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HomeMy WebLinkAboutBURGER KING AT RIVERSIDE PUD - PRELIMINARY - 37-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 ' MEETING DATE 10-23-89 STAFF Ted SheQard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Burger King at Riverside P.U.D., Preliminary, #37-89 APPLICANT: Nor -Mar Development, Inc. c/o Edward G. Zdenek Architects 223 Linden Street, Suite 105 Fort Collins, CO. 80524 OWNER: B & M Roofing 726 South Lemay Avenue Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for a Preliminary P.U.D. for a 2,700 square foot Burger King fast food restaurant. The site is currently occupied by B & M Roofing Com- pany and totals .78 acres. The project is located at the southeast corner of Riverside Avenue and Lemay Avenue, and is zoned C, Commercial. RECOMMENDATION: Approval with Conditions EXECUTIVE SUMMARY: Since the project is located in the C, Commercial, zone, a fast food restaurant would be allowed as a "use by right". The applicant has elected to proceed as a P.U.D. A variance to allow an auto related and roadside commercial use that only scores 29.6% (required minimum is 50%) is being requested. There are numerous transportation issues that must be resolved to allow full turn movements at the Lemay Avenue curb cut. One condition of approval has been recommended to address the complex transportation issues. Four condi- tions of approval are recommended to upgrade the P.U.D. site plan to a higher level of quality. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Colfins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Burger King at Riverside P.U.D., Preliminary, - #37-89 October 23, 1989 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: b-p; Vacant (Poudre River Business Park, Master Plan and Final P.U.D.) S: B-P; Auto Tune and Self Serve Car Wash E: I-G; Print Shop W: I-G; Riverside Junction Neighborhood Shopping Center The subject property is currently the site of B & M Roofing, a business that has been on the site since 1947. The site has also been granted a sign permit for a billboard. 2. Land Use: A fast food restaurant is a permitted use in the Commercial zone district. Because of peculiar shape of the site combined with the need to incorporate a drive -through feature, the applicant has elected to proceed as a P.U.D. rather than a use by right. The opportunities afforded by the P.U.D. process provide for design flexibility and site upgrades which may otherwise not be available through the use by right and variance procedure of the Zoning Board of Appeals. As a P.U.D., the project was evaluated against the criteria of Auto Related and Roadside Commercial point chart. The score of 29.6% does not meet the mini- mum required score of 50%. Points were awarded for joint parking with the Print Shop and for contiguity with existing urban development. Since the project does not meet the minimum required score, a variance must be granted by the Planning and Zoning Board to allow the proposed land use. The L.D.G.S. empowers the Planning and Zoning Board to grant variances to the provisions of the P.U.D. requirements. Staff feels a variance to the Auto Related and Roadside Commercial point chart of the L.D.G.S. is justified for a fast food restaurant at this location for the following reasons: A. The character of the surrounding area is retail/commercial/industrial. The properties to the east and west are zoned General Industrial while the properties to the north and south are zoned Planned Business. The pro- posed fast food restaurant is compatible with the Riverside Junction Shopping Center across Lemay Avenue. B. The proposed use is in the same general scale as the surrounding area. The physical structure and site design elements are compatible with the adjacent land uses. The height, bulk, and scale of the proposed P.U.D. are not intrusive to the established character of the neighboring properties. Burger King at River ide P.U.D., Preliminary, - #37-89 October 23, 1989 P & Z Meeting Page 3 C. The value of redeveloping an infill parcel promotes efficient land use within an urban setting. The impacts associated with a fast food restau- rant can be mitigated by site design and buffering. The removal of an industrial use from a commercial district enhances compatibility of the shopping district as a whole. D. The conversion of an industrial use to a fast food restaurant at this location does not alter the urban form and reinforces the area as a neighborhood activity center. In terms of land use, it is Staff's conclusion that the allowance of an auto related and roadside commercial use at the intersection of Lemay Avenue and Riverside Drive is justified based on compatibility to the surrounding area, conformance to the urban scale of the area, promotion of efficient land use by redeveloping an infill parcel, and the reinforcement of the character of the area as a neighborhood activity center. It is further found that granting a variance to allow the proposed use will not cause substantial detriment to the public good or impair the purpose of the L.D.G.S. 3. Neighborhood Comt)atibility: A neighborhood meeting was not held for this proposal. There are no residen- tial neighborhoods within close proximity to the site. The removal of an industrial use in favor of a fast food restaurant at this location was not considered to be of sufficient magnitude to warrant public input via the neighborhood meeting process. 4. Desian: A. Setbacks The P.U.D. site plan indicates a 48 foot front setback from the new Lemay Avenue property line after right-of-way dedication. A 10 foot parkway strip between the sidewalk and the curb will allow for both underground utilities and deciduous street trees. A seven foot landscape strip is provided between the sidewalk and the drive-thru lane. There is no landscaped setback between the sidewalk and the parking lot on Lemay Avenue. B. Landscaping The P.U.D. site plan indicates street trees along both arterials at 40 foot intervals planted in a 10 foot wide parkway strip between the sidewalk and curb, and three foot high berms with shrub beds at the intersection and along Riverside. There is a 15 foot landscape strip behind the sidewalk along Riverside Drive. The trash dumpster is screened by two evergreen trees. C. Architecture The building will be a one story structure not exceeding 16 feet in height. Exterior materials include synthetic stucco and fiberglass roofing shingles. Burger King at RivePS'ide P.U.D., Preliminary, - #37-89 0 October 23, 1989 P & Z Meeting Page 4 D. Signage The P.U.D. plan indicates two freestanding signs and two wall signs. The two freestanding signs are monument signs. One is 8' x 8' for 64 square feet per face (128 square foot total) located on the top of a three foot berm at the intersection of Riverside and Lemay. The second monument sign is 5.16' x 5.16' for 26.62 square feet (53 square foot total) plus a 3.5' x 5.16' readerboard for an additional 36.12 total square feet located at the Lemay Avenue curb cut. The front mansard sign consists of "BURGER KING" in individual letters totalling 20 square feet. The east wall sign is 6' x 6' for 36 square feet. The menu board is not specified at this time. The total signage equals 273 square feet. Total signage allowed under the Sign Code equals 475 square feet. The larger monument sign, located directly on the corner, is placed on top of a three foot berm, mounted on a two foot pedestal, for an overall height of 13 feet. The smaller monument sign, located at the Lemay Avenue curb cut, has an overall height of 10.56 feet. 5. Transportation: The site plan indicates full turn movements at both arterial curb cuts. In order to mitigate the impact of additional trip generation associated with the new Lemay curb cut, a variety of measures must be implemented. These include: A. Provision of a double left turn bay for northbound Lemay Avenue B. Provision of a new, separate right turn bay for eastbound Riverside C. Reducing the channelization island for the right turn bay of northbound Riverside D. Resolving any discrepancy with the Public Utilities Commission on the relocation of the railroad crossing E. Relocation of existing traffic signal, streetlight, storm sewer, electrical vault, and Public Service vault The transportation issues are being discussed at this time with the developer, architect, and traffic consultant. At present, there is no resolution on these issues. 6. Staff Concerns: Staff is comfortable with the proposed land use at this location. As a P.U.D., however, the site plan does not perform up to a standard level of quality that would be found, for example, on South College Avenue. In order to enhance the P.U.D., Staff recommends the following conditions be attached to the preliminary approval: Burger King at Riverside P.U.D., Preliminary, - #37-89 October 23, 1989 P & Z Meeting Page 5 A. The front setback of the building shall be shifted to the east to create a larger landscaped area behind the sidewalk on Lemay Avenue in front of the drive-thru lane. B. The parking lot setback along Lemay Avenue shall be increased to protect pedestrians from vehicle overhand and to provide increased screening from the street. C. The overall signage of the P.U.D. shall be reduced. In particular, the wall sign on the east elevation should be deleted, the overall height of both pedestal signs should be decreased, and the height of the readerboard should be reduced. D. The impact of a large menu board shall be minimized. This includes moving the menu board further south, and adding trees, shrubs, and berms to screen the menu board from Lemay Avenue. E. All transportation issues relating to the relocation of a traffic signal, streetlight, railroad crossing, and underground utilities shall be resolved at the time of final P.U.D. RECOMMENDATION: Staff finds that a variance to allow an auto related and roadside commercial use as a P.U.D. that does not meet the required minimum score of 50% is justified at the proposed location. Staff further finds that, as a P.U.D., the site plan would benefit from specific upgrades that would raise the level of quality. Therefore, Staff recommends approval of the Burger King at River- side P.U.D. subject to the following conditions: A. The front setback of the building shall be shifted to the east to create a larger landscaped area behind the sidewalk on Lemay Avenue in front of the drive-thru lane. B. The parking lot setback along Lemay Avenue shall be increased to protect pedestrians from vehicle overhand and to provide increased screening from the street. C. The overall signage of the P.U.D. shall be reduced. In particular, the wall sign on the east elevation should be deleted, the overall height of both pedestal signs should be decreased, and the height of the readerboard should be reduced. D. The impact of a large menu board shall be minimized. This includes moving the menu board further south, and adding trees, shrubs, and berms to screen the menu board from Lemay Avenue. E. All transportation issues relating to the relocation of a traffic signal, streetlight, railroad crossing, and underground utilities shall be resolved at the time of final P.U.D. ��=a I .... . ....... . .............. . ................ A SIGN I SIGN ELEVATIONS II•'•I'-D' ,.arrlenc —co TRASH ENCLOSURE _ ` uv , ro• VICINITY MAP WROUGHTIRGN- I j FENCE DETAIL LANDSCAPE LEGEND SITE STATISTICS TfA —wi[— riw 0 o �C) Q / / PRINT SHOP •• TT.e7r� LEGAL DESCRIPTION iLEGEND a - - - - LEMAY AVENUE - - - - - I' FAST FOOD NOTES.:. — ...— .....,.. LANDSCAPE NOTES OWNER'S CERTIFICATION a ..i wl �u"�in N�..1, .W. Iw.irr�e•�le� m Ir r...l.xlle,. a .iirrpu. u u e° . ATTORNEWS CERTIFICATION TIES If TO CWVT TAM 9- .1rc Ir I [uvula, ra rtTu NTirf or[.TT i;-H11.s TIE .10 TllO TIE Wa.1 MD N. c...S15 19 ..[m 9 TIE i.l, [�9b 6 C91T.a. 1. C.. E. Irll, 11-SJ�lllr 9[ 699E a.19 IS tt illl. WE. a,nn.na a. PLANNING d ZONING BOARD CERTIFICATION .. co w. .r• rN • PRELIMINARY SITE & LANDSCAPE PLAN BURGER KING at RIVERSIDE PUD edward g. .[. • - �� - �� zdenek a .-ru ucm•cls DI•xnN t— , OCT .. II] T, OOf v K d 1 1 1 1 M HtAh tLtVA I IUN SCALE: 1/4' 1'-0- E.E-.... - u.Aro raE .1'.1NOI..r-e. MAIN ENTRANCE ELEVATION SCALE: 1/4' V-0' DRIVE-THRU ELEVATION SCALE: 1W 1'-0' FRONT ELEVATION SCALE: 114' 1'-0' i10411.LA....OE.1..xM01E. PRELIMINARY ELEVATIONS BURGER KING at RIVERSIDE edward g. r -:."66 zdenek y=M1>< .1[MlectslD(wNi a� A. N 4F PLANNING OBJECTIVES Burger King at Riverside P.U.D. Preliminary P.U.D. July 5, 1989 The Burger King at Riverside PUD submission is the culmination of lengthy nego- tiations with the City of Fort Collins. While start determined the land use to be appropriate (a use by right in the existing IG zone) several site design issues were identitied that needed to be addressed in the site planning. Because of the critical location of the site, and the ditticulty of coordinating the project with existing development, it was determined to pursue a PUD appro- val rather than a site plan approval based on a use by right. The issues iden- titied as critical to the proper development of the site include: Trattic access to site Existing trattic tunctions at the intersection of Riverside and Lemay Internal circulation for the drive-thru Coordinated access and internal circulation with adjacent property owners Adequate project identitication Trattic access to the site has been addressed in a trattic studv prepared by Matt Delich for this submission. It was determined that the City currently requires an additional through lane for trattic movement east on Riverside, and that the single Lett turn lane on Lemay Avenue is working at maximum capacity presently and that an additional lett turn bay will be required in the near tuture. While neither of these improvements are caused by the redevelopment of the site, we have addressed their solutions in the PUD plan. Internal circulation for the drive-thru tunction was designed to internalize the trattic tlow and to minimize the impact on the entrances to Lemay and Riverside. Adjacent property owners have been contacted, and design solutions coordinated, providing for improved access for all developments. The building east of our property is currently being used as a print shop in conjunction with Robinson Press. The three access points currently existing on Riverside have been coor- dinated into one, and a new parking area added. The combined access to Riverside has been continued to provide access to the auto -service development south of the site. The resulting design should be a signiticantly improved internal circulation at the intersection. Project identitication on the site is ditticult because of adjacent development setbacks (titteen (15) teet to the building south of the site and one (1) toot to development east of us) the City has street lights, signal lights, and railway crossing gates all blocking visual access to the site. For this reason we have requested a pole sign be included in the development as well as a monu- ment sign. RIVERSIDE/submit M r Landscaping is critical to this site it we are to transtorm an existing eyesore into a site that will be pleasing to the people using the facility as well as passing trattic. The existing site has no landscape improvements, the facility east of our site has little or no landscaped improvements and the project south of ours was developed as a use by right, providing limited landscape improve- ments. We have included a street tree planting solution with irrigated turt incorporating the latest City standards for landscape adjacent to arterial streets. Drive-thru facilities and service areas have been screened from view with evergreen hedge and tree treatments. Evergreen and deciduous shrubs have been liberally used to assure color throughout the growing season. Berms have been used to screen parking from public view. Internal trees have been selected to provide varied color and shade appropriate to their location. Peak shitt employment will be tourteen (14). The internal solution includes outdoor dining and "sort play" areas. The energy consumption of the tacility is minimized by increasing the insulation ratings of the tacility over the City minimum standards. The applicable land use policies that are met by the project include: 3a. Promote maximum utilization of land within the city 3b. Alternative transportation modes 14. Urban development standards 20. Understanding interrelationships 22. Contiguous development 24. Phased utilities 25. Directed growth 26. Available existing services RIVERSIDEI/submit r: I ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the crl,edon be satisfied? If no, please explain e,,����.���°°e Yes No NEIGHBORHOOD COMPATABILITY 1 Social Compatibility X X 2 Neighborhood Character X X 3 Land Use Conflicts x 4 Adverse Traffic Impact PLANS AND POLICIES 5 Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity X X 7 Utility Capacity X X 8 Design Standards X X' 9 Emergency Access 10 Security Lighting 11 Water Hazards RESOURCE PROTECTION 12 Soils & Slope Hazard X 13 Significant Vegetation x 14 Wildlife Habitat 15 Historical Landmark 16 Mineral Deposit 17 Eco-Sensitive Areas 18 Agricultural Lands x ENVIRONMENTAL STANDARDS 19 Air Quality X X 20 Water Quality x X 21 Noise X 22 Glare & Heat 23 Vibrations 24 Exterior Lighting x 25 Sewages & Wastes SITE DESIGN 26 Community Organization X X 27 Site Organization x X 28 Natural Features 29 Energy Conservation 30 Shadows 31 Solar Access 32 Privacy 33 Open Space Arrangement 34 Building Height X 35 Vehicular Movement X X 36 Vehicular Design x 37 Parking 38 Active Recreational Areas 39 Private Outdoor Areas 40 Pedestrian Convenience 41 Pedestrian Conflicts 42 Landscaping/Open Areas 43 Landscaping/Buildings 44 Landscaping/Screening 45 Public Access 46 Signs —12— SvP6E,e KIN* AT /P I Y6, S1of L/M. AO U• .4 I ACTIVITY Auto- Related and Roadside Commercial DEFINITION: Those retail and wholesale commercial activities which are generally con- sidered and typically found along highways and arterial streets. Uses include: free standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theatres; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRITERIA' Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. YeS No NA 1. Does the project gain its primary gyp( ❑ vehicular access from a street other Ley than South College Avenue? 2. Are all repair, painting and body work ❑ G L activities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended El a to provide adult amusement or entertainment, ED does it meet the following requirements: a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b. Is the use established, operated or maintained no less than 1,000 feet from another similar use? continued -19- k-.vi u u �a 1 a Yes No 4. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART V ❑ FOR THE FOLLOWING CRITERIA? a. Is the activity located other than at the intersection of two arte- rial streets? b. Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center, office or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on at least two acres of land? e. Does the project contain two or more significant uses (for instance, retail, office, residential, hotel/motel and recreation)? f. 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? g. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing build- ings, and through committed energy conservation measures beyond that normally required by City Code? h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. 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 iii. 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. —20— U_ ■ - i • BURG �R K�� 6 AT J'/o6 pRIf?,/nIIVAAy P. 0. A. AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Critera Applicable Criteria Only Criterion IsThe Criterion Applicable Yes No I II III IV Circle The Correct Score Yes VW No Multiplier Points Earned 1x11 Maximum Applicable Points a. Not attwo arterials X X 2 0 2 0 4 b. Partof planned center X X 2 0 3 0 6 c. On non -arterial X X 2 0 4 0 8 d. Two acres or more X X 21 3 0 6 e. Mixed -use X X 211 3 6 f. Joint parking X 1 2 0 3 (o g. Energy conservation X 1 2 4 Q 8 h. Contiguity X X 0 5 10 10 i. Historic preservation 1 210 2 — — j, 1 2 0 k. 112101 1. 1 1 2 0 ` VW — Very Well Done Tota Is Ell V I `✓I Percentage Earned of Maximum Applicable Points VNI = Vll a9. a% Vil —21— i • BURGER KING SITE ACCESS STUDY FORT COLLINS, COLORADO JULY 1 ?8? Prepared for: Burger King 4865 Sterling Drive Boulder, CO 80301 Prepared by: MATTHEW J. DELICH, P.E. 3413 Banyan Avenue Loveland, Colorado 80538 Phone 303-669-2061 0 • EXECUTIVE SUMMARY A Burger King restaurant is proposed to be located near the intersection of Lemay Avenue and Riverside Avenue in Fort Collins, Colorado. The study involved the steps of trip generation, distribution and assignment; traffic projection; and capacity analysis as set forth in the City's Traffic Impact Study Guidelines. This study assessed the impacts of the Burger King on the existino street system in both 1990 and 2010. As a result of this analysis, the following is concluded: - The development of the Burger King is feasible from a traffic engineering standpoint with specific improvements in the area. It is estimated that more than 1500 average weekday trips will be generated by the use considered in this study. - Current operation of the Lemay/Ri vers.i de intersection is acceptable during the peak hours with the existing signal control. Due to high eastbound to s.outhbound right turns and high northbound to t&iestbound left turns, some geometric improvements would greatly improve the efficiency of this. intersection. The improvements are: (1) an exclusive right - turn lane with two through lanes on the west leg; and (2) double left -turn lanes on the south leg. - Development of the proposed Burger King in the short range future (1990) can be accommodated on the street network in the area with the improvements mentioned above. The Lemay/River=_.ide intersection will operate acceptably. The stop sign controlled Lemay/access driveway intersection will operate acceptably except for left -turn exits from the driveway. The Riverside/access driveway intersection will operate acceptably. Separate right- and left -turn lanes will confine delays to only those vehicles desiring to turn left. - In the long range future (2010), the Lemay/Riverside intersection will operate acceptably with signal control and the geometric improvements. to the west and south legs mentioned above. The Lemay/access driveway intersction will operate acceptably except for left -turn exits from the site. The Riverside/access driveway intersection wi 1 1 operate acceptably. Separate right- and left -turn lanes at each access will confine delays to ony those vehicles desiring to turn left. Driveway locations and on -site storage shown on the site plan are the best possible given the physical constraints of the site and the public street system. The public street geometries are presented in Figure 9. 0 • I � n W C.� _J W W Z H 4 ZZ 0 �O `O CM Cn Cn CC w w z z w J IV z 0 a 0 a- z a Cz U LL u. a F- Memorandum To: E. P. Michaels Ed Zdenek From: Matt Delich Date: September 25, 1989 Subject: Lemay/Riverside Intersection Design Attached is a copy of the Lemay/Riverside intersection design. I have utilized the plotted survey provided by Stewart & Associates as the base and the site plan of Burger King at Riverside PUD by Edward G. Zdenek to locate the proposed accesses to the site. The design maintains the existing geometrics on the north leg of Lemay Avenue. The eastbound approach of Riverside provides a right -turn lane of 120 feet with a 90 foot taper, two through lanes, and a left -turn lane of 280 feet with a 120 foot taper. The westbound approach of Riverside provides a through/right-turn lane, a through lane, and a left -turn lane of 150 feet with a 90 foot taper. The south leg of Lemay maintains the existing geometrics In the southbound direction. The northbound approach of Lemay provides the right -turn channelization, two through lanes, and double left -turn lanes that provide a total storage length of 420 feet with a taper at 7.5:1. This left -turn storage Is in excess of that shown on Figure 9 of the "Burger King Si to Access Study," July 1989, In-u-t—Just--shor-t--of--the Also provided is a southbound left -turn lane <60'> at the access to the proposed Burger King. Also shown on Lemay Avenue are 4 foot bike lanes in ea.:Ti direction. The design provides for six 10 foot lanes 1p�lr`us `f%'v16_fVeC_ , lanes. The right -turn channelization island.will need to be reduced in size. However, the location,of the curb on the nor`theas,t quadrant does not need to be changed based upon the available information. I have shown a two way left -turn lane south of the access.to the proposed Burger King. The only driveway that this lane would serve is the auto repair/car wash to the south. The access to the .Albertson's shopping center on the west is right-in/right-out. The next full -turn access to the south is approximately 200 feet to the south. The design that I have shown on the attached drawing Indicates striping rather than raised medians. 0,,'�"f • If raised medians are used, then the width of this median should be added to the width of Lemay Avenue. The minimum width of a raised median is 4 feet. Raised medians will cause a reduction in the length of left - turn storage on Lemay Avenue between Riverside and the access to the proposed Burger King. The reduction in northbound left -turn storage may be as much as 40-50 feet. Prior to designing the striping indicated on the attached drawing, I analyzed the separate signal phasing with a combined through/left-turn lane on northbound¢ Lemay Avenue. My analysis indicated that acceptable J operation was achieved with this signal phasing and geometric configuration at the Lemay/Riverside intersection. However, storage requirements on northbound Lemay Avenue using this combination of lanes would eliminate the left -turn ingress at the proposed Burger King access. Therefore, this solution was not pursued further.