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HomeMy WebLinkAboutHARMONY MARKET PUD, 6TH FILING, RED ROBIN - PRELIMINARY & FINAL - 54-87T - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 5/ 23/ 94 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Red Robin at Harmony Market P.U.D., Sixth Filing, Preliminary and Final, #54-87T APPLICANT: The Snyder Group Company c/o Craig Cahen CS Architects 7555 East Hampden Avenue, Suite 525 Denver, CO 80231 OWNER: Oak Farm Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary and Final P.U.D. for an 8,500 square foot standard restaurant located at the southeast corner of Harmony Road and Boardwalk Drive, within the Harmony Market Shopping Center. The parcel is 1.52 acres and zoned R-P; Planned Residential. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: A standard restaurant is an appropriate use within a Community Regional Shopping Center. Red Robin represents the second of six potential pad sites along Harmony Road. The P.U.D. exceeds the required minimum score on the Business Services Point Chart of the L.D.G.S. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. with the exception of the criterion relating to architecture. Staff recommends a condition of approval to mitigate this non-compliance. The project satisifies current transportation policies. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Red Robin at Harmony Market P.U.D., Sixth Filing - Preliminary and Final, #54-87T May 23, 1994 P & Z Meeting Page 2 KON, GA i � 11-� 1. Background: The surrounding zoning and land uses are as follows: N: B-P; Vacant S: R-P; Sam's Warehouse E: R-P; Vacant (Future Pad Sites, Harmony Market P.U.D.) W: R-P; Vacant (Tract S "Retail/Office" Oak -Cottonwood Farm ODP) The location is a pad site within the Harmony Market Shopping Center approved in 1989 as a 50 acre Community/Regional Shopping Center. Harmony Market is part of the 272 acre Oak -Cottonwood Farm O.D.P., approved in 1987. 2. Land Use: A standard restaurant is an anticipated land use within a Community Regional Shopping Center being a "service establishment designed to serve the consumer demands from the community." The proposed land use, therefore, conforms to the Preliminary P.U.D. for the entire shopping center. The request for a standard restaurant on one of the six pad sites along Harmony Road was evaluated by the criteria of the Business Service Uses Point Chart of the L.D.G.S. The project scores 80% which exceeds the required minimum of 50%. Points were awarded for being located outside the "South College Avenue Corridor," for being part of a planned center, that contains two or more acres, with a two or more significant uses (offices, retail, auto service), with direct vehicular and pedestrian access throughout the center. Points were also earned for being contiguous to existing urban development. The request for a standard restaurant at this location is supported by the performance on the Business Service Uses Point Chart of the L.D.G.S. 3. Neighborhood Compatibility: Although no neighborhood information meeting was held? Staff has kept in contact with representatives from Fairway Estates, a County Subdivision located to the east. A design issue remains over the use of red neon tubing as a building accent. A typical Red Robin Restaurant uses red neon as a building accent around the entire structure along the top parapet wall. This is not a "bare bulb" application. During the course of review, Red • • Red Robin at Harmony Market P.U.D., Sixth Filing - Preliminary and Final, #54-87T May 23, 1994 P & Z Meeting Page 3 Robin at Harmony Market has reduced the neon to the lower level parapet wall and along the top of the pilaster caps. The applicant has retained the neon accent around the entire perimeter to create the visual effect of balancing the building. Staff is concerned about the use of building accents in general and neon tubing in particular in the Harmony Market Shopping Center. After 1ST Bank and Red Robin, there are a potential four more pad sites that are eligible for development. Staff is also concerned about the potential impact on the surrounding residential areas: Fairway Estates to the east and The Mallards and Whalers Cove to the north. In order to mitigate the concern about neighborhood compatibility and to protect the level of design integrity within the center, Staff recommends the following condition be added to the recommendation for approval: 1. The use of neon tubing shall be deleted off the building. The basis for making this recommendation is All Development Criterion A-2.7 which asks: "Is the architecture proposed for the project appropriate for the uses and activities that are planned and does it contribute to the neighborhood's appearance in a positive way?" In further discussion of this criterion, the L.D.G.S. states: "Commercial and business uses in residential neighborhoods are more easily integrated when the commercial or office buildings are designed to be residential in character." "In areas where the existing architectural character of the neighborhood is less defined, the architecture of the new development should present an attractive image and set a standard of quality for future projects or redevelopment in the area." "Color should be used as an extension of architectural style to facilitate blending into the neighborhood, as well as providing a way or unifying the development. Usually, the color of the building materials should draw from colors that already exist in the neighborhood." Within Harmony Market P.U.D., 1ST Bank (pad site at southwest corner of Harmony and Lemay) satisified these criteria. With red • • Red Robin at Harmony Market P.U.D., Sixth Filing - Preliminary and Final, #54-87T May 23, 1994 P & Z Meeting Page 4 neon tubing as an accent, however, Staff believes the Red Robin introduces a new element that is not residential in character nor sets a standard of quality for future projects. The use of neon tubing around the lower parapet walls and pilaster caps is not found elsewhere in the center and does not contribute to blending in with the neighborhood. 4. Design: The balance of the architectural design matches the existing center. The walls consist of a four foot brick band with synthetic stucco beyond. The horizontal roof is accented by a variety in height and vertical pilasters. There is genereous plant material along Boardwalk and within the parking lot. The quality and quantity of material meets the intended level of quality for the Harmony Market Shopping Center. In accordance with the Harmony Corridor Design Standards and Guidelines, the exterior light fixtures will feature high pressure sodium as the light source. 5. Transportation: The pad site does not take direct access off Harmony Road or Boardwalk Drive. Rather, access is gained via the internal shopping center drive aisle. The traffic impact for an 8,500 square foot standard restaurant have been reviewed and are found to be within the expected scope of traffic for the entire 50 acre shopping center. The P.U.D. has been reviewed by the Transportation Department and the request satisfies current transportation policies. RECOMMENDATION: In reviewing the request for Preliminary and Final P.U.D. for Red Robin at Harmony Market, Staff makes the following findings of fact: 1. The land use is appropriate for a Community/Regional Shopping Center. 2. The location conforms to the Preliminary P.U.D. 3. The request satisfies the requirements of the Business Service Uses Point Chart of the L.D.G.S. Red Robin at Harmony Market P.U.D., Sixth Filing - Preliminary and Final, #54-87T May 23, 1994 P & Z Meeting Page 5 4. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. with the exception of A-2.7 relating to architecture. In order to mitigate this non-compliance, Staff recommends a condition of approval. 5. The P.U.D. satisfies current transportation policies. Therefore, Staff recommends approval of the Red Robin at Harmony Market P.U.D., Sixth Filing, Preliminary and Final, #54-87T, subject to the following conditions: 1. The neon tubing shall be deleted off the building. 2. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D., plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (July 25, 1994) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final Red Robin at Harmony Market P.U.D., Sixth Filing - Preliminary and Final, #54-87T May 23, 1994 P & Z Meeting Page 6 approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the 11final decision'$ of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that the dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such 11final decision" shall be counted from the date of the Board's decision resolving such dispute. •] 04\"auFAOki 1A:1■1l1D H A R M O N Y R 0 A D — ---- -- T--------- J mla saY � a .. HARMONY MARKET ..:.,.m ..a. P. U.D. RED ROBIN RESTRURRNT e ye x I �� � NTRI �• O m I� va 1 Kn HARMONY MARKET P.U.D. ■ GENERAL NOTES: 9 REFER TO UTILITY PLANS FOR LOCATION OF UTILITIES ND DETENTION AREAS. R �O ADOwILL E ffpCY � TOIECLIF&ENM 3) SIDEWALKS AND PAAPS WILL COfCRA TO THE CITY STANDADS. 11 ALL ROCETOP EDL' WILL ff TOTALLY Stl8lfD E, THE ROCETOP PAAAPET WALL TO THE T NDWfA1ES H*OHATELY ADNCFNT THE SITE. 9 BICYCLE RIO(5 ARE TO ff TEAAANATELY AQNTED TO THE CON OETE WALKS. MO WILL NOT NTFif6E WITH THE PEDESTRIAN ACCESS. N PESTAWJNT TO BE PR VCED WITH M EXTERIOR CEASE TRAP AS PSI THE SPECfICATOIS OF THE CITY OF FORT COLLIS WASTEWATER UTILITY. 71 TIE iMLi ENTEM IS TO BE POLY SCREW AID COGTPUC7E0 O1T ff SMLM MATERIALS 15FD ON THE RESTARAIT. I HARMONY MARKET P. U.D. imiUE wI alw miae � H�3� AlMmial a sty Fat - vANr® 2. - m eASX Y iF SITE PLANWf .S-0tnndnrd Delnil sr.LL, r - m amBTN 1LIlt�I T SITE AREA: ISM AGES • 65M SF. BDLDNG ARE 9.900 S.F. 4.9E LANDSCAPED AREA: HALO SWFAE AREA: 2D31 51. /5fA7 SF. 829 990E EXIST NG ENNG PUD. ,AAX N BUILDING IEg1T: 32'-0' PARKING PROVIDED: FILL SIR: HANDICAPPED:1 B7 SPACES SPACES BICYCLE B SPACES TOTAL STALLS 92 SPACEI REM TO UTILITY PLAN FOR DRAW INfOLUTICIL REFER TO LANDSCAPE PLAN FOR PERLf TER LANDSCAPE TREATAfNTS. PEER TO ELEVATION FOR PROPOSED SfNAE. C S Ae.AIlacits PC PARKING DIMENSIONS FILL SIN T-b' WIDE K 18'-0' D® 'y HEAD -IN FILL SIZ (Y-0' WIDE X 9t'-9- DEEP KANDCAPEEO ONE O VAN ACCESSIBLE STALL - B'-0' X *'-0' WITH AN Q p 8'1. WOE ACCESS WAY DIRECTLY ADJACENT. A.I. OTHER (Q H.C. STALLS TO BE 8`0' WOE X 11-0- DEEP WITH A Y-W WILE ACCESS WAY DIRECTLY ADJACENT. r� OWNER'S CERTIFICATION Tw ,nmsp.9 m w reeey ommy "I .e me e. M.N oweX m Neal pWm,Y RSO.m m: ris yle pin m10 m . Y em Illy 91at Mmi L. fAOl:el'6 mtl le-1— ul tm,n m sa. — pan. OAK FAFU. AC NOTARIAL STATEMENT sum of Cpmy m _I TI..Illun —1 - —.lm)W eel.. IR ms 0aY of ___. H9/ by of __ — W.-I —1. My mnYnaslm eeprces: HJtary PWI[ -- PLANNING .IND ZONING BOARD CERTIFICATION AW— M B. Plmr.g ma a Boma of ee Cny of Fat Cw.. C o X m. Ire —_ X DI . 19-- seonmv n- I�mn au aavgboa,D — .F w•avrm ' Oeom•rJute F— FED. A TTN rX.N cln mAte,s si-0a F t}sN..� itorr sal Ts SHEET I OF 4 LEGEND O EXI..T— CANOPY TREE O PROPOSED CANOPY TREE 0(%O PROPOSED DECIDUOUS 6HIElBB O EXISITI- EVERSREEN TREE O PROPOSED E110.1EN TREE' [� O�O PROPOSED E�RGREEN 9tXE1B9 © PROPOSED ANNLALA-ERENNIAL FLOWERS OEXISIT— GIdJM"IEMAL TREE O. PROPOSED ORJAMENTAL TREE PROPOSED $OD TO MATCH EXISTW. �E g EXISITING SHRUBS HARMONY ROAD Y —EXISTPYA LANDSCAPE TYPICAL �\\ 0 PLANT LIST LANDSCAPE NOTES � u ..ua.Mananer ��ra mr. ` .uLa`wEa iimEinLs �En rnrrt�a�. r���a�c.oErm wuoom cEo..fu ro"Lv�ixuvuTMJ.KL=L=" ar Au ruMnlw). A.,iwM AiAMwnw o.vmiuEGao. YmrEuLWAll , AunA i uErw m.r i.nDa., L Mx0 ro 11115—L O KM. TO —A— OF Or [.mft. FO.MAMC6 R n wur.mrAemms e.+.mo. *rMr .+.....'rtw .oMO.MfJtfq%rTxe AMgNi ar list Or TxE LANDJUK u.i"iNi. EV7JlnREFIJMYNss JidNtrW..e.e.). K.DNu r.D.F.i w nivwML.TJ...N TREE SHRUB u-es PLANTING DETAIL PLANTING DETAIL 1 +� -TJ )O-N 1'111! ALL _� et1-pl `D T nCOR TD 1'LA•OMG MOT GRT. LlAOER �eNew i" MwER r)-C� f4M 1-T.� .1 ' 1 II �!i A YI.IDRNM KYNT rt )ISI. �Mle T-DG RMrtTiW2 . Wf 1 Ae e-1.1 NTLa \/�! M OpITAMER e1RAn1 AT f10 Q A7RT e7ecweD (_ ))•DAG eK •A6Rnc1e.' TApe 101 �T 7P'f O a AT ITfa .TMOARD PA_ ,'Am -CAIQ eMaAn K I 6MG! oKV WZD TII®+MOT D4tY! I NRL M e.wn oR ROOr- ^ TRe! TAIS lD7Go• 64L f'"�_ uarJ Tleees wrJ rl:a. rre r�r.rA.E e �" m• eAwc lua Laoea+ eexs a Al )A• x LA'r•.vG RAM M . WTER N MA.KEM lTYnf.LLl .RL i0 eL= KCe® db011 - LAMY All rOpRTO ALL .u+a'eR RAxfe >r r-eTAla eMcuD a RAMED Mo I.OIN� eo TCr O RMT HADO CCaM Al I. - SCALE: eCR.. RIIII. YM d4DE A .LLa ® SCALE: I' 30'-0' a ADJra^' �� Roor T%R -les.we aT.e e.rar .cTeD eAonu AAER 1RR! M N M CALLe u.LL CQ OR m .fae T.eE. cur +..L RAxr m wTu MOT[• TRTxe :•.) on a e.MM. .CJecrzD- N .edL Mx NORTH 0' 15' 30' 60' 120' Tp °pD"i �eAoe .e. XO s Wlll1 �i..7 I... Dela R.".We Del. Sheet Title LANDSCAPE PLAN Sheet Number 2 OF 4 +A:E "r n SOUTHWEST ELEVATION «.,._ We • r-c Ra M. [.OD RO Ra .H . v. aa,a u,an ./ Ro s..vc.xs. rscr RIIf.S NORTHWEST ELEVATION xuc sl. - ,� vwo wiu„was .%Rn aa�aa!laa�aa SPC8.0' IMM .E 0a U C. 11"01 s e.nhiWl. x h d W C O 14 a -'dti a" a �o o U A �ti o. aM mu..n Rx'. YR-M OY fR101R YYM m Own YR-N aura m,os ./ wm U ar-re p.t fVy g Ll, 6 t ! < ❑$ .r-ra - �{A C S ArcA -tacfa PC i1d m wloi [6i soot .M4 (s.K ' • �l NORTHEAST ELEVATION _ r�V � � o O ~ .rro l.fM sas ma mca .N l.'' o Ne U a— no \ OL NM OMS •.N N..tY Sgrf.rl. 1llf fe m r1q [wk 9Y..L (Lf4 t►. plf WYIR 1-7-N fAY (YALLII$ SOUTHEAST ELEVATION z x.,.. VIC r-e• SKEET 4 OF4 C S ARCHITECTS PC RED ROBIN RESTA URA NT Fort Collins, Colorado Preliminary & Final PUD Submittal March 31, 1994 PLANNING OBEJECTIVES This proposed Red Robin restaurant has been designed to fit within the fabric of the existing guidelines established by the in -place Harmony Market Planned Unit Development. The building has been positioned on the site to blend into the existing landscaping and site berming established along the Harmony Market corridor. In addition, the placement also softens the appearance of the building from the intersection and opens up the corner allowing better visibility. This development will be the eleventh Red Robin Restaurant within the family of restaurants owned and operated by the Tenant, The Snyder Group Company. The previous ten restaurants are still in operation. The Red Robin concept establishes an unbridled desire to please their guests and their neighbors. Red Robin Restaurants are family oriented restaurants offering full service food and drink creations. The building has been designed to reinforce the warm coloring of the natural Colorado pallette and by the use of strong horizontal banding, firmly roots the building into the site and existing terrain. The building facades are to be well lit to provide our guests with a feeling of safety and warmth. All light sources will be designed to prevent any off -site glare sources. Landscaping is in excess of the City's requirements. In addition, a continuous hedge wiil be provided along the west and north sides of the building to soften the "street appearance" of the structure. ONE TAMARAC, 7555 EAST HAMPDEN AVENUE, SUITE 525 DENVER, CO 80231 • (303) 743-0002 • (303) 743-0005 FAX C S ARCHITECTS PC RED ROBIN RESTA URA NT Fort Collins, Colorado Preliminary & Final PUD Submittal March 31, 1994 DEVELOPMENT PHASING SCHEDULE This project is to be completed in one phase, and our expectation is to obtain building permits in early June, 1994, for a grand opening of late November, 1994. ONE TAMARAC, 7555 EAST HAMPDEN AVENUE, SUITE 525 DENVER, CO 80231 • (303) 743-0002 • (303) 743-0005 FAX 0 • YC6D fe,6/nl, /4.o9M0,vY MijAtET,SIXTH lr11-/N6, P + /- Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? I If no, please explain z E a Z Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan ✓ 1.3 Wildlife Habitat 1.4 Mineral Deposit 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Energy Conservation J ✓ 1.8 Air Quality✓ r/ ✓ 1.9 Water Qualityf 1.10 Sewage and Wastes A2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transportation 2.2 Building Placement and Orientation 2.3 Natural Features 2.4 Vehicular Circulation and Parkin 2.5 Emergency Access ✓ 2.6 Pedestrian Circulation ✓ f 2.7 Architecture ✓ ✓ ✓-SEC Cawairigj aF APPEOVAL. 2.8 Buiiding Height and Views 2.9 Shading 2.10 Solar Access 2.11 Historic Resources 2.12 Setbacks 2.13 Landscape r/ 2.14 Signs 2.15 Site Lighting 2.16 Noise and Vibration 2.17 Glare or Heat 2.18 Hazardous Materials A3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards ✓ 3.4 Geologic Hazards ,'Fo R,06/N . HAR mem Y MAACXC SIXTH_ P * r BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion is the App#c� Yes No I II III IV C>rC;e me Correct Score Murptler Polnrs Earned Izll Mcx1mum Applicable Pcinrs a. Transit Route X X 1 2 CO 2 0 ,2, b. South College Corridor X X 0 4 g 8 c. Part of Center I X 0 3 & 6 d. Two Acres or More IX 0 3 ( 6 e. Mixed -Use X 1XIC 0 3 (0 6 f. Joint Parking X 1 2 0 3 g. Energy Conservation 1112131410 2 Q 8 h. Contiguity OX IX16 0 5 to 10 i. Historic Preservation X 1 2 0 2 J. 1 2 0 k. 1 2 0 1 2 0 Totais V V1 Percentage Earned of Maximum Applicable Points V/Vl = Vil 30 o Vii • TRAFFIC IMPACT ANALYSIS for the Viv, 111 . FORT COLLINS, COLORADO Prepared for C S ARCHITECTS PC 7555 E. Hampden Ave. Suite 525 Denver, Colorado 80231 Prepared by John Aldridue & Associates AD V4 NCED TR 1,�SPOR 7:4 770:ti YLt:ti'_� l.ti G : i:VD SYSTEM DES/G,V 999 Eighteenth Street Suite 1500 Denver, Colorado 80202 MARCH 1994 RED ROBIN RESTAURANT Traffic Impact Analysis TABLE OF CONTENTS INTRODUCTION PAGE 1 LOCATION AND EXISTING ROADS 2 TRIP GENERATION g TRIP DISTRIBUTION/ASSIGNMENT 9 TRAFFIC EVIPACT ANALYSIS 11 RECOMMENDATIONS 12 John Aldridge & Associates Page i Section One RED ROBINN RESTALRAtiT Traffic Impact Analysis INTRODUCTION A new RED ROBIN Restaurant is proposed on the southeastern side of Fort Collins, Colorado. Specifically, the proposed location is in the Harmony Market PUD on the southeast corner of Harmony Road and Boardwalk Drive. The new 7,300 square foot restaurant will provide seating for 256 customers. As part of the development proposal, a traffic impact study is required by the City of Fort Collins. In previous review of the proposal, the City traffic engineering staff outlined specific concerns to be addressed by the traffic study. 1) Impact on weekday peak period. 2) Impact at noon on Saturdays. 3) Impact on the shopping center entrances from Boardwalk. 4) Impact on the Boardwalk/Harmony intersection. 5) Review of signal phasing requirements at the Boardwalk/Harmony intersection. The graphic on the following page describes the general location and site for the restaurant. John'Aldrdge &Associates • Section Two Harmony Road Site for Red Robin Parking Lot Sams and Builders Sq. RED ROBLN RESTAURANT Traffic Impact Analysis North 1st Bank Rim a� a� Q Steeles Market Oakridge Drive LOCATION and EXISTING ROADS The restaurant will be located in the Harmony Market PUD which is positioned on the south side of Harmony Road between Boardwalk Drive on the west, and LeMay Avenue on the eastern side. Harmony Road is a state highway, SH68. and serves as a main entrance to Fort Collins from I-25. Boardwalk Drive, a north/south street on the western side of the PUD, will function as the primary entrance to the restaurant. Secondary access will come from the PUD's main entrance on Harmony Road and from the entrance located on LeMay Avenue which is on the eastern side of the PUD. The main entrance is limited to right -turn in and right -turn out. It would serve patrons exiting the restaurant heading eastbound. Patrons coming into the restaurant are not likely to use the main entrance as it would require "backtracking,." The LeMay Avenue entrance is over one-half mile away and not likely to carry a significant amount of restaurant traffic. John Aldridge & Associates��^� Page 2 RED ROBIN RESTAURANT Traffic Impact Analvsis Oakridge Drive is an east/west street on the southern side of the PUD that connects Boardwalk Drive and LeMay Avenue. Right now its primary function is as a service drive for deliveries. Currently, SAMS and BUILDERS SQUARE occupy pods to the south of the proposed restaurant location. These are significant traffic generators especially on weekends. The primary residential and commercial areas of Fort Collins exist west of the restaurant site. It is anticipated that restaurant customers will come from these areas and from employees/patrons of the major establishments within the Harmony Market PUD. The following is a detailed discussion of the three primary roads that serve the site, 1) Harmony Road, 2) Boardwalk Drive, and 3) LeMay Avenue. Two signalized intersections are also involved, 1) Boardwalk/Harmony, and 2) LeMay/Harmony. A discussion of the primary entrance from Boardwalk Drive and on -site circulation is also included. Harmony Road Harmony Road is State Highway 68. From I-25 to Boardwalk Drive it is a four -lane facility divided by a grassy median. To the west of Boardwalk Drive, the road is still four -lane but separated by a painted median instead. Harmony Road is the first exit to Fort Collins from northbound I-25. According to the Harmony Road Corridor Plan published by the City of Fort Collins in 1991, Harmony Road carries about 28,000 vehicles on the average weekday. On Saturday and Sunday the road is still quite busy and handles in excess of 20,000 vehicles on each of those days. Limited access and efficient signal control combine to maintain a high level of service along the roadway. John Aldridge & Associates Page 3 RED ROBI�i RESTAURANT Tra ifrc Impact Ana 14sis Boardwalk Drive Boardwalk Drive south of Harmony Road is a fairly new facility intended to serve the Harmony Market PUD and planned development within the surrounding area. It is a two-lane facility but has a wide painted median for left -turn storage at selected locations. Between the Harmony Road intersection and the first entrance to the shopping center the street carries about 10,000 vehicular trips on Saturday and only slightly less on Sunday at about 9,000 trips. South of the first entrance to the shopping center the number of trips drops by over ninety percent indicating the high demand to use the first entrance. LeMay Avenue LeMay Avenue is similar to Boardwalk Drive but carries about 20 percent less traffic at 8,000 vehicles on Saturday. A primary entrance to the shopping center is accessible from LeMay Avenue, but observations indicate its use is limited to STEELES MARKET and FIRST BANK. No traffic was observed traversing the center to get to SAMS or BUILDERS SQUARE, although some may with a stop at either the bank or market. Entrance Driveway The first entrance driveway from Boardwalk currently serves as the primary entrance to SAMS and BUILDERS SQUARE. On Saturday the entrance will serve about 8,000 vehicles. No major conflicts were observed at the entrance as those entering are turning left virtually unopposed by John Aldridge &AssociatesR.._.....�,�...._._�ry������"������^���"�"�"�"�"�"�' Page~4 RED ROBIN RESTAURANT Traj c Impact Analysis northbound traffic and those exiting are turning right, again unopposed by northbound traffic. The only conflict noticed was for the exiting vehicle that sometimes encounters a storage back-up caused by the lack of a left turn signal phase for the heavy northbound left turns at the intersection of Harmony Road. On -Site Circulation Presently, traffic movement and circulation directly after the entering the shopping center from Boardwalk Drive is awkward and confusing, especially for the Q S A M S a n d «S BUILDERS 3 .3 S Q U A R E customers. Traffic Q' is required to make a turn down a Harmony Road Red obin Site Enrance to Red Robin Area of Concern IN ' Parking Lot Current traffic circulation for Sams and Builders Sq. Roadway in front of Sams and Builders Sams and Builders Sq. narrow roadway to access parking lots close to the stores. When traffic is heavy on Saturdays and Sundays, customers find the right turn down the narrow roadway difficult because it is generally blocked by someone stopped (there's a homemade stop sign there to help control traffic) waiting to turn left out toward the exit. The above graphic illustrates the traffic pattern and area of concern. The problem will likely cause difficulty for RED ROBIN customers getting John Aldridge &"Associ-it —es __.. ,�„_�.,,.,.,._�,,..,..�- ,,�,-...n,,,.,... �_..� Page,.., in and out of the restaurant parking lot. Harmonv Road/Boardwalk Drive Intersection According to City s t a f f, t h e intersection o p e r a t e s satisfactorily during the AM and PM peak hours on weekdays. The signal is part of an overall computer controlled network of 96 signals within Fort Collins. Signal RED ROBIN RESTAURANT Traffic Impact Ana 1 vsis 44V Xih `•2`�44 � � � � ' .<.: NORTH 217 941 l 39 � ~ t ~ �o cv s .. • i. a� • ••a .. RED ROBIN RESTAURANT progression along Harmony Road has been established for both 100 and 110 second cycles. The 100 second cycle operates on Saturdays. Separate westbound and eastbound protected left turn phases are currently provided. There are no separate northbound and southbound left turn phases. The operation of the intersection in the PM peak hour was analyzed using the Highway Capacity Software (HCS). The analysis shows Level of Service (LOS) B for overall intersection operation. HCS worksheets can be found in the Appendix. The intersection was counted on Saturday, March 26, 1994, between 11:00 AM and 1:00 PM by Counter Measures, Inc. Their counts and diagrams are provided in the Appendix. The John Aldridge & Associates Page 6 RED ROBIN' RESTAURANT Trafnc Impact Analysis acceptable Level of Service (LOS) C, however the northbound left turn operates at LOS F and experiences annoying delays. The heavy left turn movement sometimes causes the queue to exceed the current storage capacity which backs up traffic in front of the shopping center entrance. This, in turn, causes delays at the entrance for exiting vehicles because most exiting vehicles want to get into the storage lane for the a left turn at Harmony Road. Harmonv Road/LeMay Avenue Intersection The Harmony Road and LeMay Avenue intersection was counted at the same time as the Harmony/Boardwalk intersection. The signal system and timing plans are virtually identical to the intersection of Boardwalk/Harmony with one distinct difference, that being the presence. of protected northbound and southbound left turn phases. HCS analysis reveals that the Harmony/LeMay intersection operates at LOS C during the Saturday noon period. No excessive delays were found in any specific movement. John Aldridge &'Associates��.._.,__.�_R,�_.�„ ._.,..�,.. __.,�,�Page.. • • 0 N 1 108 T 654 83 :� . 43 700 125 M o Yk LEMAY AVENUE Section Three RED ROBIN RESTAURANT Traffic Impact Analysis NORTH The graphic to the left show the Saturday noon hour traffic count taken on March 26, 1994 TRIP GENERATION The RED ROBIN Restaurant is considered a quality, sit-down type restaurant by the ITE Trip Generation Manual (5th Edition). According to the manual (Source Code 832) the proposed restaurant of 256 seats and 7,300 square feet will generate from 110 to 122 trips during the noon peak on Saturdays. RED ROBIN management reports that customer counts from nationwide experience indicate 56 cars will enter the parking lot during this time. Customers generally spend less than an hour in the restaurant which means that the 56 cars will exit the parking lot during the period. In terms of trips, this means that 112 trips are generated based on actual experience. The ITE Trip Generation Manual and RED ROBIN experience correlate exceptionally well. For the purposes of this analysis, a trip generation number of 120 is used. The ITE manual states that 48 percent will enter the restaurant and that 52 percent will exit during the Saturday noon period. According to "the ITE manual a similar (almost identical) trip generation will be produced during John Aldridge &Associates Page 8 RED ROBIN RESTAURANT Traffic Impact Analysis the weekday AM and PM peak hours of the adjacent streets. The highest trip generation period for the restaurant is after 6:00 PM on weekdays and weekends. At this time the trip generation is doubled but the adjacent street traffic will have diminished by half if not more. Restaurants like RED ROBIN attract a certain percentage of pass -by or diverted link trips. In other words, a stop in the restaurant may be planned as a stop along the way to other destinations, for example SAMS or BUILDERS SQUARE. Since pass -by trips are on the road anyway, a reduction can be taken from the total trip generation. ITE studies show that fast-food operations with drive -up windows attract up to 50 percent of their customers from pass-bys. There are no pass -by percentages established for this type of restaurant, however 20 percent is considered reasonable. Section Four TRIP DISTRIBUTION/ASSIGNMENT Trip distribution for the RED ROBIN Restaurant is assumed to mirror the pattern established for SAMS and BUILDERS SQUARE. Based on the patterns in the Harmony/Boardwalk intersection, the following distribution is used. Fifty-five (55) percent will access from eastbound Harmony Road, 35 percent from southbound Boardwalk Drive and 10 percent from westbound Harmony Drive. Obviously some traffic will come through the center from LeMay Avenue and from the customers already in the center. However, these are random occurrences and specific patterns cannot be established. All traffic during this period is being assigned to the intersection to discover the maximum impact. The next graphic shows the traffic assignment and projected turning movements for the intersection in the weekday PM peak period. John Aldridge & Associates Page 9 171 is rn �o l �l The graphic to the right t� 1� shows the Saturday noon period with RED ROBIN traffic added. RED ROBIN RESTAURANT Traffic Impact Ana lys is NORTH 941 NORTH 207 703 74 (5) 0 1 100 I. plmll— I BOARDWALK F -RED ROBIN RESTAURANT 1 Saturday noon with Red Robin (XX) added. 1 71 685 (25) 349 John -n— "Aldridge','- -,,-" , , K"', - , X-s- s*- o-c` , i 'a' "t"e" . .. ....... ...... Page 10 RED ROBIN RESTAURANT Traffic Impact Analysis Section Five TRAFFIC IMPACT ANALYSIS Traffic generated by the RED ROBIN Restaurant will have a minor impact on the Boardwalk/Harmony intersection during the noon hour on Saturday only because of the high traffic generation caused by SAMS and BUILDERS SQUARE that has already flooded the intersection, especially the northbound left turn. The additional trips from RED ROBIN would cause the intersection to operate at an overall LOS D rather than LOS C. The northbound left turn movement would still operate at LOS F, however delays would be increased from 82 seconds to 133 seconds which would result in additional back-up in the northbound left turn storage bay. During the weekday PM peak hour the intersection will operate at the same LOS B even with the added RED ROBIN traffic. Again, HCS worksheets are provided in the Appendix. Since this is the highest impact point then all other intersections and movements are assumed to operate without a reduction in LOS, therefore there's no need for extensive weekday peak period analysis at other locations. Section Six RECOMMENDATIONS There are two options available to remedy the northbound left turn problem at the Harmony/Boardwalk intersection. The first is to add a northbound and southbound left turn phase for the existing single lane RED ROBLr RESTAURANT Traffic Impact Analysis configuration. The left turn would have to be permitted on the through phase and include a separate protected phase. An overall intersection LOS C with a left turn LOS D could be achieved if the Harmony Road through movement part of the green time is reduced from 56 percent to 47 percent. The second and more desirable option is to install a dual left turn on the northbound approach. This would reduce the back-up of the storage lane considerably and provide additional capacity for future development (some 600 homes are planned south of the center). Also the Harmony Road through movement is maintained at about 56 percent. Under this configuration the overall intersection would operate at LOS C and the left turn would operate at LOS D. With regard to the Harmony Road on -site circulation Red Robin Site problem, it can be o solved with an A Enrance to Red Robin additional curb cut and new, entrance from Boardwalk Drive located at the Parking Lot Q extension of the Recommended traffic circulation for Sams and Builders Sq. roadway directly in 3 front of SAMS and Roadway in front of Sams and Builders O New Entrance Sams and Builders Sq. BUILDERS SQUARE. The graphic to the left illustrates the recommended solution. This new entrance location is a common and popular choice for many John Aldridge & 'Associates Page 12 RED ROBIN RESTAURANT Traffic Impact Analysis stores and facilities of a similar nature. It would be attractive to use for all SAMS and BUILDERS SQUARE customers and allow the RED ROBIN patrons virtually unencumbered use of the first entrance. John Aldridge & Associates Advanced Transportation Planning and System Desibon May 2, 1994 Mr. Craig Cahen C S Architects P C 7555 East Hampden Ave. Suite 525 Denver, Colorado 80231 RE: RESPONSE TO PLANNING DEPARTMENT COMMENTS / Proposed RED ROBIN RESTAURANT / Fort Collins, Colorado Dear Craig: I have reviewed the comments provided by the Fort Collins Planning Department on the Traffic Impact Analysis and have the following responses to submit. 1) More information was requested concerning the recommended design geometries on the northbound approach of the Boardwalk/Harmony intersection. Attached is a sketch of the recommended geometries for review. The sketch shows a dual left turn on the northbound approach of the intersection at Boardwalk/Harmony. The inside lanes are 11 feet wide and the curb lanes are 12 feet wide. A two foot painted median separates the northbound and southbound traffic. The dual left turn can be installed without reconstruction of the intersection. A dual left turn on the northbound approach is recommended because of the heavy left turn demand, especially during the Saturday noon peak. Also, a dual left turn would provide more storage which would help clear the entrance to the shopping center. Right now on Saturdays the entrance intersection congests due to the northbound left turn storage that backs up into the intersection. A single left turn could be implemented if the intersection (specifically the southbound approach) cannot accommodate the dual turn from the northbound approach. A drawback to the single left turn is that it would require a reduction of green time on Harmony. A study of signal progression on Harmony would be required to determine if the green time on Harmony could be reduced for the Saturday noon period. In comparison, a dual left turn would not require a reduction of green time on Harmony. 9" Eighteenth Street Suite 1500 Denver Colorado 80202 Tele 303-298-7117 Fax 303-296-1124 John Aldridge & Associates Letter to Craig Cahen May 2, 1994 Page 2 2) Clarification was requested on the trip generation data. The following chart should help clarify the trip generation data. The ITE Trip Generation Manual (Fifth Edition) was referenced for this information along with actual experience at other RED ROBIN Restaurants across the country. Total Trips . Trips Entering Trips Exiting In One Hour (XX) Percent (XX) Percent Weekday Peak Hour 120 65 55 of Adjacent Street (54%) (46%) 4PMto6PM Saturday Noon Hour 120 58 62 (48%) (52 %) Weekday Peak Hour 240 130 110 of Generator (54%.) (46%) 6PMto8PM 3) The Planning Department will not allow a new curb cut from Boardwalk as recommended by the Traffic Impact Analysis. A new curb cut at the suggested location would significantly improve circulation through the center and avoid congestion on Boardwalk at the present entrance. The Traffic Impact Analysis reports that a homemade stop sign has been placed at the first internal intersection from the entrance to help alleviate the confusion that obviously exists. The narrowness of the intersecting roadways and the heavy volume of traffic combine to create an awkward situation. As reported earlier, the northbound left turn storage from the Boardwalk/Harmony intersection backs up into the entrance intersection causing congestion. The recommended dual left turn in item one will eliminate the back up and reduce congestion significantly for the time being. Presently, the southbound left turn into the center is not a problem as it is virtually unopposed by northbound traffic. E John Aldridge & Associates Letter to Craig Cahen May 2, 1994 Page 3 However, development is planned for the adjacent area including a residential community of 600 homes. Development as planned will increase traffic on I tmir lwalk, especially in the northbound direction. Should this happen, the southbound left turn into the center from Boardwalk would be significantly delayed and likely back up into the Boardwalk/fIarinuny intersection. The recommended location would add more than 200 feet ol" lefl turn storage: li)r the southbound left turn movement which would keep the left turn from causing problems. Therefore, moving the primary entrance for SAMS and BUILDERS SQUARE to the south as recommended in the 'Traffic Impact Analysis serves two disainut pe1rp0W',. One, it rclicvcs an internal circulation problem and, two, it solves a potentially significant congestion problem at die present entrance should development: occur as planned. The recommendation is made strictly to resolve real and potential traffic operational problems. JOHN R DGE & ASSOCIATES John M.W.. Aldridge, A1CP Principal 7MWA/me/enc.