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HomeMy WebLinkAboutGATEWAY AT HARMONY ROAD PUD 3RD FILING - AMENDED PRELIMINARY - 1-88E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • • ITEM NO. 5 MEETING DATE 3/26/90 STAFF Ted Shepard MNMIMI City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Gateway at Harmony Road P.U.D., Third Filing, Amended Preliminary #1-88E APPLICANT: Rocky Mountain Automotive c/o Steve Smith 1740 Nedrah Drive Fort Collins, CO. 80524 OWNER: Rocky Mountain Automotive 9678 B East Arapahoe Road Englewood, CO. 80112 PROJECT DESCRIPTION: This is a request for a Preliminary P.U.D. to allow one 5,850 square foot building, containing two automotive uses, on .90 acre. The site is located between an existing McDonald's restaurant and an approved Amoco service station in the Gateway at Harmony Road P.U.D. at the northwest corner of Harmony Road and College Avenue. The property is zoned H-B, Highway Business. RECOMMENDATION: Approval with condition EXECUTIVE SUMMARY: The request for an automotive use for the Third Filing, Amended Preliminary of the Gateway at Harmony Road conforms to the approved Master Plan. The original Preliminary P.U.D., approved in February of 1989, was evaluated against the Auto Related and Roadside Commercial point chart of the L.D.G.S. The point score exceeded the required minimum. The proposed Amended P.U.D. is considered an appropriate land use based on this earlier Preliminary P.U.D. evaluation. The design parameters of the Amended Preliminary will conform to the character established by the final approvals for McDonald's Restaurant and Amoco Service Station. The transportation improvements agreed to at the time of final approval for McDonald's Restaurant remain unaffected by the Amended Preliminary request. The Amended Preliminary P.U.D. is in substantial conformance with the approved Preliminary P.U.D. Staff is recommending one condition of approval relating to the width of the drive aisle shared between the subject property and the Amoco Service Station. DEVELOPMENT SERVICES 300 LaPorte Ave.P.O. Box 580 Fort Collins.CO 80522-0580(303)221-6750 PLANNING DEPARTMENT • • Gateway at Harmony Road P.U.D. , Third Filing, Amended Preliminary — #1-88E March 26, 1990 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: H-B; Vacant, Gateway at Harmony Road, First Filing, (Amoco Service Station) S: H-B; Existing McDonald's restaurant, Gateway at Harmony Road, Second Filing E: b-p; Existing gas, service, carwash, and convenience sales W: H-B; Vacant, Gateway at Harmony Road Master Plan, Phase III, retail The subject property lies between Amoco and McDonald's as part of the Gateway at Harmony Road Master Plan. The Master Plan for the Gateway at Harmony Road was approved February 22, 1988, and indicated a 5,400 square foot tire store as the anticipated land use. One year later, the overall (6.61 acres) Preliminary P.U.D. was approved (February 27, 1989), which re-designated a 6,000 square foot restaurant for the subject parcel. The present request represents an amendment to change back to an automotive use instead of the restaurant. 2. Land Use: The Gateway at Harmony Road Master Plan designates this site as a tire store. The proposed automotive related uses (Precision Auto Tune and Meineke Muffler) are of similar character. Therefore, the amended P.U.D. request is in conformance with the approved Master Plan. The overall Preliminary P.U.D. approved on February 27, 1989 was evaluated as an Auto Related and Roadside Commercial use and received a score of 56% on the point chart. Points were awarded for primary access being taken from an non-arterial street, having two acres or more, joint parking, and being contiguous to existing urban development. The proposed P.U.D., achieves the same points and therefore, exceeds the minimum point score requirements of the Land Development Guidance System. 3. Neighborhood Compatibility: The Gateway at Harmony Road P.U.D. is surrounded by existing and proposed commercial uses. There are no residential neighborhoods in the immediate area. Since neighborhood compatibility has not been an issue regarding this site, no neighborhood meeting was held. 4. Design: The design characteristics of the Gateway at Harmony Road P.U.D. have been established by previous approvals. The Third Filing, Amended Preliminary, will adhere to these design parameters. Specifically, these design characteristics are as follows: 0 • Gateway at Harmony Road P.U.D. , Third Filing, Amended Preliminary — #1-88E March 26, 1990 P & Z Meeting Page 3 A. Building: The exterior of the 5,850 square foot building will be a gray tone with charcoal accents to match the existing McDonald's and approved Amoco. The entry features will provide visual interest and screen the flat roof from the street elevation. B. Landscaping: The three large mature cottonwood trees along College Avenue shall remain. Street trees will be added to the College Avenue frontage. A mix of trees and shrubs will be planted in the parking lot islands and along the north and south property lines. The east elevation shall feature shrubs and two foot berm. C. Lighting: Parking lot light fixtures will match the existing fixtures on the McDonald's site. All lighting will be down directional and feature a 90 degree cutoff luminaire. D. Signage: A single, free-standing monument sign will be allowed along College Avenue. The base shall be of the same exterior material as the building. The total square footage shall not exceed that allowed for McDonald's (39 square feet). Building signage will be allowed on a defined sign band along the east elevation. All signs will conform to the Sign Code and the restrictions set forth on this P.U.D. E. Enclosures: Trash and mechanical equipment enclosures will be of the same exterior material as the building. All roof equipment will be sreened from view from adjacent streets. F. Pedestrian Circulation: A sidewalk and ramp will connect to an existing sidewalk on the McDonald's property. A pedestrian crosswalk will be striped on the pavement to connect to a sidewalk adjacent to the Amoco parcel. These design parameters meet the guidelines of the previously approved P.U.D. and will promote compatibility with the approved Amoco and existing McDonald's. 5. Transportation: The site gains vehicular access from the west via an internal parking lot drive aisle that intersects with Mason Street. Access is also gained from a shared • Gateway at Harmony Road P.U.D. , Third Filing, Amended Preliminary — #1-88E March 26, 1990 P & Z Meeting Page 4 curb cut with McDonald's that allows right-in turn movements only from College Avenue. The right-out exit is not allowed at the College Avenue curb cut. The final approval for McDonald's involved much discussion with the State Highway Department, City Transportation Department, and adjacent property owners regarding the timing of the raised median in College Avenue. The Third Filing, Preliminary, does not affect this agreement and respects the solution arrived at by the Planning and Zoning Board and the City Council. The compromise solution allowed the right-in/right-out curb cut off college avenue under the condition that the College Avenue median be constructed within two years (June 1991). This median would allow a break point for future extension of Kensington Drive to the east, and double left turn movements from southbound College to eastbound Harmony. This solution was approved by City Council and the State Highway Department. The shared internal drive aisle with Amoco is indicated on the site plan to be 79 feet in width. The overall Preliminary P.U.D. shows this width to be 30 feet. Because Staff is concerned about excessive asphalt paving, and would like to direct the applicant to investigate a possible reduction, the following condition is recommended: The width of the shared drive aisle with Amoco (79 feet) is considered excessive and should to be reduced to more closely match the approved Preliminary P.U.D. (30 feet). RECOMMENDATION Staff finds that the request for automotive uses on Lot 2 of the Gateway at Harmony Road is in compliance with the approved Master Plan. As part of the overall Gateway at Harmony Road P.U.D., the Third Filing Amended Preliminary exceeds the minimum point score of the 'Auto Related and Roadside Commercial point chart of the L.D.G.S. In addition, the Amended Preliminary P.U.D. is in substantial conformance with the approved overall Preliminary P.U.D. Staff, therefore, recommends approval of the Gateway at Harmony Road P.U.D., Third Filing, Amended P.U.D., subject to the following condition: 1. The width of the shared drive aisle with Amoco (79) feet is considered excessive and is should to be reduced to more closely match the approved Preliminary P.U.D. (30 feet). f..n.....0.t...,. . ,,.. FOSSIL d, \j,-.- .mp 11_1•111:'. 11! '�' o- M17 6 1.1i1 comp. za , , ii0I 01\. /0, ii itiiinb e•011.11.6'Net t ' `TROUTMAN PARK WAY t\ o,��'�0 �s©uCes■ ��7.. 5 oc�,as 5 R '1'1 i 1 1:11 i i..�■ z C 'cp,r,stiv1� ---,amarmp -Emir ... 1.')-- ' `',=, i. ' : 14 „I*JAW 4 7.4 1 ' I '' H _.._.--------. — - rp —� . .• , ! *• L eh Aily`t 4tt . •:...... nit • ® ..• CENS„v`T N 4DR 1 !• I {{ Area of Notification INN CI��-1 j i I. r•��1:1 l.4-14 Project Location II ' " , 1 HARMONY ROAD i• -:' , _ill 36 , 02 fir« Of' i ,,, ... .., •••... „„ 1 1 1111134 qo ''"",:... ...:,:.,,,.::::::,-1, 11411 y :u -K(�(iR :,•,„:„,.........„„„, :,:„, :„,„,,,„4„,„„,:„.,•,:iv. ,, V 4Z?LAZA ' 93z ,, TAW : k INS a Z A RWAY L '1' w cc L'-/ ESTATES W V -, v~j WJill - -�` ill O y e g v ^ 5 / i ■ JT Z� I� 1/ ITEM GATEWAY TO HARMONY PUD 3RD FILING NUMBER 1 -88E • • I 1- --- 1. - T--•----- (^- 1. • '�' \ r _ V r ,f 160.09' -„ -_ ``• YY I i' r 7 r 1\i ------ to - y- ----1 r-- • '8 , # i = # H 1 ' j 1 • t {` }" " I ' A l ill, I i i Lk , ,., MO iiim / II h • o3,1 ( I. 0 1_, • - µ•Wi :;.c )4‘ .4 , ,,,'. N.la Qb' "N 0 ; G�f�' V 41 410 0 1 4 v _ : .,._.., ,. iii------,---- - ) ns „.. ... _ , ir, _ , ' Illia 9 iiilip . ______ rrrl W L_ 11 t „1.11 7 �� ' ��w zsyl i 7.7.30 M y �� :�`��;� � �t� li, L °N- ®i a!li t 11 p C N x ttl it atiii fit 1irl;f1114 / 0 at ti'�F: 9e . y 1 r fil a Yt�l- FF : ill to II i ��1 . k _ COI L=Ct ♦Yl�O!_ ,1 11Mi !I 1✓11 r r `r I '#. lr <, off i1 R.( i� iD r e r 4110 PLANNING OBJECTIVES FOR THE GATEWAY AT HARMONY ROAD P .U.D. THIRD FILING 1 . LANDSCAPING The objective in our landscape design is to provide seasonal variety with year around color for viewing pleasure . These various plant materials as keyed on the plan make this objective possible . A . GREEN ASH (Fraxinus Pennsylvanica) seedless variety, height--35 , spread--20, growth--medium, form--rounded, fall color--bright yellow, 2" calipher . B. HONEY LOCUST (Gleditsia Trizicanthos) Thornless, height--40 ' , spread--25 ' , growth--medium, form--open headed , drought resistant , tolerant of city atmosphere, summer color--green 2" calipher . C . PINYON PINE (Pinus Edulis) height--20 ' , spread--15 ' , growth-- medium. form--broadly conical (bushy) , 6 ' planting height , ever green. D. CHERRY, CANADA RED (Pinus Edulis) Height--20 ' , spread--15- , Growth--Medium, Maroon-Red Foliage . New growth turning red as as leaves mature . Extremely hardy, 2" calipher. E. CRAB (Radiant) Flowering Height 12 ' to 18- , hardy, compact , symmetrical tree with red tint in the spring, turning green as season progresses, 2" calipher. F . HOPA CRAB (Malus Hopa) Height--22 ' , spread--12 ' , growth medium, form--open headed, rosy pink blossoms , very hardy. G . DOGWOOD, REDTWIG, COLORDO RED-OSIER (Cornus Stoloni- fera Coloradensis) Height--6`-8- , dark green foliage with red stems, outstanding winter landscape, tolerates shades . H. EVER GREEN BLUE CHIP (Juniperus Horizontalis) height 1 -to 2- , silver-blue color on fine foliage, low mounding, spreading habit, superior ground cover, 5 gal . J . EVER GREEN SEA GREEN (Juniperus Chinensis) height--4 ' to 6 ' , lush green foliage and arching branches, 5 ' gal . page 1 (Landscape continued) We vary from the original preliminary plan in that we have re— moved 4 ' of landscape from the south property line . To @@llipen@et@ for this loss of approximately 780 square feet of land—soaped area we have added approximately 2875 square feet to the front of the property which is more visible to the public since College carries a much larger amount viewing traffic . This also improves the overall College streetscape . We have also added three predominate areas of landscape to the parking along the south one way access . We also lost the flexibility of using excessive foundational plantings because of the type of use and the relocation of the building . With the proposed uses , we need traffic movement and access on four sides of the building with parking in the front . We feel that the large increase to the College streetscape and the areas in and around our center help to compensate for this loss . 2 . LAND USE With this application, we are proposing the use of three tenants , TCBY Yogurt , Little Caesars and Big 0 Tire Company. As compared to the preliminary P .U. D. which proposed a sit down type restur— ant , we feel that our uses will inhance the overall P .U.D. The sit down resturant was an entity unto itself, our proposal is an accesory use to the total P .U.D. In the case of Big 0 Tire , the general public will have the advantage of selecting one of the neighboring food services for a quick and convenient lunch or dinner while awaiting the completion of motor vehicle service work . Big 0 Tire majors in quick turn around business therefore making the two food services we are proposing a real plus since they are also quick service oriented . 2 . ell 3 . ACCESS TO PUBLIC STREETS AND INTERNAL CIRCULATION The project we propose will utilize the approved access streets and drives as per the preliminary P .U. D. The traffic flow will be Ke follows _ We expect the majority of the traffic to enter at College Avenue . If the individual is a TCBY customer, we have provided parking and a one way drive through with enough room for five cars stacked at the drive through window. After going through the drive up, or parking in front for Yogurt or Pizza, the customer would then travel around on the north side of Big 0 Tire . If a customer is going to Big 0 Tire only, then the exit is obviously to the rear of the property . Our drives and parking areas are also completly accessable from the rear of the property . 4. ARCHITECHTURAL DESIGN MATERIALS The objective in our architectural design is to make our project compatable with the existing Gateway at Harmony Road PUD require- ments . All walls will he masonry material to match the color of the Mc- Donalds store . The gray and sandstone colors will be treated similar to McDonalds . All storefront mullions will be sized to match the McDonalds store . The intention of our architectural elevations is to blend with the surrounding facilities and yet have a limited amount of in- dividual own identity . 5 . PEDESTRIAN CIRCULATION Our site design allows for pedestrians to access the neighboring uses via a concrete walk way near the southwest corner of the property and a concrete walk near the 30 ' access to the property situated to the north . 3 . PHINAIJP Our signage is planned to be compatable with the existing P.U.D. We are proposing the use of a monument ?ioaf at the ffitry point on College Avenue . This sign is 39 square feet . This sign will be compatable with McDonald ' s monument sign . As per our sign elevational design we are using lettering which is simple block style type with no corporate logo identity. We are also proposing to use directional signs within the property that will be the same letter style and size as used by McDonalds with out the McDonalds "M" logo . For the purposes of TCBY' s drive up window, we have located a menu board sign near the trash dumpsters . The objective here is to remove the menu board from the site of College traffic . All signs for tenants will be of the individual letter illuminated type . 7. TRASH DUMPSTERS AND TIRE ENCLOSURE Our design has provided for proper screening, convenient access by service people and tenants and construction materials compat- able with the building materials . Each dumpster is built with material on three sides to match the building and chain link gates interwoven with redwood slatts . Similar treatment of screening and gates will be used for tire storage . Both the dumpsters and tire storage will be open to the top . 4 . 8 . PARKING Our objective with the parking and overall land to building .; coverage will allow for both the customer and the tenants . Currently the Big 0 Tire store has only 5 spaces for parking, three working bays, and stacking space for 2 cars . This plan provides 10 parking spaces designated for Big 0 Tire plus the ability to utilize other parking in the center and this plan provides for 8 working bays with four being drive through. After physical examination of the parking situation at Park Central where both TCBY and Little Caesars are tenants, it appears that the parking provided on our plan will be sufficient . Each tenant feels that this plan will be more workable since at Park Central there are 9--10 business which face Lemay with approximately 32 parking spaces directly in front of their units, this is then approximately 3 spaces for each tenant . Our plan shows 21 spaces with easy access to TCBY and Little Caesars . There are of course other parking spaces available in Park Central . Given the fact that our parking spaces are too valuable to be available for automobiles, we have not provided a motorcycle parking space . 9 . SITE AMMENITY For the convenience and pleasure of the public, we are providing outdoor bench seating in conjuction with the landscaping which protrudes infront of the complex . 5 . ,m4 otqvt(.6 4r.-,^4..c.4 - • #4 . •-,-; ;:. *.it' ., • .47*1. '‘;`*.::gi'.'114.'4SVIrt i ;i:;. . . ' '- ' ' lit ,,-.4 iiic--,:71,,,- .44ii,-Ar. 4.?r 1.01 2 • - • - ' ' ::.. ':* .,, , . ----.1 ; ft,-, lit I; STANDARD AURANT BUILD ING COVERAGE -1', 10))6 --.-1;'',' - ,.%--!-;'':f.',:.--4''''''.:?1•;-'' '-','"1"•• " ''' 10.. f. --, t',,... ...,... z. ,;,,.. . , , ....,•,, AREA OF PA KING 4 DRIVES . - . • ' • .f.' •:41 '‘-iii>''2.4.'-'-, .'...4N.Al'. ., ' . AREA OF LANDSCAPE & OPEN SPACE ... . kithi; ,i,•:.,--;4-,:,tri.:*`',k/,, di t- . - S,-;-;-v- ?f- - _STANDARD PARKING ON SITE 62 SPA 40.1: q-„,-l'ol' '',..! '..1-,40'.-N tIAND iCAPPED .-- • , 1'72, I ,*kW -i,?", 4.t-::s',.•t. - ....,/lOTORCYCLE l'''' `,. ,y. ‘. 2 Oiglit -;-; -.1.r0:74-f.„'k.,`" ff;:•,..4*,t4,e•t:. ',•:-.7,, :5•V , •' ' '' • •• . •t'',,--' -.4 ' ..-i-;'- --,', '1 rr'''44iryt.±.0..i.:;• •-::', '''',..;Z '''%-:, te ( 3 ' ' ;- . '' ''' '-',. ". i,;',!' 74 ,..../Ok:,..')-'':- t -...**P4'''''t '' ...'i- • ' --.'-''' sr4t-r FOOD RESTAURANT BUI‘DING COVERAGE ,:. ' wil , . -. ,-r.. ",-,:le -,t'll.:-,..., ,,-, - ,.'.• it. ' • ,, , MP( OF PARKING- 6 DiliVE ,-i :- ,;'::-. ' . ' IT 344 4. ....-'".- ,,.- ,',- • OF;e1.ANDSCAPE 6 00EN SPACE ;,. :if, 29„, , ,,,' -2.:;.-",',Sli•-, - '''..7f*:..!;!.'''';i: *.t'; '4'2':Jt.r-r.:.1''' • _ 7 ... , . - itrAiliniERA OAR KING ON SITE 6 sPACEk CI 2.1 4#44-.1090 : ,,. :,.;,:::•:•• ; ..',".-,...,.,,, '•,-- 4) , sm PED - 1 SpAte,, . Y.).- t, . ,.: ,.... ..i.:,:r,;;;4*,,t,..,.- , , 1400 tifiCtE 2-, - --.:- 2 spAcEs: : '. :• ,,,,'; •..4-,..,,i..,;:t.ii.j.:: '',1,-. ' ..--.. If' .-At•-li,I. • tOT 4 ` 40,370 0.926 ,...*:),, . , •.;,,s..!,, _ ' ' A. ..4441.16.1..• ....11gTI. I. $A & B BUli.DING COVERAGE - 101000 • ' ' 1. .. 4::•`: „;,,,i AMA OF PARKING & DRIVES I 8,504 , : ': :i't :' `.:d...'',.4•F'::1, •4,, • AREA OF LANDSCAPE & OPEN SPACE 11 ,866 - , :' .,, '-,..., ...„9 ?! ': i ,,STA14DARD PARK114 ON SITE 33 sPACES, (3.3 Per 1000 '',"';#,' ,Z7'1';',!.?..';-':11"-;-:;:,'4:, - 14ANO"CAPPED - I Space .- _ - '- - •7'... --.`3.''. ':' ' !: , .''.`.'... MO TO,CyCLE . - I foltsce ,, ' - _ - . _ ,,.• - ‘..., ''' - , 1 , DESIGN OBJECTIV . . . --, ...- - • z.,, • , ...,,... .,,$2,:-:,-,:.,:i.,:-.?? ,:-: . -- _. . The Gateway at Rarelony Road js to be ' 141 pkel.VI,a sr)e-clall'y user eta- , '' liai. The tIso major users, Amoco end lieDaei witf share canwson 4 , pilfer values but- building forms iiii t Ls-INF:t1421 OW 1 C to their corporate :i:F•: ' •-,,- , IftplidlIiAt. TbA, secondary users, befe:t 40* spiodard reatistalgeet and re- tail uses, Will be designed to I ncorboi** specific buliding materials 4*,el , - -. - !.•...,;-.1istil - AI 1. exteriors will be gray tones a.sea luminum door and nd-ott f s - e e wAilipie Glass -will be otAir orlif . , .. . - `r......-?.f...:4 'tad bronze. Roofs wilt.ta pi tchat aod flat. The roor•ma torte Li41 .. ..4,. .... .,... .7 ,.4411 be gray tones. -,,-... . .4,- ..1, b . . , - ident i f ice t ion signs will be typical to corporate standards •••,' -,- krick bases to match the buildinqs. All signs will be lisous t. . ,. 7- ., with the build-leg in scale arid proportion. ti.res --M I trash and,equipmeit. enclosures will be of brick to 1 t ti1C. the bui"dies*. Al I ..pjaor equipment will be screened from view' '- ! .09rR adjacent strets4s. .-.- .,•-• " , - . ., Perking - Internal Circulation will be designed tg,,minimize the need of i -,. .. Asing_put.1 it streets to move from one parking aree'.tO.another, 1 -. ,..1., - „Materiels and irrigation systems will be selected and min- i. i : •-:-,•:.f.A11.1 , tO prektat an were I I uniform appeAerance. Paving material., t providelror easy access betweeQ. adjacent developments as well at .' vehicle and destination. ... ---- - - - , - - U,1-- , • '...3 ' , 1 e . ,,, _ ,. . :ct. .?..,,:;.•,. 1-., :.....-,_,..:-..4 . . _. . .• . . x , - ,.,. • , ,,,,. •• . • r ' • • co Memorandum co O To: Steve Smith , Mountain Plains Constructors. 0 o Fort Collins Planning Staff c Rick Ensdorff , Fort Collins Traffic Engineer 0 Q u oO {� From: Hatt Delich• M Date : September 25, 198XCi O Subject : Gateway at Harmony Road land use revision • W The land uses at Gateway at Harmony Road have been changed from that analyzed in the "Harmony Plaza Site Access Study, " December 1987 , and a memorandum "Gateway at Harmony Road traffic analyses , " November 30 , 1988. The proposed changes convert the sit down restaurant site to a Big 0 Tire Store , TCBY Frozen Yogurt store , and a Little Caesars pizza store . Table 1 shows the trip generation reflected in the November 30 , 1988 memorandum. Table 2 shows the trip generation from the site access study . Table 3 shows the trip generation from the newly proposed uses and the uses that remained constant . The trip generation from the new uses was obtained from data supplied by each of the proposed users : Big 0 Tires , TCBY , and Little Caesars Pizza . The bottom of Table 3 shows the percent of the trip generation of the newest proposal as compared to the trip generation in the original proposal . With the exception of the after-noon peak hour exits , the trip generation is less with the newest proposal . The reduction is on the order of 5-10 percent overall . The absolute increase in exiting vehicles in the afternoon peak hour is 20 vehicles per hour . The trip generation in the newest proposal is only slightly higher than that w w projected in the November 30 , 1989 memorandum. . n- > Figure 1 shows the noon and afternoon peak hour • assignment for the newest proposal . This assignment = o assumes full build-out of this site , a small retail area ea between Kensington and Target , comparable developments W on the east side of College Avenue , and 2010 background p a traffic volumes on both College Avenue and Harmony Road. Operation at the key intersections will be acceptable .- cc with the geometrics recommended in the "Harmony Plaza • Site Access Study . " 3 U w It is concluded that acceptable operation will be = a achieved at all access intersections with the new uses. �-- On-site circulation has not been reviewed in this d analysis . 2E S • Table 1 Trip Generation Daily Moo/4 Peak P.M Peak Land Use Trips Trips Trips Trips Trips in out in out McDonald' s 2400 154 144 76 67 Sit Down Rest .- 680 35 35 32 11 7.0 KSF (Amoco) limited 1320 47 47 60 60 C-Store , gas, car wash Retail - 7.8 KSF 650 12 10 38 40 Total 5050 248 236 206 178 . . , - III • Table 2 Trip Generation Daily Noon Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out McDonald' s - 3.5 KSF 2400 154 144 76 67 Sit Doan Restaurant - 778 52 44 37 13 8.0 KSF C-Store 1125 54 54 54 54 Gas 1064 43 43 58 58 Retail - 3.2 KSF 200 10 10 10 10 Grease Monkey Total • 5567 313 25'5 235 202 411 . Table 3 Trip Generation Daily Noon Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out Big 0 Tire 120 8 8 8 8 TCBY 340 10 10 7 7 Little Caesars 340 17 17 40 40 McDonald's - 3.5 KSF 2400 154 144 76 67 Retail 650 12 10 38 40 C-Store & Gas 1320 47 47 60 60 Total 5170 248 236 229 222 Percent the new trip generation is of the 93% 79% 80% 97% 110% original trip genera- tion . • • in a M O CO' 93 tiO 24a ' -- 130/1I0 N Nk- IS/IS II I A- N0M. LA-- 35' 45 ,1 { l% i -- 15'S/I 33 6NSINGTON 130/1Z5 * NOM. -. f ill 155/155 --,, — in \.: 0 ~O 2N 0 Ii — U) V 4 w L J J 0 0 0 N Ct o O lo Nh *---- 1515' I r-8 O/5'5 41 O 4 y i 1 (3 to coh N - kl 0 0 •90 O � h 00 rtl Q� 0 •t N 0 ----2t 5/Z.1 5- fj%c) 4 h k 3 5O/4•S'O 4 Ir 4 4Z5/945 fI -I I -310/7 70 L, l 00f i c,0 N ARMoNY d v ♦-- Z.SO/450 I00/ MCI ' 1 t r 2s - V) t (' o/300 ' 4GO/52.O -► 0 0 3cO/4-O5--" v a I8o/a50-- C zo0/16,0 -- 8 cu a h N V Q 9- NOON/PM N N N 20IQ PEAK HOUR TRAFFIC FIG() RE I