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HomeMy WebLinkAboutTHE OVERLOOK CONVENIENCE CENTER AT ARAPAHOE FARM PUD - PRELIMINARY - 55-87N - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS ITEM NO. 17 MEETING DATE 1/27/97 �.. STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: The Overlook Convenience Center at Arapahoe Farms, Preliminary P.U.D., #55-87N APPLICANT: Overlook Development Company, LLC. do Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Oak Farm, Inc. do L.G.T. Real Estate Advisors, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. for a neighborhood convenience shopping center located at the southwest corner of new Harmony Road and Seneca Street. The parcel 4.69 acres in size. The primary use is on Lot Three and includes a 3,000 square feet convenience store, with gas pumps, canopy, and one-bay automatic carwash. There are three other pad sites. Lot One may include multi-tenant retail (including possible restaurant), office, and child care facility. Lots Two and Four may include office, retail and/or residential dwelling units. The parcel is zoned R-L-P, Low Density Planned Residential, with the P.U.D. condition. RECOMMENDATION: Approval with Conditions EXECUTIVE SUMMARY: The P.U.D. complies with the approved Arapahoe Farm O.D.P. The project complies with the design guidelines for convenience centers and satisfies the All Development Criteria of the L.D.G.S. A variance is recommended from the requirement of meeting the minimum of 65% on the applicable Point Chart. Two conditions of approval are recommended regarding traffic safety and hours of operation. The disposition of old Harmony Road is impacted by this P.U.D. The project complies with transportation policies and traffic operations criteria. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303)221-6750 PLANNING DEPARTMENT • S The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-L-P; Single Family (Overlook at Woodridge, 1st Filing, Gates at Woodridge, 1st Filing) S: R-L-P; Vacant (Harmony Ridge O.D.P. and Preliminary P.U.D.) E. R-L-P; Multi-Family (Arapahoe Farm Townhomes) and Lighthouse Church W: R-L-P; Single Family (Overlook at Woodridge, 1st Filing) This area was annexed in 1980 as part of the Horsetooth-Harmony West Annexation. In 1987, the parcel was included in the 224 acre Arapahoe/Mountain Ridge Farm O.D.P. The Arapahoe Farm portion of the O.D.P. is known as Woodridge P.U.D. New Harmony divides this neighborhood. The filings on the east side of new Harmony Road are known as The Gates at Woodridge. The filings on the west side of new Harmony Road are known as The Overlook at Woodridge. In the years 1991 through 1995, The Overlook at Woodridge P.U.D., Filings One through Four, and The Gates at Woodridge P.U.D., Filings One through Four, were approved. These eight filings represent 442 single family homes on 136 acres. In 1994, Arapahoe Farm Townhomes, consisting of 72 units, was approved. This project represents the only multi-family development on the Arapahoe Farm portion of the Arapahoe/Mountain Ridge Farm O.D.P. 2. Context Within the Section: The square mile section surrounded by Horsetooth Road, Shields Street, Harmony Road, and Taft Hill Road represents a fast-growing area in the southwest quadrant of the City. The entire northwest quarter (160 acres) is developed as residential County Subdivisions (Imperial Estates and Westfield Sub.) These two subdivisions were not constructed to urban standards. While contiguous to city limits, they remain unannexed. Skyline Acres (38 acres) located at the southwest corner of Horsetooth and Shields, is also a large-lot subdivision which was originally approved and built in the County but was annexed in 1986 and zoned R-E, Residential Estate. i i The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 3 Arapahoe/Mountain Ridge Farm O.D.P. covers 224 acres. This O.D.P. is largely single family residential with Arapahoe Farm Townhomes and Cobblestone Corners being multi-family. There are potentially two areas designated as commercial along the new alignment of Harmony Road. This O.D.P. established the new alignment of Harmony Road in order to vacate the dangerous intersection at Taft Hill Road. New Harmony Road is scheduled to be completed to County Road 38E in late 1997 or 1998. This is one of the few areas of the city where an arterial veers off the section and divides a neighborhood. In the center of the section, Webber Junior High School and Johnson Elementary School are combined into one campus. A pedestrian path, with an underpass under re-aligned Harmony Road, will feed these schools from the west. Both schools are adjacent to Westfield Park, a 15 acre neighborhood park that has been acquired by the City but remains undeveloped. Besides the Woodridge P.U.D.'s, and the two multi-family projects, there are two other existing single family developments in the area. Regency Park and Westbrook are adjacent to the two schools on the south and east. Seneca Street is the north-south collector street which, although partially built, will extend north to Horsetooth Road and south into Harmony Ridge P.U.D. An extension of Troutman Parkway will be the east-west collector and intersect with Seneca at Johnson School and Westfield Park. A recreation path is planned on the east side of the Pleasant Valley and Lake Canal. Pineview Preliminary P.U.D., located along Shields, south of Troutman remains a current, valid plan for a neighborhood shopping center and will add considerably to the land use mix in the area. Two residential projects remain approved but unbuilt. Mountain Ridge Farm P.U.D. (Final) and Stockbridge P.U.D. (Preliminary) are located adjacent to Imperial Estates and Westfield Park and border Horsetooth Road and Shields Street. These two projects will not include street connections into the adjacent County subdivisions. 3. Arapahoe/Mountain Ridge Farm O.D.P. This 224 acre O.D.P. was originally approved in 1987 and amended in 1991. In 1991, the subject parcel was designated "Convenience Center." The Preliminary P.U.D. request for a neighborhood convenience shopping center, therefore, complies with the approved O.D.P. • • The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 4 4. Land Use: The Preliminary P.U.D. was reviewed by the absolute and variable criteria of the Neighborhood Convenience Shopping Center point chart. The absolute criterion asks that steps be taken to minimize any environmental hazards, particularly those associated with underground fuel storage tanks, and if the proposed development is located in or near an environmentally-sensitive area, have all applicable state and local environmental standards been met? The installation of underground gasoline storage tanks is regulated by state and local codes. Part of the submittal requirements for the Poudre Fire Authority is a Hazardous Material Impact Analysis. The area has been determined the Department of Natural Resources not to be environmentally sensitive. Staff, therefore, finds that this absolute criterion has been satisfied. On the variable criteria, the project earns a score of 52% which is below the required minimum of 65%. Points were awarded as follows: b. For being located at the intersection of an arterial and collector with primary access taken off the collector; c. Containing two or more different uses; d. Located on at least three acres of land; g. Having contiguity with existing urban development. The project does not meet the required minimum score of 65% on the Neighborhood Convenience Shopping Center Point Chart of the L.D.G.S. The applicants' are requesting a variance from meeting the required score. 5. Variance Request - Neighborhood Convenience Point Chart The Planning and Zoning Board is empowered to grant variances to the provisions of the L.D.G.S. Variance requests may be granted if the Board determines that the granting of the variance: A. Would neither be detrimental to the public good; B. Nor impair the intent and purposes of the L.D.G.S; and • • The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 5 C. That the plan as submitted is equal to or better than such a plan incorporating the provision for which a variance is requested. In evaluating the request, Staff was guided by the locational policies for convenience stores as found in Neighborhood Convenience Shopping Center: Design Guidelines, Policies and Criteria, adopted in 1988. This policy document added the neighborhood convenience center to the hierarchy of commercial land uses that was originally established by the Land Use Policies Plan. The document states: "These centers have an important role to play in the hierarchy of commercial uses in the community by providing opportunities for the location of convenience goods in compact and well designed centers beyond those already provided by the Neighborhood Service Center. And, similar to the function of the Neighborhood Service Center, they achieve overall city goals by providing an alternative for neighborhood residents from having to drive to College Avenue for their convenience shopping needs." In addressing locational policies, the document also states: "Neighborhood Convenience Centers shall be encouraged to locate adjacent to, or made a functional part of Neighborhood Shopping Centers, Industrial Business Parks, Office - Business Service Centers, or higher density residential projects." The Overlook Convenience Center satisfies these two policies by meeting the precise definition of a neighborhood convenience shopping center and by being adjacent to two multi-family projects, Arapahoe Farm Townhomes (existing) and Harmony Ridge (Preliminary P.U.D.). In fact, the layout of the site plan is designed to provide direct vehicular and pedestrian connections into Harmony Ridge P.U.D. On the point chart, however, points were not awarded for variable criterion f: "Is the center contiguous to and functionally a part of an existing or approved neighborhood shopping center, an office or industrial park, or a multi-family development?" The reason points cannot be awarded for this criterion, even though the center is contiguous to Arapahoe Farm Townhomes and functionally a part of Harmony Ridge, lies in the definition of"multi-family development" defined by the L.D.G.S. as: • 111) The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 6 "Multi-family development shall mean a collection of residential buildings planned as a unit, which contains one hundred (100) or more dwelling units with a net density of not less than ten (10) dwelling units per acre." Since Arapahoe Farm contains only 72 townhomes at 7.00 dwelling units per acre, and since Harmony Ridge P.U.D. contains 129 units (106 townhomes) at 4.11 dwelling units per acre, the definition of"multi-family development" is not met. Credit, therefore, cannot be taken despite being contiguous to and functionally a part of two projects containing 178 multi-family dwelling units. While credit cannot be earned for this variable criteria, Staff finds that the location meets the policy objective for Neighborhood Convenience Shopping Centers. The Air Quality Policy Plan states: "LU-1 The City shall support proposals for higher density residential development and mixed land use development in all neighborhoods, if they are designed to enhance the use of alternatives to single-occupant motor vehicle transportation, and if they comply with all other criteria necessary for approval of such proposals." Staff finds that the land use is appropriate at this location and will serve existing and proposed neighborhoods in the southwest portion of the City and promote the goals of the Air Quality Policies Plan. Staff, therefore, finds that the granting of a variance would neither be detrimental to the public good nor impair the intent of the L.D.G.S. Further, Staff finds that the P.U.D. is equal to a plan that would have been located next to projects that would have precisely met the definition "multi-family development." 6. Neighborhood Compatibility: Two neighborhood meetings have been held. Summary minutes to these meetings are attached. The primary issues raised by those attending the meetings, and their resolution, are as follows: A. Traffic/Safety There is a concern that the Harmony/Seneca intersection will not be signalized until traffic warrants are met. An unsignalized intersection will be dangerous for pedestrians, particularly junior high students, who must cross an arterial to gain access. • • The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 7 In response, as the intersection of an arterial and collector streets, the intersection is eligible for a traffic signal. Installation will be by the City only when traffic warrants are met, not sooner. For pedestrian safety in the near term, there will be crosswalks and other traffic safety devices to be determined by the Traffic Operations Department. The traffic study anticipates that a signal will be warranted in about the year 2015. Staff finds the traffic generated by the center can be accommodated on the existing and proposed street system and that the operation can be made safe by installation of traffic safety devices. In order to further pursue potential solutions and explore installation of a variety of traffic safety devices, Staff recommends the following condition of approval: "At the time of Final, the affected parties shall work with the City's Traffic Operations Department to explore the options for installing traffic safety devices to promote pedestrian safety. These devices, if any, shall be stated on the Final Plan" . B. Setback on Lot One There is a concern that the building on Lot One is too close the rear property line of the homes fronting on Overlook Drive. In response, because the building is angled, the setback on Lot One ranges from 29 feet on the north to 34 feet on the south. The area will feature landscape materials. The building will be one-story in height and constructed at about the same grade as the existing homes. A pitched roof and residential materials will help mitigate the building's impact. Staff finds that the proposed setback and design promotes neighborhood compatibility. C. Underground Storage of Hazardous Material There is a concern that the underground storage of gasoline tanks will present a danger to the residential area. In response, information provided by Mr. Ron Gonzales, Hazardous Material Specialist, Poudre Fire Authority, and presented at the second neighborhood meeting, indicates that underground storage of gasoline will be subject to both City and State Codes (including the aforementioned Hazardous Material Impact Analysis). This particular site holds the advantage of having a low water table versus other areas in the eastern part of the city. Installations are allowed by a permit system and are inspected during the actual installation phase for compliance. Staff finds that the underground storage of • • The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 8 gasoline at this location does not present a hazard to the surrounding property owners based on the precautions required in the applicable Codes. D. 24-Hour Operation There is a concern that with close proximity to the existing homes, a convenience store operating on a 24-hour basis is inappropriate. In response, the developer has indicated a willingness to work with the both the neighborhood and the ultimate convenience store operator who has not been selected at this time to resolve this issue. Experience has shown that this issue is best resolved in direct negotiations with an operator. This will have to be done between Preliminary and Final. Another option proposed is that the c-store operator be allowed to remain open on 24- hour basis for a trial period. The Zoning Department would then have the authority to restrict hours if complaints are received. There is a precedent for restricting hours of operation. Such restrictions are most successful when committed to voluntarily. The Neighborhood Convenience Shopping Center: Design Guidelines, Policies, and Criteria states: "It is not intended that the City will consider limiting the hours of operation of all proposed Neighborhood Convenience Centers. In some circumstances, however, the operating hours of commercial uses can be a factor in a center's compatibility with the adjacent residential neighborhood." Staff, therefore recommends the following condition of approval: At the time of Final P.U.D., as part of the development review process, hours of operation shall be stated on the Plan. Review criteria shall be as follows: 1. Intensity of noise and lighting; 2. Character of the abutting neighborhood; 3. Size and scale of the proposed Convenience Center; 4. Design arrangement of buildings, circulation, screening, and activities on the site; 5. Proposed land uses, activities, and intensity. ! • The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 9 D. Old Harmony Road Disposition There is a concern about what will happen to old Harmony Road after new Harmony Road is connected to County Road 38E at Taft Hill Road. This issue is discussed in depth in a separate subsection. In conclusion, based on the design and input from two neighborhood information meetings, Staff finds that the Preliminary P.U.D. is sensitive to and maintains the character of the existing neighborhood. 7. Design: The design aspects of the P.U.D. are described as follows: A. Building Orientation The site is arranged so that the parking area is formed by a central court surrounded by buildings. The c-store is "reverse mode" in that the gas pump islands, canopy, and carwash are oriented inward toward the central court rather than out on the edge next to the arterial street. This orientation internalizes the areas of low visual interest thus presenting a more attractive appearance to the immediate neighborhood and the traveling public. B. Architecture The intent of the architectural character of the center is to blend in with the neighborhood by using exterior materials found in the surrounding neighborhood. This includes brick banding on the lower levels, synthetic stucco and/or lap siding, and high- profile asphalt-fiberglass shingles. All buildings will feature a pitched or mansard roof, including the gas canopy. Roofs are accented with dormers and gables for visual interest. C. Walkways The plan set includes a context diagram that illustrates the bicycle and pedestrian circulation system. Connections are made out to the existing sidewalk on Harmony Road and future walks along Seneca. Internal sidewalks and ramps allow for circulation among the various buildings. In summary, the design of the Preliminary P.U.D. satisfies pertinent All Development Criteria of the L.D.G.S. At the time of Final, these design elements must be refined and comply with the Preliminary. • The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 10 8. Natural Resources/Parks and Recreation In conjunction with Harmony Ridge P.U.D., the Overlook at Arapahoe Farms P.U.D. proposes to use a portion of the old Harmony Road right-of-way and provide an access to the future trail head for the Fossil Creek Trail. This trailhead will be constructed by Parks and Recreation to serve the section of the Fossil Creek Trail that will connect Taft Hill Road to Shields Street. Trail users will be guided to the trailhead with directional signage. The trailhead will also serve as an observation area for the proposed expansion (140 acres) of the Cathy Fromme Prairie under contract for purchase by the Department of Natural Resources. There will be no vehicular access to the trailhead from Taft Hill Road. 9. Disposition of Old Harmony Road: The City's position on the status of old Harmony Road has shifted due to the potential acquisition of the expanded Cathy Fromme Prairie and the need for a trailhead for the new Fossil Creek Trail. The closure of the Harmony/Taft Hill intersection, however, consistently remains the number one objective due to its dangerous grade and sight distance problems. In 1987, during the master planning of Arapahoe/Mountain Ridge Farm, the City made the decision to close the Harmony/Taft Hill intersection and re-align the arterial northwest to intersect with County Road 38E at Taft Hill Road. Public and private funds were spent on this new alignment including an underpass for students on the west side of the roadway. At that time, the five abutting lots on the north side of old Harmony (The Overlook at Woodridge, 1st Filing) were unoccupied but platted with the understanding that: A. If and when it is no longer necessary to retain for public access to adjacent parcels, the right-of-way for old Harmony Road would be vacated in accordance with State Statutes; and B. Underlying utility easements and access for public and private utility providers would be retained; and C. No vacation would occur until new Harmony connected to C.R. 38E; and Old Harmony Road was no longer necessary for local street access to the adjacent parcels. D. There was no capital funding identified for the physical removal of the roadway; and • 0 The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 11 E. Seneca Street, with a collector cross-section, would be extended south to Taft Hill Road. Since 1987, however, conditions have sufficiently changed to modify the disposition of old Harmony Road. These changed conditions include: A. The potential acquisition of 140 acres of open space by the Department of Natural Resources south of old Harmony and directly abutting the Cathy Fromme Prairie. B. The planned extension of the Fossil Creek Trail through the Cathy Fromme Prairie, and the parcel under contract, from Shields Street to Taft Hill Road. C. The need for a trailhead for the Fossil Creek Trail. D. The submittal of an Overall Development Plan and Preliminary P.U.D. for Harmony Ridge and the potential need for a second point of access using the old Harmony Road alignment. Since 1987, the five abutting lots on the north in The Overlook at Woodridge, 1st Filing, have sold and are occupied. Consequently, the expected dispostion of old Harmony Road has changed causing some concern. Based on the review of current public and private projects, the new disposition of old Harmony Road will be: A. As originally intended, the dangerous intersection will be closed; and B. Old Harmony Road right-of-way will be vacated only to the extent for what is not needed for Parks and Recreation and second point of access for Harmony Ridge. If right-of-way is needed for access to any parcel, it cannot be vacated; and C. As originally intended, access and utility easements will be retained; and D. There will be no vehicular access to the trailhead or to Harmony Ridge via Taft Hill Road; and E. Seneca Street is not planned to continue south to intersect with Taft Hill Road, rather it will continue south only so far as to serve Harmony Ridge P.U.D. This extension within Harmony Ridge P.U.D. has been downgraded from a collector to a local street; and • • The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 12 F. Old Harmony Road, if incorporated into the development of adjacent lands as a public street, will need to be improved by the developer to meet City street standards. If it is agreed by the property owners who access Old Harmony Road that it serves their purposes to utilize the roadway as a private drive for trailhead and emergency access only, then the roadway may only need minimal upgrades, if any. It will also need to be determined if the right-of-way would be vacated or left as a tract. Staff believes this is a fair and equitable solution given the needs of all the parties involved. 10. Transportation: A traffic impact study was prepared for this Preliminary P.U.D. Primary access is gained from Seneca Street, south of new Harmony Road. Secondary access is from eastbound new Harmony which will be restricted by the present median to a right- in/right-out only. The key intersection for operational analysis is new Harmony Road and Seneca Street. Harmony Road is classified as an arterial street. Seneca is classified as a collector street north of new Harmony and as a local street south of the intersection. The traffic study concludes that a traffic signal is not warranted at this intersection until the long term with full build-out of The Overlook and The Gates at Woodridge and Harmony Ridge (estimated to be in the year 2015). In the short term (1998), the intersection will operate between Levels of Service "A" and "B" with stop sign control during the peak hour. In the medium term (2000) the intersection will operate between Levels of Service "A" and "C" also with nothing but stop sign control. Development of this convenience center does not trigger the widening of Harmony Road to east. Safety for bicyclists and pedestrians crossing Harmony at Seneca is provided for by painted cross-walks and other traffic safety devices to be determined by the Traffic Operations Department. In conclusion, Staff finds that the Preliminary P.U.D. is feasible from a traffic operational standpoint and satisfies City transportation policies. • • The Overlook Convenience Center at Arapahoe Farm P.U.D. - Preliminary, #55-87N January 27, 1997 P & Z Hearing Page 13 11. Findings of Fact/Conclusion A. A neighborhood convenience shopping center on this parcel complies with the Arapahoe/Mountain Ridge Farm Overall Development Plan. B. The P.U.D. does not exceed the minimum required score on the Neighborhood Convenience Shopping Center Point Chart of the L.D.G.S. requiring a variance. C. The P.U.D. complies with the applicable All Development Criteria of the L.D.G.S. D. Based on site design and input from two neighborhood information meetings, the P.U.D. is found to be sensitive to and maintains the character of the existing neighborhood. E. The P.U.D. allows for Parks and Recreation to provide a vehicular access to trailhead parking for the new extension of the Fossil Creek Trail. F. In conjunction with the adjacent Harmony Ridge P.U.D., provisions are made for old Harmony Road to be closed at the existing intersection with Taft Hill Road and yet still maintain downgraded (non-arterial) access and utility easements as may be necessary to serve interested parties. RECOMMENDATION: Staff recommends approval of the variance request from meeting the required minimum score on the Neighborhood Convenience Shopping Center Point Chart of the L.D.G.S. Staff recommends approval of The Overlook Convenience Center at Arapahoe Farm, Preliminary P.U.D., #55-87N, subject to the following conditions: 1. At the time of Final P.U.D., as part of the development review process, the affected parties shall work with the City's Traffic Operations Department to explore the options for installing traffic safety devices to promote pedestrian safety. These devices, if any, shall be stated on the Final Plan. 2. 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I MI i NA I� -.--, O.,51. iiik ,‘1,..,1 ilk hl MA .,,, illy , I ,-'t ''''--A 1 ' -,',Pii 1 � I .e h- sifii.,.;:,,...,...,,,,,,,,,,.7.11.,,,,,,,,I,I.,,I.,,, ,^ , I I,II '-.., II 4i- Ali iiI 11111y1�1 jinIil I ® 1 1 mi !INK ./.... I 11 Will Vali `'I E pis. I ail ii t_+, Ili .i r'i.91,� J II I IM a ,, Aug -=--tri 71 I *41/-4/71 _ ' g li— r U U ,, I:. i = y � W '.�tr ,,,, d_�. rn ,\ Fi w r p�• ¢ Y w W y� W t Y r � ¢ ° t_ r A x a -o 11111 I. H eI ° g� 2 1- ° I 2 ,k , rQ ' ` "1I. W l tW J <W r WZ cc ; UNwW JOs OJN r:: ~"t OJ Si • • THE OVERLOOK AT ARAPAHOE FARMS PRELIMINARY PUD LAND USE BREAKDOWN NOVEMBER 25, 1996 AREA GROSS 204,165 sq.Ft. 4.69 AC NET 189,956 sq.ft. 436 AC COVERAGE • MAY VERY WITH CONVENIENCE STORE ±3,150 sq.Ft. 1.54% FINAL P.U.D. CARWASH ±1,100 sq.Ft. 0.54% LOT I ±10,000 sq.ft. 4.90% LOT 2 ±8,500 sq.Ft. 4.16% LOT 4 ±1,200 sq.Ft. 0.54% TOTAL BUILDINGS ±23,850 sq.Ft. ilk's% STREET ROW 14,209 sq.Ft. 6.96% PARKING 4 DRIVES 61,233 sgft. 32.94% LANDSCAPING 98,813 sq.Ft. 48.24% RESIDENTIAL UNITS 4-8 UNITS FLOOR AREA ±25,000 sq.ft. COMMERCIAL, ±8,000 RESIDENTIAL PARKING PROVIDED STANDARD 94 spaces HANDICAPPED 5 spaces SUBTOTAL OFFICE/RETAIL 99 spaces 3.96/I,000 SF COVERED RESIDENTIAL 8 spaces SUBTOTAL 101 spaces 3.24/1,000 SF BICYCLES IS spaces (6 per rack) TOTAL VEHICLES 125 spaces 3.18/1,000 SF MAXIMUM BUILDING HEIGHT 40 Ft. (PER CITY CODE) POSSIBLE PAD USES LOT I RETAIL, OFFICE, RESTAURANT, AND/OR DAYCARE LOT 2 OFFICE, RETAIL, AND/OR RESIDENTIAL LOT 4 OFFICE, RETAIL, AND/OR RESIDENTIAL • lky ,@©pe urban design, inc. THE OVERLOOK AT ARAPAHOE FARMS PUD Statement of Planning Objectives November 25, 1996 The Overlook at Arapahoe Farms is planned as a Neighborhood Convenience Shopping Center, and is a key element in achieving the goal of "Creating a successful mixed use development" established with the Arapahoe/Mountain Ridge Farms ODP. This center is proposed to include a convenience grocery store (with accessory gas pumps), multi-tenant retail/office space, and potentially day care and residential uses on approximately 4 acres. The center is designed to complement the architectural features of the surrounding neighborhood. Building placement is designed for easy pedestrian access and to shield adjacent residents from parking areas and associated activities and lighting. Employment at this site is estimated at up to 70± upon completion of construction. As per adopted City policy, this Neighborhood Convenience Shopping Center is designed to allow neighborhood residents the opportunity to keep a greater number of service and day-to-day shopping trips within their own neighborhood, and potentially reduce the consumers need to travel to College Avenue or other remote commercial areas. Development of the site may begin in late 1997, with completion of full site development anticipated between 1998 and 2001 . THE OVERLO• AT ARAPAHOE FARITS PRELIMINARY PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY Is the criterion Will the criterion If no, please explain applicable? be satisfied? Not Ap- Pre- pli- CRITERION nely Final be Yes No Al . COMMUNITY-WIDE CRITERIA 1 .1 Solar Orientation X 1 .2 Comprehensive Plan X X 1 .3 Wildlife Habitat X 1 .4 Mineral Deposit X 1.5 Ecologically Sensitive Areas reserved 1 .6 Lands of Agricultural Importance reserved 1 .7 Energy Conservation X X 1.8 Air Quality X X 1.9 Water Quality X X 1 .10 Sewage and Wastes X X 1 .11 Water Conservation X X 1 .12 Residential Density X A2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transportation X X 2.2 Building Placement and Orientation X X 2.3 Natural Features X X 2.4 Vehicular Circulation and Parking X X 2.5 Emergency Access X X 2.6 Pedestrian Circulation X X 2.7 Architecture X X 2.8 Building Height and Views X 2.9 Shading X X 2.10 Solar Access X X 2.11 Historic Resources X 2.12 Setbacks X X 2.13 Landscape X X 2.14 Signs X X 2.15 Site Lighting X X 2.16 Noise and Vibration X X 2.17 Glare or Heat X 2.18 Hazardous Materials X X A3. ENGINEERING CRITERIA 3.1 Utility Capacity X X 3.2 Design Standards X X 3.3 Water Hazards X 3.4 Geologic Hazards I X Land Development Guidance System for Planned Unit Developments The City of Fort Collins,Colorado,Revised August 1994 -61- • THE OVERLOIOAT ARAPAHOE FARM PRELIMINARY PUD NOVEMBER 25, 1996 DENSITY CHART I3 Maximum Earned Criterion Credit Credit 2000 feet of an existing neighborhood service center;or a neighborhood service center to be constructed as part of the project. 20% a (If the project is proposed to be constructed in multiple phases,such neighborhood service center must be constructed as a part of the phase for which approval is sought.) b650 feet of an existing transit stop(applicable only to projects having a density of at least six(6)dwelling units per acre on a 20% gross acreage basis) 4000 feet of an existing community/regional shopping center,or a community/regional shopping center to he constructed as part 10% C of the project. (If the project is proposed to be constructed in multiple phases,such community/regional shopping center must be constructed as a part of the phase for which approval is sought.) 3500 feet of an existing neighborhood or community park;or community facility(EXCEPT GOLF COURSES);or 20% B d 3500 feet of a publicly owned,but not developed,neighborhood or community park,or community facility(EXCEPT GOLF 10% 10% COURSES);or WESTFIELD PARK 3500 feet of a publicly owned golf course,whether developed or not 10% e 2500 feet of an existing school,meeting all requirements of the State of Colorado compulsory education laws 10% 10% JOIINSON ELEMENTARY AND WEBBER JUNIOR IIIGII A3000 feet of a major employment center or a major employment center to be constructed as part of the project. (If the project is 20% 20% proposed to be constructed in multiple phases,such major employment center must be constructed as a part of the phase for fwhich approval is sought.) No building,office or business park,or shopping center which has served as the basis for the claiming of credit under any other"base"criteria of this Density Chart can also he used as the basis for claiming credit under this criterion. FRONT RANGE COMMUNITY COLLEGE 1000 feet of an existing child care center or a child care center to he constructed as part of the project. (If the project is 59f gproposed to be constructed in multiple phases,such child care center must be constructed as a part of the phase for which Sapproval is sought.) h 'North Fort Collins" 20% • The Central Business District 20% A project whose boundary is contiguous to existing urban development.Credit may be earned as follows: 30% 30% 0% For projects whose property boundary has 0-10%contiguity; J 10-15% For projects whose property boundary has I0-20%contiguity; 15-20% For projects whose property boundary has 20-30%contiguity; 20-25% For projects whose property boundary has 30-40%contiguity; 25-30% For projects whose property boundary has 40-50%contiguity; If the project contains dwelling units set aside for individuals earning 80%or less of the median income of City residents,as 15% adjusted for family size,and paying less than 30%of their gross income for housing,including utilities("Affordable Dwelling Units"),calculate the percentage of Affordable Dwelling Units to the total number of dwelling units in the project and enter that percentage,up to a maximum of 15%. (If the project is proposed kto be constructed in multiple phases,the Affordable Dwelling Units must be constructed as a part of the phase for which approval is sought.) In order to insure that the Affordable Dwelling Units remain affordable for a period of not less than 25 years,the developer shall record such protective covenants as may be required by the City under Sec.29-526(1)(4). Land Development Guidance System for Planned Unit Developments. The City of Fort Collins, Colorado. Revised as per Ordinance No. 2, 1996. THE OVERLOOIc—^..T ARAPAHOE FARM PRELIMINARY PUD NOVEMBER 25, 1996 Criterion Earned Credit If it can be demonstrated that the project will reduce non-renewable energy usage either through the application of alternative energy systems or through committed energy conservation measures beyond those normally required by City Code,a 5% ` bonus may be earned for every 5%reduction in energy use. in Calculate a 1%bonus for every 50 acres included in this project. n Calculate the percentage of the total acres in the project that are devoted to recreational use. Enter 1/2of that percentage as a bonus. O If the applicant commits to preserving permanent off-site open space that meets the Cit 's the percentage of this open space acreage to the total development Y minimum requirements,calculate ii ni ii �! p acreage and enter this percentage as a bonus. iB n If part of the total development budget is to be spent on neighborhood public transit facilities which are not required by City Code,enter a 2% i' bonus for every$100 per dwelling unit invested. n If part of the total development budget is to be spent on neighborhood facilities and services which are not otherwise required by City Code, Y enter a 1%bonus for every$100 per dwelling unit invested. If the project contains dwelling units set aside for individuals earning 80%or less of the median income of City residents,as adjusted for family size,and paying less than 30%of their gross income for housing,including utilities("Affordable Dwelling Units"),calculate the percentage of Affordable Dwelling Units to the total number of dwelling units in the project and enter r that percentage,up to a maximum of 15%. (If the project is proposed to be constructed in multiple phases,the Affordable Dwelling Units must be constructed as a part of the phase for which approval is sought.) In order to insure that the Affordable Dwelling Units remain affordable for a period of not less than 25 years,the developer shall record such protective covenants as may he required by the City under Sec.29 526(J)(4). If a commitment is being made to develop a specified percentage of the total number of dwelling units for Type"A"and Type"13"handicapped �T housing as defined by the City of Fort Collins,calculate the bonus as follows: ]r S Type"A" .5 X Type"A"Units Total Units In no case shall the combined bonus be greater than 30% Type"II" 1.0 X Type"Ir Units Total Units If the site or adjacent property contains a historic building or place,a bonus may be earned for the following: Ut 3% For preventing or mitigating outside influences adverse to its preservations(e.g.environmental,land use,aesthetic, economic and social factors); 3% For assuring that new structures will be in keeping with the character of the building or place,while avoiding total units; For proposing adaptive use of the building or place that will lead to its continuance,preservation,and improvement in an 3% appropriate manner. 11 If a portion or all of the required parking in the multiple family project is provided underground,within the building,or in an elevated parking 6% structure as an accessory use to the primary structure,a bonus may be earned as follows: 9% For providing 75%or more of the parking in a structure; 6% For providing 50-74%of the parking in a structure; 3% For providing 25-49%of the parking in a structure. If a commitment is being made to provide approved automatic fire extinguishing systems for the dwelling units,enter a bonus of 10%. If the applicant commits to providing adequate,safe and convenient pedestrian and bicycle connections between the project S and any of the destination points described below,calculate the bonus as follows: % W 5% For connecting to the nearest existing City sidewalk and bicycle path/lane; 5% For connecting to any existing public school,park and transit stop within the distances as defined in this Density Chart; 5% For connecting to an existing City bicycle trail which is adjacent to or traverses the project. 1 .I J TOTAL I 81% • Land Development Guidance System for Planned Unit Developments. The City of Fort Collins, Colorado. Revised as per Ordinance No. 2, 1996.. 4 )keXGOO k C fit V En//E c E Geri/ % tt r A ft/9 P4 N/E e • e NEIGHBORHOOD CONVENIENCE SHOPPING CENTER POINT CHART J e For All Criteria Applicable Criteria Only = Is the I II III IV Criterion Circle Multiplier Points Maximum Criterion Applicable the Earned Applicable Yes No Correct Score Points Ixll a. Transit Route X X 2 g 1 D 2 b. At Collector/Arterial X X g 0 5 /D 10 c. Mixed-Use Development X X ® 0 2 y 4 'z` d. Three Acres or More X X © 0 4 8 8 e. From Convenience Center X X 2 0 4 3 8 f. Part of Planned Center X X 2 V 5 0 10 _ g. Contiguity X X 0 0 5 / d 10 h. "North" Fort Collins X X 2 OJ 1 0 2 c i. Energy Conservation X 1 2 3 0 2 0 8 - J. 1 2 0 k. 1 2 0 I. 1 2 0 z Totals 3cai c2 IQ v vI G. Percentage Earned of Maximum Applicable Points V/VI = VII Sot, % vii Land Development Guidance System for Planned Unit Developments The City of Fort Collins,Colorado,Revised March 1994 - 86- - "` Cultur .ibrary and Recreational Servic. Park Planning & Development Division City of Fort Collins To: Ted Shepard, Current Planning From: Craig L. Foreman, Park Planning and Development v Subject: Overlook Convenient Center at Arapaho Farm Date: January 17, 1997 Access for the Fossil Creek Trail and Cathy Fromme Prairie parking lot will be from Harmony Road through this development. The layout of the road system to connect to the existing Harmony Road west of this development will require directional signs so the public finds the parking lot. But, overall, the access should work without too much confusion by the public. Thanks for your help on this issue. 281 North College Avenue • Fort Collins, CO 80524 • (303) 221-6360 Transpilition Services • (11116. 111")- Engineering Department City of Fort Collins MEMORANDUM Date: April 18, 1996 To: Mike Herzig, Development Engineering Manager Gary Diede, TOP Group Leader Bob Blanchard, Current Planning Director Ted Shepard, Senior City Planner Steve Olt, City Planner Eric Bracke, Transportation Planner cc: Tom Shoemaker, Natural Resources Director From: Kerrie Ashbeck, Civil Engineer , RE: STATUS OF OLD HARMONY ROAD BETWEEN NEW HARMONY ROAD AND TAFT HILL ROAD The following is a summary of the City's position on the status of old Harmony Road between Taft Hill Road and New Harmony Road based on the meetings which have been held over the last several months: • When new Harmony Road is completed and connected to Taft Hill Road at the intersection with County Road 38E, old Harmony Road will be closed at the intersection with Taft Hill Road. Old Harmony Road will remain open only to the extent necessary to provide access to the adjoining undeveloped properties and existing land uses on the north and south sides of old Harmony Road. • Seneca Street is planned to extend south of new Harmony Road to serve the property to the south of old Harmony Road (Harmony Ridge P.U.D.). Seneca is planned to be a collector street and will be signalized at new Harmony Road in the future. The intersection of Seneca and new Harmony Road provides full turn movement access to both the Harmony Ridge P.U.D. and the property to the north (convenience center site). Both properties also have frontage on and can take access off of new Harmony Road. However, those access points are restricted to right-in/right-out only by the median in new Harmony Road. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6605 • • • If the convenience center site on the north side of Harmony Road develops first, that property owner must dedicate the r.o.w. and construct Seneca Street to the south property line to provide access to new Harmony Road for the Harmony Ridge P.U.D. at a full-turn movement intersection. • If the property on the south side of old Harmony Road develops first, per the proposed Harmony Ridge P.U.D. preliminary plan, that property owner must obtain the off-site r.o.w. for and construct Seneca Street from new Harmony Road to the property. As a collector, the City will reimburse for any oversized portion of Seneca Street. Via repay agreement, the developer could seek reimbursement for the off-site street construction. The repay would be due when the convenience center site (property on the north side of old Harmony Road) develops. • As noted previously, once new Harmony Road is complete to Taft Hill Road, old Harmony Road will become a local street to access the existing adjoining land uses and the City has no other interest in keeping old Harmony Road in its existing alignment as a public street. However, the adjacent property owners have the option to come up with a plan which incorporates old Harmony Road into their proposed development projects. Any plan to realign and/or keep all or a portion of old Harmony Road would have to be supported by a development plan acceptable to the City and to the affected adjoining property owners. The plan would also have to include upgrading old Harmony Road to current City street standards. • Old Harmony Road will remain as access to the Harmony Ridge P.U.D. property until that property redevelops or until alternative access (Seneca Street) is provided. At that time, the City will consider vacation of the right-of-way which is no longer necessary for public street purposes and retain whatever utility, drainage, and access easements may be necessary for public purposes. • If the City wants to keep any portion of old Harmony Road for access to a trailhead, such access will need to be coordinated with the development plans for the adjacent parcels. City staff still has to evaluate whether one option may include vacating old Harmony Road as a public street, but retaining it as a driveway access (easement) to the trailhead which would be maintained by the City. Access to the trailhead could also come through the Harmony Ridge P.U.D. local street system or off of Taft Hill Road. • The City currently has no project and no funds appropriated to remove old Harmony Road between Taft Hill Road and new Harmony Road. • • NEIGHBORHOOD MEETING MINUTES PROJECT: Overlook Convenient Store DATE: January 13, 1997 APPLICANT: Wheeler Commercial c/o City Scape CONSULTANT: Eldon Ward, Cityscape Urban Design STAFF: Ted Shepard, Senior Planner The meeting began with a presentation by Ron Gonzales, Hazardous Material Specialist, Poudre Fire Authority, on the subject of installing underground gasoline storage tanks. Mr. Gonzales described the details of an underground installation such as outer tank wall protection for steel tanks, fiberglass tanks, double wall piping, sacrificial anodes and nylon bushings to prevent rust, and tie-downs (nylon) to concrete foundations. After installation, tanks and piping are pressure- tested for leaks. Monitoring wells are installed for the water table. Electronic inventory monitoring is wired into the c=store. During delivery, Stage One vapor recovery captures fumes and pipes them back into the tanker truck. Underground tanks cannot be overfilled. Mr. Eldon Ward then described the site plan, landscape plan and architectural character of the center. Unless otherwise noted, all responses are from Mr. Gonzales and Mr. Ward. Responses From Mr. Ron Gonzales: 1. Will this installation will have a double wall tank? Also how will you protect it from leaking? Tanks are designed for a 30-year life. The Fire Code permits both single wall or double wall installations. Single wall tanks must have outer cathodic protection to inhibit rust. This can be done by applying a tar-like substance to steel or by using fiberglass. 2. What about protection at the gas pump? All gas pumps are installed with small tank and submersible pump to capture any spills between underground tank and pump dispenser. Pumps are also equipped with an automatic shut-off valve in case there is a "drive-off" and the customer forgets to hang up the hose. Also, pumps are equipped with diffusible link that shuts off in case a pump dispenser is knocked over or if there is a fire. 1 • 3. Does the operator of the convenient store have a way to turn the pumps off? Yes, they have a primary responsibility to monitor the pump islands. They can shut off a pump if someone drives up with an unapproved container like a milk carton or if someone is smoking by using an emergency switch. They also visually monitor the pumps and keep a log of the fuel. They are trained by the P.F.A. to take care of fuel emergencies first rather than worry about loss of inventory inside the store. 4. On the double wall tanks, do you pressure-test both tanks? Usually we test just the outer wall. 5. How long have these rules been in effect? Also what do you do with the old tanks? In 1976, the EPA said we needed to write rules on the removal of underground tanks. The regulations have evolved over time and represent a combination of environmental protection and hazardous material handling. The removal of old tanks is regulated by P.F.A. by a special permit and monitored and inspected by our hazardous material team. There is a deadline that all tanks in the ground must have certain safety features or be removed by 1998. 6. Would it be cheaper to put a tank above ground? Yes, above-ground tanks are cheaper and are usually used in institutional settings such as Poudre School District. These tanks are typically encased in concrete vaults and protected by steel posts. For retail installations, tanks are buried for maximum utilization of land and to prevent customers from driving into them. 7. If a tank is gravity fed, how do you do those above ground? For that we have to go back to pumps. 8. For above-ground tanks, what about lightening strikes? These tanks are protected from lightening by concrete. This concrete cannot be penetrated by a bullet from a rifle. These tanks are also tested for fire. There are other tests as well. 9. Can you explain Phase 1 Recovery? Here in Colorado we have Phase 1 recovery. In California they have Phase 2 recovery. As gas is transferred from the tanker to the underground tank, vapors are released. Without vapor recovery, these fumes would be released into the atmosphere. Vapors are now captured by a hose and put it right back into the truck. Vapor recovery is required by State law. The truck is safer when it is traveling with gasoline in it as opposed to the vapor. Vapors are then taken to the 2 • • refinery, compressed, and gasoline is recovered. Phase 2 recovery occurs as the customer is filling the car, vapors are captured and routed back into the underground tank. 10. How deep are these tanks below the ground? From the top of the tank up to the ground, it is 6 to 8 feet deep. 11. How deep is the water table? The water table is deeper on the west side of town and shallower on the east, especially near the Poudre River or Spring Creek. In this location, I estimate the water table to be about 10 feet. This is why tanks are tied down to concrete foundations. In some parts of our service area we have tanks that are sitting in water. Mr. Eldon Ward then described some of the revisions made to the site plan. The pedestrian circulation system has been re-designed, a right-turn lane for eastbound Harmony has been added, and the setback from the homes is about 30 at the closest point. Further, the grading has been determined resulting in the building on Lot One being at about the same grade as the adjacent homes. Finally, this project does not trigger a traffic signal at Harmony/Seneca. 12. At the last meeting we talked about the convenient store hours, do you know them now? Not at this time. Since the developers have not selected an operator, there is no party to discuss this issue with to commit to limited hours of operation. The developers are currently negotiating with three potential operators. Various operators will have different hours of operation. We propose that hours of operation remain unlimited but give the City's Zoning Department to restrict hours should there become a problem after an operator is up and running. RESPONSE FROM CITY: The City has the authority to restrict hours of operation. It is best, however, to discuss this issue with the operator to find out what hours they propose to stay open. These restrictions work best with voluntary compliance based on negotiating directly with an operator. 13. The Natural Resources Department, Parks and Rec, and the Traffic Department are considering using Old Harmony as a limited access trail head for Fossil Creek Trail. This presents an avenue for late night activity and a nearby convenience store will just contribute to this late night usage. I think they should limit the hours. When will hours of operation be decided? We should decide this issue at the time of Final P.U.D. when an operator is identified. One possible solution to the trailhead issue would be to provide access from Taft Hill Road, not old Harmony Road. We have suggested this to Parks and Rec but have not heard back. 3 • • RESPONSE FROM CITY: Parks and Rec prefers to take access from old Harmony Road and use existing roadway. This allows for better neighborhood access. The present intersection is dangerous and needs to be closed. 14. With regard to neighborhood access to the trailhead, it seems strange that when people live near it they have to drive rather than walk. 15. What kind of stores have you identified for this project? A child care facility is interested. Also, an ice cream shop, dentists, an insurance company, and an emergency medical center is interested since they are so close to the lake. We have not done a lot of marketing yet at the Preliminary stage. 16. At the last meeting you had a survey and a lot of people said they'd like a coffee shop because it's convenient to the neighborhood and we could walk to it. Did you get the results? We do have the results. We'll start the marketing after the Planning and Zoning meeting in February. 17. The lots that back up to Harmony-- it's my understanding that those lots own part of Old Harmony. Is that true? No, these lots border old Harmony but do not encroach into the dedicated right-of-way. They were platted with the idea that if old Harmony Road were vacated, then these lots would gain one- half of the right-of-way, about 30 feet. Easements, however, would remain in place. These lot owners do not now own any part of old Harmony. 18. Do the owners have a vote in this? RESPONSE FROM CITY: The homeowners are invited to discuss the issue and participate in the planning process for Overlook Commercial Center and Harmony Ridge P.U.D. Ultimate authority on the vacation of public right-of-way rests with City Council. 19. Who makes the final decision? RESPONSE FROM CITY: The City Council is the only body that can authorize the vacation of dedicated right-of-way. Neither the Planning and Zoning Board or the Staff have this authority. Keepin mind the City'snumber one objective is to close the dangerous intersection. A substantial amount of public funds (along with developer's funds) have been spent already on it bu ding new Harmony Road in anticipation of closingthe old intersection. The old alignment g will not be closed, however, until the new road is extended to County Road 38E. If there is a vacation of public right-of-way, underground utilities will retain their easements. We anticipate 4 • that a portion of old right-of-way will be needed for limited access for the trailhead and for Harmony Ridge P.U.D. Only that portion of the old right-of-way not needed for these purposes will be vacated. 20. I have heard that there are issues remaining between the Overlook Center developer and the Harmony Ridge developer with regard to vacating old Harmony Road and extending Seneca. RESPONSE FROM CITY: There is an understanding among both developers and the City that old Harmony Road will be closed at Taft Hill Road and downgraded as an arterial and portions that are not needed for access by any party will be vacated. Both developers understand that Seneca needs to be extended across their two properties and whoever develops first must build all of it and then get repaid by other. Both developers are being treated equally and fairly by the City. 21. When will a final design be made for old Harmony? RESPONSE FROM CITY: First, the City must complete the transaction of purchasing the 140 acres from the Harmony Ridge developer as an addition to the Cathy Fromme Prairie. Second, both Harmony Ridge P.U.D. and Overlook Commercial Center must enter into the Final design phase. Third, Parks and Rec will have input based on their needs for trailhead parking for the Fossil Creek Trail. 22. What is the time line for the Overlook Center entering into Final design? We would like to begin Final design shortly after Preliminary approval in February. 23. Will you be breaking ground at that point? No, we have to go through the Final P.U.D. approval process followed by the Development Agreement stage. We're looking at summer as a possible ground breaking. 24. So when do you know when the New Harmony will be connected? RESPONSE FROM CITY: We estimate that the connection will be in late 1997 or early 1998. 25. Will this P.U.D. get caught up in the transition to the new city guide lines? No, this project is exempt from the new land use because it was submitted before the deadlines establishing the transition period. 26. What about the trail that is supposed to be built over to Webber Junior High? What's the hold up of the development of the trail? 5 • • There are issues with the City's Storm Drainage Utility regarding the capacity of the stormwater detention pond just west of Webber. The ultimate size of the pond will determine where exactly to build the path. If the City allows more storm water to be released downstream, then this may change the grading and, thus, the vertical alignment of the path. The contractor is ready to go when these issues are resolved. 27. Where would this increase in storm water volume go? RESPONSE S ONSE FROM CITY: These flows would be captured downstream in the large detention pond behind the Mormon Church. 28. There are trees indicated on the landscape plan that appear to be in the middle of Old Harmony. Is that right? Yes, the trees are there because we need landscaping. It is our understanding that this area will be available for landscaping due to the downgrading of old Harmony. 29. Where are the access points to the shopping center? There is a right in/right out only on Harmony which will feature a decel lane. Full turning will only be allowed at Seneca. 30. How wide will the intersection at Harmony and Seneca be? Will they have to change it? The intersection is built to the right size now, 5 lanes for Harmony and 3 for Seneca. 31. What will it take to get a traffic signal installed there so kids can get across safely? According to the traffic study, this project alone won't warrant the signal. There will have other projects or more background traffic. 32. Can the developer put up the money and put it in? No. City policy is that due to installation costs and long term operation and maintenance, signals are installed only when warranted. 33. Is Harmony going to remain one lane each way to the east? RESPONSE FROM CITY: No, Harmony is classified as an arterial. At full build-out, it will feature two through lanes in each direction and one continuous center left-turn lane. The timing will depend on when adjacent vacant land develops (developer's share) and when the City can commit capital funds (public's share) to a widening project. Both of these variables are unknown at this time. 6 • • 34. What materials will be used on the buildings? We have preliminary materials such as brick for the lower portion and lap siding or synthetic stucco or other masonry on the balance of the exterior. The object is to use similar materials to match the surrounding residential area. The roofs will be pitched and feature high definition asphalt/fiberglass shingles. Colors will be in the same range as the neighborhood- earth tones. 35. Will there be covenants made between the users and the developers? Yes. All our commercial projects have covenants. 36. With regard to the west buildings that back up to Woodridge will the finish look the same? Yes. They will be made from the same palette of materials. 37. Will there be a service area? No, with small businesses like here we will do fine with front door loading. 38. You guys have done a great job on this. I think it will blend very nicely here. 39. Will most of the lighting be facing down? Yes, the lighting will be held inside of the site and be directed down. 7 0 • I • 4, Tank Test - 1251M) 4-s—se-Spill Device Va r� il.r, — : '. Po i (7' . . Monitor Interstitial '; Monitoring Monitor `' • Well --► 4 In Tank Monitor JJ ._ Barrier w/ . VV Monitor Water Table�,,` ,M • Vent Pipes Tank Truck ` <T - r - Fill Pipe _ u ' `" ra fit- , 1- (• Delivery Hose ,.•!�. y Line Leak e4 � .C•)-;- fir 14 ......... . - - 'i _ A.,.,0,„, ..,.,_. Product Delivery Line � Product Dispensers i. A Typical Tank Facility —�' -� f}tt k� ,tom Yt �i Commul Y Planning and EnvironmentalEnvironmentall. Orvices Current Planning MIMI (Th City of Fort Collins NEIGHBORHOOD MEETING MINUTES PROJECT: Arapahoe Farm Convenience Center DATE: October 14, 1996 APPLICANT: Dave Pietenpol and Fred Croci, Wheeler Commercial CONSULTANT: Eldon Ward, Cityscape Urban Design PLANNER: Ted Shepard The meeting began with a description of the proposed project. The request is for a neighborhood convenience shopping center located on 3.5 acres at the northwest corner of Harmony Road and Seneca Street. Potential uses include a 2,500 square foot convenience store, with gas pumps, canopy, and one-bay automatic carwash. Other potential uses include retail, office, childcare, restaurant, and residential. Old Harmony Road will be reduced in size and used as an access road to the Fossil Creek Trail parking lot. Old Harmony Road will be closed at the intersection with Taft Hill Road upon completion of New Harmony Road to County Road 38E. Unless otherwise noted, all responses are from the applicant or consultant. QUESTIONS, CONCERNS, COMMENTS 1. When was it decided that this site would be a convenience store? A. The Arapahoe Farm Overall Development Plan was amended in 1991 to show a neighborhood convenience shopping center on this location or on the site that eventually became Arapahoe Farm Townhomes. 2. I am concerned about the c-store becoming a hangout for teenagers and junior high kids. We have enough of a problem already with the junior high kids in the neighborhood. A. It is our experience that a convenience store can operate without becoming a hangout. Other examples exist where c-stores have not become a problem for the neighborhood. For example, there is a convenience store in Cimmaron Plaza which is very close to Rocky Mountain High School. 1 281 North College Avenue • P.O. Box 580 • Fort Collins,CO 80522-0580 • (970)221-6750 FAX (970) 221-6378 • TDD(970)224-6002 • • 3. Has a survey been done about putting this kind of land use in close proximity to a junior high? Won't this store just become an attractive nuisance? A. No, a survey has not been done. The c-store operators are just as interested as the neighbors in this store not becoming a hang out. The c-store in Cimmaron Plaza has a limit of four students being allowed in the store at any one time. This keeps down the loitering. Also, keep in mind that junior high schools do not have open campus like the high schools. 4. Will there be a survey to determine whether there is a need for a c-store in this neighborhood? A. We have not done a formal survey. It is our belief that there is a sufficient population base in the immediate area to support the c-store and other businesses in the center. 5. Will the c-store be open on a 24-hour basis? A. This has not been decided yet. 6. I am concerned about lights shining into the neighborhood. A. The orientation of the gas canopy is such that it is angled away from Arapahoe Farm Townhomes and there is a retail building that will block the view from the homes on Overlook Drive and Vista Court. Security lighting can be angled so that illumination is directed downward and won't spill offsite. 7. Is it known who the c-store operator will be? If it's 7-Eleven, then there will be video arcade machines which will attract kids and loitering. A. We do not have a definite operator at this time. Right now, we are talking to a company that operates JJ's at the corner of Taft Hill Road and County Road 38E but nothing has been signed yet. 8. At what point in the City process will the end-user be determined? We need to know because we have concerns about operational aspects as well as architecture, site design, landscaping, etc. A. Response from City: We do not have a requirement that there be a definite end-user. Whoever turns out to be the end-user, will have to abide by the restrictions of the P.U.D. A. Response from Applicant: It is our intention to develop an attractive site so the neighbors will want to do business at this center. 2 • 1111 9. I feel like this use is inappropriate given the proximity to the neighborhood and schools. How will this center impact our property values? A. It is difficult to analyze the cause and effect of commercial land uses on residential property values since there are so many variables involved. There are many examples of commercial development near residential neighborhoods with no apparent impact on property values. One is advised to check with the County Assessor to see if there has been a loss of property values near commercial areas. 10. What about underground contamination from leaking tanks? How many existing stations are out there that may be polluting the ground? Safety is a concern. How far and deep does leaking underground gasoline travel underground? A. Response from City: These are good questions. The installation of underground storage tanks is regulated by the State of Colorado and the Poudre Fire Authority. The reason is there are two regulatory agencies is that the Poudre Fire Authority has additional restrictions that go beyond State requirements. Mr. Ron Gonzales is the contact regarding storage tanks in particular and hazardous materials in general. All new tanks going in are either cathodic protected steel or fiberglass. If the tanks are steel, they are either coated with an inert material to retard the reactive process with underground electrodes. A sacrificial anode is attached to the tank to capture stray electrodes that are attracted to the tank. Nylon bushings are used to prevent electrolysis where the tank joins the piping. All piping is double-walled. Both walls are pressure tested at installation. The fuel levels are electronically monitored with a warning system to alert the c-store operator if there is a sudden drop. The piping is double-walled to prevent leaks. Remote monitoring alerts the operator if there is a sudden drop in inventory. Most old tanks were single-wall steel have been replaced in accordance with State law over the years. 11. What about vapor recovery? A. Response from City: The Poudre Fire Authority and State require Phase One recovery. This is where vapors from filling operation are captured and routed back into the tanker truck. 12. What about benzene? • A. Response from City: 3 • • Benzene is a constituent part of gasoline. The levels of benzene in the atmosphere is difficult to measure. We can provide more information on this from the Poudre Fire Authority. 13. What about surface spills onto the parking lot? A. Response from City: The driver of the transport truck carries pads for minor spills. Also, spills can be routed to a sump where they can be soaked up. 14. I'm concerned about the saturation of convenience stores. Do they have to be at every corner? A. They are not allowed at every corner. The City regulates the placement of c-stores such that points are earned if they are located 3/4 of mile from another one and if they are not at the intersection of two arterials. 15. If retail building A is two stories, it will look like three stories to us because of the change in grade. A. This building is intended to be one-story in height. The final grading has yet to be determined. 16. How will the City maintain traffic control in the area? A. As an arterial/collector intersection, this intersection will be eligible for a traffic signal when conditions warrant. This will likely not happen in the near future. In the near term, traffic on Seneca will be controlled by a stop sign and Harmony traffic will be allowed the through movement. A median in Harmony will restrict the Harmony curb cut to right- in/right-out turns only. 17. I'm concerned about hours of operation. This neighborhood gets pretty quiet around 9:00 p.m. Business after certain hours will not be from this neighborhood but will be serving outside, pass-by traffic. A. Response from City: We need to explore with the neighborhood and c-store operator the possibility of limiting hours of operation. Given the proximity of the c-store to the neighborhood, this may be appropriate. 18. Is it necessary that a neighborhood convenience shopping center have a convenience store. A. No, it is not required. 4 • 4111 19. How do you get to the center if driving northwest on Harmony? A. You have to turn left on Seneca to gain access. 20. Isn't there supposed to be a buffer area between residential and commercial? A. Response from Applicant: Keep in mind the Arapahoe Farm Overall Development Plan was amended by the Woodridge developer to change multi-family to single family to construct the Overlook at Woodridge P.U.D. The single family homes were constructed with the knowledge that this corner site would be neighborhood convenience center. A. Response from City: This project will be required to provide setbacks and landscaping to mitigate the impacts of the proposed land use. The design of the center is such that the passive nature of the back of the retail building acts as a buffer from the more active area of the gas pumps and c-store area. It will be incumbent upon the applicant to enhance the setback area to buffer the residential homes. 21. When I purchased my home, I was told that this vacant ground would be the neighborhood pool center. A. Response from Citizen: At one time, this area was considered for a neighborhood pool for Woodridge. Negotiations among the neighbors and developer broke down and the site was not purchased. A. Response from Applicant: The site has been designated as neighborhood convenience since 1991. 22. What is the expected time frame for completion? A. We expect a 2 - 5 year build-out period. 23. How could the Planning and Zoning Board plan for a land use on this site without neighborhood input as to whether they want it or not? A. Response from City: 5 • It is always difficult for neighbors to accept mixed-use because single family is always the first land use to be built. Commercial always follows residential. This entire square mile section features three master plans. All three plans include a mix of uses and housing types. This section is the least-diverse, least-mixed section on the southside of the City. As mentioned, the mix of land uses for the Arapahoe Farm (160 acres) was last approved in 1991. This plan was approved based on compliance with the City's Comprehensive Plan which states that a mix of housing types and a blending of residential with commercial is the desirable form for new land development. Without mixed-use, neighborhoods become homogeneous and everyone has to drive one mile or more for basic retail and commercial services that could otherwise be within neighborhood. 24. Is the scale and the number of buildings already decided upon? What flexibility is there? A. The plan is not absolute. There is some flexibility. Keep in mind, however, that the land uses shown are the result of economic considerations by the applicant. 25. There does not appear to be much distance between the back of the retail building and the back of the homes. What is this distance? A. Distance is approximately 25 feet. 26. Has a traffic study for the project been done yet? A. No, not yet but a traffic impact analysis is required for a submittal. 27. Will there be a gas station in the Pine View Shopping Center proposed for Shields between Wakerobin and Troutman? A. Don't know at this time. 28. Will there be access to the Fossil Creek Trail parking lot from Taft Hill Road? A. No, the intersection of Taft Hill Road and Harmony Road will be closed when new Harmony intersects with C.R. 38E. 29. We were told when we bought our lot that our rear property line would extend south to the middle of old Harmony Road upon the closure of the road. If old Harmony is used to provide access to a trailhead, then we lose the opportunity to enlarge our lots as promised. A. That was the best thinking at the time the O.D.P. was amended. The new information now, however, is that the City has the opportunity to add 140 acres of natural open space contiguous to the Cathy Fromme Prairie based on a purchase contract with the Harmony Ridge developer. This acreage would allow the Fossil Creek Trail to be extended to Taft 6 4110 Hill Road. Without using the old Harmony Road as a trail access, there would be no convenient way for Woodridge residents to gain access to this trail. 30. With a convenience store at this location, there will be an attraction for the junior high kids. These kids will have to cross Harmony Road to get to the store. Harmony is an arterial planned for four lanes. Since there will not be a signal at Seneca for the near term, these kids will be put at risk. The situation is dangerous. Something needs to be done before there is a tragic accident. A. Keep in mind that the planned underpass under Harmony Road further north will benefit most of the kids. Some kids, however, will still walk down Seneca after school to go the store. We will work with the City's Transportation Department on this issue. A. Response from City: Maybe a pedestrian actuated traffic signal like at Lemay and Ticonderoga and Lemay between Boltz Drive and Mansfield Drive could be installed. This concern needs some further analysis. 31. The new Harmony Road alignment will be inconvenient for folks from Loveland driving north up Shields and wanting to go east on Harmony. An extra mile will be added. A. These drivers can simply turn east on Trilby and not even have to use Harmony Road. 32. The new Harmony Road will become a major access route between I-25 and Horsetooth Reservoir. During the summer, this will bring a lot of traffic. A. This is true. Keep in mind that the new Harmony Road will be classified as an arterial street and will be constructed to carry arterial-level volumes. In anticipation of this, homes in Woodridge that back onto new Harmony have been further setback and separated from the road by a greenbelt. 33. This center should be located up at the intersection of new Harmony and C.R. 38E, not at Seneca Street. A. This would be the intersection of two arterials and neighborhood access would be more difficult due to curb cut limitations and traffic backed up by a signal. City policies have long supported moving the typical arterial/arterial gas station to an arterial/collector intersection to alleviate congestion and provide easier neighborhood access. 34. Why does the City want to put a convenience center in the middle of neighborhood? Pine View shopping center will serve us just fine when it is built. 7 I • • A. Response from City: Traffic congestion is reduced when neighborhood-serving retail is located within less than one mile of the neighborhood. Otherwise, everyone in the neighborhood would have to get on an arterial street and make a trip of one mile or more just to get milk, bread, gas, beer, videos, yogurts, etc. If these trips are captured in the neighborhood, then opportunities for walking or biking are enhanced and air quality is improved and congestion is reduced. The proximity of a convenience center to residential is found in other parts of the City and is well-accepted. 35. Speeding is a problem on Harmony Road. Speeding will cause problems for folks wanting to cross Harmony without the benefit of a traffic signal. A. The traffic study will look into this and try to find ways to protect the pedestrian or bicyclist crossing Harmony. 36. The center will attract drivers hauling boats up to Horsetooth. The center will need to account for cars and trucks hauling boat trailers. Otherwise, it will be a mess on weekends during the summer. A. This is a good comment. These users, will probably continue to use Vs up at Taft Hill and C.R. 38E. 37. As a neighborhood, we should probably try to work with the developers to build an attractive center. I don't think we are going to talk them out of developing this site for a c-store. 38. How can we affect the land use and help determine what will go into the center? A. The developer has handed out a survey. Please respond as to what uses and tenants you would like to see in the center. 39. How many shops or tenants do you expect in the center? A. About six individual tenants would be typical for a center of this size. 40. Can the retail building be designed so that there are no windows looking over into our yards? A. Yes, we can consider this. 41. Will the residential portion have covenants? I'm concerned about college kids moving in and having lots of loud parties. Will these units be rentals or condos? 8 • A. Yes, there will be covenants. We haven't decided on rentals or condos yet. 42. Is it true that there has to be residential in this type of center? A. No, residential is not a requirement. Based on our market analysis, it appears to be a feasible land use. 43. It would be great if the center's architecture could be similar to Arapahoe Farm Townhomes. 9 III III III IIIII 01 1 THE OVERLOOK AT ARAPAHOE FARMS PUD III SITE ACCESS STUDY FORT COLLINS, COLORADO RI II IINOVEMBER 1996 I II _ Prepared for: Overlook Development Company, LLC II 4714 Valley Ridge Court Fort Collins, CO 80526 • Prepared by: MATTHEW J. DELICH, P.E. 2272 Glen Haven Drive Loveland, CO 80538 - Phone : 970-669-2061 FAX: 970-669-5034 I • I . INTRODUCTION This traffic impact study addresses the capacity, geometric, ' and control requirements at and near a proposed mixed use development known as the Overlook at Arapahoe Farms PUD (referred to as the Overlook) . It is proposed to be located south of Harmony Road across from Seneca Street in Fort Collins, Colorado . During the course of the analysis, numerous contacts were made with the project planning consultant (Cityscape Urban Design) and the Fort Collins Transportation Division. This study conforms with typical traffic impact study guidelines . The study involved the following steps : Collect physical , traffic, and development data . Perform trip generation, trip distribution, and trip assignment. ' _ Determine peak hour traffic volumes . Conduct capacity and operational level of service analyses on key intersections . e - Analyze signal warrants . Traffic studies for Arapahoe Farm, Stockbridge/Mountainridge, Harmony Ridge, and the Arapahoe Village Townhomes; and the "North Front Range Regional Transportation Plan" were reviewed as part of this analysis . I II . EXISTING CONDITIONS IThe location of the Overlook site 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. presented. ' Land Use In the recent past, the City of Fort Collins has tended to grow predominantly to the south. This is evidenced by a number of residential developments (e .g. Arapahoe Farms, Clarendon Hills) in this area of Fort Collins . The center of Fort Collins lies to the Inortheast of the Overlook site . The adjacent land uses near the Overlook site are as follows : 1 ) to the south is the proposed Harmony Ridge residential development, and 2) to the north, east, and west are residential developments . The Overlook is intended to connect to Harmony Road and provide a street (Seneca) to access Harmony Ridge . 1 • • F • AlObillh. \' •"h n a ''a. v / /•A'L,..� ,.1 �a ( i' •� w. : •p%of. ) ;sii. j , - w. . t. .; f ...... . — ) . °.4 ., .� ` � b; c s ✓ r It , � Y< . ,J,ix��! < S.A i .. S. e ..., ,..1P , 1 iti,-,. 1 1'")11,4!"-, _ . ....,., ,.„ . Its_ . j.,_...,—1 1 - `"a r e ., ,,s... e..! r,wvw•r r' f .j � p,,ti f / it ( wt..,..<.D�—�F,�»—+. J A A_r j•= a 5 a • .f�� n �,«,/s�„c.. t ` , J- 1- 'q.L+• > c . R p ♦ w °i�'u. i II IIII wne...» a y'+ 8 a D, I ~ t f� ~ HORSETOOTH ROAD 4 ^�/� J:g KI "= L....... ul _ --'� �>!— - W M ,e°. y' 3 , p �, h 4 o t C\\\ •. W ft ♦i A. 3 J :, s` t �' y �M°n.b 4nnr.,,q lei I ...w... D 1 u,,,,,r ,ar„ ,n, — �,,<b _/ei- — —•a us tD.,.P. n; _q� g,s s, s'‘\).:‘ 147-.' '' D. I -1 a II . 1 t`t , \O,. ,i1,•r+.<' �, `}•�l °.'�.' / a , ,, Wfaa-�_• a o.i I I ) •11 �1I. 0"r ',, I.-. HARMONY ROAD I . ti« I D t owl i - ' -ri\r:..---..N-.<:., ip 1 - .\_ 1-4,...— -..c: The Overlook at ; t t �. Arapahoe Farms PUD jam— ,.. c' rL� .�4, . Pm mu sin am smog INI mil 1 — / 5, um ,, ii *Fp, ).z _E—z; . 5 ,e s b �� Z a ' — t ip , „ " cr t t 1 , / c t t . w . NO SCALE III 411 lii Roads _ The primary streets near the Overlook are. Harmony Road and IIISeneca Street. Figure 2 shows a schematic of the street system in this area. Harmony Road currently goes through the site . In the future, Harmony Road will curve to the northwest. It is an east- west street designated as an arterial on the Fort Collins Master U Street Plan. Its existing cross section, in this area, has one 12 foot lane in each direction. Just east of the proposed main access to Harmony Ridge, "New" Harmony Road turns to the north. New II Harmony Road will connect to Taft Hill Road at the CR38E intersection. This connection is expected to occur prior to development of the Overlook. The status of the existing 1800+ feet of Harmony Road, east of Taft Hill Road, is unknown. Some plans II indicate that it will remain as an access road to the north portion of the Cathy Fromme -Prairie . III Seneca Street is a northeast-southwest street designated a collector on the Fort Collins Master Street Plan. East of Harmony Road, it has a wide two lane cross section with bike lanes . The I street network in the square mile north of Harmony Road, between Taft Hill Road and Shields Street, is not fully developed. IIExisting Traffic -Morning and afternoon peak hour traffic data was obtained on II November .11 , 1996 at the Harmony/New Harmony_ and New Harmony/Seneca intersections . The peak hour turning movements are shown in Figure 3 . Raw traffic data is presented in Appendix A. Figure 3 also shows 1995traffic counts at the Harmony/Taft Hill intersection. 41 Existing. Operation II Using the traffic volumes shown in Figure 3 and the existing control , the key intersections operate as indicated in Table 1 . I . Calculation forms for these analyses are provided in Appendix B. Appendix C describes level of service for unsignalized intersections as provided in the 1994 Highway Capacity Manual . 11 The intersections near the site operate acceptably. Acceptable level of service is defined as level of service D or better. III . PROPOSED DEVELOPMENT I . The Overlook is a mixed use development proposed south of Harmony Road and opposite Seneca Street in Fort Collins . Figure 4 shows a schematic of the site plan of the Overlook. 1 . 2 1 - r . • • N NO SCALE f1 Z OTC 061 40 //i 1 co4 44( 'OLD' HARMONY ROAD q Sl AREA STREETS Figure 2 • • N #15 so ,08 19 95 /ti8� 90\(.1.1.1111111 CD t.Q N CT) ro .4- `r 169 305 CO 37 0 ) --1230319 ( ,/ HARMONY 744 co / 457 278_ L.r)rrn • AM / PM RECENT PEAK HOUR TRAFFIC Figure 3 III 111 ITable 1 1996 Peak Hour Operation 1/ Level of Service Intersection AM PM IIOld Harmony/New Harmony (stop sign) SB LT C C 1 SB RT • A A EB LT • A A New Harmony/Seneca (stop sign) II SB LT B A SB RT A A EB LT A A II 1 I 1 - 0 - - - -- --- . ----0 IL N NO SCALE I I \ \ / /.,'` \ x III \ //4 \ \ ,\ .--,J7r1/ ..'.....'_N_'k_..\. .„ i ice\ \ \ Q, / / 7 le.• \ 1 • \ , fi. ir liropr '-'\\ \X 410&/‘ , r .\.,<// I hal 4 .4' '* i--- N , NN,Nt 437 .pt.". ,,,,, __...„ 0 / .4-T,, is. . . , v., .„ / ilisi,„Jig Pline i►L ♦irl � \ Hanoi, ; �� of 3 `\ liph------------- • ails 111 ti4 - ,. if ft it IFAT'Illplea c , , / � llllllt7111111 �I ---- //7 Lot 4 i I (n) I = 1) L.7 I I IL I -II o et Proposed Harmony Ridge Development ---____________________ / I 1 I SITE PLAN Figure 4 • • il ITrip Generation - Trip generation is important in considering the impact of a I development such as this upon the existing and proposed street system. A compilation of trip generation information was prepared by the Institute of Transportation Engineers and is presented in Trip Generation, 5th Edition and a February 1995 Update. These I documents were used to estimate the daily and peak hour vehicle trips generated by the Overlook. The land use codes from Trip Generation, 5th Edition were Sit-Down Restaurant (832) , Day Care II (565) , Office (710) , Apartment (230) , and Gas/Service Station with Convenience Market/Car Wash (846) . Table 2 shows the daily and peak hour traffic from the various land use types within the II Overlook. A vehicle trip is defined as a one-way vehicle movement from a point of origin to a point of destination. 11 Trip Distribution Directional distributions were determined for the land uses J considered in this study. This distribution considered trip attractions in the Fort Collins area, and existing travel patterns in the area. The trip distribution used in subsequent analyses is shown in Figure 5 . ISeveral land use generators, such as shopping centers, drive- in (fast food) restaurants, high turn-over restaurants, service I stations, convenience markets, 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 II 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 I counted in the adjacent street traffic . Pass-by assumptions' were 60% for gas/convenience stores and 40% for sit down. restaurants . The directional split was based upon the current traffic counts . IIThe procedure used to account for both pass-by traffic and primary destination traffic is as follows : II 'This pass-by factor was obtained by averaging pass-by factors from the following sources : I 1 . Transportation Engineering Design Standards, City of Lakewood, June 1985 . 2 . Development and Application of Trip Generation Rates , FHWA/ USDOT, January 1985 . 3 . "A Methodology for Consideration of Pass-by Trips in Traffic Impact Analyses for Shopping Centers, " Smith, S . , ITE Journal , I August 1986, Pg. 37 . . 4. Trip Generation, 5th Edition, ITE and 1995 Update . II T 411 III II Table 2 Trip Generation ill Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips III in out in out Lot i IIRestaurant - 5 KSF 890 38 36 36 28 DayCare 5 KSF - 400 35 31 32 36 II Subtotal 1290 73 67 68 64 Lot 2 111 Office - 10 KSF 250 29 4 6 28 Residential- 6 Apt . DU 40 1 2 2 1 IISubtotal 290 30 6 8 29 Lot 3 II Gas/C-store with car wash 1170 44 42 50 50 8 Fueling locations II Lot 4 Office - 1 . 2 KSF 30 3 1 1 3 1 Apt. DU 10 0 1 1 0 11 Subtotal 40 3 2 2 3 IITOTAL 2790 150 117 128 146 II O • MI iii lib, \5r N I - a I ..s. I. �o s'0 02� oaf or 4, 4, ,„ co Site ROAD -„570—so III .zzzz/ ‘ ../...,.,I 111 RESIDENTIAL II s '' Aso N I's- ROAD el \�. 45�-507� t Z COMMERCIAL / OFFICE 0 TRIP DISTRIBUTION Figure 5 111 - 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 . - Estimate the trip distributions for the two individual components . The distribution of pass-by trips must reflect the predominant commuting directions on adjacent and nearby roadway 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 new trips . The distribution for pass-by trips will require that trips be subtracted from some intersection approaches and added back to others . Typically, this will involve reducing through-roadway volumes and increasing certain turning movements . - Combine the assigned trips to yield the total link loadings, and proceed with capacity analysis as normally done. Background Traffic - Background traffic is defined as the traffic that is and/or will be on the area streets that is not related to the proposed development. Future analysis years were 1998 and 2000 (short range) and 2015 ( long range) . This is a developing area of Fort Collins and, as such, the traffic increases are largely dependent upon land development. Background traffic was increased incrementally by 2 . 5-3 . 0 percent per year on Harmony Road for 1998 . For the year 1998 forecasts, it was assumed that there would be no development on the Harmony Ridge site . For the years 2000 and 2015, incremental increases to the Harmony Road traffic was taken from the documents cited earlier. For the year 2000 forecasts, it was assumed that the initial phase of Harmony Ridge would be occupied. For the year 2015 forecasts, it was assumed that Harmony Ridge would be fully developed and occupied. Trip Assignment Trip assignment is how 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 . Figures 6 and 7 show the assignment of the generated trips from the uses considered in this study. The Figure 6 assignment is the assignment of the gas/convenience store traffic . It was assumed that this would be the initial phase of development. The Figure 7 assignments are for full development of the Overlook site. Figure 8 shows the morning and afternoon peak hour traffic using the Figure 6 traffic of the Overlook plus background traffic in the short range future (1998) . Figure 9 shows the morning and afternoon peak hour traffic in the 4 � N c-Zp • 73.7 fi /l Site ) ��ry ryry 15/28 /spy AM / PM PHASE 1 (LOT 3) SITE GENERATED PEAK HOUR TRAFFIC Figure 6 M,: lib' y'fR w`4 yeti � i � \ )), g Site �1 �ry���rye • �7‘ f - - Site 1 ,,''' / - ..... _ --- .....• 11400 AM / PM . 0 • II I 4' N II NI 11 ,,,-,-, o____c5'0 s�1 /„.... +44,4, 4, I 4, , co ,c, kJw I • ( 70, 0�9p 6„. _ „, �S S U __ — — , .., 4,,,0„,.-- . )Site ) ����� h h\ry I .. .... ...... .__ __ _. / 1 '.* 20/35 I I so, 6a> I I AM / PM Rounded to the Nearest 5 Vehicles. 1998 TOTAL PEAK HOUR TRAFFIC Figure 8 w • 0 4 N Lis MI ....._ ,. , 6,0� I „,_..... ,,,\''' ,,,- 0 4,,,, 40 III A- ,_ co Gj� - <0 I , 6'.... — --- ,. ...... ,0js , 9O Site \) ) cP il - o ,moo 1S/3o ^o�4P I(''( Ls ....- — -- I A`3`) 'NoMs�f-- Site 1 h\.moo. . • 1 •• I 8 / ►_. . . NpM��� 3 I . / ,o o I h AM / PM Rounded to the Nearest 5 Vehicles. 2000 TOTAL PEAK HOUR TRAFFIC Figure 9 S I 411 year 2000 short range future with full development of the Overlook and occupancy of Phase 1 of Harmony Ridge. Figure 10 shows the morning and afternoon peak hour traffic in the long range future (2015) . IV. TRAFFIC IMPACTS AND ANALYSIS Signal Warrants As a matter of policy, traffic signals are not installed at any location unless warrants are met according to the Manual on Uniform Traffic Control Devices . Based upon the forecasted traffic Oil volumes, it appears that the Harmony/Seneca intersection may meet peak hour signal warrants by. or before the year 2015 . Operation Analysis Capacity analyses were performed on the key intersections in 1 the vicinity of the Overlook for both the short. range ( 1998 and t� 2000) and long range (2015) traffic conditions . 111 Using the traffic volumes shown in Figure 8, the key intersections operate in the short range future, with the gas/ convenience store, as indicated in Table 3 . Calculation forms for these analyses are provided in Appendix D. With stop sign control , the operation at the key intersections will be acceptable. The technique for the level of service calculation was modified to account for two lane approaches on the major street (New Harmony 11 Road) . The modification entailed factoring the through volume by 0.6 to account for uneven distribution in the approach lanes . This technique was field verified and discussed with the chairman of the Transportation Research Board Committee of Highway Capacity. Using the traffic volumes shown in Figure 9, the key intersections operate in the short range future (2000) as indicated in Table 4 . Calculation forms are provided in Appendix E. Operation at all of the key intersections will be acceptable . Using the traffic volumes shown in Figure 10, the key intersections operate in the long range future (2015) as indicated in Table 5 . Calculation forms are provided in Appendix F. Operation at the key intersections will be acceptable . Figure 11 shows the recommended geometry at the key intersections . The right-in/right-out access to Harmony Road will require a right-turn auxiliary lane. It is expected that Harmony Road will be posted at 35-40 mph. This right-turn lane should be 250-300 feet long including_ taper. Given the location of Overlook Drive approximately 260 feet to the northwest, it is recommended that 1 this right-turn lane and taper be 200 feet long. A continuous lane 5 • A • _ F. N II I ,,8 O I 8� , o \111 „,_,..... I ,,,\ 4, 4,,i, 4, 0 , co 'Vy 4ozo,'`-<9 I ( "..,,,_ 45:, ,�sss� �8%o?s d /-- .Site J (Jr-- �h S -...,... c.,\,0 .. II ..... _,. ._ .,,. .....�� �No/— M , Site ,1 h�h ^��, 8040,\� oM II =0�4,`' ., • AM / PM Rounded to the Nearest 5 Vehicles. II 2015 TOTAL PEAK HOUR TRAFFIC Figure 10 A • II Table 3 1998 Peak Hour Operation ILevel of Service Intersection AM PM IINew Harmony/Seneca (stop sign) NB LT/T/RT B B II SB LT/T/LT B B EB LT A A WB LT A A II Harmony/Right-in, Right-out (stop sign) NB RT A A I II II Table 4 • 2000 Peak Hour Operation I Level of Service Intersection AM PM - I. New Harmony/Seneca (stop sign) NB LT/T/RT C C II SB LT/T/LT C C EB LT A A WB LT A A IIHarmony/Right-in, Right-out (stop sign) NB RT A A IISeneca/Retail Access (stop sign) - SB LT/RT A A EB LT 0 A A Seneca/Office Access (stop sign) NB LT/RT A A IIII WB LT - A : A Table 5 2015 Peak Hour Operation Level of Service Intersection AM PM New Harmony/Seneca (signal ) B B Harmony/Right-in, Right-out (stop sign) NB RT A A Seneca/Retail Access (stop sign) SB LT/RT B B EB LT A A Seneca/Office Access (stop sign) NB LT/RT A A WB LT A A • ig 110 41111 1 N I I I II y99�Otiy y�2 :iii, :::::.. ...... ....... (7/ •A r.„.0.--iii" ... 1 ,,,N ..._ _ ...... . ..... )---'='I )/__site I ,,L ..- .-- - ....., • I 7C I /-- � Site 1 I -*/ --. ..... .__ .-- ... I �y I III 0 LONG RANGE GEOMETRY Figure 11 - III III from Overlook Drive to the recommended. _ The site Proposed right-in/right-out is not office/apartment a Plan indicates an access to Lot 4 (small pproximately 130 feet southwest of Harmony Road. The left-turn queue at the signal will require 130-160 feet of storage during the peak hours . This access may occasiona "covered" by vehicles on the south leg of Seneca Street. However, the traffic to/from Lot 4 is expected to be very low. The " in only" to the gas/convenience store should operate acceptably The site design and. signage will discourage unwanted turnin movements at this access , g V. CONCLUSIONS. This study assessed the traffic impacts of the development of lii III II 11 the Overlook on the short range (1998 and 2000 li (2015) street system in the vicinity of the ) and long menge ose dev As a result of this analysis, the following isoconcludedelopment. - The Overlook is a mixed use development, comprised of ' commercial , office, and residential land uses . This facility expected to generate approximately 2790 daily vehicle trip ends, II 237 morning peak hour trip ends, and 274 afternoon peak hour trip ends . Not all of these trips will be new trips . - Based upon current traffic volumes and existing geometry/ I control , the key intersections operate acceptably. - By 1998, given development and occupancy of the convenience store within the Overlook and an increase in background I traffic, the key intersections will operate acceptably. - With full development of the Overlook and Phase 1 of I Harmony Ridge by the year 2000, all of the key intersections will operate acceptably. Signals are not expected to be warranted at any of the key intersections . i - By 2015, with full development of the Overlook and Harmony Ridge, the key intersections will operate acceptably. It is expected that a signal will be warranted at the Harmony/Seneca intersection. Figure 11 shows the recommended geometry. 6