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HomeMy WebLinkAboutGATEWAY AT HARMONY PUD, LOT 3, MAKEN II - AMENDED FINAL - 1-88J - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS I • ITEM NO. 7 MEETING DATE 1/2 7/9 7 AdiEnst STAFF Bob Blanchard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Gateway At Harmony PUD (Lot 3), Amended Preliminary And Final, (Maken II PUD), File #1-88J APPLICANT: VF Ripley Associates, Inc. 1113 Stoney Hill Drive Fort Collins, CO 80525 OWNER: Kensington Properties, Ltd. J. Paul Heffron, Managing Partner 1221 Pearl Boulder, CO 80306 PROJECT DESCRIPTION: This is a request for an amended preliminary and final planned unit development (PUD) approval for an 11,600 square foot building that will house three retail tenants. The 1.08 acre site is located on the west side of South College Avenue, north of West Harmony Road, East of Mason Street and south of Kensington Drive. Specifically, it is located directly north of McDonald's and south of the Conoco/Jiffy Lube. The property is zoned HB, Highway Business. RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This request for an amended preliminary and final PUD approval: • Is in conformance with the Gateway at Harmony Road ODP that was approved by the Planning and Zoning Board in July, 1988, and the Preliminary Gateway at Harmony Road PUD approved by the Board in February, 1989; • Scores 56% on the Business Service Uses Point Chart (exceeding the required 50% minimum) of the Land Development Guidance System (LDGS); • Meets all applicable All Development Criteria of the LDGS; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N.College Ave. PO.Box 580 Fort Collins,CO 80522-0580 (970)221-6750 PLANNING DEPARTMENT • • Gateway At Harmony PUD, Amended Preliminary and Final, File #1-88J January 27, 1997 Planning and Zoning Meeting Page 2 • Is located on a site that is excluded from the Residential Neighborhood Sign District. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: HB; existing convenience store and rapid lube (Jiffy Lube) S: HB; existing fast food restaurant (McDonald's) E: bp; existing convenience store across College Avenue (Schrader's Country Store) W: HB; vacant, currently used for parking The property was annexed into the City with the Horsetooth-Harmony Annexation in April, 1978. The property was originally subdivided and planned as the Harmony PUD in February, 1984. The site was approved by the Planning and Zoning Board for a new car dealership on the property located at the northwest corner of South College Avenue and West Harmony Road. Since 1984, several land use actions have been occurred which included the subject property: • In July, 1988, the Gateway at Harmony Road ODP was approved by the Planning and Zoning Board for 28,500 square feet of auto-related and roadside commercial uses on 6.6 acres (gross) located at the northwest corner of South College Avenue and West Harmony Road. At that same meeting the Board granted preliminary approval for 29,400 square feet of commercial uses on the site, including a fast food restaurant, retail convenience store, and auto-related uses. • A new preliminary for the entire site was approved by the Planning and Zoning Board in February, 1989 for a fast food restaurant, standard restaurant, gas station/car wash, and retail/service land uses on 4.5 acres (net) located at the northwest corner of South College Avenue and West Harmony Road. • • Gateway At Harmony PUD, Amended Preliminary and Final, File #1-88J January 27, 1997 Planning and Zoning Meeting Page 3 • The Gateway at Harmony Road PUD, Third Filing, Amended Preliminary (which is the same property as the current request) was approved by the Planning and Zoning Board in March, 1990 for a 5,850 square foot building containing two automotive uses on 0.90 acre. • The most recent action occurred in November, 1995 when the Board granted an amended preliminary and final approval for a restaurant - Taco Cabana 2. Land Use: This is a request for an amended preliminary and final planned unit development (PUD) approval for an 11,600 square foot building that will house three retail tenants. The interior space will include a 2,500 square foot mezzanine in the primary tenant's space which will be occupied by an automotive parts store. The 1.08 acre site is located on the west side of South College Avenue, north of West Harmony Road, East of Mason Street and south of Kensington Drive. Specifically, it is located directly north of McDonald's and south of the Conoco/Jiffy Lube. The project was evaluated against the All Development Criteria and the Business Service Uses point chart and scored 56%. Points were earned for the following criteria: c. Being part of a center (the Gateway at Harmony PUD); d. Two acres or more (as part of the Gateway at Harmony PUD) f. Providing joint parking (with McDonalds to the south and the shared lot to the west); and, h. Having greater than 1/6 contiguity to existing urban development (McDonalds on the south and the Conoco/Jiffy Lube on the north). 3. Design: Architecture: The building is to be one story, 19 feet in height, for the two tenant spaces to the east. The height of the building increases over the western tenant space (the automotive parts store) to 25 feet to allow for an interior mezzanine. All rooftop and/or ground mounted mechanical equipment will be fully screened from public view with rooftop parapet walls and/or landscaping. • • Gateway At Harmony PUD, Amended Preliminary and Final, File #1-88J January 27, 1997 Planning and Zoning Meeting Page 4 Both the color and the materials of the exterior walls will be similar to the Conoco/Jiffy Lube buildings to the north: the lower portion of the walls will be split face, concrete masonry painted dark gray, with the upper portion being synthetic stucco. These two materials will be separated by a decorated horizontal band, painted red, that encircles the building. The roof will be a dark gray, high profile asphalt shingle. The flashing and fascia will be anodized bronze color metal. Windows and doors will also be anodized bronze. Landscaping: The landscape plan provides a variety of deciduous trees, evergreen trees, shrubs and ground cover. Along the walkway on the north side of the building, interspersed plantings include both trees and shrubs. The parking on the east edge of the site is buffered from College Avenue with a variety of junipers with evergreen trees defining the northern and southern edge of the parking area. Two existing trees will be preserved at the northern edge of the eastern parking area between the proposed project and the property to the north. The joint boundary with McDonalds includes trees, shrubbery and cobble mulch. Parking: There will be 43 parking spaces, including 2 handicap spaces, which equates to 3.7 spaces per thousand square feet of gross leasable floor area. The parking is considered adequate for the proposed retail uses. Signage: The property is excluded from the Residential Neighborhood Sign District. All signage for this development is subject to the strict regulations of the City Sign Code that is administered by the Zoning Department. 4. Transportation: This project will gain its primary access from a shared right-in only turn lane from southbound South College Avenue. Secondary access will be gained from a driveway from Mason Street to the west and a driveway from Kensington Drive to the north. • i Gateway At Harmony PUD, Amended Preliminary and Final, File #1-88J January 27, 1997 Planning and Zoning Meeting Page 5 FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Gateway At Harmony PUD (lot 3), Amended Preliminary and Final, File #1-88J, staff makes the following findings of fact and conclusions: • It is in conformance with the Gateway at Harmony Road ODP that was approved by the Planning and Zoning Board in July, 1988, and the Gateway at Harmony Road PUD, Preliminary that was approved by the Planning and Zoning Board in February, 1989. • It scores 56% on the Business Services Uses Point Chart (exceeding the required 50% minimum) of the Land Development Guidance System (LDGS1. • It meets all applicable All Development Criteria of the LDGS. • The project location is excluded from the Residential Neighborhood Sign District; therefore, all aspects of proposed signage will be regulated by the Fort Collins Sign Code that is administered by the Zoning Department. RECOMMENDATION: Staff recommends approval of the Gateway At Harmony PUD (Lot 3), Amended Preliminary and Final (Maken II PUD), File #1-88J, with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final PUD plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (March 24, 1997) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer or the City staff, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. • • Gateway At Harmony PUD, Amended Preliminary and Final, File #1-88J January 27, 1997 Planning and Zoning Meeting Page 6 If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also, as necessary, extend the term of this condition until the date such decision is made.) If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. • • .4 I I"; •••••" 1, .... &I. lirtIll -al: Favg$0:41, �/�(��Jam. 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VICINITY MAP 10/01/96 #1 -88J Gateway © Harmony PUD " Lot 3, Maken II Amended Final 1••=2000' • • 7 Target Pavilion Lane J Mini U Storage Pederson Toyota uJ Proposed 4 Circuit City swear — uJ H J W Kensington Drive CC Pro•o ed W Har • y Big-o• Jiffy Luba —ITo n LC Z Tires et Cen e 0 Qo' _ inC 0 C vacant S y e U O McDonald's Cl) \ HARMONY ROAD Illarn ,,--0-4.-•-, VilAmijill .. 41% f63 NO °f S. o 10 •R . ° ■ • • ■ O1111 • VICINITY MAP 12/11/96 N #1 -88J Gateway @ Harmony PUD Lot 3, M a ke n I Amended Final 1"=300' 0 • iI aiss't i o %; 11 ;s Y3, 9 c rids.. 4c! iNti tj 3. giiiii b 3 s'i3� B: 4iasnv R 41 • Sillix13 i8 . e e e I IR "�" . �`01tPS 051 i 5e R 9 R R "� t;`:3$;'E 9 g S o ') 3 117.41141Vra**IPri n; ?Pi. !I — ' ' I; I- got .era a ,44-iz 11 . 3 fi `` ee 9 ` I {I ` Ns .e.tpa aaa 3., 0.) 89 R g R R 3 a 5^ • ^ ^ f ! t CIS'�1 O i Oro j e rig �f b t a s i - C� P -1iiil a 22Se. �;����� u IUit' iii! L. Z k ' 2 ! 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E , E°_ _ 5F ICJ __ o ye^a., o a E s,� ms— F H Eo v c _ v E v° Vo _I la - PP :� i i= oc =P - E r 1 �� u2a XI//�� ''_a I 11 a o_s z a = o ag zce l o � O o Z J W - h=- J H I W J W I E I- N N w o of i =o i v ��7 — sE. i _ i t - Z O W 4 W 1 V1 a I-I - w t • • LEGAL DESCRIPTION Lot 3. The Gwt s'ry At Mr way Rood r.U.D_ Turd ri A parcel of Mind located in the SC1/4. Section 35. Township 7 North. Range G9 West of the Gth Fit City of Fort Coals. County of Lorimer. State of Colorado and bahq a portion of Lot 1. harmony r.UD. a subdrheion of record at book 2268. papa 1767 of the records of said Lorimer Gounty. Colorado and � more particularly dascrbed as follows 5e�rrrnp at the northeast corner im Lot 1 The Gateway At harmonyuto Road a10 Second herein descrbed parca viodNision lof and f record ahtt Receptios No.thence along the north IIi.of of aideLoscore of said Lorimer do County and e* the point bs9 ai9 t 1. N 89 degas* 46 .iwtes 27 seconds W a entente of 280.48 feet; thence N 00 degrees 06 minutes 47 seconds C a distance of 160.09 feet to the southwest corner of Lot 1. The Gateway At harmony Road P.UD.. Fret ring. a subdwrion of record at Reception No. 89035718 of the records of said Lorimer Countyi thence along the south he of said Lot 1. The Gateway At harmony Rood r.UD.. Fret Ma. the folo+Mp three C3) coons* sad distances. 1) than* S 89 degrees 93 minutes 13 seconds C. 120.00 feet 2) thence S 55 degrees 18 minutes 15 seconds C. 7430 feet • 3) titmice b M doges*. 03 .Yvtes 13 seconds C. 95.00 foot to the sovthesst corner of said Lot 1. The Gateway At harmony Rood FLD_ first rig. and also bang on the west right-of-way Yne of South College Avenues thence along said west right-of-way lie S 00 degrass 01 iaivts* 00 seconds W a distance of 115.63 feet to the pout of beginning. containing 0.900 scree of Mind more arises. 11-27-1996 15:25 30310662 d ff. tHT hpvE ARCH CTs P.08 Activity A: ALL DEVELOPMENT CRITERIA`. . ALL CRITERIA APPLICABLE CRITERIA ONLY Is the criterion WIN the criterion applicable? be satisfied? CRITERION • I 11 Yea No If no, please explain • Al. COMMUNITY-WIDE CRITERIA 1.1 Solar Orientation I .� 1.2 Comprehensive Plan . ^ - 1.3 Wildlife Habitat 1.4 Mineral Deposit 1.5 Ecologically sensitive Areas reserved • 1.8 Lands of A ricultural Importance reserved 1.7 Energy Conservation . 1,8 Air Quality , 1.9 Water Quality , 1.10 Sewage and,Wastes A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transportation J x • 2.2 Building Placement and Orientation 2.3 Natural Features .. - 2.4 _ Vehicular Circulation and Parking }( _ 2.5 Emergency Access 2.6 Pedestrian Circulation �. 2,7 Architecture X 2.8 Building Height and Views - _ If X 2.9 Shading 2.10 Solar Access _2.11 Historic Resources 2.12 Setbacks 2.13 Landscape 2.14 Signs 2,15 Site Lighting X 2.16 Noise and Vibration 2.17 Glare or Heat �2.18 Hazardous Materials M _ A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards X 3.4 Geologic Hazards Land Development Guidance System for Planned Unit Development The City of Fort Coliline,Colorado,Revisod Mardi 1994 •61 - 11-27-1996 15:23 3032 662 VAUGHT FRYE AR TECTS P.05 N .. vU__ ACTIVITY: Business Service Uses DEFINITION: • Those activities which are predominantly retail,office,and services uses which would not qualify as a neighborhood service,neighborhood convenience,or community/regional shopping center.Uses include retail shops;offices;personal service shops;financial institutions;hotels/motels;medical clinics;health clubs;membership clubs;standard and fast-food restaurants;hospitals;mortuaries;indoor theaters; recreation uses;small animal veterinary clinics;printing and newspaper offices;and,other uses which are of the same general character. CRITERIA: Each of the following applicable criteria must be answered"yes"and implemented within the development plan. Yes No N/A 3 1. Does the project gain its primary vehicular access from a street other than ❑ South College Avenue? 3 2. DOES THE PROJECT EARN AT LEAST FIFTY(5096)PERCENT OF ❑ THE MAXIMUM POINTS AS CALCULATED ON POINT CHART 3 "B" FOR THE FOLLOWING CRITERIA? 3 a. Is the activity contiguous to an existing transit route(not applicable for uses of less than twenty-five thousand[25,000]square feet OLA or with less than twenty-five[25]employees,or located in the Central Business District)? b. Is the project located outside of the"South College Avenue Corridor"? c. Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center.an office or industrial park. tuuu of tnvtG n anb?rurturcu(Wvjcur-utno'cmpiaycds airing a single eignt ta) hour smut d. Is the project on at least two(2)acres of land,or located in the Central Business District? e. Does the project contain two(2)or more significant uses(for instance retail,office,residential, hotel/motel.or recreation)? f. Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ton(10)spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City?Refer to Appendix"E"for energy conservation methods to use for calculating energy conservation points. MEW 111111011111W Land Development Guidance System for Planned Unit Developments The City of Fort Collins,Colorado,Revised March 1994 3 -71 - 11-27-199S 15:25 303411662 VAUGHT FRYE ARCHSCTS P.07 Business Service Uses (continued) h. Is the project located with at least one-sixth(1/16)of its property boundary contiguous to existing urban development? If the site contains a building or place in which a historic event occurred,has special public value because of'notable architecture,orb of cultural significance,does the project fulfill the following criteria? 1. Prevent creation of influences adverse to its preservation; 4 2. Assure that new structures and uses will be in keeping with the character of the building or place.Imitation of period styles should be avoided;and i 3, Propose adaptive use of the building or place that will lead to its continuance,conservation', and improvement in an appropriate manner while respecting the integrity of the neighborhood. . i • ti E E .E • Land Development Guidance System for Planned Unit Developments The City of Fort Collins,Colorado,Revised Mauch 1994 -72- a 11-27-1996 15:24 303S662 NAUGHT FRYE ARCH TS P.06 3 3 BUSINESS SERVICE USES POINT CHART E ' For All Criteria Applicable Criteria Only is the l II I!! IV Criterion APpu b circle Poufs maximum Cori vt Score "med ,e,Pp�lnts Yes No I x II p°Nis a. Transit Route X 2 A 2 b. South College Corridor X X 2 0 4 O 8 c. Part of Center X X 2 0 111111 69 d, Two Acres or More X X 2 0 3 4 6 / e, Mixed-Use X X 2 0 3 0 6 f, Joint Parking - 1 2 0 3 & g. Energy Conservation X 112131410 2 67 8 h. Contiguity X X 2 0 5 0 10 I. Historic Preservation 1 2 0 2 D 1' EEO 2 0 1111 k limo 20 1, 1 2 0 1111 Totals Z S .6j0 V Vi Percentage Earned of Maximum Applicable Points v/vi =vil5.e c� vo msmissor Lend Development Guidance System for Planned Unit Developments The City of fort CoUinp,Colorado,Revised March 1994 -73- • S MEMORANDUM o a) c) • 0 o `n TO: Linda Ripley, VF Ripley & Associates a Eric Bracke, Fort Collins Traffic Engineer o Fort Collins Planning Department o rn • -0 FROM: Matt Delich ` 7;11 O LL. DATE: January 6, 1997 > SUBJECT: Gateway at Harmony Road trip generation comparison (File : 9534MEM3) W > D) co This memorandum provides documentation of a trip o generation comparison between two uses on a parcel within the = rn Gateway at Harmony Road in Fort Collins . In a traffic study z w (The Gateway at Harmony Road Site Access Study, April 1995) , 2 one of the uses considered was a fast food restaurant, located 0 N between Jiffy Lube and McDonald' s, as shown in Figure 1 . As N a fast food restaurant, it was estimated that this parcel would generate the following vehicular traffic : Daily - 1700 trip ends Morning Peak Hour - 149 trip ends Noon Peak Hour - 125 trip ends Afternoon Peak Hour - 98 trip ends The reference document for this estimate is Trip Generation, 5th Edition, ITE and the February 1995 Update . The land use proposed to replace the fast food restaurant is a 14, 127 square foot retail building. Specific uses within this building are not known at this time . Therefore, the W category of "Specialty Retail " (Code 814) from the cited O. 0 reference was used to estimate the trip generation from the proposed building. Specialty retail is defined as a small W strip shopping center containing a variety of retail shops , = Z specializing in quality apparel , hard goods, services such as Cu) W real estate office, dance studios, or florists , and small ...I restaurants . As a specialty retail building, it was estimated W o that this parcel would generate the following vehicular c) a traffic : k Daily - 575 trip ends Morning Peak Hour - 26 trip ends Noon Peak Hour - 91 trip ends F Afternoon Peak Hour - 70 trip ends W `� A simple comparison indicates that the proposed 14, 127 = LL square foot retail building will generate less traffic than r: a the fast food restaurant used in the cited traffic study. Q F- Since the traffic study demonstrated that acceptable operation could be achieved with the use that generated more traffic , it is concluded that acceptable operation could be achieved with the 14, 127 square foot retail building. As a sensitivity • • analysis, it can be seen that it would require almost a doubling of the estimated trip generation for the retail building in order to reach the trip generation used in the original traffic study. It is concluded that acceptable operation can be achieved at the key intersections with the proposed land use change . • • Au. R N NO SCALE KENSINGTON DRIVE 1 r[C) 0 01 ( ihT- --..(,-.-------- 1 rM & O TIRES -t O � \ \ 1 ' I _ JiffyLuba 1 r Lb I r FT IT r FAST %*%%.--,,__ W ,}.. FOOD i W, 1 r �[ co ,ICI 1I 0, UJ ) ( ) C ) ! ' . -A o ® i @01 1 \ 0v 1 ) /\ C r / I � I l McDonald's I ' \ l // ) 1 0 , ....._____________.............___ __ ____, O - - - - HARMONY ROAD _ I SITE PLAN Figure 1