restaurant with drive through window, a 4,600-square-foot drive-in bank, and a 6,000-square-foot day care. It is anticipated that the project would be completed by Year 1997. Site Access The proposed site plan allows for three access drives to serve the project site. The driveways would provide access to Wheaton Drive, McMurray Avenue, and Harmony Road. The access drives to Wheaton and McMurray would allow for full traffic movements into and out of the site. These two driveways would also be located across from existing or proposed driveways. The proposed access drive from Harmony Road would be restricted to right -turns into and out of the site only. E SAFEWAY - HARMONY VILLAGE CENTER FORT COLLINS, COLORADO TRAFFIC IMPACT STUDY January, 1996 Prepared for: Safeway Inc. 6900 S. Yosemite Englewood, Colorado 80112 Prepared by: Krager and Associates, Inc. 1390 Stuart Street Carriage House Denver, Colorado 80204 (303) 446-2626 590SAF.WPS Ms. Linda Ripley Apfil 2, 1996 Ripley and Associat Page 2 Engineering Comments - Traffic Study The design of Monte Carlo has been discussed with City Staff. At a meeting on March 14, 1996, Eric Bracke indicated his approval of the conceptual design for Monte Carlo. Variance requests for the Monte Carlo design will be submitted for final approval. An optimum signal timing analysis of the Harmony/McMurry signalized intersection is included in the Traffic Impact Study. The intersection of Lemay/Wheaton was discussed at length in our March 14, 1996 meeting. Due to the difficulty in widening Lemay Avenue at this location, and the neighborhood opposition to signalization, no improvements are recommended at this intersection. All movements will operate very well (LOS A) with the Exception of left turns and through movements from both legs of Wheaton. The only solution to improving the level of service for these movements would'be signalization. This improvement is strongly opposed by neighborhood groups due to the potential for increased regional trips on Wheaton. Without signalizing the intersection, delays for left tums and through movements will be long, causing some motorists to seek an alternative route such as Harmony Road. Long delays such as these are not unusual at unsig- nalizad intersections in urban areas. The applicant will work with tho City Staff is amend the Harmony Road Access Plan as part of the access permit application process. Should you have further questions regarding these comments, please feel free to contact me. Sinearely, i� Kathleen L. Krager Transportation Engineer Krager and Associates, Inc. 1390 Stuart Street, Carriage House Denver, Colorado 80204-1243 13031 446-2626 FAX 1303) 446-0270 April 2, 1996 Ms. Linda Ripley Ripley and Associates 223 Jefferson Street Fort Collins, Colorado 80524 RE: Harmony Safeway Marketplace Traffic Comments 59011r.wps Dsar Linda: Per your request, I am providing the following responses to the Staff comments regarding the Traffic Impact Study my office prepared for the proposed Harmony Safeway Marketplace. I have organized my comments to correspond with the. numbering system used in the Staff comments dated February 8, 1996. 1.1. After discussions with the City Engineering Staff, it has been agreed that the right-in/right-out access requests for Harmony Road will be submitted to the Colorado Department of Transportation (CDOT) after the Harmony Safeway Marketplace preliminary plan has been approved. Due to the degree of design which must be addressed in the CDOT request, it is premature to submit the access request until the preliminary plan is approved. The access to Harmony Road is shown on the site plan and will automatically be a condition to develop the. site if the plan is approved by the City. City Si-aff and local residents have voiced their approval of the right-in/right-cut access, and we do not foresee any complications in the CDOT approval process for this access: 1.2. We have discussed the access approval process with City Staff and will provide the documentation Staff requires to submit this request to CDOT at the appropriate time. 1.3. The design of Monte Carlo Street has been reviewed with City Staff, and they have indicated their acceptance of the design. Design variances will be requested as needed at the time of final approval. 5. The traffic calming techniques at the intersection of McMurry and Monte Carlo have been discussed with City Staff and modified accordingly. Some. Neighborhood Service Center Definitions and Facts "The neighborhood center provides for the sale of daily living needs — convenience goods such as food, drugs, hardware, and personal services. A supermarket (over 6,000 square feet) or superstore (over 30,000 square feet) is the principal tenant in this type of center. The mean total occupancy area of the neighborhood centers in this study is about 62,780 square feet of GLA. The median GLA is 62,374 square feet, with 90 percent of the centers between 95,205 and 32,909 square feet." (Urban Land Institute. Dollars and Cents of Shopping Centers, 1993, p.8) Neighborhood Center: " A shopping and service center, approximately 15 acres in size, designed to meet consumer demands from an adjacent neighborhood. The primary functional offering is usually a supermarket grocery store with an approximate equivalent amount of associated mixed retail and service - oriented gross square footage. Other functional offerings may include employment uses, such as offices, and / or commercial development traditionally located along major arterial streets." (Land Development Guidance System, point chart B) Neighborhood Shopping Center: "A shopping area designed to meet consumer demands from an adjacent neighborhood and provide alternate locations for strip commercial development presently located along major arterial. The primary functional offering for example is a supermarket grocery store with associated shops ranging in size from 80,000 to 120,000 square feet. (Fort Collins Land Use Policy Plan) Neighborhood Center: Concept = Convenience; 30,000 - 150,000 square feet; 3 - 15 acres; 1 or more anchor, occupying 30 - 50% of space, typically a supermarket; 60 - 80% of trade comes from within 3 - 5 miles. (International Council of Shopping Centers, 1994, Table 1 in "Fort Collins and Big Box Retailers by Kathol & Company, August, 1994.) Ten most frequent tenants in U.S. Neighborhood Shopping Centers 1. Beauty 6. Drugs 2. Restaurant (with liquor) 7. Pizza 3. Cleaner and Dryer 8. Supermarket 4. Medical and Dental 9. Bank 5. Video Tape Rentals. 10. Cards and Gifts (Urban Land Institute. Dollars and Cents of Shopping Centers, 1993; p. 199.) Six most frequent anchor tenants in U.S. Neighborhood Shopping Centers (with median square footage of gross leasable area in'parentheses). 1. Supermarket (25000) 4. Superdrug (17,000) 2. Superstore (36,732) 5. Variety Store (9,792) 3. Drugs (8,450) 6. Discount Department Store (32,000) (Urban Land Institute. Dollars and Cents of Shopping Centers, 1993, p. 202.) Scale: • A Center shall be situated on seven (7) to. eighteen (18) acres. (+) Generally, a Neighborhood Service Center will occur on 10 - 15 acres. A center may be larger to allow for the siting of secondary uses which can help integrate or buffer the center with respect to its immediate neighborhood. (o) A center shall contain at least six (6) independently owned and operated business establishments with separate public entrances. (+) The Neighborhood Service Center continues the local tradition of having small neighborhood shops supplementing the principal tenant, both in feel and function. One building offering several different services or goods is not a Neighborhood Service Center. (o) • A center shall contain 50,000 to 120,000 gross square feet of gross floor area devoted to retail and service uses, of which the principal tenant, if any, shall not exceed 48,500 square feet in gross floor area. In addition, the Center may contain secondary uses not to exceed an additional 60,000 square feet of gross floor area. (+) The scale of the Center should be compatible with its immediate and surrounding neighborhood, while allowing adequate space for needed goods and services. (o) Relationship to Neighborhood: • The design and arrangement of uses in the Center contributes in a positive way to the appearance and function of the surrounding neighborhood. (+) 0 The Neighborhood Service Center looks, feels and works as a "social and identity center" for the neighborhood. It includes a semi-public space (plazas, major pedestrian walkways, etc.) that works as a readily identifiable place for people to meet, rest or wait. (o) a The Center is integrated with neighboring land uses by careful site design and placement of uses. Neighboring uses shall be buffered from negative effects of noise, traffic and exhaust, but the goal is one of integration, not separation from the neighborhood. (o) 0 focal streets, sidewalks, and bikepaths lead into and through the Center so that people living and working in the area arrive and leave without making inconvenient detours, especially onto arterial streets. (o) 0 Pedestrian. access from off -site into the key destinations on -site is direct and, depending on the layout,of adjacent streets and paths, it occurs at least once every three hundred (300) feet along the perimeter (once per block). The Center's buildings are not barriers to pedestrians and bicyclists. (o) o The Center contains a transit stop with convenient access to the uses in the Center and to the immediate neighborhood. (o) o Parking is dispersed in keeping with neighborhood scale while providing convenient and safe access to businesses within the Center. The supply of parking is adequate to meet the needs of the primary customer. NOTE: Although this dry incorporates several comments from the last Advisory Committee meeting, the Committee has yet to agree on the definitions. The definitions apply only to projects located in the Harmony Corridor. The definitions include key issues of use, scale and function. Although design and appearance is important and has been integrated into the "definition % it will be more fully covered by the new design guidelines. Definitions — Harmony Corridor The following standards and guidelines are intended to be used in the definition of proposed Shopping Centers and shall substitute for and otherwise replace other currently used definitions as provided in the City Code. These standards and guidelines apply only to projects located in the Harmony Corridor. "Standards" denoted by (+) are mandatory. "Guidelines" denoted by (o) are not mandatory, but are provided in order to inform and educate planners, design consultants, developers, City staff and the general public about the intent of the standards. The Planning and Zoning Board is empowered to grant variances to the mandatory (+) standards in accordance with the provisions of City Code. HARMONY CORRIDOR NEIGHBORHOOD SERVICE CENTER General Definition: A shopping and service center located in a complex which is planned, developed, and managed 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. A grocery store or supermarket is the principal tenant. The appearance and function of the Center shall be integrated with the surrounding neighborhoods, not separate from them. (+) Characteristics: Use: • The principal uses include food stores, personal services, business services, gasoline service stations, drug stores, standard or fast food restaurants, liquor and wine sales, clothing and accessory shops, equipment rental (not including outdoor storage), hardware stores, video stores, and uses of similar character as determined by the Planning and Zoning Board. Secondary uses may include professional offices, banks and financial institutions, multi -family dwellings, small animal veterinary clinics, libraries, youth centers, child care centers and health services. (+) • The principal tenant, if any, is a supermarket or grocery store or drug store (a store where the primary business is the filling of medical prescriptions and the sale of drugs, medical devices and supplies, and nonprescription medicines but where nonmedical products are sold as well). (+) • The hours of operation shall be between.- a.m. and p.m. (Needs committee discussion!). Believe me, there are many, many small children living not only on New Bedford but also on the many small cul-de-sacques feeding into New Bedford. These westerly -oriented cul-de-sacque families already must cope with dangerous traffic on the Lemay side (don't forget the "drunk" who flew over the berm and crashed into two houses on Standish and Norwich Courts). Don't add to this safety burden and worry by allowing large amounts of fast-moving traffic on New Bedford. Don't make the school children cross this traffic at least twice daily. We urge you to consider the suggestions made by Al at the meeting, plus additional traffic deterrents to make the intersection of Lemay and Ticonderoga less attractive to Safeway -commuters, and to extend that concept to New Bedford Drive. These deterrants include street splitters; traffic circles; narrowed streets or narrowed intersections; removing the large street signs from the light poles on Lemay, replacing them with "Caution, Ped Xing" and "No through traffic" signs; and speed bumps and/or drainage dips. In addition, we urge you to make the intersection at Lemay and Wheaton more safe and attractive to Safeway -commuters by installing, at a minimum, a left turn lane, and ideally, a traffic light at Lemay and Wheaton. The bike paths on either side of Lemay could be moved to the sidewalk area near that intersection so that the turn lanes could be added without widening the street, much like the bike lanes on S. Shields between Horsetooth and Drake. This corridor down Wheaton is a more direct, less -densely child -populated route into the new shopping area, and should be maximized. In addition, the Safeway proposal to build an 8-foot sidewalk on the north side of Monte Carlo further ensures the safety of the children living in Golden Meadows. Please don't move this sidewalk to the south side of Monte Carlo, requiring children to cross Monte Carlo twice, as proposed by one lady at the meeting. Never, in our wildest imagination, did we expect, when we purchased our home in 1988, that a site on Harmony Road approximately a half - mile away from our home would eventually generate shopping center traffic through our neighborhood. We feel that, if the city can be responsive to these safety issues, that the proposed Safeway development can fit into the neighborhood without too great an impact. However, the city's continued reluctance to address these safety and traffic issues is not acceptable. Don't wait until someone is killed or injured! Thank you ve,,//r--y much. kAGGC� Janice K. Anderson Dou Anderson 1207 Standish Court Fort Collins, Colorado 80525 February 29, 1996 Planning_ and Zoning Board City of Fort Collins P.O. Box 580 Fort Collins, Colorado 80522 Dear Board Members, We attended the neighborhood meeting on Tuesday, February 27, regarding the development of a Safeway Store between Harmony Road and Monte Carlo Drive. We have been watching the progress on the development of this site with great interest, and are relieved that the project has been scaled down considerably from the original King Soopers plan. In fact, the spokeswoman from Safeway seems genuinely interested in making the project compatible with the neighborhood and consistent with the wishes of the neighborhood. However, the overriding feeling we took away from the meeting is that there still are major traffic considerations that need to be addressed and solved before this project is approved. Specifically, the issue of increased traffic through the neighborhoods needs to be addressed. In spite of much vocalization about increased traffic on Ticonderoga, the reality is that almost all traffic seeking a short-cut to the new shopping center will turn off Ticonderoga to proceed down New Bedford Drive, a direct and relatively straight path to Wheaton Drive. Maps of Golden Meadows clearly show the directness and efficiency of this route for anyone wishing to avoid the hazard of a dangerous left turn at Wheaton, where there is no left turn lane in which to wait for a safe opening in quick -moving north -bound traffic on Lemay. In addition, the south bound traffic on Lemay does not typically obey the suggested speed limits, but literally flies around the last curve and quickly barrels down on anyone waiting -in the traffic lane to turn left. In spite of the traffic consultant's feelings that this is an "A service" intersection, the reality is that this is a very dangerous intersection. The danger will only increase as the traffic volume increases on Lemay. The traffic is already so dense, that it is difficult and dangerous to turn left onto Lemay from either Wheaton or Whalers. In addition, the deep dip on the west side of Lemay adds to the danger. It seems logical, therefore, to assume that because of this dangerous intersection at Lemay and Wheaton, that many people will choose to make a safe left turn at Ticonderoga and immediately head down New Bedford Drive. Yet, in spite of this current danger and the easily -predictable increasing traffic once Safeway is opened, we are told that nothing will be done about this Wheaton/Lemay intersection. 040posepoo0® 010000000001 •0 00000000U ••00•000001 0 0 000000000 0000000000i 90000000000 0,1000 c®00001 ••C'C,'• •OOGG( •000000004 •000 000000 0•000000004 ••00•000001 �L' qs lq q q / / 74 COraVer 1� C/>r-q.0 nap� 9nd -k /* e44 Jeenen eA-aee+, /-t4,V` 04,rve Clal CHIP, 147 ra i?2 �a.r7� i v„ Rn d / 6 ) kc 1.0 ayJ ( 6oi ce d c., Zo 71- cri c� 4,) . Cape co�;z C'err�le 2. �Gn lieu (!e 0/,2h 41, 1-,:;-4 .A, ah /N pj /� 7 u h d f,,,)v e 4 74 1-+e / 4e h de 4 ce�de.v7�-.�i / m j J �i ski 7� C'li i (d ran G{ Jt ip i e f'O. ss4 9 e c✓ a y � JBC,u� /c� Q G �Yq CyoK Oslo] :l : [oIel 0 signalize the intersection, but it would be difficult to overcome CDOT codes; or, 2) we could remove the left -in, but the negative affects would outweigh the potential benefits. 51. I would tend to think signalizing the Wheaton and Lemay intersection would be helpful. How would speed humps work with, or conflict with, storm drainage issues? RESPONSE: There would have to be the appropriate gutter capacity to convey storm drainage flows on both ends of the speed hump. The developer's engineer would have to verify that there will be no ponding on the upstream side of the speed hump. 8 market needed, but it is certainly less than 100%. 40. Where do the 15,000 vehicles per day come from when studying a two mile radius? RESPONSE: The trip generation study is bases on national surveys (surveys from all over. the country) of similar shopping centers at peak times. The 15,000 vehicles per day are not new trips, rather, they are redistributed existing traffic patterns. 41. We are more concerned with 15,000 cars than we are with trucks. We would like to see the problems solved beforehand ... prevented rather than treated. 42. We would like some assurance that the housing units will be maintained, as the seniors' community is (Ivy Court). Would the City compromise the setback requirements along Harmony (80') to lessen the impact on Monte Carlo? RESPONSE: That would be up to the Planning and Zoning Board. 43. Could pedestrian and bike ways be included as part of this development/plan,. as opposed to waiting for the City to do it? 44. Will the Wheaton and Lemay intersection be signalized? RESPONSE: It's not planned at this time. 45. I'd like the Safeway placed as close to Harmony as possible. 46. I'm concerned with the upkeep and appearance of the duplexes. 47. I'd prefer an enclosed center, one without access to the neighborhoods. 48. Why not berm and landscape the Harmony side of the development? RESPONSE: The 80 foot buffer along Harmony will be landscaped. 49. You should address safety issues as well as travel times when studying traffic. RESPONSE: Our traffic engineering consultant will investigate travel times on the assumption that routes with the shortest travel time will be preferred. 50. Will anything be done to increase the safety of turning off Harmony onto Wheaton? RESPONSE: That is a State Highway Access Code issue. There is an existing 3/< access with left -in, but no left -out. To improve this situation, two things could be done: 1) we could 7 RESPONSE: We really don't know at this point, but would expect that with the planned densities and location the units would be affordable, or low priced. 32. How do we know the loading areas will not be too noisy? RESPONSE: The actual loading areas will be enclosed. There will be landscaped buffers, and the loading areas will not be immediately adjacent to the residential areas. 33. We don't like the idea of affordable housing at this location. I do, however, like the concept of new urbanism and would like to see the combination of ethics and corporations manifest in reality. RESPONSE: Safeway is definitely willing to be a trend-setter by setting a precedent of excellence with this development; however, we do not believe that a pure new urbanism formula would work on this site. 34. What is Safeway's commitment to maintaining the quality of the site, even if they close down? RESPONSE: We have no choice but to maintain the site; if the site is not maintained, it is a zoning violation. 35. I live on Ivy Court, and I fear that I'm going to be in constant competition with traffic from the shopping center to get in or out of the complex. 36. Which plan (of the three presented alternatives) do you prefer, and why? RESPONSE: We don't really want the store to be out on the street (Harmony) and we don't want it to face the residential. But, there have been no decisions made as to which plan we will go with. Whichever we do choose, will still need some adjusting though. 37. I'm concerned about the appearance of putting all the traffic and parking in the front of the center,. like King Soopers at University Mall. 38. Are you going to consider using a safety guard for children crossing the streets? RESPONSE: We'd be glad to look into it. 39. The new urbanism concept is probably not functional. What was the market area you considered in your studies? What was the radius? What percentage of this market do you need to capture for the store to survive? RESPONSE: We studied a two mile radius. We haven't pin -pointed the percentage of this 21 24. Is there enough parking allotted for the residential areas on the plan? RESPONSE: That is part of the tweaking of the plans that is needed, as mentioned earlier. 25. Is the parking shown on the plans going to be enough for Safeway? Will there be spill -over into the neighborhoods? RESPONSE: The amount of parking allotted should be enough, and it's convenient. Convenience is a key to parking for grocery stores and, for this reason, it would be very surprising to see any parking spill -over into the neighborhoods. That is, it would not be convenient to park in the neighborhoods when going grocery shopping at Safeway. 26. Pedestrians and bicyclists should be accommodated, and these accommodations should be separated from the street and automobiles. RESPONSE: We agree completely, and will make all practical attempts to link the sites for pedestrians and bicyclists, especially to and from the north, east, and west. 27. Will truck traffic be limited? How? RESPONSE: We agree that it should be, and we will attempt to be sensitive to the residential areas when doing so. We would be glad to post the necessary signs to accomplish this goal. 28. Are you concerned with how the development of the Pioneer site will affect this Safeway's ancillary retail? RESPONSE: We're not convinced that the Pioneer site is a good location. We do not believe that grocery stores on College Avenue are a good idea. In general, no we're not concerned enough to back out of our plans, to say the least. 29. I'm worried that using speed bumps will have the affect of pushing traffic out to the neighborhood streets, in attempt to avoid the bumps. RESPONSE: We agree that this could be an unwanted impact. For this reason, we'd prefer to use other/different means of traffic calming, such as detailed paving (i.e., different color pavement or cobblestone). 30. If you move Monte Carlo down, in front of the duplexes, you would have a straight thru street that could accommodate school buses. This would also keep most of the activity of a this street away from the congestion of the shopping center. 31. What would be the price range for the duplexes? We'd like to see it stay on the higher end (i.e. not affordable housing). 5 RESPONSE: Safeway has some/limited input on their routing patterns, but mainly through site design and planned access off the arterials. 17. What will be done, or how do you plan, to control light and noise pollution? RESPONSE FROM CITY: Would recommend using High Pressure Sodium (HPS) lighting because it produces less glare and better quality light; would use lower heights and wattage on fixtures around the perimeter of the site; and, would use fixtures that will direct the light appropriately (downward toward targeted areas) with as little spill -over as possible. RESPONSE: Also, the way the lights are mounted can greatly limit pollution and glare. As for mitigating noise impacts, the building massing and landscaping massing will greatly address these concerns, and the service areas will be sited away from the residential areas, too. 18. . Will there be trees on top of the berms? RESPONSE: Yes, and there will be street trees as well. 19. What will be Safeway's hours of operation, and can these ever be changed? RESPONSE: They must close between the hours of 12 and 5, and all deliveries will be limited to after 7 a.m. These hours cannot change without a variance from the City, and we do not intend or even want to go through that process. 20. How realistic is the plan that includes the residential uses? RESPONSE: At this point in time, it is as realistic as the other two; however, we would need to adjust the density transitions and the location of Monte Carlo. 21. Will there be an Overall Development Plan and/or phases of development? RESPONSE: There will not be an O.D.P., but there will be a Preliminary P.U.D., which is more precise than an O.D.P. 22. Will there be design guidelines for future phases? RESPONSE: Everything should be built in the first phase of development. If any building footprints/pads are not built or completed in the initial phase, everything else will be completed, including but not limited to the plaza and all landscaping. 23. The Visual Preference Survey found a preference for the "Old Town" look; do we want suburban type design in this shopping center or, rather, Old Town/downtown type designs? 4 islands, b) speed bumps/humps, and/or c) a bike path and a divider with trees? Most of these concerns and considerations focus on the fact that many. pedestrians, especially children, walk along the north side of Monte Carlo to get to and from Kruse Elementary. RESPONSE: These are all good ideas that have proven effective in Boulder. There is already enough existing right-of-way on Monte Carlo for a separated bike/pedestrian path, and we'd be more than willing to explore the options. We would, however, need to work with the City's engineering and transportation departments, and City funds may have to be used. 10. Why do you need to gain access off of the neighborhood streets (McMurry and Wheaton)? RESPONSE: As Harmony is a State Highway, there are many restrictions on curb -cuts. In response to this situation, we can work to limit cut -through traffic (through the neighborhoods). 11. Can't you keep all the traffic on the main street (Harmony)? RESPONSE: This would put neighborhood residents on a major arterial street for a local destination. This is unnecessary and has a tradeoff on the efficiency and function of a major arterial. Also, this would still impact Monte Carlo. 12. If you face the Safeway toward the southwest, the traffic would filter to Harmony and Lemay. RESPONSE: This would not be sensitive to the residents to the north, and our goal is to be as sensitive to these people as possible. 13: You should not eliminate Monte Carlo because there is an existing agreement with the school district to direct its traffic onto Monte Carlo. 14. As I'm concerned with not only the entering traffic, but also the exiting traffic, why not get rid of the McMurry/Ticonderoga access? RESPONSE: I really do not think that would address your concerns or solve the problems, but we're certainly willing to look into it. 15. How will you accommodate traffic from the south? RESPONSE: We are planning to do some testing to answer this question. There is an existing left -turn -in access at the Harmony/Wheaton intersection. 16. How will you control non -Safeway trucks? 3 simply be a redistribution of traffic patterns. The actual traffic generation estimates are not done until a site plan is finalized; however, preliminary estimates are for approximately 12- 15 thousand vehicles per day which should be made up mostly of local traffic/consumers. We are willing to explore ideas of traffic calming mechanisms for neighborhood streets; after all, this will be a neighborhood center and not a regional center. We are certainly willing to consider such measures as speed bumps/humps, stopping of traffic, pedestrian improvements, etc. 4. I'm happy with the "new urbanism" ideas, but fear that they might not be realistic in this location. I would encourage you to avoid closing Monte Carlo. 5. I'm concerned about Safeway's commitment: how do we know this will not be a transient store that will go out of business and leave behind large buildings that are difficult to convert to other uses i.e.Chucky Cheese (College and Prospect), Michael's (Foothills Parkway), Gart Brothers'.(College and Mulberry)? What certainty do we have that you'll still be here ten years down the line? RESPONSE: Unfortunately, we cannot guarantee success; however, Safeway will be making a $7 million investment and will do everything within its power to make sure this store is successful and stays "with the times." Basically, our success is up to all of you; if you all shop there, we will stay in business. Remaining convenient and current with consumer demands will be key elements to our success. 6. What will be the lines of sight? How much of and what parts of the building will be visible from the neighborhood? RESPONSE: The buildings will be 20-25 feet in height at the peaks. There will be 6-8' berms with trees on top. The maximum height in the back of the buildings will be approximately fourteen (14') feet. Base elevations will be slightly higher than Monte Carlo, but this should be mitigated by landscaping. 7. There's another grocery store nearby, Steele's, and it's locally owned. Can you compete with them? RESPONSE: We believe it's a two -horse town, so to speak, and that there is enough room in the market for competition. 8. What will be the term of your lease? RESPONSE: We intend to fully own the site. Also, none of the stores Safeway has opened in the past five years have gone out of business. 9. I have many concerns regarding traffic. What would be the possibility of: a) traffic calming 2 NEIGHBORHOOD MEETING MINUTES PROJECT: Harmony Village Center P.U.D. (Safeway) DATE: November 14, 1995 APPLICANT: Katy Press, Real Estate Development Manager CONSULTANT: Dennis Wyatt, Wyatt and Associates PLANNERS: Ted Shepard, Senior Planner Mitch Haas, City Planner The proposal is for a commercial, neighborhood shopping center Planned Unit Development on approximately 17 acres of land. The proposal contains a mix of uses including retail and residential. The property is located south of Monte Carlo Street, east of Wheaton Drive, west of McMurry Avenue, and north of Harmony Road. The applicants brought three conceptual site plan alternatives with the purpose of seeking input and comments from the residents of the area. (Unless noted, all responses are from the applicant or her consultant.) QUESTIONS, CONCERNS, COMMENTS 1. With reference to plan #2, how would the semi -trucks be routed? RESPONSE: The trucks will come in from the entrance behind the Safeway to the loading area, and then travel through the parking area, exiting to the west. The loading area will be located in the back of the building and will be screened by landscaping. Monte Carlo will not be used. 2. What will keep trucks from traveling on Ticonderoga? RESPONSE: The logical routing pattern with other Safeway stores in town would preclude use of Ticonderoga. That is deliveries are coordinated with other stores and the routes used are those that are most direct. Ticonderoga would not be part of this route. 3. How many vehicles per day will be needed to travel through the site for the center to survive? How will car and truck traffic impact the movement of children along Monte Carlo to and from Kruse Elementary School? RESPONSE: Most of the vehicles and traffic generation will not be new. Rather, it will 1 Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 14 72. We will suffer from more crime. More crime was reported after Steele's went in. The Coloradoan just did a series on crime in neighborhoods. Crime is increasing and will only get worse with intrusive commercial development. A. We too are concerned about crime. We don't want crime at our center. Most of the crime statistics indicate check fraud against the merchants. Not crime against persons or property. 73. Keep in mind that Safeway has come in with an amount of square footage (48,000 square feet) that is below the maximum allowed by the Harmony Corridor Plan (49,000). It is my opinion that Safeway has tried hard to accommodate and listen us. The only issue I'm concerned about is, will they have decent rye bread?! Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 13 A. No, it'll not really change it. Keep in mind we are taking 12 feet of Monte Carlo out of pavement and converting it to sidewalk and landscaped area. 66. Construction of store: will there be mechanical equipment on the roof? A. Yes. 67. With fans and motors and vents, you can hear a continuous whine. Can they be relocated to the ground? A. No, vents must be open to air since heat rises. Other equipment must be roof - mounted due to the location of the equipment in the store. Most of this equipment will be located in the middle of the roof, not on the edges. This helps with screening. We have lots of stores like this and have never had a single complaint regarding our mechanical equipment. 68. With equipment on the roof, we will hear it. RESPONSE FROM CITY: The consultants for Pace Warehouse did an acoustic analysis on mechanical equipment. What they found was that the primary noise generator was the background noise of traffic on Harmony Road. Rooftop mechanical equipment will have to exceed this noise background noise in order to be heard. Staff feels this is a critical area for determining compatibility and will continue to work with Safeway on this issue. We may have to require rooftop screen walls to mitigate noise. 69. In my opinion, Safeway has done a pretty good job. We have some traffic issues to work on and that will be a problem no matter who goes in there. Some of the traffic issues raised tonight are not Safeway's problems but existing problems that need to be addressed by the City. 70. 1 compliment Safeway for willingness to move the eight foot path to the south side. Safeway, however, should still plant street trees on the north. A. We agree to do this. 71. If the plaza area becomes an undesirable hang-out, would Safeway be willing to remove it? A. We don't want that to happen. After a period of time we could look at it. It could change over time but we would not want to remove it. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 12 57. Again your analysis is flawed. Our current situation will just get worse when the Safeway goes in. Don't forget about the Rock Bridge condos. 58. How much delay are we talking about for a left turn onto Lemay from Wheaton or Ticonderoga? What kind of wait can we anticipate? How long will it take to make a turn? A. Longer than 30 seconds. 59. 1 wait 30 to 45 seconds now. I think your figures are inaccurate. And it will only get worse. RESPONSE FROM CITY: Keep in mind if the intersections are signalized, the delay could be from 60 to 90 seconds since the green time will be biased in favor of Lemay (arterial) not Wheaton (collector) or Ticonderoga (local). 60. 1 am concerned that traffic studies count cars, not bikes or pedestrians. A. We agree that there's a lot of pedestrian and bike traffic. 61. 1 will be 100 feet away from the trash compactor and truck dock. I'm very concerned about that impact. A. It's an enclosed area with a door that rolls up and down. The trash compactor is inside of the building. They also do limit the delivery times. 62. How will the truck drivers get in? A. Just like the store in Vail: hammerhead in and back down the hill. Our drivers are good! 63. Is that architect here who said there would be an 8 to 12 ft. berm? It will go against the wall? What kind of wall? A. A masonry wall. 64. The back of the building will be 50 feet from the curb? A. Yes, 50 feet. 65. So if you put a 4 ft. sidewalk, that would reduce the berm? Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 11 A. We do not want any criminal activity in our center either. Our intentions are to make it safe and to create areas of neighborhood activity. 51. What kind of arrangement has been made to get the kids to school during construction? A. We will look at that when construction time comes and if school is in session. 52. Do you know the level of service at Ticonderoga and Lemay for the southbound left turn? A. We did not analyze this turn movement. Since the level of service at Lemay and Wheaton is "A" for the southbound left, I assume it would also be "A" at Ticonderoga. 53. Would you consider "no left turn" for westbound Wheaton to southbound Lemay? RESPONSE FROM CITY: We would have to change the entire traffic pattern for a large area. This is probably not a realistic solution. 54. 1 think Golden Meadows suffers from too much traffic and too much speeding through the neighborhood. A. Our study indicates that the traffic volume at the intersections surrounding Golden Meadows is consistent with number of houses. 55. Your study is flawed since current conditions do not include a Safeway. I can tell you that traffic increased with the construction of Kruse. Lemay is not safe. Left turns should be eliminated to make it safer. RESPONSE FROM CITY: A left turn from a local street or collector street onto an arterial street at an unsignalized intersection requires caution. This is an urban condition that is city-wide. We simply cannot signalize every arterial intersection with lesser streets. 56. Are you going to wait until body count is high enough for a signal? RESPONSE FROM CITY: Our accident analysis data indicate that the intersections that connect Golden Meadows to Lemay are safe. While there may tough left turns during peak times, it is not an unsafe situation. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 10 A. There are other shopping centers in the City next to residential areas and there seems to be no increase in crime. 44. 1 can't believe the traffic study does not call for a traffic signal at Lemay and Wheaton. Did the study assume the traffic associated with built center? A. Yes, the study assumed full build -out. 45. 1 am hearing some concems about placing the eight foot detached walk on the north side of Monte Carlo. With maintenance obligations falling to the abutting owners and with three cul-de-sacs to cross, why not put the walk on the south side of Monte Carlo instead? A. Our original thinking was that since Kruse is on the north side, the walk should be on the north side. But if you think it would be better on the south, we can be flexible. The primary objective is to keep the kids off the street. Before we commit, we should check with the principal at Kruse. 46. Some kids will ride their bikes and it won't matter where the walk is. 47. Could the City consider a pedestrian crossing at Lemay/Wheaton and Whalers Way like at Lemay/Ticonderoga? RESPONSE FROM CITY: We can consider this. The cost is about $10,000 for a pedestrian signal. 48. The crosswalk at Ticonderoga went in 6 years ago. Wheaton and Lemay and Ticonderoga and Lemay were both evaluated and Ticonderoga was selected. It is an expensive option. Lemay/Ticonderoga was selected for the pedestrian signal as a result of a safe route to Boltz Junior High for the Golden Meadows kids. The signal was not put in for Kruse. 49. Was their any traffic calming installed for the Steele's at Harmony Market? RESPONSE FROM CITY: No, traffic calming was not considered at that time for any of the surrounding streets. 50. 1 am concerned that the plaza will become a hang out and encourage crime. Have you looked at crime potential? Have the Police looked at this plan? Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 9 RESPONSE FROM CITY: Generally speaking, the City Forester will maintain the street trees since they will be planted in the public right-of-way. Ground cover maintenance and irrigation and concrete will likely be the maintenance of Safeway but a formal agreement will have to be worked out. 39. It is my opinion that the City has lost control over traffic. I am hearing about problems on Whalers Way, Ticonderoga, McMurry, with speeding, etc. With this loss of control, the City is being irresponsible to allow development to continue, especially at the scale of a Safeway Shopping Center. The new Rock Bridge Condominiums and no left turn from Wheaton onto Harmony will create even more problems for us. Our neighborhood is at risk and our quality of life is being degraded. RESPONSE FROM CITY: We do not think we have "lost control." We believe that we have problems that need to be addressed and development impacts to mitigate but "lost control" sounds exaggerated. 40. Will Safeway commit to installing traffic calming devices on Ticonderoga? A. We are in partnership with the City on this since it is public right-of-way. We have been working cooperatively with the City's Transportation Department thus far and will continue to do so. So far, there does not seem to be a consensus on the nature and extent of the problem on Ticonderoga. It is not our intention to put additional traffic on Ticonderoga but it seems unlikely to us that it will be the route of choice since it is so indirect. 41. I'm hearing lots of traffic problems that seem to indicate that this site is not appropriate for a shopping center. Perhaps Safeway should look elsewhere. There are too many unanswered questions. 42. In my opinion, we need to continue to work cooperatively with Safeway to design the best solutions to the traffic issues. If solutions do not appear obvious tonight, then we need to get to work to solve the problems. The solution is not to oppose the project per se. Keep in mind that this plan is vastly superior to the Sullivan and Hayes plan for King Soopers. The site has been posted with a sign for about six/seven years. The Harmony Corridor Plan was amended with the help of the neighborhoods and this site makes sense for a shopping center at the appropriate scale. 43. Are we going to talk about just traffic? It is my opinion that additional commercial development will bring crime into our neighborhood. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 8 33. When we met with Sullivan and Hayes regarding King Soopers, they said they would pay for a crossing guard at McMurry and the school. A. We have also been asked to do this. Our approach is different. We thought it would be better to build in a permanent solution that works all year, not just during the school year. Our solution has been mentioned already. We will commit to installing curb bulges at the intersection and install a four-way stop. This will be more effective than paying for a crossing guard who works on a part-time basis. 34. As parents, we instruct our kids to walk north on McMurry and cross at the crosswalk in front of the school and not cross at the intersection. The curb bulges will help make the intersection safer by shortening the walk across McMurry. 35. Will parking be allowed on Monte Carlo? A. Parking is allowed now but when we narrow the street, parking will not be allowed. 36. 1 have concerns on the traffic on New Bedford. How will you slow them down? What will you do about that? A. We have not looked at New Bedford. To be honest, we are not sure if there are any opportunities for traffic calming. 36. Are you going to have a fast food place there? That would increase traffic. A. We are not allowed to have a drive-thru restaurant. We are allowed to have a "standard" restaurant and a restaurant that has carry -out (fast food), but no drive-thru restaurants. 37. Since I'll be living along Monte Carlo for many years, when will the sidewalk built and who pays for it? A. Safeway will build the walk as part of our construction. We have a nine month construction process so the walk will be built sometime within that time frame. It will be built before we open. 38. Who maintains the walk on Monte Carlo? A. Maintenance details have not been worked out yet since we are still in the Preliminary stage. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 7 mixing residential and commercial uses for walking and biking. It is our opinion that the project is safe and that we are not introducing any additional danger to the neighborhood. 29. 1 think you have work really hard, but I think the center belongs on the south side of Harmony. A. Someday there will be another grocery store on the south side of Harmony. Right now, however, there's not enough people, its too "green" to justify a grocery store center. According to the Harmony Corridor Plan, a grocery store could go into the Preston Center at the corner of Harmony Road and County Road #9. 30. Why doesn't the City encourage the developer to move to the south side of Harmony where it will not conflict with existing homes? Why place the center right next to our homes? This is not good planning. RESPONSE FROM CITY: As we just mentioned, there is a shopping center that was recently approved, on a preliminary basis, for a center with a grocery store. It's called Preston Center located at the southwest corner of Harmony and County Road #9. Keep in mind that the Golden Meadows site was subject to the six-month moratorium during which the Harmony Corridor Plan was amended. This amendment resulted in the Golden Meadows site being classified as a "neighborhood center" with restrictions on size, scale, character, and hours of operation. The Golden Meadows site is fundamentally sound for a grocery store center and the proximity to the neighbors will provide opportunities to walk or bike and not rely on the car. Drake Crossing and Scotch Pines are located near residential areas with no loss in residential character. Finally, performance zoning and the L.D.G.S. allow us to require the developer to mitigate the impacts of a development proposal. 31. Could there be a day care? A. Yes. 32. Would the City allow a liquor store so close to the school? RESPONSE FROM CITY: The location of liquor stores is under the jurisdiction of the Liquor Licensing Board which is totally separate from the P.U.D. process. Any request for a liquor license would be evaluated and reviewed according to the rules regarding separation from schools. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 6 A. These are good comments. We can work with the City to change out the street sign. Traffic calming devices take more effort due to the need to work with the abutting property owners who may lose "on -street" parking. Our traffic study indicates that the Ticonderoga/McMurry route is curvy and indirect and takes longer than staying on Lemay to Wheaton. We want to keep extraneous traffic off Ticonderoga also and we think most of our northern customers will take Lemay to Wheaton which is more direct and faster. 24. We live very close. The reason we turn onto Ticonderoga is because it is the safest route to our home. Otherwise we would use Lemay and Wheaton. 25. Are speed humps allowed on public streets? RESPONSE FROM CITY: We are working with a neighborhood on West Lake Street to install speed humps. Our approach is to obtain a consensus due to the fact that everyone living in the immediate area will be impacted, not just transient traffic. It has taken quite a while because we missed the last construction season due to the September snow storm. We are trying to install something this Spring. Keep in mind there is no formal process and no budget for speed hump installation at this time. We estimate the cost to be about $5,000 for installation. 26. Can we ask the City to install "No -Outlet" signs on McMurry and Ticonderoga. RESPONSE FROM CITY: No, we will not put up signs that are deceptive. Remember that the intersection at McMurry/Monte Carlo will be modified to a four-way stop and construction of curb bulges. We think this is a significant addition that introduces "friction" into the local street network. 27. Will this intersection still feature a crossing guard? RESPONSE FROM CITY: Yes, we will continue to work with Kruse and provide a crossing guard. '28. It's not safe there. My kid almost got hit by a bus. A. Let's remember the history. Golden Meadows was approved for a commercial shopping center before the Poudre School District purchased the property. The school site was zoned Industrial and part of the Golden Meadows Industrial Park. In 1989/1990 two signs were erected stating that the site would be a future neighborhood commercial center. We still think its a workable project and the ideas of "new urbanism" encourage Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 5 20. What happens if the State does not approve the proposed right-in/right-out on Harmony? A. We hope that the neighborhood and the City will -support us in obtaining permission for this access point. This curb cut will help minimize traffic on McMurry and Wheaton for in -bound traffic and helps distribute out -bound traffic. Harmony Market P.U.D. has a right- in/right-out between Boardwalk and Lemay which helps reduce congestion at the Harmony intersections. 21. If we have potential problems at Harmony and Wheaton, then maybe this is not a good location for the project. A. The Harmony Corridor Plan indicates that this is a good location for a neighborhood -scaled shopping center., We are in compliance with the Harmony Corridor Plan. 22. What about installing a signal at Lemay/Wheaton/Whalers Way? This would prioritize this intersection and de-emphasize the Lemay/Ticonderoga intersection. We must keep unnecessary traffic off Ticonderoga since it is a neighborhood street. RESPONSE FROM CITY: This intersection probably meets volume warrants to justify a traffic signal. However, there are some serious problems in building a signal at this intersection. First, there is no room to widen for left turn lanes due to the existing conditions and mature cottonwood trees. This would result in cars stacked in a through lane waiting to turn left. Second, the Whalers Cove area is experiencing excessive volumes and speed on Whalers Way and a signal at Lemay would only invite more traffic. Whalers Way is one of the first streets where we are trying to install "traffic calming" devices. Present operation of the intersection prioritizes Lemay traffic which carries more volume than Wheaton or Whalers Way. We would prefer not to install a signal that is so close to the existing signal at Harmony/Lemay. 23. We need traffic calming on Ticonderoga to discourage southbound Lemay drivers from turning left into Golden Meadows. We need a landscaped median on the Ticonderoga leg of the intersection. As you drive east, we need a rotary or "round -about" at the Ticonderoga/New Bedford intersection. The City should remove the large "metro" street sign that hangs over the street that announces in nine inch high letters our street. Our street sign should be lowered and placed on poles at the corners in smaller standard letters. We need a large "Pedestrian -Crossing" sign or "Ped-Xing" sign over the street instead of the street sign. We are giving drivers too much opportunity, and not enough friction, such as long -wave speed humps, to use Ticonderoga to avoid Lemay/Wheaton, to gain access to the center. We need to deter transient traffic. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 4 16. 1 do a lot of walking around the neighborhood. I notice a lot of cars going over the speed limit. If you narrow Monte Carlo you'll just exacerbate the vehicular/bicycle/pedestrian conflicts Monte Carlo. Are you sure narrowing the street is the right solution? A. This is a good question. Our thinking is that a narrower perspective will cause a motorist to feel less comfortable to speed. We think some of the City's wide streets give drivers a sense of security in going fast. If you introduce a narrower street, framed on both sides by street trees, you create a space where it feels you must drive slower. 17. There is too much traffic on Ticonderoga/McMurry. This center will only invite more transient traffic that doesn't belong in our neighborhood. The McMurry curb cut should be closed so that there is no access via Ticonderoga/McMurry. A. This is not a practical solution for the neighborhood and would only force more traffic on Wheaton and Monte Carlo that doesn't have to be there. The McMurry curb cut will allow Golden Meadows residents to gain access to and from the center without having to use Harmony or Wheaton or Monte Carlo. This will create more unnecessary driving. Having both Wheaton and McMurry curb cuts will help distribute traffic. Keep in mind, McMurry is a collector street at this location and is designed to collect traffic from Golden Meadows and provide a route to the arterial network. 18. . What about traffic calming on McMurry? A. As indicated on the plan, the McMurry/Monte Carlo intersection will be upgraded to a four-way stop. Right now, only Monte Carlo is stopped. Also curb bulges at the intersection will be constructed to narrow the perception and increase awareness that you are entering a residential area. The curb bulges also decrease the distance of the cross- walk which helps the school kids. 19. With Rock Bridge Condos, there will be problems at the Harmony/Wheaton intersection. A. This intersection is governed by CDOT and the City as stated in the Harmony Road Access Control Plan. This plan was jointly adopted by the City and the State in 1989. The introduction of a new traffic signal between McMurry and Lemay is seen as disrupting the flow of traffic and is not permitted according to the Plan. In 1989, the landowners requested a signal at Wheaton and it was denied. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 3 A. The sidewalk will be eight feet wide. It can be striped down the middle. Kids can walk on the right, bikes can pass on the left. The traffic will be one-way in the morning and one-way in the afternoon. This is similar to what is on the City's bike trails. The eight foot path was agreed upon by the neighbors as being a comfortable width for the kids going to Kruse. 10. Will there still be a sidewalk on the south side of the street? A. Yes, this will be a four foot wide detached walk as per the City standard. 11. How about splitting the eight foot path into two four foot walks side by side? A. The problem is that the little strip of grass in the middle is hard to irrigate and maintain. This area often gets trampled and turns to dirt in the long run. 12. Who will maintain the sidewalk? Right now there is an expensive maintenance obligation in the winter with snow removal. RESPONSE FROM CITY: City ordinance requires abutting property owners to remove snow from walks within 24 hours of the end of a snowstorm. 13. If this eight foot path is on the north side of Monte Carlo, then there will be an intersection conflict with three cul-de-sacs. Will the stop signs be placed far enough back so that cars don't stop and block the kids using the walk? A. This is a good question. Our experience is that no matter where they put the stop signs, people ignore them and stop where they are comfortable for viewing oncoming traffic. Our solution is to paint a stop bar on the pavement that clearly indicates that motorists should stop in such a way as to not block the route of the bike/pedestrian path. 14. The City does not plow Monte Carlo. RESPONSE FROM CITY: Monte Carlo is a local street. Local streets do not get plowed in Fort Collins unless it is on a critical route such as a route to the hospital. The Streets Department has an information brochure on City plowing priorities if you need more information. 15. Who's idea was it to narrow Monte Carlo? A. This idea was generated by the neighbors and developer as a solution to providing a safe route to school. Neighborhood Meeting Minutes Safeway at Golden Meadows February 27, 1996 Applicant: Katy Press, Safeway, Inc. Page 2 though there is no left turn lane. Since both sides of the street are developed (Courtney Park and Spirit of Joy) it will be difficult to obtain the necessary right-of-way to add a center left turn lane. Also there are large cottonwoods at Courtney Park and it would be a shame to remove them to add more pavement. 3. Can you explain why the Harmony/Wheaton intersection will not be signalized? A. The intersection has been designated on the Harmony Access Control Plan as a "three-quarter' intersection. This means that all turn movements are allowed except for southbound Wheaton left turns onto eastbound Harmony Road. Since both Harmony/Lemay and Harmony/McMurry are signalized, the addition of another signal at Wheaton is not acceptable for "signal progression" for a state highway. 4. 1 think that the Harmony/Wheaton intersection should be signalized. A. We would love to have a signalized intersection also but the fact is the Colorado Department of Transportation (CDOT) will not allow it. 5. Are you going to have traffic coming onto Wheaton? A. Yes, we have consistently shown a curb cut on Wheaton that aligns with the curb cut for Rock Bridge Condominiums. Wheaton is classified as a collector street. 6. Is parking allowed on Wheaton? A. Yes, the collector street cross-section allows for parking on both sides of Wheaton. 7. What's to prevent Wheaton from becoming an arterial? All the kids in Golden Meadows come out onto Wheaton to go down Monte Carlo to get to school. More traffic on Wheaton will be dangerous. A. Wheaton has a detached sidewalk and the kids are not on Wheaton for very long before they turn and go down Monte Carlo. 8. Are you going to allow bicycles on the sidewalk of Monte Carlo.? A. Yes, both bicycles and pedestrians. 9. How will you keep bicycles from hitting pedestrians? NEIGHBORHOOD MEETING MINUTES PROJECT: Safeway at Golden Meadows DATE: February 27, 1996 APPLICANT: Katy Press, Safeway, Inc. CONSULTANT: Dennis Wyatt, Wyatt and Associates Kathleeen Krager, Krager and Associates Linda Ripley, Ripley and Associates STAFF: Ted Shepard, Senior Planner The meeting began with a description of the project and the latest changes. The shopping center is 17 acres in size with a total of 115,780 square feet of commercial floor area. Safeway is the primary tenant with 48,000 square feet. A central plaza connects the neighborhood to the center. The traffic study indicates that the level of service at the surrounding intersections will be in the acceptable range. Monte Carlo will be narrowed from 36 feet to 24 feet with an eight foot detached bike path to provide a safer route to school. QUESTIONS, CONCERNS, COMMENTS 1. You use terms such as the neighborhood traffic problem being "minimal." I don't want people going down Ticonderoga to gain access to the center. There is nothing "minimal" about cut -through traffic on a local street such as Ticonderoga. There should be no new traffic impacting the neighborhood. A. It is our opinion that customers from the north who do not live in Golden Meadows and use Lemay will continue to travel south on Lemay and turn left at Wheaton, which is a collector street. We do not think they will take Ticonderoga because it is circuitous. 2. The left turn from southbound Lemay onto eastbound Wheaton should be prioritized so that drivers are not tempted to use Ticonderoga. The problem is that there is no center left turn lane for southbound Lemay at Wheaton. Will the Safeway center trigger a requirement to add the left turn lane on Lemay? A. No, the traffic impact analysis indicates that this left turn will operate at level of service A for the short and long term. There will be sufficient gaps to make this left even Ripley Associates Planning Objectives - Harmony Sa y Marketplace Page 3 CITY POLICIES The project scores 69% on the Point Chart B - Neighborhood Service Center gaining points for being located at the intersection of a collector and arterial street, for being more than 1 and 1/2 miles from an existing or approved neighborhood service center, for being located outside of the "South College Avenue Corridor", for gaining its primary vehicular access from a non -arterial street, for including a grocery store, and for being contiguous to existing urban development. In addition, the proposed project is supported by the following City Land use Policies: 63. Neighborhood service centers should locate within walking distance of existing or planned residential areas. 64. Alternative transportation modes such as pedestrian and bicycle access shall be planned for as primary modes of transportation to neighborhood services centers from adjoining residential areas. 65. Neighborhood services centers shall locate in areas served by existing water or sewer facilities... 66. Neighborhood service centers should locate at the intersection of a collector and an arterial. 67. Only neighborhood scale service centers will be allowed in residential neighborhoods. We believe the Harmony Safeway Marketplace will be an outstanding neighborhood center that not only provides convenient services but also creates an architectural neighborhood focus, providing residents of the Golden Meadows residential area with their own "village center". Thank you for your consideration and we look forward to your comments. .Sincerely, WYATT AND ASSOCIATES with RIPLEY ASSOCIATES Linda Ripley Principal Ripley Amclates Planning Objectives - Harmony & •y Marketplace Page 2 PROJECT DESCRIPTION Harmony Safeway Marketplace is a neighborhood shopping center which includes the following: ■ 48,000 square foot Safeway grocery store ■ 40,820 square foot of "in -line" retail shops ■ 26,960 square feet of buildings located on perimeter pad sites that may include, a daycare facility, restaurants, a bank, retail stores and/or offices. Vehicular access to the center is proposed from Wheaton Drive on the west side, from McMurray Drive on the east and a "right in -right out only" access is planned along Harmony Road. No vehicular access is planned along Monte Carlo Drive. Pedestrian circulation is accommodated in a variety of ways. A detached perimeter sidewalk is provided along Wheaton Drive, Monte Carlo Drive and McMurray Drive, while a bicycle/pedestrian trail meanders through the setback area along Harmony Road. This perimeter pedestrian system is connected to the center at key points to provide convenient and safe access, thereby encouraging neighborhood residents to walk or bicycle to the center. In response to the neighborhood's concerns regarding school children using Mont Carlo Drive, the applicant is proposing to narrow Monte Carlo to 24 feet, widen the existing four foot sidewalk on the north side to eight feet and separate it from vehicular traffic with an eight foot wide tree -lined parkway. Initial reaction to this solution by neighborhood residents has been enthusiastic. The Safeway grocery store is centrally located on the site facing south to maximize the positive aspects of solar orientation. The loading dock area is completely enclosed and positioned along the west side of the building to eliminate service functions on the north side of the building. This orientation allows for generous setbacks along the northern edge of the center as well as opportunities for berming and planting. The result being that the neighborhood faces a tree -lined street with park -like green spaces along the north side of retail buildings. A pedestrian plaza with special paving, benches, etc.. is planned at the main pedestrian access point along Monte Carlo Drive. Pedestrian walks and crosswalks through out the center will be constructed in patterned concrete providing functional, safe, and attractive pedestrian connections. The architecture for the center is designed to create a comfortable image compatible with the neighborhood. Building facades will have sloped canopies with concrete "shake" shingles and most of the retail stores will feature arcaded entrances at the storefronts. Building materials will include split face, smooth and ribbed concrete block with accents of tile. The canopy columns will have stone accent elements which will be replicated in the plaza area. The sign facade around the retail buildings will utilize warm tone stucco. All rooftop mechanical equipment will be screened from view by extended parapet walls or continuous roof screens. The rear of buildings adjacent to Monte Carlo Drive will feature the same materials as the front and utility entrances will be clustered where possible. A partial canopy will wrap shops in the plaza area. Buildings on perimeter pad sites will be required to comply with the general architectural intent of the overall shopping center. Street trees will be provided along Wheaton Drive, Monte Carlo Drive and McMurray Drive while a combination of evergreen trees and oak trees are planned along Harmony Road in keeping with the Harmony Road Design Guidelines. Formal plantings of ornamental trees embellish project entrances, while a variety of plant material is used to provide shade, enhance the architecture and create a "sense of place" or neighborhood identity. It is anticipated that pad sites will be sold to other developers, however, common open space areas within the center will be maintained by the Safeway store management and the quality of maintenance throughout the center will be governed by an easements, covenants and restrictions document. a January 22, 1996 ';, sty -:: := :•� � <;. Planning and Zoning Board Members 4 _ c/o Ted Shepard Project Planner .. Planning Department PJPLEY ASSOCIATES City of Fort Collins Landscape Architecture Urban Design Re: Planning Objectives - Harmony Safeway Marketplace Planning 223 Jefferson Street Suite A BACKGROUND Fort Collins, Colorado 80524 PHONE (970) 224-5828 FAX (970) 224.2956 In June of 1984, the Planning and Zoning Board approved the Golden Meadows Master Plan for 59.45 acres located north of Harmony Road and east of Lemay Avenue. The existing Courtney Park Apartments and residential development north of Monte Carlo Drive are part of this original master plan area. Rockbridge condominiums located east of Courtney Park and west of Wheaton Drive is currently under construction. The last remaining tract in the master plan area is 17.08 acres east of Wheaton Drive and south of Monte Carlo Drive which was originally designated on the Golden Meadows Master Plan as a neighborhood shopping center. Harmony Safeway Marketplace is a grocery store based shopping center being proposed for the site. DESIGN PROCESS The site plan evolved during anintensive neighborhood involvement process. The applicant initially met with City staff and a core neighborhood group in order to thoroughly understand neighborhood issues and concerns that surfaced during the development review process for the King-Soopers shopping center proposed for the same site approximately one year ago. After gaining insight from these early discussions, the applicant prepared three alternative site plans and presented them at a formal neighborhood meeting on November 14, 1995. While there was not a clear consensus on which plan the neighborhood preferred, there was a lot of agreement on what were critical issues for the neighborhood, namely: ■ safety issues regarding children going to Kruse Elementary School via Monte Carlo Drive ■ neighborhood center users driving through the neighborhood to access the center ■ safe and convenient pedestrian access ■ neighborhood identity and image ■ land uses that serve the neighborhood After the formal neighborhood meeting the applicant had further discussions with City staff and with a core group of neighborhood residents in order to produce a site plan that addresses the above concerns in unique and creative ways. NEIGHBORHOOD SERVICE CENTER POINT CHART B For All Criteria Applicable Criteria Only n Criterio+• b ftw GAf9flOn Yes NO I II III IV C7CI9 the Correct Saor9 mutlpsef Points Eamed Izll Maximum Applcable Points a. Transit Route X 2 2 Q 4 b. At Collector/Arterial X X TO 3 (0 6 c. "North" Fort Collins X X 2 0 2 0 4 d. From Regional Center X 1 2 0 1 0 2 e. From Neighborhood Center OX X 2 0 2 0 4 f. -South College Corridor X X 2 0 4 8 8 g. Non -Arterial Access X 2 0 3 Q 6 h. Joint Parking X 1 2 0 3 - - i. Grocery Store X X 1(2). 0 3 6 j. Energy Conservation X 1 2 3 0 2 8 k. Contiguity X X 2 0 5 I p 10 I. Historic Preservation X 1 2 0 2 Totals 3( S 8 v A Percentage Earned of Maximum Applkable Points V/VI = vil vu Neighborhood Service Center (continued) j. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to use for calculating energy conservation points. , k. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing urban development? 1. If the site contains a building or place in which a historic event occurred, has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria? 1. Prevent creation of influences adverse to its preservation; 2. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and 3. Propose adaptive use of the building or place that will lead to its continuance; conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. r __a n......i..-.., # C,,,Aanro Qvctem for Planned Unit Develonments The City of Fort Collins, Colorado, Revised March 1994 1a I� -63- ACTIVITY: Neighborhood Service Center B DEFINITION: A: hopping and service center, approximately fifteen (15) acres in size, designed to meet consumer dei sands from an adjacent neighborhood. The primary functional offering is usually a supermarket grocery store with an approximately equivalent amount of associated mixed retail and service -oriented gross square footage. Other functional offerings may include employment uses, such as offices, and/or commercial development, traditionally located along major arterial streets. CRITERIA: Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes No N/A 1. Does the project gain its primary vehicular access from a street other than Q South College Avenue? 2. Are all repair, painting and body work activities, including the storage of ❑ O refuse and vehicle parts, planned to take place within an enclosed structure? 3. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF Q THE MAXIMUM POINTS AS CALCULATED ON POINT CHART "B" FOR THE FOLLOWING CRITERIA? a. Is the project contiguous to an existing transit route? b. Is the project located at the intersection of a collector and arterial street? c. Is the project located within "north" Fort Collins? d. Is the project located more than three-quarters (3/4) of a mile from an existing or approved community/regional shopping center? e. Is the project located more than one and one-half (1-1/2) miles from an existing or approved .neighborhood service center? f. Is the project located outside the "South College Avenue Corridor"? g. Does the project gain its primary vehicular access from a non -arterial street? h. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? i. Does the project include a supermarket/grocery store? nano uevetopment Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -62- kAAMOAN `/ crAi='r1./AV AP12Ac-_ P &- 0 Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION s the criterion applicable? Will the ctiterio be satisfied? If no, please explain LL =g a Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan ✓ ✓ 1.3 Wildlife Habitat 1.4 Mineral Deposit ✓ 1..5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Ener v Conservation ✓ ✓ . 1.8 Air Quality ✓ I ✓ 1.9 Water Quality IV I✓ 1.10 Sewage and Wastes ✓ 1.11 Water Conservation f� I flDAf ESJEO fYT/N/9 L 1.12 Residential Densit ✓ A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI 2.1 Vehicular. Pedestrian, Bike Transoortation ✓ ✓ 2.2 Buildino Placement and Orientation ✓ ✓ 2.3 Natural Features ✓� 2.4 Vehicular Circulation and Parking ✓� ✓ 2.5 Emergency Access _ ✓� ✓ 2.6 Pedestrian Circulation ,/ ✓ 2.7 Architecture ✓ ✓ 2.8 Building Height and Views ✓ 2.9 Shading 2.10 Solar Access ✓ ✓ 2.11 Historic Resources ✓ 2.12 Setbacks ✓ ✓ 2.13 Landscape ✓� ✓ 2.14 Signs ✓ ✓ 2.15 Site Lighting FMATOCile 08`mil's AT TWVA 2.16 Noise and Vibration ✓ 2.17 Glare or Heat 2.18 Hazardous Materials A 3. ENGINEERING CRITERIA 3.1 Utility Capacity ✓ 3.2 Design Standards ✓ 3.3 Water Hazards / 3.4 Geologic Hazards ✓ - Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised"p�h 1994 \�US� -61- SAFEWAY BUILDING��' omw m.wc +w. -o o ZC MPJ O PA VEI.E'J O wO./IY 36 EXISiIiJ� PAVEhENi I �_ S6 PC- S W0.y NNN r �L�C�400f�1 (Q� lal4 R910O f�N146 C�Ga��OO �G�ON/C� M-W 66_ Plf ff WAY —T I�®1�400u� (off Q4 r�aoo�4L� rs��o o�od© w-ro y2 0 I 5d5 �M��T A N � � � a \C\T CQFES DRN\ � ® ce z �. } z �\ k � �rr,r�r�rrrr ��♦ III ``r. , � � IIII � mac" • I� fi 1O r= �IIII � rrt ^ illll n ,, 11 ,. =yr P• j� _ _tATs� a•.� " IN i - � � . ,�, ,rd Uj! lid r "'► 11 ��, ;;; -•. �"•�,:+s� .,rr - �i Ill{I ��,, a� I1► N� 1; a A• . lip, 0-0 WE L; 0 ".FW1 tit U-1 LLI RJR - HARMONY ROAD HARMOWSAFIBMAY MARKETPLACE MARKETPLACI �-2 F.F��w pi�I 2of 5 Lpn1 W l! 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P ]�,/P P RLwL ii fip wm sser�r wP� ui..T— 0 a Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 13 The condition of approval regarding the State Highway Access Permit is appropriate for a Preliminary P.U.D. 10. Findings of Fact/Conclusions A. The Preliminary P.U.D. complies with the Golden Meadows Master Plan. B. The P.U.D. complies with the Amended Harmony Corridor Plan. C. The P.U.D. complies with the Congestion Management Plan and the Air Quality Policies Plan. D. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. E. The P.U.D. exceeds the required minimum score on Point Chart B, Neighborhood Service Center, of the L.D.G.S. F. Through building placement, buffering, setbacks, and landscaping, the P.U.D. is compatible with the surrounding neighborhood. G. The P.U.D. promotes alternative forms of transpiration. The P.U.D. is feasible from a traffic engineering standpoint. RECOMMENDATION: Staff recommends approval of Harmony Safeway Marketplace, Preliminary P.U.D., #33- 94A, subject to the following conditions: 1. At the time of Final P.U.D., additional landscaping shall be provided within the 80 foot buffer along Harmony Road. 2. At the time of submittal for a Final P.U.D., the applicant shall have obtained a State Highway Access Permit from the Colorado Department of Transportation in order to allow the access from Harmony Road. If a permit is not granted, then the access must be deleted and the Site Plan amended accordingly. Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 11 Meadows) and south (Harmony Road). The center will served by alternatives to auto access. B. Monte Carlo Mitigation The key transportation element is that there is no vehicular access to Monte Carlo. At the McMurry/Monte Carlo intersection, a stop sign will be added for McMurry making it a four-way stop intersection. In addition, curb bulges will be installed at McMurry/Monte Carlo to narrow the crosswalk distance and create a sense of entry for the neighborhood (see plan sheet). C. Access There are three vehicular access drives which serve the site. These driveways would provide access to Wheaton (collector), McMurry (collector), and Harmony (major arterial). The access at Harmony is subject to approval by the Colorado Department of Transportation. The access drives to Wheaton and McMurry would allow for full traffic movements into and out of the site. These two driveways would also be located across from existing or proposed driveways. The proposed access drive from Harmony Road would be restricted to right-in/right-out turns only. It should be noted that in accordance with the Harmony Road Access Control Plan (1989), the Harmony/Wheaton intersection is restricted. Through north -south movements on Wheaton across Harmony are prohibited. Further, southbound Wheaton left turn movements onto eastbound Harmony are prohibited. D. Traffic Impact Analysis A traffic impact analysis was performed as part of the submittal requirements for the P.U.D. The study make the following findings: In the short term (1997) after completion of the project, the surrounding affected intersections will continue to operate at acceptable levels of service, defined as level of service "D" or better. In the long term (2015), with Harmony assumed to be a six -lane road, the affected intersections will continue to operate acceptably with the exception of Lemay/Wheaton/Whalers Way. At Lem ay/Wheaton/Wh a lers Way, through movements and left turns from Wheaton and Whalers Way are expected to fall to levels of service E and F which means long delays. Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 10 A secondary pedestrian connection is provided between Pad I and Safeway. This connection aligns with the Monte Carlo and Iva Court intersection and allows safe, convenient access for the residents in The Enclave. D. Loading, Trash Enclosures, Noise Mitigation The Safeway loading zone is located on the south, away from the neighborhood. The loading dock is recessed, enclosed, and covered by a roof. Garage doors will provide visual screening on the south. This enclosure will house the trash compactor and trash dumpsters thus reducing noise impacts. For the retail shops, all service areas gain access from the south and are screened on the north by screen walls that match the buildings' exterior. E. Architecture The south elevation of Safeway and the retail shops will feature pitched roofs, covered entries, individualized store fronts. Generous use of glass will highlight the storefronts. The covered entries are dramatized by a gable roof that projects out from the wall plane. The predominant exterior material is split -faced concrete block. Stone accent columns provide relief and break up the mass. Roof material will be concrete tiles which provide a heavily -textured three-dimensional appearance. F. Landscaping Landscaping along Monte Carlo will be enhanced by the commitment to plant deciduous shade trees in the parkway strip on both sides of the narrowed street. Along the north elevations, evergreen trees will be used to mitigate building mass. Street trees will be planted along both McMurry and Wheaton. Plantings in the Harmony Road buffer will comply with the design guidelines of the Harmony Corridor Plan. Staff remains concerned, however, that the landscaping along Harmony should be enhanced at the time of Final. Therefore, the following condition of approval is recommended: At the time of submittal for Final P.U.D., additional landscaping shall be provided within the 80 foot buffer along Harmony Road. 9. Transportation: A. Bicycle/Pedestrian As mentioned, bicycle/pedestrian paths will connect the center to the north (Golden Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 9 street trees on both sides of Monte Carlo in the parkway strip to create a narrower perception for drivers thus reducing potential speeds. 8. Design: As mentioned, the P.U.D. complies with the scale and character requirements of a Neighborhood Service Center as defined by the Harmony Corridor Plan. Other significant design features are described below: A. Harmony Road Treatment As per the Harmony Corridor Plan, there will be an eighty foot wide landscape setback along Harmony Road. This area will feature a combination of berms and stormwater detention ponds. An eight foot wide meandering path will also be included to connect Wheaton to McMurry. Path connections are made from the Harmony Road sidewalk into the center at strategic locations. B. Monte Carlo Treatment As mentioned, Monte Carlo will be retrofitted with a new pavement cross-section that narrows the width by 12 feet and includes detached sidewalks on both sides. The sidewalk on the north side will be eight feet wide to facilitate a safe route to school. Street trees will be planted in the parkway strip on both sides of the street. On the southside, beyond the eight foot walk, a berm will be installed that rises up the back of Safeway. This berm is a critical design element to buffer the mass and scale of Safeway. The berm will be no steeper than a 4:1 slope for ease of maintenance achieving a height of 10 feet at the wall as measured from the sidewalk (see detail on plan sheet). The Safeway will be setback from Monte Carlo by 60 feet. The berming behind the other retail buildings will be less substantial due to the smaller building forms resulting in less mass. C. Neighborhood Connections/Plaza A large central plaza is provided that links the Golden Meadows neighborhood to the center on the north. Two sidewalks connect to Monte Carlo at the Monoco Place intersection. Pedestrian amenities are provided (see detail on plan sheet). The plaza is in alignment with the north -south access drive off Harmony Road. This creates an open vista that allows a visual connection to pad sites F and G. Access to the plaza is enhanced by textured concrete paving as the crosswalk material at the main east -west drive aisle. Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 8 In response, the traffic impact analysis indicates that the left turn from southbound Lemay to eastbound Wheaton will operate at Level of Service A, meaning there will be no delays. With no delays for this left turn, there will be little incentive to avoid Wheaton and use Ticonderoga/McMurry. The over -sized letters on the Ticonderoga street sign on Lemay have been reduced. Also, the City Transpiration Department conducted an analysis on the length of time to gain access to the center from outside the neighborhood from the north by comparing both Ticonderoga/McMurry and Wheaton routes. The result is that the Ticonderoga/McMurry route is 50 seconds, or almost one minute, longer than the Wheaton route. In the opinion of the Transportation Department, this is a significant differential leading to the conclusion that the impact of outside traffic on Ticonderoga/McMurry will be minimal. In conducting its analysis, the Transportation Department has concluded that there is an existing speeding problem on Ticonderoga. Due to its length and the fact that most homes have a driveways off cul-de-sacs, Ticonderoga has experienced speeding that may be beyond what is normally expected of a local street. The Transportation has agreed to install speed humps on Ticonderoga and New Bedford Drives in order to reduce the present level of speeding. In addition, these speed humps will further deter extraneous trips through the neighborhood. B. Buffering There is a concern that the Safeway building is too large and will be out of scale with the neighborhood. In response, a berm will be constructed on the north side of the building that will help mitigate the mass of the structure. The berm will be between eight and ten feet in height thus shielding about one-third of the building's height. C. Safe Route to Kruse Elementary There is a concern that since the street system in Golden Meadows forces many elementary students to use Monte Carlo as a route to school, there may be a safety problem with school children having to deal with traffic from the shopping center. In response, Safeway has worked with the neighborhood and the City to narrow the street cross-section of Monte Carlo from 36 to 24 feet in width (curb to curb) in order to discourage unnecessary trips and speeding. Further, Safeway has agreed to construct an eight foot wide detached sidewalk along the northside of the street to encourage the kids to use an offstreet path rather than walk in the street. Finally, Safeway will plant Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 7 6. Neighborhood Service Center- L.D.G.S. Point Chart B: The P.U.D. was reviewed against the absolute and variable criteria of Point Chart B, Neighborhood Service Center, of the Land Development Guidance System. The project achieves a score of 62% which exceeds the required minimum of 50%. The P.U.D. satisfies the absolute criteria in that there is no access to South College Avenue, and there are no land uses that will engage in repair, painting or body work activities, including the storage of refuse and vehicle parts. Under the variable criteria, points were awarded as follows: b. By being located at the intersection of a collector and arterial street. f. By being located outside the South College Avenue Corridor. g. By gaining its primary access from a non -arterial street. i. By including a supermarket/grocery store. k. By having at least one -sixth of its property boundary contiguous to existing urban development. By exceeding the required minimum score on Point Chart B, the land use is considered appropriate at this location. 7. Neighborhood Compatibility: Two at -large neighborhood meetings have been held. These meetings occurred on November 14, 1995, and February 27, 1996. Minutes to both meetings are attached. The primary compatibility issue is traffic. Other issues are buffering and providing a safe route to Kruse Elementary. A. Traffic There is a concern that customers from the north, outside the Golden Meadows Neighborhood, will impact the neighborhood by using local internal streets to gain access to the shopping center. In particular, there is a concern that customers, going south on Lemay Avenue, will use Ticonderoga/McMurry to gain access to the center, rather than stay on Lemay and turn left at Wheaton. Since Wheaton is a collector street and Ticonderoga is a local street, traffic should not invade the neighborhood via local streets. The temptation to turn left at Ticonderoga versus Wheaton is exacerbated by the over -the -street sign featuring nine inch high letters. Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 6 4. Air Quality Policy Plan: In 1993, City Council adopted the Air Quality Policy Plan. Land Use Policy Number One states: "The City shall support proposals for higher density residential development and mixed land use development in all neighborhoods, if they are designed to enhance the use of alternatives to single -occupant motor vehicle transportation, and if they comply with all other criteria necessary for approval of such proposals." Harmony Safeway Marketplace Preliminary P.U.D. provides opportunities for surrounding residents and employees to gain access to the shopping center as bicyclists or pedestrians. With proximity to Golden Meadows Neighborhood, The Enclave, Courtney Park Apartments, Rock Bridge Condominiums, and Golden Meadows Business Park, there are significant opportunities to serve a large residential and employment population. The P.U.D. provides access points and amenities for non - vehicular modes which will encourage alternatives to single -occupant vehicular trips. With the shopping center, the Golden Meadows area fulfills the vision of an integrated and mixed -use neighborhood. 5. Congestion Management Plan: The Congestion Management Plan identified land use policies that the City might employ to bring land use, transportation, and air quality into better balance. One strategy is the concept of compact, mixed -use "activity centers" which would contain commercial and multi -family housing. The transportation benefits associated with concentrating commercial development with multi -family housing include: A. Providing opportunities for higher levels of transit service. B. Reducing average lengths of vehicular trips and promoting pedestrian and bicycle modes of travel. C. Increasing the efficiency of "trip -chaining" (multi -purpose auto trips connecting a variety of destinations as part of the commute to/from work. The Harmony Safeway Marketplace P.U.D. fulfills this vision by being within close proximity (less than one -quarter of a mile) of two significant multi -family projects: Courtney Park Apartments and Rock Bridge Condominiums. The P.U.D., therefore, is in compliance with the Congestion Management Plan. Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 5 D. Scale The Harmony Corridor Plan requires that: "A neighborhood service center shall be situated on seven to 20 acres, shall contain at least six independent business establishments with separate public entrances, and shall contain 50,000 to 120,000 square feet of gross floor area. No retail establishment shall occupy more than 25,000 square feet except a supermarket shall be permitted which does not exceed 49,000 square feet of gross floor area". The Harmony Safeway Marketplace P.U.D. is located on 17 acres, contains 11 separate building footprints with separate entrances, with a total of 115, 780 square feet of gross floor area. No individual retail establishment (building footprint) exceeds 25,000 square feet. Safeway is defined as a supermarket and contains 48,000 square feet. The P.U.D., therefore, complies with the scale as defined in the Harmony Corridor Plan. E. Character The Harmony Corridor Plan requires that: "Neighborhood streets, or sidewalks and bike paths shall lead into and through the neighborhood service center, so that people who live or work nearby can conveniently use the center. The center shall contain a transit stop. The appearance and function of the center shall be effectively integrated with the surrounding neighborhoods, not segregated from them. The center shall contain a plaza that provides a social and identity function for the neighborhood residents. Design and placement of buildings should create an effective transition and negative effects of large buildings, noise, traffic, and exhaust should be contained within the center". The Harmony Safeway Marketplace P.U.D. provides one major and one minor bicycle/pedestrian connections to the Golden Meadows neighborhood on the north. One of these leads to a large central plaza that will also serve as a potential internal transit stop. In working with the neighborhood, the applicant has provided a sensible level of integration that is neither too intrusive nor segregated. The large central plaza will provide a social gathering space and help promote neighborhood identity. Design and placement of buildings, located between the neighborhood and the parking lot, will help block noise, traffic and exhaust. The P.U.D., therefore complies with the character requirements of the Harmony Corridor Plan. Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 4 3. Amended Harmony Corridor Plan: As mentioned, in January of 1995, just prior to the lifting of the six-month moratorium, Council adopted the Amended Harmony Corridor Plan together with the Standards and Guidelines for regulating physical development. The Harmony Safeway Preliminary P.U.D. is subject to these plans, policies, and regulations. A. Land Use Policy Number Four: LU-4 of the Amended Harmony Corridor Plan states: "Locate a broader range of land uses in the areas of the Harmony Corridor known as Mixed -Use Activity Centers as shown on Map 10." Map 10 indicates that the subject site is a "Potential Neighborhood Service Center." The Harmony Safeway Marketplace Preliminary P.U.D. complies with this definition. B. Shopping Center Definition - Neighborhood Service Center The Amended Harmony Corridor Plan designates the subject site as a "Neighborhood Service Center." This center is defined as: "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. Typically, a neighborhood service center shall contain a grocery store or supermarket." The Harmony Safeway Marketplace Preliminary P.U.D. complies with this definition and is in conformance with the Harmony Corridor Plan. C. Hours of Operation The Harmony Corridor Plan states: "The hours of operation of the center shall be between 5:00 a.m., and 12:00 a.m." Safeway has agreed to limit the hours to the supermarket, and the balance of the center, to the restricted hours specified in the Harmony Corridor Plan. Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 3 square feet of total floor area. Besides grocery store, the plan included a retail shops, bank, restaurants, auto service center, and offices. One access point was approved each for McMurry and Wheaton while three were approved for Monte Carlo. This Preliminary P.U.D. has expired. B. King Soopers Ten years later, in June of 1994, a Preliminary P.U.D. was again submitted for a grocery store- based (King Soopers) center. This time, the center consisted of 154,342 square feet of total floor area. On July 5, 1994, City Council adopted Ordinance No. 103, 1994 which established a six-month moratorium on the processing of applications for retail and commercial planned unit developments and site plan reviews within the Harmony Corridor. The Ordinance exempted those P.U.D.'s or site plans that had received preliminary of final approval before the effective date of the Ordinance. The Ordinance did not exempt, however, applications that had been filed for P.U.D., review before that date if those applications had not yet received preliminary or final approval by the City. On September 15, 1994, developers for King Soopers, Sullivan and Hayes Company, filed a lawsuit in Larimer County District Court seeking relief from the moratorium in Harmony Corridor. The plaintiffs claim their submittal preceded the moratorium ordinance and, therefore, the King Soopers application should have been processed. This court case is still pending. The City adopted the Amended Harmony Corridor Plan on January 3, 1995. The six-month moratorium expired on January 13, 1995. The present application is subject to the Amended Plan. 2. Golden Meadows Master Plan: The effective master plan that governs the subject site was approved in June of 1984. This master plan designates the site as "Neighborhood Center" with a parcel size of 21 acres and an estimated potential of 209,000 square feet of total floor area. The present request for a grocery store -based neighborhood shopping center, therefore, complies with the approved Golden Meadows Master Plan. Harmony Safeway Marketplace, Preliminary PUD, #33-94A April 22, 1996 P & Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: R-P; Single Family and Patio Homes (Golden Meadows) S: I-P; Hotel, Medical Office, Office, (OakRidge Business Park) E: I-P; Office, Elementary School (Kruse) Industrial (Golden Meadows) W: R-M-P; Condominiums (Rock Bridge - under construction) A. History The Golden Meadows area was annexed in 1977 as part of a 234 acre parcel known as the Harmony Annexation. The shopping center site was platted as Tract B, Golden Meadows, 5th Filing. This subdivision was approved in 1980. Originally master planned in the late 1970's, Golden Meadows was one of the first large scale neighborhoods in the City to propose mixed -use development. The objective was to create a neighborhood with housing, shopping, employment, and recreational opportunities. Although not originally anticipated, an elementary school was later incorporated into the Golden Meadows Business Park. Medema Homes first developed the single family area just south of Collindale Golf Course. Industrial and office development has occurred in the Golden Meadows Business Park. Multi -family apartments, Courtney Park at Harmony/Lemay/Wheaton, was approved in 1984. The residential area just north of Monte Carlo Drive, between McMurry and Wheaton, was originally master planned for "Apartments" in 1984. Due to lack of demand, and the highly controversial nature of Courtney Park, this area was amended for single family (5th Filing Replat, 1989) and patio homes (The Enclave, 1990). (It was the approval of the 5th Filing Replat which converted multi -family ground to single family and triggered the requirement to post the subject site with a sign stating "future neighborhood shopping center.") As of this writing, all the of the mixed land uses in Golden Meadows, including a neighborhood park, have been built, or under construction, with the exception of the neighborhood shopping center. In 1984, a Preliminary P.U.D. for a neighborhood shopping center, anchored by a grocery store, was approved on the subject parcel. This P.U.D. consisted of 188,475 I ITEM NO. 8 MEETING DATE 4/22/96 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony Safeway Marketplace, Preliminary P.U.D., 33-94A APPLICANT: Safeway Incorporated c/o Mr. Dennis Wyatt Wyatt and Associates 1865 South Pearl Street Denver, CO 80210 OWNER: Collindale South II, Colorado General Partnership c/o Mr. K. Bill Tiley 2839 South College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for a Preliminary P.U.D. for a neighborhood shopping center, anchored by a supermarket grocery store. The center includes a total of 115,780 square feet. Of this total, the grocery store would be 48,000 square feet. The request includes "in -line" retail shops and pad sites. The site is 17.08 acres located north of Harmony Road, between McMurry Avenue and Wheaton Drive, south of Monte Carlo Drive. The property is located within the Harmony Corridor and zoned B-P, Planned Business. RECOMMENDATION: Approval with Conditions EXECUTIVE SUMMARY: The Preliminary P.U.D. complies with the Golden Meadows Master Plan and the Amended Harmony Corridor Plan. The P.U.D. is also in compliance with the Air Quality Policy Plan and the Congestion Management Plan. The P.U.D. satisfies the All Development Criteria and exceeds the required minimum score on the Neighborhood Service Center Point Chart of the L.D.G.S. With strategic design, access, setbacks and buffering, the P.U.D. is found to be compatible with the surrounding neighborhood. Alternative modes of transit are encouraged. The project is feasible from a traffic engineering standpoint. Two conditions of approval are recommended regarding landscaping along Harmony Road and obtaining a State Highway Access Permit. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT