HomeMy WebLinkAboutGATEWAY AT HARMONY ROAD PUD, 1ST FILING - PRELIMINARY & FINAL - 1-88F - CORRESPONDENCE - RESPONSE TO STAFF REVIEW COMMENTS S 41,
RESPONSE TO STAFF COMMENT NO.1 - INTERNAL ACCESS.
Letter dated May 20, 1993.
The Gateway at Harmony Road (Jiffy Lube) P.U.D.
During the process of reviewing alternatives to provide internal
access between lots within the overall development, we evaluated
the effectiveness of such schemes based upon usage characteristics
of the Center.
The following conclusions were reached:
1. 40% of all gas and lube customers are anticipated to exit
through the car wash.
2. Based on observations at other Jiffy Lube facilities, it
is clear that almost all lube customers desiring to go to
Mcdonald's will walk, whereas, almost all gas customers will drive.
3. It is estimated a total of 34 vehicles will exit at
Kensington Drive during peak hour (12:00 to 1:00 p.m. Fridays) . An
additional 23 vehicles will exit through the car wash.
4. Assuming that a 10% capture rate of Jiffy Lube / Texaco
business will be siphoned off to the other businesses (McDonald's
etc. ) at the Center, the Average Daily Trips from Jiffy Lube to
these other businesses are estimated at 20 vehicles per day. The
peak hour of these type of trips is estimated at 3 to 4 vehicles
per hour.
Even with an additional internal access lane, we would estimate
that at best, no more than 50% of the customers would be aware of
the lane or would use it.
Finally, considering the functional aspects of the site and the
vehicular flow through the lube bays and car wash, we believe that
an internal access lane would congest the most heavily used part of
the site.
The
ARCHITECTS'
STUDIO
117 East Mountain Avenue Suite 200 Fort Collins, Colorado 80524 303 482 8125