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HomeMy WebLinkAboutTHE MARKET PLACE PUD - PRELIMINARY - 21-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM un 9 PLANNING AND ZONING BOARD MEETING OF June 26,, 1989 I_ STAFF REPORT -I PROJECT: The Market Place PUD, Preliminary - #21-89 APPLICANT: Rosenbaum -Dean Corp. c/o Yergenson, Obering & Whittaker 115 S. Weber Colorado Springs, CO 80903 OWNER: Cascade Management Corp./Bill Strickfaden, President James Peterson c/o Miscio and Stroud, Inc. 300 S. Howes Fort Collins, CO 80524 PROJECT PLANNER: Ted Shepard /05,��6 PROJECT DESCRIPTION: A request for preliminary approval for a square foot regional/community shopping center on 8.97 acres. The site is located on the east side of College Avenue, north of Troutman Parkway. The site is zoned h-b, Highway Business and r-m-p, Medium Density Planned Resi- dential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant proposes a 96,856 square foot shopping center. The anchor tenant is Phar-Mor, which is a 55,287 square foot drug- store. Other uses include four retail spaces and two free-standing pads. The project scores 57% on Point Chart C Community/Regional Shopping Center" and is in conformance with the approved South College Properties Superblock #3 Master Plan. Since the continuation of this item from the May 22, 1989 Planning and Zoning Board hearing, the conditions of approval have been satisfied and the site plan substantially upgraded. CEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221.6750 SERVICES, PLANNING DEPARTMENT The Market Place PUS Preliminary, #21-89 June 26, 1989 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: h-b; vacant S: h-b, r-p; Pavilion Retail Center, National Car Rental E: r-m-p; vacant W: h-b; Best, Pic'n Save, Sea Galley The site is zoned h-b, Highway Business and r-m-p, Medium Density Planned Residential and contains a residence and several out buildings. The site is part of the South College Properties Superblock #3 Master Plan, approved in 1982. The approved master plan consists of two phases. The first phase was the Fountainhead PUD. Phase two consists of the remainder of the 21-acre master plan. Uses proposed on the existing master plan included retail shopping, drive-thru facilities, motels/hotels, offices, clinics, automobile sales, service stations, restaurants, theatres and residential uses. An amended Superblock #3 Master Plan has been provided to illustrate the new concept. Integrated pedestrian and vehicular circulation was intended to be encouraged throughout the master plan area. 2. Land Use: The proposed uses consist of a 55,287 square foot drug store (Phar-Mor), four retail spaces encompassing 29,981 square feet and two free-standing pads. Outlot H, under separate ownership, is included in this Preliminary P.U.D. and is proposed for 6,000 square feet of retail. The land uses proposed on this preliminary site plan were evaluated under the criteria of the Community/Regional Shopping Center Point Chart. Using Point Chart C, the project achieves 57%. Points were awarded for being contiguous to a collector and/or arterial street (College is arterial, Troutman Parkway is collector); being contiguous to a transit route; being part of the commu- nity/regional shopping center area; having primary access from a non -arterial street (primary access is from Troutman Parkway); and contiguity. The proposed land uses are consistent with those uses proposed on the South College Properties Superblock #3 Master Plan. 3. Design: A. Building Placement The buildings planned for this project consist of the anchor tenant, Phar- Mor, four attached retail spaces, one detached retail area (Outlot H), and two free-standing pads, for a total of 96,856 square feet. The anchor The Market Place PULLT, Preliminary, #21-89 June 26, 1989 P & Z Meeting Page 3 tenant and retail spaces are linked through a series of pedestrian plazas. Parking is centrally located and meets City guidelines for the proposed uses. The Phar-Mor structure has been reduced in height to 22.5' with other structures between 20' and 24' in height. The proposed height on Outlot H is two stories. Building setbacks along the site's College Avenue and Troutman Parkway frontage have been increased to be consistent with setbacks on the Pavilion Shopping Center, ranging from 36' - 58' from the right-of-way. Setbacks along JFK Parkway have also been increased to provide buffering for the service and loading areas along the backs of buildings. The setbacks for the proposed structure on Outlot H is 70 feet from both Troutman and J.F.K. Parkway. B. Landscaping Extensive plant material has been provided around the site's perimeter and berming has been incorporated along the three street frontages. The num- ber of street trees has been increased so there is a deciduous shade every 40 feet along all three frontages. Berms have been revised from an undu- lating form to a solid form measuring 3 feet in height on College and Troutman and 2 feet along J.F.K. Parkway. Several existing trees on the site are being retained. Berming and lands- caping are also planned to provide screening of service areas at the backs of the buildings. The screen wall on Phar-Mor's east elevation has been intensified to include additional shrub material. A combination of lands- caping and screen fencing has been provided for buffering between the service area and the outparcel to the southeast. Foundation plantings have been provided for all but the free-standing pads, which would be addressed at final review, when specific tenants are known. Planters are proposed along the building fronts, to provide visual interest and shade for pedestrians and landscape islands throughout the parking area define traffic aisles and break-up asphalt areas. An off -site landscape easement has been obtained as an interim solution for providing landscape screening along the north property line of the Phar-Mor facility. It is anticipated that the property to the north will develop in a similar fashion; however, until this occurs, the north elevation of Phar-Mor would be visible from College Avenue, with no space available on -site for plant material to provide screening for this elevation. Landscaped parking lot islands have been upgraded with the deletion of aggregate as the ground cover in favor of sod planted on berms measuring 12 to 18 inches in height. Where shrubs are retained, the quantity has been increased. In addition, trees have been added to parking lot to help break up the large expanse of asphalt. Rather than be placed in typical islands, these additional trees will be protected by raised curbing. A landscaped, 6 foot wide sidewalk has been added to the parking lot to encourage pedestrian travel between the pads and the retail stores. The Market Place PUT Preliminary, #21-89 June 26, 1989 P & Z Meeting Page 4 Finally, the north side of the Phar Mor will be planted in sod and irri- gated rather than treated with a dryland grass seed mix. C. Signage Program A Master P.U.D. Sign Plan has been submitted for the entire project. 1. Free -Standing Ground Signs There will be three free-standing ground signs. The main project identification has been reduced from two signs to one. It will be centrally located on College Avenue. The size has been reduced from 153 to 80 square feet per face and mounted on ribbed, painted, con- crete block to match the buildings. There will be one free-standing ground sign for each of the two per- imeter pad sites. These signs will measure 6x6 for a total of 36 square feet per face and be located on College Avenue. The total of 36 square feet conforms to the relative standard allowed by recent P.U.D. approvals at the Centre for Advanced Technology (Conoco), Raintree (Amoco) and Diamond Shamrock on West Elizabeth. Again, the monument base will match the building's exterior material. 2. Tenant Wall Signage Tenant signage will consist of individual illuminated letters. The Phar Mor wall sign will be 5 feet in height. Other tenants will be restricted to a height not to exceed 40 inches. Exterior wall signs on Troutman will be allowed but will be limited to one color, with letters not to exceed 18 inches in height with a maximum length of 8 feet. D. Architecture The height of the Phar Mor building has been lowered from 30 feet to 22.5 feet. Instead of a mass of building height to hide the rooftop mechanical equipment, individual painted metal screens will provide the same function. These screens will be painted a neutral color, be 5 feet in height, and be set back from the building's edge. The proposed building materials consist of painted standard and ribbed concrete block and synthetic stucco. Ribbed metal canopies are planned for the store entries The materials and colors proposed are intended to match those used at Fountainhead to the north. Six foot screen walls, of the same materials and color, are proposed to screen the backs of buildings and service areas along JFK Parkway and Troutman Parkway. In addition, plant material and berming is also planned for screening in these areas. The north and east elevations have been upgraded to include barrel vaults on the exterior walls to provide visual interest and relief. There would be two vaults on the north and one on the east. These vaults would be painted blue to compliment the accent color being used throughout both the Market Place PUD and the existing Fountainhead. The Market Place PUU,, Preliminary, #21-89 June 26, 1989 P & Z Meeting Page 5 The Preliminary PUD specifies that the two perimeter pad sites must con- form architecturally to the balance of the center. Pad B is proposed as a fast food restaurant, scheduled for July P & Z, and the documents sub- mitted indicate that the same building materials will be used. At present, there is no prospective tenant for Pad A. 4. Neighborhood Compatibility: No neighborhood meeting was held on this proposal. The proposed land uses are deemed compatible with existing uses in the area. 5. Transportation: Access to the site is from Troutman Parkway (a collector street) and a shared right-in/right-out on College Avenue. The College access requires a joint access easement with the property owner to the north and would also function as access to this adjacent property when it is developed. The Amended Superb - lock Master Plan Number 3 indicates how the two properties may be linked, in terms of access and site orientation. The adjacent owner is interested in this joint access and has agreed to provide an easement dedication for The Market Place PUD. A decel lane is required along the site's College Avenue frontage. Additional access is provided from JFK Parkway (an arterial street) which functions as a re -circulation road, providing alternatives to College Avenue. This access serves the loading/service areas of the shopping center. Access to Outlot H has been provided through two future access points along the service drive. A potential shared access on Troutman Parkway has also been shown on the preliminary plan. The site plan access for The Market Place is in accordance with the South College Avenue Access Control Plan. 6. Proposed Median in Troutman: At the May 22, 1988 Planning and Zoning Board hearing, the concept of con- structing a traffic median in Troutman Parkway was raised. It was raised in the context of providing a matching treatment with what is existing across College Avenue. The idea was also raised as an opportunity for providing an additional measure of safety as well as more landscaping. This proposed median was reviewed by the Transportation Department whose memo is attached to this Staff Report. After an investigation, it was con- cluded that the median would not be feasible given the short distance between College Avenue and the first curb cut that serves both the Pavilion and Market Place shopping centers. Within this limited distance, it is anticipated that two shopping centers will generate a large volume of left turn movements. A median would decrease the left turn stacking capability for both east and west bound traffic. This could create a jammed situation known as "interlocking" The Market Place P=,, Preliminary, #21-89 June 26, 1989 P & Z Meeting Page 6 left turns. While landscape medians are considered an upgrade, the limited distance and the traffic generated by the commercial land uses present prob- lems that would negate the aesthetic benefits. 7. Conditions of the May 22, 1989 Planning and Zoning Board Hearing: There were conditions of approval in the Staff Report to the Planning and Zoning Board regarding the Preliminary P.U.D. A. "A 15 foot landscape easement be provided on the adjacent property to the north with final plans." This condition has been satisfied and an off -site easement dedication has been reviewed and found acceptable by the City. B. "A unified signage design for all signage on -site be provided with final plans." A Master P.U.D. Sign Plan has been submitted by the applicant. The signage program demonstrates consistency in design in sizes that are appropriate for the location and land uses. C. "Additional information be provided on the proposed building elevations, addressing the color scheme and materials, with final plans." The architectural elevations have been revised and upgraded since May 22, 1989. As previously discussed, building heights have been reduced, and materials include painted standard and ribbed block and synthetic stucco. Colors will match the existing Fountainhead. Blue accents will also match Fountainhead and provide pleasing contrast to the predominant brown shades. D. "Easements for the outparcel access be provided with final plans." Access easements and storm drainage easement have been granted by the subdivision plat. E. "A signed deed of dedication for the north half of Troutman Parkway be provided prior to final approval." The dedication for Troutman Parkway has been dedicated by the plat. RECOMMENDATION Staff finds that The Market Place PUD Preliminary meets the criteria of the Community/Regional Shopping Center Point Chart and the All Development Chart of the Land Development Guidance System. The conditions of the May 22, 1989 Planning and Zoning Board hearing have been satisfied. Staff, there- fore, recommends approval of the Market Place PUD, Preliminary. 30- ACCESS EASEMENT S B9' 15'J" E. .714.00' r •rya — — -- ------ ---- — — — — w m�.Na } - ... - 5' a1iA b SiDEwAIK ¢ T k PAD A �y 5280 SF i IIIy-�III r- m Q Q > - w d r ' - r 1 �- _ LANDS ARE rsunosR 0 — . z (TmcAa1 � - m."w 1>M L011x` a• soEwux 1 1 k a z wxR%oi*�1 z 1 m _ 4 - ---- �. a i® TT RETAIL D 'N" PAD B Rs io II s � 5,872 SF A�10 33CS SF 1To. R Itn r a b uvm r b,r p T � ax' > I $ G HT. . ]3' MAX i wWG. T, I. RD' N: PD Ns NAY A = BO' S 89' 57' S9" W 301.60'� R = 20.00' L = 31.42' SORE wi41S AST RIxIDNG SERNGE AREAS i9mR—. 4VTIFR, R°,G TROUTMAN PARKWAY AT T ANTTEns¢SE cnaN ANCHOR TENANT G 55,287 SF EUG. HT, . 30w 1 RETAIL F 12.400 SF RETAIL E 6,009 SF r. - zs• wAx. ti N 11 isj0¶LOEW 1X pJT(E0.. E%r51UVG CIP'6 Wl s _ \ I EASWNL CURB. SIDEWU'XAND coal � T /1 \-{t-NEW LURE Ni N 85' 22' ",,d6 W \ \ \ Illlllllil"'"'9I��40111 III I III THE MARKET PLACE P.U.D. PHASE ONE N O R T H PRELIMINARY U-1 Ijr nnnupunu+ummuu+muum_.mmnmimn.nnmm..... m gyll pud ;Ip. u,;qp uullllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllll Itr�iq/JL■�■ , ��L9,�■■ter.:-n......SIME■■r+n�� i■��= sl ��!' �,■■■���n�iLl■:,.:�; �., ME � � 4�; Ililllil(Nliiiill0lillliif(Iiliiifilliliiliilllififflhliifil(iillilllilililiiiiiiiiilliiilul ,� ipl; � 41�1 :III(Iliiiliiiilllillillllililfllll(ililfllllllllllllllillllllllll _� �� � , I�I' IlyUli:dl 'ii�.:j■cl.:1i■��� r!!!!'!!`�'��l,!��! J6�n•P �.II1Ii'I, IIII III z III"II'nII c K�iil7lll�I+ ����''��t'�'ir' �+ .• Fei .s+ .� ■ w►..'*a ,.1 qua full illil�llllllllllllllllllilllllllllllllllllllllllllillllllllillillllllllllllllllllllllllilllillll�iIIIIIiNnilli� IZ 0 AmIWORRIM f ,'I° II I Idllll II�II� H _ h a of°a°iiriw' ■ == —BED CONCRETE BLOLIt NTED BR TO YA1CN FOUNTA�NNEwD CENTER ✓ALLS TO JGS N I1 COtORs _ 111G: u u G:, I: 0 - —j (> , EAST ELEVATION NORTH ELEVATION 114--V' - WEST ELEVATION 114-=r-a• IYIwIxi11N11 � �,a, mwlruuunw r0rr1 nnuannxnxx M r0 nnxlxmwnnuuu wmwxmwnuwxu r tllrwxtl nmm�wenxnan ���� wrrunnwr�llw nlumnuwwunwtl D D D ■i 1-� ICI � ■ �.1 I�� h� ■w��wln.l �. IIlwtl,alww,.,, � Nr1\ IIINtl1a111NIw11 � 11 �IIYI. IIIYwYYUWwY, SOUTH ELEVATION ,r --v - A.DING SEA. uerAL Roos — MON. LMOR 1. uA1- .A.. -.1ER PRELIMINARY ELEVATIONS MARKET PLACE PUD YERGENSEN, OBERING & WH- IT-1AKER A PROF E S 51ON At COn PORAiON IRf..F_}��: E--P,;,•..•. i'. 115 S. Weber- Colorado Springs. Colorado - 475-8133 Denver 892-9056 0 Page 1 MARKET PLACE SHOPPING CENTER MASTER P. U. D. SIGN PLAN The following document serves as both the P.U.D. master sign plan, and the tenant sign criteria for MARKET PLACE SHOPPING CENTER, (South College Ave./Troutman Parkway, Fort Collins, Colorado). Great care has been taken to insure that only well planned, attractive signage will be utilized. It is our intent that this document be the actual sign code for this project. Landlord reserves the right for future negotiations, if so required (per due course and the City of Fort Collins Charter). A. FREESTANDING GROUND SIGNS 1. CENTER IDENTIFICATION SIGN, One double face, interior illuminated sign, 81x 101. Sign to be placed even with property line on the Northwest corner of property, (see Architectural plot plan). Specifications: One Double Face, Sheet Metal cabinet sign utilizing hidden retainers and dividers. Sign painted light brown to match block/brick on building. Sign base to be brick/block to match building, light brown. Faces' 4mm PVC sheet, with copy routed, backed with plex (color determined by tenant). Main Copy, "MARKET PLACE", routed with flat cut out, blue plex copy, trimmed with gold Jewelite, MC adhesive to PVC face. All color, copy, dimensions, and specifications per Gardner Signs, Inc. drawing number 89311R-1 (exhibit enclosed). 2. PAD SIGNS. two double face, interior illuminated signs; 61x 6' (one for each pad, two total). Sign locations per architectural plot plan. Specifications: Sheet Metal cabinet with 1 1/2" retainers, painted light brown to match block/brick on building. Sign base to be brick/block to match building, light brown. Faces are routed PVC, backed with plex, or other plastic as determined by tenant. All color, copy, dimensions, and specifications per Gardner Signs, Inc. drawing number 89312R-1 (exhibit enclosed). B. TENANT WALL SIGNAGE. o/f f�ccv�f� o l�� .-�r,..�l.r� r�r��a-( �-c,��• �'-�,I - ► " �.o. �(FI�F+f � �3l.-Y�t- 11-W r11 r �I.1 juran erIWMAW,.mrN. Mall z signs iimm"`°"`°�' sevwsn>t �.wnlowwr - NUMBEt13 DATE CLIENT 9CAL SALES APPROVAL �L 4 LSALESPEP-SON LOC T CLIENTCYAPPt10VALQ(k�"'r�grAUTNOIUYATION *Gardner Signs, Inc. -,31Z-�, ,,laWished 1946 Fort Collins and Boulder, Colorado/Toledo, Ohio Glydw Signs, I/Ic. will llndsSI— to clWNy match co#om In.).dinp PMS, WI c.—I g.—tsv/IY1ch" du. to —yinp cOmpu/011ity 011lll/IIGV mNvlrY rMpUnb U.M 0 • Page 2 1. Tenant signage to utilize individual type pan -channel illuminated letters. Letter style and color to be determined by tenant. Size of tenant signage will be determined by using a formula of 1.75 square foot of signage, for each linear foot of store front (total outside dimensions). Letters to be centered both vertically and horizontally on the stores sign band fascia. No more than 70% of store front may be used for signage. One or two lines of copy may be used as long as no more than 40" of vertical sign band area is utilized. Anchor Tenant: Special circumstances require additional vertical sign height preference for anchor tenant. Anchor tenant will be permitted 84" of vertical sign height total, letters may be no larger than 5' with corresponding logos or rules for the remaining 24". All other sign restrictions (except size) and specifications declared in this document must be adhered to. Specifications: -Letters to be fabricated of 22 GA. sheet metal, painted dark bronze duranodic #313. -Faces will be plexiglas (color determined by tenant), attached with 1" dark bronze Jewelite. -Illumination will be neon tubing and bear a U.L. label (underwriters laboratories). When white neon is being used, 60 MA transformers must be utilized. -Installation will be remote type again adhering to U.L. specifications and all applicable local, regional, state, and national, building and electrical codes. PK housings will be utilized. -Size and placement formula per section 1. -Logo boxes are permitted but may be no more that 20% of the total sign area. Boxes constructed of 22. GA. sheet metal (painted duranodic #313 dark bronze), with plexiglas faces trimmed with dark bronze .jewelite. Logo box to illuminated with grid neon . Faces will be plexiglas with either vinyl die cut or painted copy/decoration. 0 • Page 3 -Landlord requests that tenants secure a bid and (or) proposal from *GARDNER SIGNS, INC. Tenant is not required to contract with Gardner although they are the approved Landlord vendor/contractor. 2. Tenants must submit three copies of proposed signage for Landlord approval. Drawings will be blue lined detailing all color, copy, dimensions, and specifications. An elevation detail must be provided indicating placement, proportions, and spacing. 3. All permits are the responsibility of tenant and their sign contractor. 4. Although tenant may select any letter style and color for their sign(s). Landlord reserves the right to reject all or any part of signage, graphics, logo, and (or) copy. 6. No flashing, blinking, animated or audio sounding devices may be used. 7. Small neon window advertising devises may be used, (ex. beer, open, etc...etc...). No more that 25% of window may be utilized. 8. Temporary banners may be used but are not to exceed 3'x 12'. Any banner deemed "worn" or "soiled" by landlord must be removed. Landlord must approve all banners for copy and placement. Per the City of Fort Collins sign code, temporary banner permits are required and are good for thirty days only. Banner permits must be secured before Landlord approval. • Page 4 C. EXTERIOR ELEVATION WALL SIGNS (Troutman Parkway) Exterior elevation signage will be permitted with the following restrictions; Signs will be illuminated pan channel letters utilizing the same general specifications as section B-1 Exterior elevation letters will be limited to one color only, #2793 red. Letters may be 18" in height but may be no longer than eight feet in length. Specifications; -22 GA. sheet metal construction painted dark . -Faces #2793 red Plexiglas with 1" dark bronze trim -Illumination to be red neon utilizing 30 MA transformers. -All exterior elevation letters to be mounted on a 8"x 8" sheet metal raceway painted to match building -Letters and raceway mounted to 'Light brown horizontal. brick stripe. D. DIRECTIONAL, SAFETY, HANDICAP, PARKING SIGNS. 1. Numerous signs of this type will be required. Landlord reserves the right to place these as public safety, traffic flows, and parking situations dictate. *Gardner Signs, Inc. (Northern Colorado Facility) 900 N. College Ave. Fort Collins, Colorado 80524 (303) 482-3976, CONTACT: Joe Labozan or Paul Morrissey *Gardner Signs, Inc. (Metro Denver Division) 4571 N. Broadway Boulder, Colorado 80304 <303) 442-1124, CONTACT: Joe Labozan Z` 1— --- - — I© till - I LLL HZ� 7., �✓ ocz CD AO J irL ,�. ...r .,, 50 r101� ILLJr'1 i71.:. _ l �- ��C8�'i� .�7"• f ��._ I � ,�<A 'r •4y'" F-� tt A '`,+ 41A,-. .�I'ia}.f J�J,s �� OI •"'x s.,a+i.�.4�f%it`� o s u ti. F �f ►..tea+r�l'r�/�Iox� �f �`x� ,,�,�� - >r sF �1r1 axle-t.(✓cys ► y �-'1z e''°Pl� 1 ate`_'' "0 80d MA 1 11 u.� w I T 1 o N 11^14- N W7E LEsp, fISON CLRIN '. BCALE �.1 SALES AVP VAL nwlr..w w..errlr...n.r w.rM... w..w r•wwrrw.yw... r+r NUMBER �Y/n/ '^�T whM��rrwrrrrAwrW<4wrMsr snreM..w�r Srpww..y. «.r rww.rw...... �Ewrr.rrr1Opm rw pNp?altllpl CaM.r ,311 (0/ DESIGNER Lc?, 4 DIEM O.N. APPROVAL r.prrr w°w LLpop�..+.wwr.rrl rpw.l.r"r wMw»W'1'_w $Q' M gOewl</ Is 14'�lr �""'- 1 ' • AUTNd11Ut10N lo,lu«x /a.w.•+ -:�� • ipu-�.J S *Gardner Signs. Inc. a/vwnr w,a.lo..r.. Y E R S E N O B E R I N G WHITTAKER P C A - . A R C H I T E C T S 115 SOUTH WEBER SUITE 200 • COLORADO SPRINGS • CO 80903 •719/475-8133 • DENVER • 303/892-9056 June 19, 1989 Planning & Zoning Board City of Fort Collins 300 LaPorte Avenue Fort Collins, Co 80524 -------------------------------------------------- RE: The Market Place P.U.D. -------------------------------------------------- Ladies and Gentlemen: The intent of this letter is to explain the revisions made to our Market Place P.U.D. submission. These revisions have enhanced the project in many ways, thanks to the foresight of the Planning & Zoning Board members, and the staff of the Planning Department. The following is a brief, general list of the major improvements that have been made: A: A 15 foot temporary Landscape and Canopy Easement has been provided on the north side of the Phar-Mor building (Building G). This easement will be fully landscaped, including the installation of irrigated sod. B: A reduced area Unified Sign Package has been included for your review. C: The building elevations have been revised to reduce the project's scale. The height of the Phar-Mor building has been reduced from 27'-6" to 22'-10". Rooftop mechanical units will be concealed with screening fences finished in a neutral brown color, to match the building. The building color scheme is to match the existing Fountainhead Center to the north, including the color of the blue accent band. 11 • D: The out -parcel lot, located at Lhe northwest corner of JFK Parkway and Troutman Parkway has been added to the Preliminary P.U.D. Plan. This addition has allowed us to unify the total project with traffic control and a pedestrian link. Common landscaping, berming, and building materials are to be utilized throughout the project, including this out -parcel. Buildings D and E have been redesigned to allow for direct pedestrian access between the center and the out -parcel. E: Access easements for the out -parcel at the corner of JFK Parkway and Troutman Parkway have been added to the plat. The curb cut on JFK Parkway has been relocated to the south in order to accommodate direct access to the out - parcel. F: An agreement for the dedication of the north half of Troutman Parkway has been executed with the City. G: The sidewalk fronting on South College Avenue has been detached to separate pedestrian and automobile traffic. The landscaped berms have been redesigned for continuous coverage, and are to be 3 feet high where possible. H: Internal landscaping has been increased with the addition of: 1) additional landscaped parking lot islands, 2) additional trees, 3) sodded and irrigated parking lot islands with 1'-6" high berms, and 4) patterned concrete pedestrian crosswalks. I: External landscaping has been increased by adding street trees around the perimeter, and by increasing the landscaping materials provided behind Building G along JFK Parkway. This additional layered landscaping strengthens the buffer between JFK Parkway and the center. J: Preliminary elevations for Pad B have been included to show it's compatibility with the architectural theme, materials, and colors of the main center. We would like to thank the staff of the Planning Department for their valuable assistance and guidance in helping us prepare this Preliminary and Final P.U.D. submittal for your review. It is obvious to us that the planning process in Fort Collins is several steps ahead of other municipalities, resulting in benefits for the entire community. We respectfully request for a favorable review of our Market Place P.U.D. plans. u-1 r � ruly, l - D. Gene Yer94 e DGY/jd cc: Joe Frank Wm. K. Strickfaden James Petersen Steve Johnson Jay Rosenbaum Warren Dean Steve Boyette Larry Stroud 870610GR.619 9 Rosenbaum/Dean* June 14, 1989 City of Ft. Collins Office of Development Services Planning Department 300 La Porte Avenue P.O. Box 580 Ft. Collins, CO 80522 RE: The Market Place - Ft. Collins Attn: Mr. Ted Shepard Dear Ted, This letter shall serve as verification that Collins Partners is and will be responsible for maintenance of pads A and B for the above referenced project. It is typical for our pad users that, within the lease, we insert language that allows us to invoice them on a prorata basis for maintenance items including landscape maintenance, snow removal, trash removal, sweeping and repairs to the asphalt and striping. Please let me know if this letter is satisfactory for your requirements regarding covenants for pads. Please call should you have any questions. Sincerely, Steven M. Boyet SMB/js cc: Gene Yergensen 4SBO76 101 North Cascade, Suite 400 Colorado Springs, CO 80903 (719) 630-0066 May 18, 1989 Ms Sherry Clark City of Fort Collins Planning Department 300 Laporte Avenue Fort Collins, Colorado 80524 Dear Sherry: As the property owner of the Parcel entitled "Vacant" or "Outparcel" on the Market Place P.U.D. at College and Troutman, I would like to respectively request this parcel be considered as an amendment to the Preliminary P.U.D. under consideration. The developer and owners of the Market Place P.U.D. have agreed to include my parcel in their planning process and from our previous discussions with you, the City would encourage this joint effort. This parcel was part of the original Superblock Plan and the access, site design, landscaping and building orientation should be a part of the overall plan. The other concerns that I have expressed to you are being mitigated and negotiated by the developer and he and I would expect all of my concerns to be addressed by Monday, May 22, 1989. I will inform you on Monday of any unresolved issues but at this time it appears we will have agreement and I don't intend to r - - kerns are resolved. SJ:bh • E N O B E R I N G • WHITTAKER P C A R C H I T E C T S 115 SOUTH WEBER SUITE 200 • COLORADO SPRINGS • CO 80903 •719/475-8133 • DENVER • 303/892-9056 STATEMENT OF PLANNING OBJECTIVES PRELIMINARY PLAN SUBMITTAL Proposed Shopping Center S. College Avenue & Troutman Parkway Ft. Collins, Colorado CONFORMANCE TO CITY LAND USE POLICIES This project is in conformance with the applicable policies, goals, and objectives as defined by the City of Fort Collins, and the approved Super Block #3 Master Plan of South College Properties. The project site is located at the northeast corner of South College Avenue and Troutman Parkway. The ground is presently vacant. The property is surrounded by the Fountainhead development to the north, the Best/Pic 'n Save Center to the west, the Pavilion development to the south, and vacant land to the east. The site is totally within the existing Ft. Collins city limits, and would be serviced from existing utility mains. The major points of access to the site will be from existing curb cuts on Troutman Parkway, and from South College Avenue and JFK Parkway as specified by the approved Super Block #3 Master Plan of South College properties, providing convenient, direct access from surrounding commercial and residential areas. The site is adjacent to existing public transportations routes as well. Planning for the center has taken into account the surrounding projects, and provisions have been incorporated to allow for easy cross -access with each. Building materials and colors will be chosen to compliment the Fountainhead development, adjacent to the north. Side and rear elevations of the buildings fronting on major roads will be screened with a combination of walls and landscape materials. It is the desire of the applicant that this center be a viable asset for the citizens of Ft. Collins. PROPOSED OWNERSHIP The property owner will maintain ownership of all parking, landscaping, and circulation areas on the site. The property owner(s) will maintain such areas at all times. It is possible that one or more of the pad sites will be sold to individual tenants. In such cases, the tenant would be responsible for maintenance of all improvements through a common area association. ESTIMATED EMPLOYMENT It is estimated that approximately 150 persons would be employed by the tenants of this project. ASSUMPTIONS AND CHOICES Access - Vehicular access points to the site are located so as to minimize any possible disruption on surrounding streets. One right-in/right-out access point on South College Avenue is located so that it may serve as a convenient point of access for future development (see Mater Plan SP-1). The Master Plan also provides a shared access on JFK Parkway that allows for a tie-in for users of the Fountainhead project to the north. Two access points on Troutman Parkway are directly opposite existing driveways to the Pavilion project. All access points conform to the Super Block #3 Master Plan of South College properties. Building Orientation - Given the size and shape of the site, retail buildings were logically oriented so that the major focus of the center is from College Avenue. When combined with future development and surrounding projects, a total unified theme is established with provisions for easy and efficient transitions, both between and within each individual project. Parking - Parking areas have been oriented to provide for efficient vehicular ingress and egress, and for pedestrian access to the project tenant spaces. Parking rows have a landscaped island at each end to help define major circulation corridors, and to break up large expanses of asphalt. In addition, several full length landscape islands have been designed in order to further divide the parking area into "sub -lots", which relate to various elements of the project. Design - Many elements of the general design themes from the Fountainhead project, such as building colors and landscape elements, have been incorporated into this project to help unify the commercial area of which this project is a part. CONFORMANCE TO CRITERIA 1. The project is contiguous to an arterial street - S. College Avenue. 2. The project is contiguous to an existing transit route. 3. The project is adjacent to two existing community/regional scale projects, with planned access between each, and becomes a part of a larger unified community/regional center. 4. The project gains its primary vehicular access from Troutman Parkway. 5. The project is planned to allow for easy pedestrian and vehicular access to existing and future development of this and adjacent projects. 6. The project has more than 1/6 contiguity with existing urban development. 7. The project conforms to the approved Super Block #3 Master Plan of South College properties. LAND USE CONFLICTS The project has no areas of land use conflicts, as the site is bounded on three sides by arterial or collector streets (S. College Avenue, Troutman Parkway, and JFK Parkway), and on the fourth side by an existing commercial center (The Fountainhead). To further aid in overall area planning, this project provides for logical circulation patterns between existing projects both to the north and the south, and limited access points on S. College Avenue and JFK Parkway - intended for common usage by all properties. In addition, side and rear elevations which face either JFK or Troutman Parkways will be screened with a combination of walls and/or landscaping. ENERGY CONSERVATION Major areas of storefront glass are oriented towards the north and west with 5'-4" wide overhangs, thereby minimizing as much as possible daytime soiar heating loads on the buildings. In addition, all storefront glass will be insulated. Walls will be constructed of concrete block, and will be insulated. Roofs will have R-20 insulation. High efficiency lighting and heating, ventilating, and air conditioning units will be utilized. DEVELOPMENT SCHEDULE Construction is expected City approval, and take complete. Construction improvements will be with the construction project schedule. to begin immediately upon approximately 6 months to of any required public accomplished concurrently process. See attached 0 0-72,t- MAKKe--r PV, ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? WIII the CflteflOn be satisfied? If no, please explain �,a ,e���' �.�' a�° Yes No NEIGHBORHOOD COMPATABILITY 1 Social Compatability 2 Neighborhood Character 3 Land Use Conflicts 4 Adverse Traffic Impact PLANS AND POLICIES 5 Comprehensive Plan PUBLIC FACILITIES & SAFETY 6 Street Capacity 7 Utility Capacity 8 Design Standards 9 Emergency Access 10 Security Lighting 11 Water Hazards RESOURCE PROTECTION 12 Soils & Slope Hazard 13 Significant Vegetation 14 Wildlife Habitat 15 Historical Landmark 16 Mineral Deposit 17 Eco-Sensitive Areas 18 Agricultural Lands ENVIRONMENTAL STANDARDS 19 Air Quality 20 Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 2E. Sewages & Wastes SITE DESIGN 2t, Community Organization 27, Site Organization 28. Natural Features 29. Energy Conservation 30, Shadows 31. Solar Access 32, Privacy 33. Open Space Arrangement 34. Building Height 35, Vehicular Movement �( 36. Vehicular Design 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- �71 I it iilk ►�� COMMUNITY/REGIONAL SHOPPING CENTER POINT CHART C For All Critera Applicable Criteria Only Criterion IsThe Criterion Applicable Yes No II III IV Circle The Correct Score Yes VW No Multiplier Points Earned 1x11 Maximum Applicable Points a. "North" Fort Collins X X 2 1 2 b. Arterial street X Ix 0 2 4 c. Transit route X 0 2 Ll d, Part of regional center X X 2® 3 Q b e, Non -arterial access X X 0 2 4 f, Joint parking X ® 2 0 2 q g. Energy conservation X 1 2 19 4 Q 8 h, Contiguity X X 0 0 5 10 i. Historic preservation X 1 2 0 2 — -- j, 1 2 0 k, 1 2 0 1, 1 2 0 VW — Very Well Done Totals V VI Percentage Earned of Maximum Applicable Points VNI =VI �� % VI -18- i MEMORANDUM I DATE: June 13, 1989 TO: Ted Shepard, City Planner FROM: Eric L. Bracke, Transportation Planner RE: Troutman Parkway I have reviewed your suggestion concerning the construction of a median in Troutman Parkway in conjunction with the Market Place PUD. Based on the site access study prepared by Matt Delich, the Saturday weekday p.m. eastbound and westbound left turning movements are relatively high. The distance between College Avenue and the first curbcut of the Market Place PUD is approximately 250 feet. All of this distance is required to accommodate the left turning movements. The construction of a median will reduce the storage capacity of the left turning bay by approximately 25%. Storage for the left turns will encroach in the through lane and decrease the LOS of the facility. Based on the above, the construction of a median in Troutman Parkway at College Avenue is not acceptable from a traffic engineering standpoint. Please contact me at x6608 if you should have any questions. ELB:mjm CO M 00 O 0 O O v z LU LL, O J LU Z) z w Q z a r Z Q m M CO CO ..;I a_ C.2 J W G t_: :o 0 N C� 10 �o 0 M z cc W w z z w U • z 0 cc cc 0 a Cn z a cr U U_ a • � �� �oe� "'�lU1 �1e�l HEHORANDUM Tot Steve Boyette, Rosenbaum/Dean Gene Yergensen, YOW Sherry Albertson -Clark, Fort Collins Planner Eric Bracke, Fort Collins Transport. Engineer Don Parsons, Parsons & Associates From: Matt Delich Date: Play 3, 1989 Subject: The Market Place Site Access Study In the Market Place Site Access Study, April IT85', I said the posted speed on South College Avenue was 45 mph on page 2 of the report. The actual speed is 40 mph. This error only affects the discussion on the deceleration lane (page 7, paragraphs 1 and 2). With the 40 mph speed, a deceleration lane of 315 feet plus 140 feet of taper are required. Given the physical constraint discussed in the report, I would still recommend a 375 foot deceleration lane which includes taper. This will fall 80 feet short of the State Highway Access Code Criteria, but will provide a safe deceleration distance for vehicles entering this site directly from College Avenue. You will note that the proposed right-in/right-out access is approximately 100 feet north of the location shown in the South College Avenue Access Control Plan. Therefore, the location in that plan would also have a shorter deceleration lane. Actually. the proposed location shown on the Market Place site plan would likely be the best location to serve multiple properties and maximize the deceleration lane length. This shorter deceleration lane may require a variance with the City of Fort Collins and the Colorado Department of Highways. 0 0 !l THE MARKET PLACE SITE ACCESS STUDY FORT COLLINS, COLORADO APRIL 1989 Prepared for: Rosenbaum.- Dean 101 North Cascade, Suite 400 Colorado Springs, CO 80903 Prepared by: MATTHEW J. DELICH, P.E. 3413 Banyan Avenue Loveland, Colorado 80538 Phone 303-669-2061 • EXECUTIVE SUMMARY The Market Place is a proposed commercial use develop- ment located east of South College Avenue and north of Troutman Parkway in Fort Collins, Colorado. This traffic impact study involved the steps of trip generation, trip distribution, trip assignment, capacity analysis, traffic signal viarrant analysis, traffic signal progression analysis, and accident analysis. This study assessed the impacts of the Market Place on the existing (short range - 1991) and future (long range - 2010) street system in the vicinity of the proposed development. As a result of this analysis, the fol 1 owi nq is concluded: - The development of the Market Place is feasible from a traffic engineering standpoint. At full development of the Market Place as proposed, approximately 6,400 trip ends. will be generated at this site on a typical weekday. Some of these will be from the background traffic already passing by this site. The land to the north will generate approximately 3,100 additional daily trip ends when it is. developed. - Using the existing peak hour traffic volumes, acceptable operation exists at the College/Troutman and Trautman/Pavillion access intersections. - By 1991, given the existing traffic and proposed development of the Market Place, acceptable operation v.�ill exist at all key intersections. The geometric requirements. on Troutman will be minimal given the existing location of the Pavillion Access. This constraint may necessitate side - by -side left -turn lanes at this location. - At full development of the Market Place, the land to the north, and considerable other development (east of JFK Parkway) in this part of Fort Col 1 i ns, acceptable operation is achievable at the Col1eoe/Troutman intersection vlith double left -turn lanes in the southbound direction on College Avenue. Left -turn exits at the Troutman/Acce=_.s intersection will experience some unacceptable operation during the peak hours. This will not likely last for very long. The delayed vehicles will be on -site and will not negatively affect the public street system. It is anticipated that JFK, Parkway wi 1 1 serve as a recirculation street east of C:ol 1 ecie Avenue, reducing some of the left -turn requirements on Troutman. - With proper traffic control and geometric=., the accident rate should be minimal for an urban condition. - The site plan access. for the Market Place is in accordance with the South College Avenue Access Control Plan. 1 I. INTRODUCTION ' This site access study addresses the capacity, geometric, and control requirements. at and near a proposed development known hereinafter as the Market Place. It is located east of South College Avenue and north of Troutman Parkway in Fort Collins, Colorado. This study addresses the traffic impacts_ at two levels of development: 1) a short range future (1991) which includes the development of the Market Place as proposed, and 2) a long range future (2010) with development of the Market Place and additional commercial development between the Market Place and the Fountainhead to the north. Durinq the course of the analysis, numerous contacts were made with the project planning consultant (Yergensen, Obring, & Whittaker, P.C., Architects) and the Fort Collins Traffic Engineering Department. This study conforms to the format set forth in the Fort Collins Traffic Impact Study Guidelines. The study involved the following steps: - Collect physical, traffic and development data. 1 - Perform trip generation, trip distribution, and trip assignment. - Determine peak hour traffic volumes. - Conduct capacity and operational level of service analyses on key intersections. - Analyze signal warrants. - Analyze signal progression. - Analyze potential changes in accidents and safety considerations. III. EXISTING CONDITIONS The location of the Market Place is shown in Figure 1. Since the impact in the short range, as well as, the long range is of concern, it is important that a thorough understanding of the existing conditions be pres-ented. i Land Use The Market Place parcel is bounded by the Pavillion Shopping Center across Troutman Parkway on the south, and the ea Galley, Pic 'n Save, Best shopping center across. College Avenue on the west. Land to the east is vacant across JFK Sarkway. Land immediately to the north is. vacant with the Fountainhead Center further to the north across this vacant parcel. The vacant parcel was assumed to have commercial development in the long range future. 'Vi;,terinjt, lcuU-Nrvg HospaOI Fg r a A E!L � MT [ �F.FrPw'i"k 'dd -1R RRFF Prinee nn Rd C g wnMl Cn G.' 6 i.' rrer ,ncnes, e. hD�r. - ItPu'v" D•. w Laid fir. E. 5V4 e rt, .�, FIil1lr " RoU Q J. O c u s, E - }, ct. c I Bltd. _ � P t W a unr 9]+aHw R+ t 110 nliri E Nrr'trt 5 v a ro`e,•s a C . P.Lin CI. I z°'�, „ems, Card. Ct. r i r0 7 j n " a. t.^•C�. •t B, Ct irE I a FPR i qei ca. Jvsnte tr �Or Urnn•n 1* d� vL 1 5 W. linr] 1— Rd 3 ! v y i o a Gxn P1o.., r'r Lnne or Q W 1 lb-0 Cl. ewnoo �^ o rl" - U.ttry Cl, d PARKWOO Fat, 9r u LINE Cr W.- LAKE r' '+ U y, C � E Swanow • - .0 g W enlenn r)1j� Sfratlwf�u Id Ot E SnraO.ee v a4,a '�e ire H u,slitla av -:aFg6 ct CObb— C1 d�'^ c � .a° w y olmenl �� SUoa.ry CI •rn9L ion M J Trtt ,. '� MRrfelO01 R • ,� s r ( Aindole Golf Pft]Of fr„r, SSA •• ..... :Q. Cat b a W4 RREN LAKF The Market Place i S`cen O I 7 � �Y �nlr C /b 14 PI t 1l C � mmmvvv nt n1 e�mwr ya'= 9 r% B a I € ; 7w Ce •I: JdiuthRid Greens I Y f . Golf Cour <p / Y 4 / I PORTER : I RE s :.'V. ' • I . I SITE LOCATION FIGURE 1 Roads ' The primary roads and streets near the Market Place are =_hovin in Figure 2. South College Avenue (U.S. 287) borders the Market Place on the vest. It is a north -south street designated as a major arterial on the Fort Collins Master Street Plan. It has. an urban cross section vtith three 12 foot lanes in each direction with a center turn lane. There are right -turn auxiliary lanes along College Avenue at various locations, most notably at the Pavi11ion Shopping Center and the Fountainhead Center. The posted speed limit is 45 mph in this area of College Avenue. Sight distance is generally not a problem along College Avenue. Currently, signalized intersections along this section of College Avenue are at Harmony, Troutman, Boardwalk, and Horsetooth. It is expected that in the future, signals will be warranted at College/Kensington and at a location north of Boardv,lalk, as documented in the South College Avenue Access Control Plan. Troutman Parkviay borders the Market Place on the south. It is an east -west street designated as a collector on the Fort Collins Master Street Plan. Adjacent to the Market ' Place, Troutman is improved to a 68 foot curb to curb width. Geometrics on Troutman will be addressed later in this report. It is expected that Troutman Parkway will be posted at 35 mph. _1FK, Parkway is. a collector street which will eventually connect Horsetooth Road to Harmony Road. It will primarily tserve as a recirculation road, similar to the way Mason Street functions on the west side of College Avenue. Existing Traffic Gaily traffic flow is shown in Figure 3. These are machine counted volumes conducted by the City of Fort Collins in 1988. In addition to the daily count data, noon Saturday and weekday afternoon peak hour traffic data were obtained in April 1989 a.nd fall 1988, respectively. The peak hour jturning movements are shown in Figure 4. Existing Operation The peak hour operation using the volumes s.hov,ln in Figure 4 is shown in Table 1. Calculation forms for these analyse=_. are provided in Appendix A. Appendix B des-cribes. level of service for unsignalized and signalized intersec- tions from the 1985 Highway Capacity Manual. The College/ Troutman signalized intersection operates acceptably. The 2 Z 0 cn a PRIMARY STREETS FIGURE 2 • • Q IHORSETOOTH N 0 0 0 0 Site TROUTMAN w o � a w O -J O J HARMONY RECENT DAILY TRAFFIC COUNTS FIGURE 3 W 0 W J r J O sus U -7O/5b /3- 4-33/3Z IIoS/133 S3/43 r 6' Q N TROUTMAN 9 — Pavillion Sat. / Weekday PM RECENT PEAK HOUR COUNTS FIGURE 4 • Table 1 1989 Peak Hour Operation Operation Intersection Sat. noon Weekday Ph1 College/Troutman (signal) A (0.52) A (0.45) Troutman/Pav i 1 1 i on (Stop Sign) NB L A A N B P. A A WB L A A Tabl e 2 Trip Generation Gaily Sat. Peak P.M. Peak Land Use Trips Trips Trips. Trips Trips in out in out Phase 1 The Market Place 6400 363 367 252 269 94.0 ksf Phase 2 Land to the North 3100 176 177 122 130 45.5 ksf Total 9500 539 544 374 399 Troutman/Pavillion Access intersection operates acce tabl F P y with stop sign control, III. PROPOSED DEVELOPMENT The Market Place is a proposed commercial u=_.e develop- ment located east of College Avenue and north of Troutman Parkway in Fort Collins. It will include primarily retail use Figure 5 shoty.i=_. a schematic of the site plan of the Market Place. As. indicated earlier, two levels of analysis were performed: the short range r19911 which includes Pha=_.e 1 as noted in Table 2, and the long range (2010) which includes development of the Market Place and the land to the north at a comparable development density. Access to this site is in conformance with the South College Avenue Access Control Plan. Service access from Troutman Parkway is proposed to line up viith an access on the south side of the street. There will likely be no traffic between these two accesses. In order to share the driveway between two properties, this access to Troutman may be moved approximately 40 feet to the east. If this occur=_, the curb cuts will no longer line up. This slight off -set should not present operational problems for either straight -through traffic or conflicting left turns due to the low traffic volumes anticipated. Troutman Park4,,lay will have a center left -turn lane in this area. The street system in the area in the short range was assumed to consist of the streets as they currently exist. In the year 2010, at full development of the Market Place, the street system was assumed to be what is indicated in the Fort Coll ins. Master Street Plan with appropriate additions. The long range analysis also assumed build out of the land to the north and east of the Market Place. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information vias prepared by the Institute of Transportation Engineer=_. in 1976, updated in 1957, and was used to project trips that would be generated by the proposed uses at ' th i s site. Table 2 shows the expected trip generation on a daily and peak hour basis. The land use type from the ITE Trip Generation Manual chosen for the Market Place was 100,000-200,000 square foot shopping center. Included in the approximately 9500 vehicle trips. generated on an average weekday are the 20-30 trucks which will service the needs of the proposed retail uses. A vehicle trip is defined as having either an origin or - destination at the site. 1 3 w Z w Q w w J J 0 Q M Fountain Head Long Range Commercial TROUTMAN v Parcel 004!!Oxwm�, p pR SITE PLAN FIGURE 5 I In order to determine a level of other traffic that would likely use College and Troutman near the Harket Place, it vjas assumed that by 1991 (short range), background traffic would increase at 2 percent per year. In the long range (2010), it was. assumed that background traffic vioul d increase as reflected in the North Front Range Corridor Study. Trip Distribution Tvto directional distributions. were determined for the Market Place. The short range and long ra.nge distributions us-ed residential uses as the production variable. The distribution was performed by obtaining vahere the dt,,iel l i ng unit locations viere, by Traffic Analysis Zone, and creating a gravity model. Data used in this analysis was obtained from the Fort Collins Planning Department. The trip distributions are shovin in Figure 6. Trip Assignment Trip assignment is hove the generated and distributed trips are expected to be loaded on the street system. The assigned trips. are the resultant of the trip distribution process. Several land use generators such as shopping centers., drive-in (fast food) restaurants, service stations, convenience mar -Vets, and other support services (banks, etc.) capture trips. from the normal traffic passing by the site. For many of these trips, the stop at the site is a secondary part of a linked trip such as from work to shopping center to home. In all of these cases, the driveway volumes at the site are higher than the actual amount of traffic added to the adjacent street system, since some of the site generated traffic was already counted in the adjacent street traffic. A pass -by factor of 40':* was applied to the newly generated shopping center trips. This pass -by factor vias obtained by averaging pa.ss-by factors from the fol 1 owi nq sources: 1. Transportation Engineering Design Standards, City of Lakewood, June 1985. ' 2. Development and Application of Trip Generation Rates, FHIOA/LISDQT, January 1985. 3. "A Methodology for Consideration of Pass by Trips in Traffic Impact Analyses for Shopping Centers," Smith, S., ITE Journal, August 19869 Pg. 37. 4. Trip Generation, 4th Edition, ITE, 1987. 5. Transportation and Land Development, StoveriKoepke, ITE, 1988. 1 • • Q a N 0 W a W J Site O 10 % V 15 TROUTMAN SHORT RANGE 0 N W a W J J Site O ZO s t � TROUTMAN 0- UN N LONG RANGE TRIP DISTRIBUTION FIGURE 6 • 0 I J The procedure used to account for both pass -by traffic and primary destination traffic is. as follows: - Estimate the trip generation rate as is currently done and determine the total number of trips forecast to occur, based on the size of the development. - Estimate the percentage of pass -by trips, and split the total number of trips into two components, one for pass -by trips and one for new trips. - Est i mate the tr i p di str i but ions for the two i nd i v i dual components. The distribution of pass -by trips must reflect the predominant commuting directions on adjacent and nearby roadt,,iay facilities. Most peak period pass -by trips are an intermediate link in a work trip. - Conduct two separate trip assignments, one for pass -by trips and one for net,,i trips. The distribution for pass -by trips will require that trips. be subtracted from some intersection approaches and added back in to others. Typical 1 y, this L%i i 1 1 involve reducing through-roadvlay volumes and increasing certain turning movements. - Combine the assigned trips to yield the total link loadings, and proceed with capacity analysis as normally done. Figure 7 shows. the short range Saturday peak hour assignment and the afternoon peak hour assignment of the Market Place generated traffic with background traffic in the area. Figure 8 shot -,is the long range peak hour assignments of the Market Place generated traffic v,ii th the background traffic in the area. Traffic Projections Daily traffic projections for the short range time period were obtained by factoring the peak hour assignment by 1.'0 .09. Figure 9 shop%is the expected daily traffic in this area by 1991 given the development as assumed in this report. For 20 year projection=_. {yeas 2010), for projections is the Traffic Flow Map as the usual provided source by the Ci ty. Hov)ever, , the last Traffic Flo,,,,, Map doe=__ not provide projections for this area of Fort Collins. Therefore, an estimation k,,ias made of traff i c in this area by the year 2010 using the latest Traffic Flow Map, the North Front Range Corridor 'study, and the knowledge of what has been occurring and vihat is expected to occur in this area of Fort Collins. These projections are shown in Figure 10. ISignal Warrants Signals are not aniticipated at the access on Troutman Parkway due to the proximity to the signal at the College/ Sat. / Weekday PM SHORT RANGE PEAK HOUR TRAFFIC FIGURE 7 Sat. / Weekday PM LONG RANGE PEAK HOUR TRAFFIC FIGURE 8 0 (0200 i4 00 (: Site SHORT RANGE DAILY TRAFFIC • 0 0 a Site 0 -7400 I 9900 TROUTMAN TROUTMAN Q N FIGURE 9 Q N LONG RANGE DAILY TRAFFIC FIGURE 10 Troutman intersection. The right-in/right-out access does not require signal control. Signal Progression Signal progression was evaluated as part of the South College Avenue Access Control Plan. The time -space diagrams from that study are included in Appendix, C. Operations Analysis Capacity analyses trtere performed on key intersections adjacent to the Market Place in both the short range and long range conditions. Using the traffic volumes shown in Figure 7 and the existing geometric=_., the intersections operate in the short range condition as indicated in Table 3. Calculation forms. for these analyses are provided in Appendix D. It is expected that all intersections will operate at acceptable levels (level of service D or better) during both peak hours. LJith the existing signal control, the College/Troutman intersection operates acceptably. The short range geometric requirements. are shown in Figure I1. The left -turn lanes can be accommodated on Col 1 ege Avenue. Hot,.jever, , the left -turn lanes cannot be accommodated on Troutman Parkway. t-Jest of College, observation indicated that during the peak hours, left -turning vehicles exceeded the available storage and stacked in the through lane. It is likely that this would occur on the east side of College. There will be approximately 230 feet, from stop bar to stop bar, on Troutman bett!,ieen College and the access to the Market Place. This is not enough to accommodate the left -turn lane requirements, which minimumly total 325 feet plus taper. _ There is little that can be done to correct this. The access point to the Pavillion is established and it is proper that the access to the Market Place line up with this access. The 68 foot width of Troutman Parkway can provide the possibility of side -by -side loft -turn lanest.,jhich can be accommodated using the minimum left -turn lane lengths. Detailed design is beyond the scope of this study. It is recommended that the proposed curb cut to Pad A from the right-in/right-out access be eliminated. This pad can qet adequate access from the curb cut located approximately 200 feet from College Avenue. Using the traffic volumes shot,,ln in Figure 8 and recommended geometrics, the intersections operate in the long range condition as indicated in Table 4. Calculation forms. for these analyses are provided in Appendix, E. At the signalized intersection, operation during the peak hours will 1 • Table 3 Short Range (1991) Peak Hour Operation Operation Intersection Sat. noon Weekday Ptl College/Troutman (signal) C (0.69) B (0.57) Troutman/Access 1,18 L D C P--1B R/T A A SB L C B SB R/T A A EB L A A WB L A A Table 4 Long Range (2010) Peak Hour Operation Operation Intersection Sat. noon Weekday PM College/Troutman (signal) D (0.80) C (0.70) Troutman/Access NB L F E FIB R/T A A SB L E D SB R/T A A EB L A A l-J B L A A T = Taper SHORT RANGE GEOMETRICS FIGURE 11 �1 be acceptable with a double left -turn lane in the southbound direction on College Avenue. Without this geometric improvement, the inter -section will operate very inefficiently as indicated by the unacceptable operation with the existing geometrics. Left -turn exits from the Market Place and the Pavillion will experience level of service E operation during the peak hours. While unacceptable, there is little that can be done to improve this. This condition will likely last for only a few minutes (15-30) during the peak hour. Provision of a. loft -turn lane and a through/right-turn lane will confine delays to only those vehicles desiring to turn 1 oft . However, most of the traffic assigned to these movements do have alternative means of egress which may be a little longer in distance but will be shorter in time during the peak hours_. F i gure 12 shows a schematic of the geometric requirements at each analyzed intersection under the long range condition. Much of the geometric discussion in the short range applies to the long range condition. In the long range condition, even the minimum left -turn lane lengths will not be able to be accommodated on Troutman Parkway east or west of College Avenue. It is hoped that the recirculation roads, Mason west of Col 1 ege and JFK Parkway east of College will remove some of this traffic from this area. The right-in/right-out access from College Avenue is in accordance with the South College Avenue Access. Control Plan. College Avenue has three lanes in each direction in this area. According to Section 4.7.1 e. of the State Highway Access Code, "Where there are three or more through lanes in the direction of travel, the Department will normally drop the requirement for right turn acceleration and deceleration lanes. Ho4.,iever, each case shall be reviewed independently and a decision made based upon site specific conditions. Generally, the lanes will be required only for high volume access or when a specific geometric safety problem exist." The site plan shows. a right -turn deceleration lane into this access. With the 45 mph posted speed, a. deceleration lane of 375 feet is required. The tangent distance south of this access. is 420 feet. This is long enough to accommodate the northbound right -turn deceleration lane (including taper) and allow a. 45 foot "bulb" just north of the Troutman curb return. The taper should be included in the overall deceleration lane length due to the physical constraint and since the deceleration lane is not absolute]-,,,, required according to the access code. This combined deceleration lane and taper has been designed at other- locations_., most notably at the right-in/right-out to the Pavillion Shopping Center. As previously stated, the access to the Market Place is in conformance with the South College Avenue Access Control Plan. A right-in/right-out access is recommended at the approximate location proposed in this plan. While not 7 T = Taper LONG RANGE GEOMETRICS FIGURE 12 suggested in the South College Avenue Access Control Plan, a left -in only at the proposed right-in/right-out access. to College Avenue would decrease the number of left -turns on Troutman Parkway. This, in turn, improves. the operation and the loft -turn lane requirements on Troutman Parkway. It is not suggested that this limited left turn be implemented as part of this. plan, but rather that it be considered as a potential solution should operation of the area streets warrant it. This potential solution will require more analysis and design considerations that are beyond the scope of this report. Accident Analysis ' In 1985, 1986, and 1987, there were 13, 14, and 15 accidents, respectively at/near the College/Troutman intersection. This. is 7% of the accidents that occurred in the South College Corridor (Swallow,i to Trilby) in that same time period. While no one wants an accident, some are inevitable. This number generally is at an acceptable level for urban conditions. The recommended control devices and ' geometrics should minimize vehicular conflicts and maximize vehicle separation. Therefore, the accident rate should be at its minimum for a typical urban condition. IV. GONCLUS I ONS ' This study assessed the impacts of the Market Place on the existing (short range - 1991) and future (long range - 2010) street system in the vicinity of the proposed ' development. As a result of this analysis, the following is concluded: - The development of the Market Place is. feasible from a traffic engineering standpoint. At full development of the Market Place as proposed, approximately 6,400 trip ends will be generated at this site on a typical weekday. Some of these will be from the background traffic already passing by this site. The land to the north generate approximately 3,100 additional daily trip ends when it is. developed. ' - Using the existing peak hour traffic volumes, acceptable operation exists at the College/Troutman and Troutman/Pavillion access intersections. - By 1991, given the existing traffic and proposed development of the Market Place, acceptable operation will exist at all key intersections. The geometric requirements on Troutman will be minimal given the existing location of the Pavi11ion Access_.. This constraint may necessitate side - by -side left -turn lanes at this location. 11 1 - At full development of the Market Place, the land to the north, and considerable other development (east of JFK Parkway) in this part of Fort Collins, acceptable operation is achievable at the College/Troutma.n intersection with double left -turn lanes in the southbound direction on College Avenue. Left -turn exits. at the Troutman/Access intersection will experience some unacceptable operation during the peak hours. This will not likely last for very long. The delayed vehicles will be on -site and will not negatively affect the public street system. It is anticipated that JFK Parkway will serve as a. recirculation street east of College Avenue, reducing some of the left -turn requirements. on Troutman. - With proper traffic control and geometrics, the accident rate should be minimal for an urban condition. - The site plan access for the Market Place is in accordance with the South College Avenue Access Control Plan.