HomeMy WebLinkAboutWEBERG PUD - MASTER PLAN - 76-88E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM No. 8
PLANNING AND ZONING BOARD MEETING OF may 22. 1.989
STAFF DEPORT
PROJECT: Weberg PUD Master Plan - #76-88E
APPLICANT: Weberg Enterprises
c/o Vaught -Frye Architects
2900 S. College
Fort Collins, CO 80525
OWNER: Fred and Dorothy McClanahan
5001 S. College
Fort Collins, CO 80525
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: A request for master plan approval for 9.1 acres of
retail showroom/warehouse, retail, office and restaurant uses located on the
west side of College Avenue, at Fairway Lane, approximately 1/3 mile south of
Harmony Road. The site is zoned B-P, Planned Business, with a PUD
condition.
RECOMMENDATION: Approval.
EXECUTIVE SUMMARY: The Weberg PUD Master Plan, located on the west
side of College Avenue, at Fairway Lane, is proposed as a mixed -use
development, consisting of 115,000 square feet of retail showroom/warehouse,
retail, office and restaurant uses. The proposed master plan is in conformance
with the adopted plans and policies of the City.
CEVELOPMENT 300 LaPorte Ave. • P 0 Box 580 • Fort Collins, Colorado 80522 • (3= ?_' '5 J
E1v:CES. PLANNING CEPARTMENT
Weberg PUD Master Plan - #76-88E
P & Z Meeting - May 22, 1989
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: T; Fossil Creek Nursery (in Larimer County)
S: b-p; Mill Brothers Nursery
E: B-L; Fred Schmid's (Fairway Estates Business Annexation)
W: FA-1; vacant (in Larimer County)
This site was annexed into the City in 1989 as the McClanahan Annexation
and was zoned B-P, Planned Business, with a PUD condition.
A preliminary plan was reviewed by the Board on April 26, 1989 for this
entire site. The item was tabled until the May meeting, so that the applicant
could work on a number of issues identified by Board members and staff. As
a result, the applicant has submitted a master plan for the entire site and a
subsequent preliminary plan for parcel A of the master plan.
2. Land Use:
The Weberg PUD Master Plan is proposed as a mixed -use development,
consisting of 115,000 square feet of retail showroom/warehouse, retail, office
and restaurant uses. The land use mix represents the applicant's best estimate
of development potential. As changes in the applicant's land use programming
occur, revisions would be necessary to the Master Plan.
The master plan is consistent with the City's adopted plans and policies, which
encourage urban development in areas that are easily serviced by existing
utility services, in areas where alternatives to direct access from College Avenue
are provided and encourage mixed -use development. Each phase of the master
plan will be required to justify specific land uses through an analysis of one
or more of the point charts in the Land Development Guidance System.
3. Neighborhood Compatibility:
A neighborhood meeting was held on March 1, 1989 (see attached summary).
Questions raised related to storm drainage, building height and architecture,
and buffering and setbacks. Details regarding these issues and how the
applicant has responded to them is provided in the agenda item on the
preliminary plan.
4. Design:
The master plan is divided into three parcels by the location of Fairway Lane
and Fossil Boulevard. Parcel A is the first phase and consists of a 70,000
square foot Weberg Furniture showroom/warehouse. Landscape buffers have
been provided along the north, south and east edges of the property.
Weberg PUD Master Plan - #76-88E
P & Z Meeting - May 22, 1989
Page 3
5. Transportation:
College Avenue is an arterial street and Fairway Lane is a collector street.
With development of portions of this site, Fairway Lane would be extended
through the property and connect with Fossil Boulevard, which is intended as a
local street providing re -circulation west of College Avenue. The proposed
alignment of Fossil Boulevard would occur in such a way that existing trees
south of this property would be located within a median in the street. The
Fairway Lane intersection with College Avenue is a potential signalized
intersection and is in conformance with the South College Access Control Plan.
RECOMMENDATION
The proposed master plan is in conformance with the City's adopted plans and
policies. Therefore, staff recommends approval of the Weberg PUD Master
Plan, #76-88E.
ITEM WEBERG PUD — Master Plan
NUMBER 76 - 88E
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PLANNING AND ZONING
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NEIGHBORHOOD MEETING SUMMARY
On Wednesday, March 1, 1989 at 7:00 P.M. at the REA Building, a
neighborhood meeting was held on the Weberg Furniture Project, located at the
west side of College Avenue, south of Harmony. In attendance at this meeting
was Frank Vaught, of Vaught -Frye Architects; and Sherry Albertson -Clark,
Project Planner for the City Planning Department. Approximately 25
residents/property owners attended the meeting.
The meeting began with an introduction by Sherry Albertson -Clark to the
purpose of the meeting. Frank Vaught then provided an overview of the
proposed project, after which, questions and comments were addressed.
The following summarizes the questions asked and responses given by the
developer's representative, as well as comments made by the residents.
uestion:
Does drainage from site go into Fossil Creek?
Response:
Yes, released at the historic rate.
uestion:
Is there a connection with Weberg's at the new Pace
site?
Response•
No.
uestion:
What facilities will exist for storm detention?
Response:
Detention pond, with a pipe to release flow into
College Avenue.
Detention
will also occur in parking areas and on rooftops.
uestion:
Will parking areas be asphalt or concrete?
Response:
Concrete is being considered.
uestion:
Does building appearance resemble Pace?
Response:
No, but would be tilt -up concrete panels and
is five separate
buildings
on the site, rather than one large one.
uestion:
What is height of buildings on site and how do they compare with
Fred Schmid?
Response:
Buildings are one-story, with Weberg's warehouse
being 36' tall.
Schmid's
is about 36'.
uestion:
What is elevation of site?
Response:
At about 4997'.
uestion:
Would there be any plans to widen Fairway Lane
east of College
with this
project?
0 •
Response:
Not aware of any, would depend on traffic study.
Question:
Would this project trigger a signal at Fairway Lane?
Response:
Don't know, would depend on traffic study and meeting
warrant
study.
uestion:
What are traffic projections for project?
Response:
Traffic study is being completed, won't know until then, but
believe
Weberg's is
low generator (14 cars/hour). Parking lot is 75 spaces with
25-30%
open space
on site.
Comment:
State Farm Insurance would like to go on record of supporting a
traffic signal at Fairway Lane and College Avenue.
Question :
What is planned phasing of project?
Response:
Weberg's first, other buildings later.
uestion:
What are setbacks from College?
Response:
170' for showroom, 90' for closest pad to College.
Question :
How many employees would there be?
Response:
About 30 for Weberg's.
uestion:
What about deliveries?
Response:
Two a week (semis), suppliers (2 a day) deliveries out (3
a day)
others (customers
for own pickups).
Comment: Concerned about traffic increases in area, impacts on streets, air
quality, school, safety services, increasing taxes, utilities, area becoming a
factory area rather than a residential area.
Question:
Would utilities be City or
district?
Response:
District.
Comment:
Concerned about the increasing
costs
of development and the
resulting impact on facilities and existing
businesses
in area.
Comment:
Concerned about number
of warehouses
in area.
Why do we need
warehouses
on College when there is
zoned land on
Harmony
for this?
Response:
Use here is not really
warehouse, but
a retail
store (furniture).
Along Harmony are warehouses with
industrial uses.
Not the
same thing.
uestion:
What is tilt -up concrete?
Response: Pre -cast concrete panels, can be colored concrete, have design bands
incorporated.
-2-
•
Question: What type of lighting would be use? Lit 24 hours?
Response: Downward angled in parking lot. Hours of operation vary during
week/weekend, typically close by 9 or 9:30.
uestion: What about signage?
Response: No design yet, must meet sign code.
Question : What is elevation of College? Building top?
Response: College drops. Building is at grade of College, with 36' max.
height.
Comment: Concerned about growth of city, increasing number of discount
stores on College Avenue.
Comment: Concerned about land use policies and inconsistent interpretation of
policies by city staff.
uestion: How is increased runoff being handled?
Response: Detaining water beyond what the historic rate is.
Question : Is plan for drainage going to impact Fossil Creek or Mail Creek?
Response: No, now being required to detain on -site.
uestion: Is storm drainage requirement for this site same as used for other
sites in area?
Response: Yes.
Comment: Concerned about water quality from storm drainage off parking
lots.
Comment: Concerned that city isn't looking at the big picture in
environmental issues.
Question : Is traffic signal integral to Weberg's?
Response: No.
uestion: Is there an open space requirement?
Response: No, depends on setbacks and landscape combination.
uestion: Will there be rail deliveries?
Response: No, cost prohibitive.
Question : Is property value a consideration in compatibility?
Response: No.
-3-
uestion: Could there be a more compatible architectural design for buildings?
Lower height, residential character?
Response: Could look at this.
Comment: Concerned that building architecture and height would not be
compatible.
Comment: South property line landscaping needs to be beefed-up.
Comment: Concerned about buffering.
The meeting adjourned at 8:45 P.M.
-4-
PRAFFIC IMPACT ANALYSIS
WEBERG FURNITURE SHOWROOM
FORT COLLINS, COLORADO
Prepared for
John P. Weberg
Weberg Enterprises, Inc.
442 Wembley Court
Colorado Springs, CO 80906
Prepared by
Leigh, Scott & Cleary, Inc.
1889 York Street
Denver, Colorado 80206
March 1, 1989
LSC #890120
TABLE OF CONTENTS
Page
Section
Description
------------------------------------------
Number
-------
A
Introduction . . . . . . . . . . . . . .
------
. 1
B
Existing Traffic Conditions . . . . . .
. 3
C
Future Traffic Conditions . . . . . . .
. 6
D
Traffic Generation and Distribution . .
. 9
E
Directional Distribution and
Assignment . . . . . . . . . . . . .
. 12
F
Traffic impacts . . . . . .
. 17
G
Recommended Improvements . . . . . . . .
. 21
H
Conclusions . . . . . . . . . . . . .
. 24
Appendix
LIST OF ILLUSTRATIONS
Figure
Page
Number
Description
Number
------
-------
1
-------------------------------------------
Location of Proposed Facility . . . . . .
2
2
Estimated Traffic Volumes . . . . . . . .
5
3
Locations for Signalized Intersections . .
7
4
Estimated Directional Distribution . . . .
13
5
Detailed Directional Distribution of
Development -Generated Traffic . . . . .
14
6
A.M. & P.M. Peak -Hour Traffic Volumes . .
15
7
Year 2U10 Background Traffic . . . . . . .
18
8
Anticipated Total Traffic Volumes . . . .
19
9
Recommended Improvements . . . . . . . . .
22
LIST OF TABULATIONS
Table Page
Number Description Number
------------------------------------------------ ------
1 Estimated Traffic generation . . . . . . . 10
:6ECTION A
Introduction
Weberg Enterprises, Inc. plans to build a 70,000 square
foot Weberg Furniture Showroom and other minor commercial
facilities in the southern portion of the City of Fort Collins,
Colorado. The location of the proposed facility is shown in
Figure 1. The site is situated on South College Avenue
approximately one half mile south of the intersection of South
College Avenue and Harmony Road. It is located on the west
side of College Avenue immediately south of an existing plant
and tree nursery.
The purpose of this report is to examine the traffic
impacts associated with the proposed development and to
determine the most appropriate access plan to serve it. In the
conduct of this study, the following tasks were completed:
An analysis of existing highway and traffic conditions;
e An investigation of future traffic conditions likely to
exist in the vicinity of the site;
a Forecasts of the amount and directional distribution of
traffic likely to be generated by the Weberg
development;
s A determination of the traffic impacts of the proposed
development expressed in terms of site generated
traffic as an increment of total future traffic;
An evaluation of the proposed access plan to serve the
development;
9 Preparation of access recommendations which could best
serve the Weberg development and preserve the
operational integrity of traffic flow on College
Avenue.
CDNO SCALE
Leigh. Scott & Cleary. Inc.
KA
Ah
Furniture Showroom
Weberg Development
SECTION B
Existing Traffic Conditions
The proposed Weberg Furniture Showroom, to be located on
South College Avenue, will be a regional facility serving all
of northern Colorado, especially the communities of Loveland
and Ft. Collins. In addition, the other commercial facilities
planned for the Weberg site will either be highway oriented
(e.g. restaurant) or will benefit from the regional drawing
power of Weberg. Thus, virtually all of the traffic impacts
resulting from the proposed development will be felt on College
Avenue. As a consequence, this analysis has confined itself
primarily to that portion of College Avenue between Harmony
Road and Fossil Creek Parkway, a distance of about 3,000 feet.
College Avenue is a 88-96 foot wide major arterial roadway
with two moving lanes in each direction, a 16-20 foot wide
painted median, -and a continuous right -turn lane along each
side of the roadway. It has complete curb and gutter
construction along the roadway edges. The speed limit along
College Avenue is 50 mph. Much of the eastern frontage of
College Avenue has a partially developed frontage road along
it. This frontage road is set back from the main travel way
only about 20 feet and the frontage road is about 30 feet wide.
It is obvious that at one time, the policy was to construct a
continuous frontage road all the way from Harmony Road south to
Trilby Road. A frontage road now exists from Clubhouse Drive
south of Harmony to Fairway Lane opposite the proposed Weberg
Furniture site, and from Bueno Drive, a litle over one mile
south of Harmony, to Crestridge Street. On the west side of
College Avenue, a frontage road exists only in the vicinity of
Cameron Heights which is opposite the Fossii Creek Parkway
area. There has been no attempt to construct roadways parallel
to College Avenue either further east of the frontage road
along College or west of College Avenue.
M
As shown in Figure 1, the Burlington Northern Railroad
tracks run parallel to College Avenue and are located 91JO feet
to the west. The railroad tracks define the western limit of
the Weberg site.
Estimated traffic volumes in the vicinity of the site are
shown in Figure 2. Estimated 1988 average weekday traffic
volumes are shown as well as recent peak -hour turning -movement
volumes. Turning -movement volumes are shown at the College
Avenue intersections with Harmony, Trilby, Fossil Creek and
Skyway. These traffic volumes verify the estimated average
daily traffic along College of approximately 27,000 vehicles
per weekday in the vicinity of the site.
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APPROXIMATE
SCALE :
1" a 1200`
1986
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3-15-88
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421
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221
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320
184
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Figure 2 e27
BSt
1988 Peak -Hour 20.2
TRILBY �
Traffic Volumes LEGEND:
vicinity of Weberg Development 18.s
a3s jj 43s AM Peak -Hour Traffic
South College Avenue 10381 768 rM - PM Peak -Hour Traffic
tI i90 19.7 = Estimated Average Weekday
Traffic (In Thousands)
Leigh, Scott & Cleary, Inc.
CLUBHOUSE DR.,
FAIRWAY
FOSSIL CK
BUENO
SKYWAY DR
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16 T= 21
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5
SECTION C
Future Tratfic Conditions
The section of South College Avenue from Harmony Road
south to Trilby Road is part of a comprehensive corridor study
completed by the City of Fort Collins in November, 1988. (See
"South College Avenue Access Control Study," City of Ft.
Collins, November, 1988.) The entire study area for this study
extends north another 1.5 miles to Swallow Road. The purpose
of this study was to develop a master access control plan for
the corridor, establishing the location of major intersections
which would be signalized, together with the location and
characteristics of other minor intersections which may be
allowed. In the South College study, the City has made known
its preferred locations for signalized intersections. The
locations in the vicinity of the Weberg site are shown in
Figure 3. In addition to existing signals at Harmony and
Trilby, there would be future signals at Fairway Lane, 2,200
feet south of Harmony Road, at a relocated Fossil Creek Drive
intersection with College,and at Skyway Drive which is one half
mile north of the Trilby intersection. Thus, the Weberg
development would be accessed from a western extension of
Fairway Lane via a full -movement, signalized intersection with
College Avenue.
West of, and parallel to College Avenue, a new north -south
frontage road, set back a distance of 200 to 600 feet or more
from College Avenue, is proposed. This frontage road, called a
"circulation road" in the report, will provide important
secondary access to the Weberg development.
The City desires to maintain a travel speed of 45 mpri on
College Avenue (contrasted with the present speed limit of 50
mph) and the roadway would be developed to its full six -lane
travel potential. The idea of extending full frontage roads
along College Avenue in the present, partially completed.
T
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SOURCE:
South College Avenue
Access Control Study
(November, 1988)
CDNO SCALE
Qrmonv Rd
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LEGEND :
180 s P%4 Peak -Hour Traffic
(40,200) &Average Daily Traffic
• =Future Signal 1-3cations
Preferred oy City
Figure 3
City's Preferred
Access Plan and
Estimated 2010 Traffic
Weberg Development
Leigh. Scott & Cleary, Inc.
7
I
' configuration has been rejected. The concept of parallel
' north -south roadways on both sides of College Avenue with
intersections set back a minimum of 250 to 300 feet from
College, has been accepted as the preferred concept for the
' development of this regional highway. The frontage or
"circulation" roadways would allow locally generated traffic to
' access College Avenue at well planned, appropriately spaced
intersections; in turn, the spacing of the signalized
intersections would allow two-way progression of through
traffic on College Avenue.
' Anticipated traffic volumes on College Avenue at the year
2010 are also shown in Figure 3. As indicated, 40,200 vehicles
per day are forecast for this major arterial highway.
1
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11
11
11 8
SECTION D
Traffic Generation
The Weberg development proposal consists of a free standing
Weberg Furniture Showroom of 70,000 square feet together with
four small satellite commercial pads totaling 48,000 square
feet of floor area. Two of these pads, located on the western
edge of the site, would be small retail/warehouse
establishments totalling 30,000 square feet. These facilities
are often characterized as "office -showrooms." The other two
commercial pads would include an 8,000 square foot restaurant
(assumed to be a high turnover, sit-down restaurant), and a
10,000 square -foot office building.
Total Traffic Generated
Based upon information contained in "Trip Generation,"
prepared by the Institute of Transportation Engineers (4th
Edition, 1987), Leigh, Scott & Cleary, Inc. has estimated the
amount of traffic that would be generated by the Weberg
development. These estimates are shown in Table 1. Although
it would be the largest use in the complex at 70,000 square
feet, the Weberg Furniture Showroom would be a minor
contributor to the overall traffic generated by the proposed
development. As a large furniture store, its traffic
generation rate of only 4.35 trips per thousand square feet per
day, characterizes it as a very low traffic generator. is
likely that the adjacent restaurant, it actually developed as a
high turn -over, sit down restaurant, would generate five times
more traffic than would the Weberg Furniture Showroom.
As indicated in Table 1, the overall development would
generate about 2,400 vehicle trips per day (1,200 trips
entering and 1,200 trips exiting the site). In the morning
peak hour, there would be approximately 240 vehicle trips
generated while in the evening peak hour approximately 290
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vehicle trips would be generated. Again, the majority of these
trips would be generated by the restaurant.
"New" Traffic Generated
In preparing traffic generation estimates for developments
like this, it is important to differentiate the amount of new
traffic generated from the total amount of "drive -way" traffic.
In this instance, ali of the traffic generated by the Weberg
Furniture Showroom, the small office building, and the two
small office showroom buildings is considered to be new
traffic. That is, there would be newly generated traffic
introduced into the area by these land uses. In the case of
the restaurant, much of its generated traffic would be in the
category of "passby traffic." This is traffic normally
traveling on College Avenue which would stop into the
restaurant while on its journey to another, more primary
destination. In this instance, it is estimated that fully 25%
of the traffic generated by the restaurant would be in this
"passby" category. Thus, the total amount of new traffic
generated by the entire Weberg development would be
approximately 2,000 vehicle trips per day.
11
�.ECTION E
' DIRECTIONAL DISTRIBUTION AND ASSIGNMENT
Regional Distribution
' Because the Weberg development is envisioned to be a
further "tilling in" of the commercial development of College
' Avenue south of Harmony goad, the primary distribution of
travel to and from the facility will be by way of College
' Avenue. The estimated directional distribution of travel to
the development is illustrated in Figure 4. Approximately 60
percent of the traffic would be oriented to and from the north
' with slightly over one-third oriented to and from the south.
Minor amounts of traffic would be contributed by Fairway Lane
' and the north -south frontage road, Fossil Boulevard, running
through the site.
Site Distribution
A more detailed directional distribution of development -
generated traffic is given in Figure 5 in which the percentage
distribution of traffic at the proposed access points serving
this development are illustrated. In addition, the amount of
traffic generated byeachof the five separate building pads is
also given. As shown, over 75%* of the total trattic generated
will be oriented to and from the office building and restaurant
on the north side of Fairway Lane. The figure also indicates
that most of the site access will take place along Fairway
Lane.
Ass anment of Trattic
When the traffic generation estimates of Table 1 are
applied to the distribution analysis of Figure b, specific
traffic volumes can be estimated at each of the intersections
and access points serving the development. Figure b depicts
morning and evening peak hour traffic volumes at each of the
site access points serving the development and at each of the
two major intersections along Fairway Lane (i.e., with the
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LEGEND: _ Figure 4
I35%=Percent Traffic Distribution
(1420)=Average Daily Traffic Directional Distribution and
Assignment of Generated Traffic
CDNO SCAL= Weberg Development
II �- Leigh, Scott & Clearv. Inc.
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proposea north -south montage roan and at College Avenue). Of
particular note is the low hourly volumes of traffic at the
access to the Weberg Furniture Showroom. This further
illustrates the point that at morning and evening peak drive
times are not significant times of activity at a furniture
store. Much higher traffic volumes will occur at the access
points serving the restaurant and office building. Because of
the heavy orientation of traffic toward College Avenue, the
first access serving the restaurant will be the most heavily
used access point in the development. It should be pointed out
however that even the volumes at this access point are moderate
by conventional standards. The turning volumes of
approximately 100 vehicles per hour represents a rate of less
than 2 vehicles per minute or volumes less than 25% of
capacity.
E1M.
6Ec'TIuN F
Traffic Impacts
As an initial step in determining traffic impacts of the
Weberg development, Figure 7 shows projected year 2010
background traffic on the adjacent roadway system. These
estimates are based upon suture traffic volume projections
contained in "South College Avenue Access Study," which was
prepared in November, 1988. This would indicate a background
volume of approximately 300 vehicles per hour on Fairway Lane
and around 250 vehicles per hour on the frontage road. These
background volumes do not include site generated traffic.
Figure 8 illustrates the anticipated total traffic volumes
on roadways in the site vicinity, which includes the sum of
site -generated traffic and background traffic. A comparison of
Figure 6 and 8 indicates the magnitude of the impact of the
Weberg development during the important evening peak hour. The
Weberg development traffic would constitute about five percent
of the total traffic on College Avenue north of Fairway Lane
and less than three percent of the traffic on College Avenue
south of Fairway Lane. When the "passerby" traffic component
is subtracted from the generated traffic, the impacts are even
less. North of Fairway Lane, the impacts are in the range of
three and one-half to tour percent of total traffic and about
two percent of total traffic on College Avenue south of Fairway
Lane.
Another indication of the impact of the Weberg development
is the resultant Level of Service at the major intersection of
Fairway Lane and College Avenue. Utilizing traffic volume
estimates for this intersection from Figure 8, a "critical
volume" traffic capacity analysis was conducted. The results
of this analysis are given in the Appendix to this report. The
analysis shows that the intersection would operate under
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capacity (at Levei of Service C;) for the year 201U assuming the
estimated traffic volumes and a signaiized instaiiation at that
' intersection. _
20
0
SECTION c4
Recommended Improvements
The principal improvements required to accomodate the
traffic volumes generated by the Weberg development will be
manifested on Fairway Lane between (,oilege Avenue and the
frontage road, Fossil Boulevard. A total of four driveway
locations, two on the north side and two on the south side of
Fairway Lane, would provide most of the access to the land uses
invisioned in the Weberg development. The south side access
point closest to College Avenue will serve the Weberg Furniture
Showroom. This access is centered approximately 140 feet west
of the curb line of College Avenue. The recommended
improvements for this access are shown in Figure 9. As
indicated, a 50-foot wide cross section for Fairway Lane is
recommended adjacent to the Weberg building and parking lot
adjacent to it. To accomodate the stacking vehicles for the
eastbound to northbound left -turn at the College Avenue
intersection, a side -by -side left -turn lane configuration is
recommended. This would allow vehicles entering Fairway Lane
from the College Avenue intersection to left -turn into the
Weberg site while providing adequate storage for the eastbound
to northbound left -turns at (college Avenue. Given the minor
amount of westbound to southbound traffic turning into the
Weberg parking lot, and the moderate (160 vehicles per hour)
eastbound -to -northbound left -turns at College, this access plan
should function very efficiently. Left -turn stacking space for
approximately S vehicles would be provided in this scheme which
is two vehicles more than the calculated maximum demand.
The balance of Fairway Lane west of the Weberg access can
taper back to a 36-or 40-toot wide roadway section. This would
provide for one moving lane in each direction and a two-way
left -turn lane in the center median of the roadway.
21
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it is also recommended that the north -south frontage road,
Fossil .Boulevard, be constructed as a 40 toot collector type
roadway.
The traffic volume projections at the Fairway Lane/College
Avenue intersection indicate a need for signal control. As
stated earlier,signalization of this intersection would be in
conformance with the City's "South College Avenue Access
Control Study." Stop sign control at the Fairway Lane/frontage
road intersection will be appropriate.
23
SECTION H
Conclusions
Based upon the foregoing analysis, the following
conclusions may be reached regarding the traffic impacts of the
Weberg Furniture Showroom development.
1. At full buildout of all building pads, the proposed
Weberg development, with 118,000 square feet of
commercial floor area, would generate about 2,400
vehicle -trips per day. About 2,000 of these trips
would constitute new traffic.
2. The Weberg Furniture Showroom would only generate
12.7percent of the total traffic and less than 10
percent of the important evening peak -hour traffic.
3. Principal access to the development will be achieved
through a western extension of Fairway Lane to the
proposed new north -south frontage road parallelling
College Avenue.
4. Fairway Lane should be developed to three -lane
collector street standards, with the eastern -most
section adjacent to the Weberg Furniture Showroom
developed to a 5i1-toot wide, tour lane section
permitting side -by -side left -turn lanes west of the
College Avenue intersection.
5. The traffic impacts of the development will be minor,
constituting about 3.5 to 4.0 percent of total traffic
on College Avenue.
6. The College Avenue/Fairway Lane intersection should be
signalized, when warranted, in accordance with the
"South College Avenue Access Control Study.
24
APPENDIX
7
' LEIGH, SCOTT & CLEARY, INC.
Offices in Denver and Colorado Springs, Colorado
.-------------- ------ --------- ------- ----------------------- --- --------- --------------------------- --
' ; PLANNING APPLICATION W 0 R K S H E E T
SIPA (1985 HCM Signalized intersections Planning Analysis) Version 2.0
----------------------------------------------------------------------------------------------------------------------------;
INTERSECTION: College Ave. at Fairway Lane _ DATE: 313189
1 ANALYST: PMY TIME PERIOD ANALYIED: PM Peak Hour
1 PROJECT: Weberq Development CITYISTATE: Fort Collins, CO. 1
' 1 OTHER PROJECT INFORMATION: LSC 890120
1---------------------- ----------- ------- ---------- -------------- -------
------ ,
SO TOTAL 2150 ; 1 150 " WB
b84 b83 683 300 1 " -- TOTAL N
1 30 (---- 280 1
C--' v --1 ; !'-'; ; ; ; ; 100 v
'1 150 1900 100 ! 150 Y 1
'--------------------------------' 534 v v '-r--------------------;
30 <—"-------- 1S0 1
' 100 '
1
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1
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t 1 ,
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1
1 1
1
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t N-S STREET: College Ave.
E-W STREET: Fairway Lane
1 ,
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1 1
1 1
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140—----------- ! 30
' Y llo '
'-------- ---------------
1b4 — 1 (-. " 484--------------
; " 75 /.----- 105 1600 7530
;
--- 1 1
E8
TOTAL Y 110 ; 105 558 558 559 ; NO TOTAL 1780
';-----------------------------------------------------------------------------------------------------------------1
----------------------------- .--------- ---- c---------------------------------------------------------------'
E$ LT = 160 ; 1 NO LT = 105 1 MAXIMUM SUM OF CRITICAL VOLUMES CAPACITY LEVEL
NO TH = 180 340 1 1 SO TH = 684 789 1 ;--------------------------------------------- 1
1 OR ; 1 OR 1 1 0 3O 1,200 UNDER
NO LT = 100 ; SO LT = 100 ; ; 1,201 TO 1,400 NEAR
1 El TH = 141 240 1 ; NS TH = 559 659 ; > 1,400 OVER
TU"s? UNDER
E-W CRITICAL 340 + N-S CRITICAL 769 = 1129 STA