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HomeMy WebLinkAboutSTEELE'S MARKET AT HARMONY MARKET PUD, 3RD FILING - FINAL - 54-87E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • • ITEM NO. 8 MEETING DATE 9J24/90 n STAFF TPdd Shtparr7 11111..1.1111111 City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Steele's Market at Harmony Market, Filing Three, Final P.U.D. #54-87E APPLICANT: Fiest-Meager and Company Steele's Market c/o The Neenan Company 2290 East Prospect Road Fort Collins, CO. 80524 OWNER: G.T. Land Colorado, Inc. 3555 Stanford Road Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for Final P.U.D. for Steele's Market at the Harmony Market, Third Filing. The project consists of one full service grocery store with 45,000 square feet of floor area with ability to expand to 55,000 in the future. The site contains 5.32 acres and is located at the southwest corner of Harmony Road and Lemay Avenue. The zoning is R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Steele's Market at Harmony Market Final P.U.D. is in compliance with the Oak-Cottonwood Farm Master Plan, and is in substantial conformance with the Harmony Market Preliminary P.U.D. The design of the building will complement the existing Pace Warehouse and the approved Builders Square with matching painted concrete panels, brick trim, and brick column/steel beam trellis treatment on the north elevation. The 80 foot landscape buffer with berms and bike path along Harmony Road will be preserved. All perimeter sidewalks for the Harmony Market P.U.D. will be completed with the Third Filing. A neighborhood meeting found the land use and design to be compatible with the center with appropriate mitigation for the residential areas. The traffic impacts associated with a grocery store have been mitigated by the site improvements and are within the scope of the original Harmony Market Site Access Study, (Delich, 1989). DEVELOPMENT SERVICES 300 LaPorte Ave.P.O. Boa 580 Fort Collins,CO 80522-0580(303)221-6750 PLANNING DEPARTMENT Steele's Market atarmony Market - Final, #5117E September 24 , 1990 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-L-P; Existing single family homes (Whalers Cove) S: r-p; Vacant (Oak-Cottonwood Farm Master Plan - proposed office park) E: r-p; Vacant (Oak Ridge Master Plan, Parcel A - proposed retail) W: r-p; Vacant (approved Builders Square, Harmony Market Filing Two) The Harmony Market P.U.D. was annexed in 1980 as part of a larger annexation known as the Keenland Annexation. The Oak-Cottonwood Farm Master Plan was approved in October of 1987, and amended in April of 1989 to add community and regional shopping center as an allowable use. The Harmony Market Preliminary P.U.D. (50 acres) and First Filing Final P.U.D. (Pace Warehouse) were approved in April of 1989. The Second Filing Final P.U.D. (Builders Square) was approved in July of 1990. 2. Land Use: Steele's Market is located on Parcel 1B of the Oak-Cottonwood Farm Master Plan. This parcel contains 50 acres and is designated as a Community/Regional Shopping Center with an allowable total floor area of 332,500 square feet. As a retail grocery store, Steele's Market is an allowable use within the approved Master Plan. The overall Preliminary P.U.D. (50 acres) was evaluated under the Community/Regional Shopping Center point chart of the L.D.G.S. The project met the two absolute criteria and achieved a score of 58% on the variable criteria (point chart C). Points were awarded for being located contiguous to a collector and/or arterial street (Harmony, Boardwalk, Lemay), and for being contiguous to an existing transit route (Route 6). Points were awarded for the project gaining primary vehicular access from a non-arterial street (Boardwalk Drive and Oak Ridge Drive). Finally, points were awarded for the site having at least 1/6th of its property boundary contiguous to existing urban development. As a retail store in Oak-Cottonwood Farm Master Plan and the Harmony Market P.U.D., the Third Filing Final is in compliance with existing plans and policies. 3. Design: The key elements related to the design of Steele's Market are outlined below: A. Architecture: Steele's Market will be 22 feet in height compared to 27 feet for Builders Square and 32 feet for Pace Warehouse. The building will be constructed of site-cast concrete panels painted beige to match Pace. The north elevation will Steele's Market atlarmony Market — Final, #517E September 24 , 1990 P & Z Meeting Page 3 feature synthetic stucco also painted beige. There will be a dark red brick band along the base of all four elevations. Between the beige concrete and brick bands, there will be a band of cast concrete painted dark red to match Pace and Builders Square. The north elevation will feature brick columns and open steel beams to create the trellis effect on the east and west corners. This brick column and steel beam trellis will match what is existing on Pace Warehouse and what is approved for Builders Square. This treatment has become an architectural theme that ties the three major anchor tenants together in logical, unifying manner. The north elevation will not feature the large entry parapet found on the previous two filings. Rather, the north facade will be broken up with angled walls at the two entry doors similar to the east elevation at the Steele's Market on Foothills Parkway. Large window areas, outdoor patio dining, and a brick planter/bench will add visual interest to the north elevation. Wall mounted letters will be approximately 3.5 feet in height. The east, south, and west elevations will feature the three bands of red brick, dark red painted concrete, and beige painted concrete. The sunken loading dock for large trucks will be screened from the south with a matching brick wall. A separate overhead door on the south will be used exclusively by step vans and smaller trucks that do not need the services of the sunken loading dock. B. Landscaping: The 80 foot landscape buffer along Harmony Road will be completed to Lemay with this filing. This area will continue the eight foot wide meandering bike path and undulating berms. A landscaped sidewalk will connect the Steele's entry with the future perimeter pad sites. The parking lot is broken up with landscaped islands that include a combination of shrub cover and shade trees. The streetscape along Oak Ridge Drive will feature a landscaped area that will also act as a small detention pond. This landscaping is concentrated in a dense fashion to screen the service and parking area on the south side of the store. The entry drive off Lemay Avenue will feature a landscaped median and entry treatment on both sides of the drive. The corner of Harmony and Lemay will feature a project identification sign, in a landscaped shrub bed, similar to the corner of Harmony Road and Boardwalk Drive. C. Pedestrian Circulation: All perimeter sidewalks along Harmony, Lemay, and Oak Ridge will be completed with the third filing. A sidewalk will connect Oak Ridge Drive to the front of the store along the east elevation. The long, north-south sidewalk connecting the front door to the pad sites will be landscaped, illuminated and contain two offsets to add interest. Steele's Market atlarmony Market — Final, #517E September 24 , 1990 P & Z Meeting Page 4 4. Neighborhood Compatibility: A neighborhood meeting was held July 30, 1990. There was a high degree of acceptance of the proposed land use and the well-known local tenant. The inclusion of a true neighborhood serving land use was applauded. The comments related to the site plan and architectural treatment have been incorporated into the Final P.U.D. The minutes to the neighborhood meeting are attached. 5. Transportation: Primary access to Steele's Market will be from the intersection of the internal drive aisle and Lemay Avenue. Secondary access will be from the right-in curb cut on Harmony Road approved with Builders Square, and from the new curb cut on Oak Ridge Drive. According to the Steele's Market Traffic Study Update (Delich, August 3, 1990), all affected intersections will operate acceptably. The Harmony/Boardwalk and Harmony/Lemay intersections will operate at level of service B at both the A.M. and P.M. peaks. The internal drive aisle/Lemay intersection will be controlled by stop signs and will not experience significant delay in the short term. This intersection will feature two egress lanes to separate left turning vehicles. In the long term, when significant delays are experienced by the left turn exits, a signal will likely be warranted at the Lemay/Oak Ridge intersection. When this signal is installed, the left-turn exits at the Lemay/access intersection will have a safe, convenient alternative exit from the Harmony Market. Internally, the vehicular circulation pattern conforms to the overall 50 acre Preliminary P.U.D. Two east-west drive aisles connect Boardwalk to Lemay. These drive aisles will serve the pad sites on the north and the anchor tenants and support retail on the south. A service drive on the south will segregate truck traffic from customer traffic. The trips generated by a 55,000 square foot grocery store were calculated in the original Harmony Market Site Access Study (Delich, 1989) as a generalized retail shopping center. These trips were compared to the specific trips associated with a grocery store. All data were derived from I.T.E. Trip Generation Manual, 4th Edition. It was concluded that the proposed Steele's Market is a use that is in line with trip generation used in the 1989 study. The Third Filing P.U.D., therefore, is in conformance with the parameters established by the Preliminary P.U.D. in April of 1989. RECOMMENDATION: Staff finds that the request for Steele's Market at the Harmony Market, Filing Three, Final P.U.D. is in compliance with the Oak-Cottonwood Farm Master Plan. In addition, the request is in substantial conformance with the Harmony Market Preliminary P.U.D. Staff, therefore, recommends approval of the Final P.U.D. -1-'-..“ r(11, /v.i .4i -----i --1 �H S'� Kl F 1 a` . -0'46. ce.- bP1.71j"Fr V 1 an ._____ —k _ 74 OKFJIDGE__ cNKn/ao6 AR •. p / BUSI ESS � y 6 ` PAR o , PROJECT LOCATION irS li .4. , bp— Q a1c k th SIA r uv .Ai1 pre V 1m s, :,���11n1�m , rp oa. n r I. 1 rp r o.SAN TOJM O11K i '00%1 `' I11O '• • uy �� ,r Wrirf AK Ill ( ll FT O A Riii ro lk�, t• 4 h e • / • IIG` [_ 6 � o / J W I-tM. -A9•1 .� _„ray • ELlM, �01 . \ .4 Sill i rL - /ram/ 1 4 ' iTEM HARMONY MARKET, 3rd Filing STEELE'S MARKE-. .. NUMBER 54-87E iN if \N,RR0-1 , t<z 4iii ps1 .. i T t,S ___ /1)11A %\,, \-\,_ oaf -0 rill eil ill I te6,144 ---- 1,.... 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'tt 9a CZ err EAS.Mla5 Fa-0 A P 04 A CAE=CAE C Jtt.tM►Y*G A C A+>K.=CF 4 55' A DCt25 CF 222142 FAT al,D Ct.I9 CC wtiC`t WARS SCLIII L!027 35- EASST 14325 Far..IT t-k At_CL.CG lrf ARCS SAD C:]NE 14C-54. 48 CI'1Z' rat a. k.)A 1:JJf CN A C ,f =CAE L 1f 4=tt.rAft..0 A MARAt_A#Ca_CF 04 45''r.A OCt?S Cc M:Z22 FEE'4W if C'Q'J Cc' `.'£aS. PCIZ 6 y r�r'-�AL .A—'154T.5 A+O It - Q •wars i.c.X 0.i 1_._.^'T.. • • Land Use Breakdown CAS S1TE AREA 231,41.3 SF. 531 AGES 02) Z RIG S-CF-W Y 0 SF. 0 a(ZS 0 KEr 511E AREA mi i SF. 532 ACM5 Z BILDNG cOvE 5500 SF. 1?L ACRES Z4 Z PARKNG e,LRNE5 8813 SF. 3.11 ACES G0 Z CPEN SPAS 3 7--Z Sr. 0.8G7 AC$5 1G Z 1r&U JG PLCCR AEA 55=0 SF. PARKr1G RECLRED ,4T'5/0025 SF. Z75 SPACES PARXIJG PRC,V[E1 1iMDK APPED ( It) 12.X 1i 4 SPACFS SACAR, (S ) X17 / R 240.N' • 3- ►a/ (05 ) 1 X 17 P1' 55 DACES MOI RCCC: (M ) 1O X ri 1 5PA 3�SPAC`S • PLANNING OBJECTIVES STEELES MARKET HARMONY MARKET THIRD FILING Steeles Market will be the third major tenant at Harmony Market. This will provide the regional food store use that the preliminary Harmony Market P.U.D. proposed. The Steeles facility will combine buildings G & H from the preliminary P.U.D. into a single building of 45,000 s.f.initially and 55,000 s.f. at full build-out. Thereby reducing the building area from 74,500 s.f. (Building G - 62,500 s.f., Building H - 12,000 s.f.). This would still provide room for future retail buildings E and F in the location proposed in the preliminary P.U.D. Vehicular access to the facility will be provided per the preliminary P.U.D. This would mean the incorporation of the new full movement interchange at Lemay Avenue as well as the continuation of the major east/west driveways within the parking area through to Builders Square and the rest of the center. Pedestrian circulation will also be provided per the preliminary P.U.D. within the Steeles property. In addition, the 8' sidewalk and landscape within the Harmony Corridor setback will be constructed from Builders Square to Lemay Avenue and south to the new interchange. The quality and character of the landscape area established within the center will be maintained throughout the Steeles development. Architecturally, Steeles will be harmonious with the rest of the Center by making use of brick, concrete panels and building colors to match Pace Warehouse and Builders Square. Steeles will further introduce variety to the center by utilizing angular massing and a large amount of brick on the front facade. III • m m 0 0O MEMORANDUM 0 o ,e a N To : Denny Meyer, The Neenan Company O 9 Greg Fisher, The Neenan Company uu m Rick Ensdorff, Fort Collins Traffic Engineer o M Ted Shepard, Fort Collins Planning Staff z g From: Matt Delich �� 9 Date : August 3, 1990 W Z Subject : Steele ' s Market Traffic Study Update w a a The Neenan Company has proposed to locate a Steele ' s za Market grocery store in the Harmony Market Shopping Center m in Fort Collins , Colorado . Steele ' s Market is a locally cn owned grocery store serving the Fort Collins area for 50 m years . The store will initially be 45 , 000 square feet with possible expansion to 55 , 000 square feet . It will be located east of the recently approved Builder ' s Square store . Additional parking will be provided (300 parking spaces) with this building. In the Harmony Market Site Access Study, March 1989, the land use assumed for Harmony Market was a shopping center with a gross leasable area of 332 , 550 square feet . The Pace Warehouse store was 100, 000 square feet . Trip generation for the Pace store was developed using data supplied by Pace . The trip generation for the remainder of the site was estimated using Trip Generation, 4th Edition, co z ITE as a shopping center of greater than 200, 000 square u; feet. Since a specific use has been determined for the Z Builder ' s Square and the Steele ' s Market, which are also z included in Trip Generation, 4th Edition, the generated ui J trips were compared . Table 1 shows the trip generation ii 5 from the 88 , 800 square foot store (Builder' s Square) and 5 the 74, 500 square foot store (Steele ' s Market) using the = z generalized shopping center rate . The 74, 500 square foot ea o area comes from the Harmony Market PUD Site Plan which was WQ approved by the Fort Collins Planning & Zoning Board . That cm o site plan shows the area proposed to be occupied by zSteele ' s Market at 74 , 500 square feet . Steele ' s Market has • a proposed that their store would be 45, 000 square feet with potential expansion to 55, 000 square feet . Therefore , the •3 trip generation from a 74, 500 square foot store (as a I. LL generalized shopping center) was compared to a grocery = g store of 45 , 000 and 55, 000 square feet . Table 2 shows trip H generation from the two specific uses , the Builder' s Square Q and the Steele ' s Market . TM' daily trips using the 2E epecifis gee i9 8 percent higher than that of the shopping center trip generation. The morning peak hour trips are 111 • about equal , while the afternoon peak hour trips increase by 47 trips (7%) . Table 1 Trip Generation Generalized Shopping Center Daily A.M. Peak P.M. Peak. Land Use Trips Trips Trips Trips Trips in out in out Shopping Center 4840 79 47 176 198 88 . 8 KSF Shopping Center 4060 66 39 148 ,. 166 74 . 5 KSF Total 8900 145 86 324 364 Table 2 Trip Generation Specific Uses Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out Builder' s Square 2715 123 75 127 122 88 . 8 KSF Steele ' s Market 45 KSF 5650 17 7 203 194 55 KSF 6900 21 9 248 238 Total (with 55 KSF 9615 144 84 375 360 grocery store) Trip generation characteristics at multi-use centers (such as Harmony Market) have, for many years , been a concern to the Trip Generation Committees at the Institute of Transportation Engineers . Specifically, questions have been raised about whether the trip generation characteristics of multi-use centers are the same as for the individual components of the center. It appears reasonable to assume that multi-use centers would potentially generate less external vehicular trips, because of the internal matching of trip ends within the center . ! • In addition, one trip to a multi-use center could satisfy a number of trip purposes at the same time . In an effort to gain some insight to multi-use center trip generation characteristics , the Colorado/Wyoming Section Technical Committee collected data at nine multi-use centers , I served on that committee and obtained data at a northern Colorado multi-use center that contained a grocery store . It was found that the trip generation estimate, using the individual components of the various centers, predicted travel that was higher than the actual driveway counts . The daily counts were approximately 7 percent higher . The morning peak hour was approximately 28 percent higher. The- afternoon peak hour was approximately 24 percent higher. Based upon this information, it is concluded that the range of differences indicated earlier in this memorandum is not significant . It is further concluded that the proposed Steele ' s Market is a use that is in line with the trip generation used in the Harmony Market Site Access Study. Access to the Pace Warehouse is via Boardwalk. Access to the site with the proposed Builder ' s Square is proposed to be via Boardwalk (as exists now) and via a right-in/ right-out access to Harmony Road. This right-in/right-out access was included in the Harmony Market Site Access Study. With the Builder' s Square proposal , Oakridge Drive will also be built between Lemay Avenue and Boardwalk. This will afford the opportunity for accesses to the Harmony Market from Oakridge Drive . With the Steele ' s Market store, access is proposed to Lemay Avenue and to Oakridge Drive . Peak hour traffic counts were obtained in May and July 1990 . These counts are shown in Figure 1 along with daily traffic volumes supplied by the City of Fort Collins . Using the traffic volumes shown in Figure 1 and the existing geometrics , the Harmony/Boardwalk and Harmony/ Lemay intersections operate acceptably as shown in Table 3 . Calculation forms are provided in Appendix A. Table 3 Current Operation Intersection AM (delay) PM (delay) Harmony/Boardwalk B (9 . 9 sec/veh) B ( 10. 0 sec/veh) (signal ) Harmony/Lemay B ( 11 . 2 sec/veh) B ( 10 .4 sec/veh) (signal ) The generated trips from the proposed Steele ' s Market were assigned to the Harmony/Boardwalk, the Harmony right- in/right-out access, Harmony/Lemay, and Lemay/site access intersections . This assignment was added to the existing traffic , factored by 102 percent to determine the year 1991 traffic projection for the key intersections . The trip distribution was similar to that used for the short range assignment in the Harmony Market Site Access Study, except as it was adjusted based upon the counted traffic obtained in May 1990 . Figure 2 shows the trip distribution used for this traffic assignment . Figure 3 shows the 1991 peak hour traffic . The traffic assignment in the site access study assumed a passby factor of 40 percent for the shopping center use as documented in Trip Generation, 4th Edition. In this assignment, the passby factor was assumed to be 10 percent for the Builder' s Square and 28 percent for Steele ' s Market. This is reflected in the traffic volumes shown in Figure 3 . In addition, the 1991 projections show that the volumes on Harmony Road were balanced. Since the counts shown in Figure 1 were collected on different days , matching volumes on Harmony Road was remote . Table 4 shows the peak hour operation at the key intersections . Calcula- tion forms are provided in Appendix B. The operation at all key intersections is acceptable . There is no signifi- cant increase in delay at the Harmony/Boardwalk or the Harmony/Lemay intersections . The two stop sign controlled intersections will not experience significant delay. When significant delays are experienced by the left-turn exits at the Lemay/access intersection, a signal will likely be ` warranted at the Lemay/Oakridge intersection. This is discussed in detail in the Harmony Market Site Access Study. When this signal is installed, the left-turn exits at the Lemay/access intersection will have a safe, Table 4 1991 Operation Intersection AM (delay) PM (delay) Harmony/Boardwalk B ( 10. 4 sec/veh) B (10 . 7 sec/veh) (signal ) Harmony/Lemay (signal ) B (11 . 3 sec/veh) B ( 12 . 1 sec/veh) Harmony Right-in/ Right-out NB RT A A Lemay/Access EB LT A D EB RT A A NB LT A A 411 • convenient alternative exit from the Harmony Market. It is recommended that the Lemay/access intersection continue as a full turn, stop sign controlled intersection. When additional proposals are put forth at Harmony Market, similar traffic study updates should be prepared to examine the operation at existing intersections to determine when additional roadway facilities are required. The only new accesses planned with the Steele ' s Market store are the Lemay access and two accesses to Oakridge Drive . Oakridge Drive is designated as a collector. Thee two driveway accesses to it are spaced to provide good separation and adequate storage of turning vehicles . The Lemay/access intersection should have two exit lanes (a left-turn lane and a right-turn lane) . An auxiliary turn lane should be provided on southbound Lemay Avenue approaching this intersection. It is expected that Lemay Avenue will be posted at 35-40 mph in the future . Using the higher speed, this auxiliary lane should be 370 feet including taper, according to City of Fort Collins design standards . This auxiliary lane will be 270 feet including taper, given its proximity to Harmony Road. Vehicles in this auxiliary lane will not be required to stop, but will make the right turn at a reduced speed that will be governed by the radius of curb return. A 20 foot radius will allow a turning speed of 5-10 mph. A 40 foot radius will allow a turning speed of 15 mph. With a 15 mph turning speed, 295 feet of auxiliary lane and taper are needed . This is very close to the available 270 feet. Even with the 20 foot radius , the 270 feet exceeds the deceleration distance of 230 feet necessary to comfortably • slow a vehicle from 40 mph to 5 mph as shown in A Policy on Geometric Design of Highways and Streets , AASHTO, 1984 . This deceleration lane should have a minimum taper of 100 feet ( 10 : 1 for a 10 foot lane) with the remaining length as the full lane width. Storage distance is not required in this auxiliary lane . The northbound left-turn lane should provide for a minimum number of left turns entering at the Lemay/access intersection. The existing southbound left-turn lane on Lemay Avenue approaching Oakridge Drive is 155 feet plus 125 feet of transition area. From the end of this area to the center of the access driveway is 145 feet . This area should be used as the northbound left-turn lane at the access . RBD, Inc . has prepared a plan on Lemay Avenue which shows the proposed striping in this area. • • NEIGHBORHOOD MEETING SUMMARY PROJECT: Steele's Market at Harmony Market P.U.D., Filing Three, Final APPLICANT: Mr. Bert Steele, Steele's Market REPRESENTATIVE: Mr. Greg Fisher, The Neenan Company PROJECT PLANNER: Ted Shepard DATE: July 30, 1990 QUESTIONS, CONCERNS, COMMENTS 1. Will there be a signal at the Lemay Avenue curb cut? RESPONSE: No, this curb cut will not be signalized. It will allow full turning movements and be provided with a deceleration lane on Lemay. A signal is planned for Oak Ridge Drive/Lemay Avenue since this is an arterial and collector intersection. This signal will not be installed until the warrants (engineering criteria) are met. 2. As the City continues to grow to the south, traffic on Lemay will likely increase. Will cars exiting Steele's be able to make a left turn to go north on Lemay Avenue? RESPONSE: Our studies indicate that this turn will be able to be made although there may be delays at the peak hour. 3. It is suggested that there be a less cumbersome way to get from Steele's to Oak Ridge Drive. The plan shows a real tough angle to get from the parking lot to head south. If there is heavy traffic on Lemay, most folks will want to access Lemay from Oak Ridge Drive, not the internal drive aisle curb cut. There should be an easier way to get to Oak Ridge Drive. RESPONSE: This is a very good comment and the internal circulation will be explored to make this an easier situation. 4. Does the internal drive aisle go all the way to Boardwalk? RESPONSE: Yes. 5. Where does the drainage go? RESPONSE: Stormwater runoff is detained south and east of the building. From these detention ponds, flows are released into a swale and pipe system that passes under Lemay and into the Oak Ridge development, and into a regional pond. Ultimately, flows reach Fossil Creek Reservoir. • • 6. The Fairway Estates pond is polluted due to upstream development. Will measures be taken to treat or filter the stormwater runoff from Steele's? RESPONSE: There currently is no City requirement to install stormwater filtration berms. The ones that have been installed on recent developments have been put in at the developer's option. The City Stormwater Utility will require a grease trap to be installed adjacent to the butcher shop so when the mats are hosed down, the residue does not enter the stormwater conveyance system. 7. What is the timing of the development? RESPONSE: It is anticipated that construction will begin in the Spring of 1991, and the store would open in the Fall of 1991. 8. Since a grocery store is considered a neighborhood serving business, versus the community/regional serving Pace and Builders Square, what is being done to promote bicycle and pedestrian access? What can be done to encourage residents north of Harmony Road to cross Harmony without having to use their cars to feel safe? Right now, a pedestrian has to run across Harmony Road even with the green light in order to make it in time. Should the median in Harmony be improved so there is a safe waiting area, protected by raised curbs, to assist a pedestrian? RESPONSE: These are good comments. Please keep in mind that Harmony Road is a state highway, and nor under the jurisdiction of the City. The City's Transportation Department will be asked to look into the crossing time for Harmony Road for a pedestrian. The City's Engineering Department will be asked to look into a providing a safe waiting area in the median area if the pedestrian does not make it in time. 9. I would like to make a follow up comment on the bicycle and pedestrian connections. We must begin now to plan for less dependency on the automobile. The developer and architect are encouraged to provide bicycle and pedestrian amenities and not just plan for the auto. 10. Please be sure to provide a bike rack area that does not interfere with the sidewalk system. Racks should be securely fastened to the concrete and not temporary in nature. A covered area would offer protection from weather. The location should be relatively close to the entrance. 11. Will this new store pull customers away from the Foothills Parkway store? RESPONSE: Yes, initially, customers will be pulled away, but we hope to recapture additional customers in the long run. 12. Are the pad sites still valid? RESPONSE: Yes, the pad sites are still available for potential development. 13. Will there be additional signage? • • RESPONSE: Yes, there will be an additional monument sign, triangular in shape to match the Pace and Builders Square sign. There will also be signage on the front of the building as on the other two stores in Fort Collins. 14. Will the trellis, brick and steel beam treatment be featured on the building? This is becoming a distinctive feature of the Harmony Market P.U.D. and should be carried throughout the project. RESPONSE: This particular feature is not included as of yet. Please keep in mind that there will be more angles and varied front elevation than the Pace or Builders Square. This option will be investigated.