HomeMy WebLinkAboutBANK ONE PUD - PRELIMINARY & FINAL - 54-87W - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (2)ITEM NO. 10
MEETING DATE 9-26-94
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Bank One at Harmony Market Final P.U.D,
#54-87W
APPLICANT: Bank One
c/o Cityscape Urban Design
3555 Stanford Road, Suite 105
Fort Collins, CO 80525
OWNER: Oak Farm, Inc.
c/o G.T. Land, Colorado, Inc.
3555 Stanford Road, Suite 100
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for Final P.U.D. for a 3,600 square foot bank,
with drive -up windows, and 11,000 square foot office building. The
property is 2.14 acres in size and located at the southwest corner
of Harmony Road and Boardwalk Drive. The parcel is zoned R-P,
Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
Although Parcel S of the Oak -Cottonwood Farm is subject to the
moratorium within the Harmony Corridor, banks and offices were
exempted from the list of prohibited land uses. The P.U.D.
complies with land use designation of "Retail/Office" on Parcel S
of the Oak -Cottonwood Farm Overall Development Plan. The P.U.D. is
in substantial compliance with the Preliminary and satisfies both
the All Development Criteria and the requirements of the Auto
Related and Roadside Commercial Point Chart of the L.D.G.S. With
residential scale and character, and by using similar materials as
Harmony Market Shopping Center, the P.U.D. is compatible with the
surrounding area. The project is feasible from a traffic
engineering standpoint and promotes 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
•
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Bank One at Harmony Market PUD - Final #54-87W
September 26, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L-P; Existing Convenience Store (7-Eleven)
S: R-P; Vacant
E: R-P; Vacant (Approved For Red Robin Standard Restaurant)
W: R-L-P; Existing Church (Front Range Baptist Church)
The site is Parcel S of the Oak -Cottonwood Farm Overall Development
Plan, approved in 1987. The parcel is not a part of the Harmony
Market Shopping Center P.U.D.
2. Harmony Corridor Moratorium:
Unlike Harmony Market Shopping Center, Parcel S of the Oak -
Cottonwood Farm was not exempted from the six-month moratorium on
"retail and commercial" development within the Harmony Corridor.
As land uses however, banks and offices were defined by City
Council Ordinance Number 103-1994 as not being "retail or
commercial" and, therefore, allowed to be processed as a P.U.D.
during the moratorium.
4. Land Use:
Parcel S of the Oak -Cottonwood Farm Overall Development Plan is
designated as "Retail -Office." The request for a P.U.D. featuring
a bank and office building, is, therefore, in compliance with the
Oak -Cottonwood Farm O.D.P.
The request was evaluated by the absolute and variable criteria of
the Business Services Point Chart of the L.D.G.S. The P.U.D.
satisfies the one absolute requirement by gaining primary access
from a street other than South College Avenue.
On the variable criteria, the P.U.D. achieves a score of 60% which
exceeds the minimum required score of 50%. Points were earned for
the following:
b. Being located outside the "South College Avenue Corridor."
d. Being located on at least two acres of land.
f. Having direct vehicular and pedestrian access between on -site
parking areas and adjacent existing or future off -site parking
areas which contain more than ten spaces.
0
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Bank One at Harmony Market PUD - Final #54-87W
September 26, 1994 P & Z Meeting
Page 3
h. Having at least one -sixth of its property boundary contiguous
to existing urban development.
The proposed land uses associated with Bank One P.U.D. are
supported by the performance on the Business Services Point Chart
of the L.D.G.S.
5. Neighborhood Compatibility:
A neighborhood information meeting was held on May 26, 1994, in
conjunction with Golden Corral Restaurant and Outback Steakhouse.
There were no major concerns raised by those attending the meeting.
Since the proposed uses on the property conform to the Oak -
Cottonwood Farm O.D.P., and the O.D.P. went through a rigorous
review process, the P.U.D. is considered acceptable. A bank and
office building are considered compatible with the surrounding
neighborhood.
6. Design:
The primary design feature of the P.U.D. is that the bank building
will feature a pitched roof and red brick exterior to match the
Harmony Market Shopping Center. The roof will be a dark gray,
laminate asphalt/fiberglass shingle. These design features are
residential in both scale and character and contribute to blending
the large anchor tenants in Harmony Market with the residential
neighborhoods to the north.
The office building will be two story and feature similar exterior
materials. While the roof will not be as steep, it remains pitched
and will use the same residential style shingles. The office
building, like the bank building, contributes to the scaling down
of the anchor tenants and helps blend the 50 acre commercial
shopping center with the existing residential neighborhood to the
west.
In summary, Bank One P.U.D. is being planned as if it were part of
Harmony Market Shopping Center. By using similar exterior
materials, and by being residential in character and scale, the
design is sensitive to the surrounding area.
7. Transportation:
Parcel S gains access from Boardwalk Drive in direct alignment with
the curb cut serving Harmony Market Shopping Center. There is no
access onto Harmony Road. Future access is planned to the west in
cooperation with Front Range Baptist Church. The Church has agreed
to work with the developer on joint future access and shared
parking.
•
•
Bank One at Harmony Market PUD - Final #54-87W
September 26, 1994 P & Z Meeting
Page 4
Traffic generated by Bank One P.U.D. has been accounted for in
previous traffic studies conducted for the Oak -Cottonwood Farm
area. In fact, the traffic study assumed the office building would
be retail which has a higher trip generation rate. This traffic
can be accommodated on the existing street system at no loss in the
Level of Service at the Harmony/Boardwalk and the Boardwalk/access
drive intersections.
The traffic studies done for the 1994 proposals in Harmony Market
Shopping Center (Red Robin, Tyco Oil, Golden Corral, Outback
Steakhouse, Steele Is Expansion, Outpost/ Sunsport/Lee 's Cyclery)
indicate that there is a need to lengthen time for the green left
turn arrow for northbound Boardwalk to westbound Harmony. This
left turn phase needs more time on Saturday only, particularly at
the noon peak. The studies indicate that this turn movement is at
Level of Service F although the balance of intersection remains at
Level of Service C. The City's Transportation Department has been
advised of this Saturday condition and is taking action
accordingly.
For Bank One P.U.D., the project is feasible from a traffic
engineering standpoint. With sidewalk improvements along both
streets, and bicycle parking for customers and employees, the
P.U.D. promotes multi -modal transportation policies.
8. Findings of Fact/Conclusion
In evaluating the request for Bank One Final P.U.D., Staff makes
the following findings of fact:
1. The Final P.U.D. is in substantial conformance with the
Preliminary P.U.D.
2. The request for banking services and offices conforms to the
Oak -Cottonwood Farm Overall Development Plan.
3. The P.U.D. satisfies the All Development Criteria of the
L.D.G.S.
4. The P.U.D. is supported by the performance on the Business
Services Uses Point Chart of the L.D.G.S.
5. With residential scale and character, and similar materials as
found in Harmony Market Shopping Center, the P.U.D. is
compatible with the surrounding area.
6. The P.U.D. is feasible from a traffic engineering standpoint
and meets the City's transportation policies.
•
Bank One at Harmony Market PUD - Final #54-87W
September 26, 1994 P & Z Meeting
Page 5
RECOMMENDATION:
Staff recommends approval of Bank One at Harmony Market P.U.D.,
Final, #54-87W, subject to the following condition:
1. The Planning and Zoning Board approves this planned unit
development final plan upon the condition that the development
agreement, final utility plans, and final P.D.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 (November 14, 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
approval of this planned unit development shall become null
and void and of no effect. The date of final approval for
this planned unit development shall be deemed to be the date
that the condition is met, for purposes of determining the
vesting of rights. For purposes of calculating the running of
time for the filing of an appeal pursuant to Chapter 2,
Article II, Division 3, of the City Code, the "final decisionle
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
Bank One at Harmony Market PUD - Final #54-87W
September 26, 1994 P & Z Meeting
Page 6
running of time for the filing of an appeal of such "final
decision" shall be counted from the date of the Board's
decision resolving such dispute.
0
11 L1V1: BANK ON t (CO FiARMON Y �10
MARKET PUD - Final North
NUMBER: 54-e7w
THE PIER
MULTI -FAMILY RESIDENTIAL
ZONED: RLP
FRONT RANGE
BAPTIST CHURCH
ZONED: RLP
•7_11
ZONED RLP
HARmo"AD
RP
V 11
I
/h� I APPROVED
✓/ 'RED ROBIN'
RESTAURANT
g° ZONED: RP
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=.4NK= ONE
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GENMAL NOTES -
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ZONE�D^:IRP
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•
0 �
HARMONY ROAD
ao
AT HARMONY MARKET P. U.O.
PRELIMINARY h FINAL
LANDSCAPE PLAN
17
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. 2 � 3
i
PLANTING NOTES
. u_�re.ea_ww.�+�r..av u•..e.ma.m�
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Qaaa oac aUgLogV9
FAST £L£VAAON sire r =r
WEST ELEVATION sue ,ir=r-v
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Q
FORT COLLINS
BRANCH
��U IJUUQ �rJ IILJ
AT HARMONY MARKET P.U.D.
ELEVATIONS .. I=
NORTH ELEVATION sar r =r
• NOT[
CMAOT LOCATIONS - WALL NOWT 51fN5
NAT VARY W TNAL CON5TRl1LT RAMS.
CRY � G SHALL A Y TO ALL 51 . a
SOUTH ELEVATION — I/f=llll
PHASE TWO OFFICE RETAIL BUILD►IN�G ELEVATlO•NSElll
NORTH ELEVATION SOUTH ELEVATION SIMILAR WEST EL£VAION EA5T ELEVATION SIMILAR
urban design, inc.
BANK ONE at HARMONY MARKET
Statement of Planning Objectives
June 6, 1994
This proposal comprises a Bank facility and a multi -tenant retail/office building on
approximately 2.14 acres at the southwest corner of Harmony Road and Boardwalk Drive; and
is designed to complement the adjacent Harmony Market PUD. Construction will be phased,
with extensive perimeter landscaping, the proposed bank building, and much of the permanent
parking lot completed with Phase I. The retail/office building is expected to be completed
after Phase I is occupied. Employment at this site is estimated at up to 50 t upon completion
of the retail/office building.
As established with earlier filings at Harmony Market, a Business Service use such as
Bank One is appropriate at this location, and is consistent with the applicable Land Use
Policies of the City of Fort Collins, including those policies promoting maximum utilization of
land within the city; discouraging commercial development from gaining primary access from
College Avenue; giving preferential consideration to urban development proposals with are
contiguous to existing development within the city limits; and locational criteria for
commercial/business types of uses.
The proposed plan is also compatible with the goals and design guidelines outlined for
the pad sites at Harmony Market. The scale of the proposed buildings forms a transition
between the larger anchor users at Harmony Market and the residential uses to the north and
west. Extensive perimeter landscaping along Boardwalk and Harmony is planned in character
with the landscape improvements made with Sams (Pace), Builders Square, and Steele's.
Development of the site is scheduled to begin in late 1994, with completion of the full
site development targeted between 1996 and 1998.
*Bank One Prelimina_ *+- PUD
♦ FiNAI_
Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the cMerio
be satisfied?
if no, please explain
c
o a
<
a Z
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
x
1.2 Comprehensive Plan
x
x
X
1.3 Wildlife Habitat
X
1.4 Mineral Deposit
X
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
1.7 Enercv Conservation
x ( x
X:-
,
1.8 Air Qualitv
x X
X
1.9 V`later Qualitv
x
x
x
1.10 SeINaoe and Wastes
X
A 2: NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular. Pedestrian. Bike Transportation
X
X
x
2.2 Buildina Placement and Orientation
x
x
X
2.3 Natural Features
X
x
X
2.4 Vehicular Circulation and Parking
X
x
x
2.5 Emergency Access
x
x
x
2.6 Pedestrian Circulation
x
x
x
2.7 Architecture
x
x
x
2.8 Building Height and Views
X
2.9 Shading
X
X
x
2.10 Solar Access
x
x
x
2.11 Historic Resources
I
x
2.12 Setbacks
x
x
x
2.13 Landscape
x
X
x
2.14 Signs
x
X
x
2.15 Site Lighting
X
x
X
2.16 Noise and Vibration
X
x
x
2.17 Glare or Heat
x
2.18 Hazardous Materials
X
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
x
x
x
3.2 Design Standards
x Ix
X
3.3 Water Hazards
I
x
3.4 Geologic Hazards
x
54
• 0
&VC P VA - PRE1_1M1AlARY �- ��^iAL
ACTIVITY. I E
Business Service Uses
DEFINITION:
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include
retail shops; offices; personal service shops; financial institutions; hotels/motels; medical clinics; health
clubs; membership clubs; standard and fast-food restaurants, hospitals; mortuaries; indoor theaters;
recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which
are of the same general character.
CRITERIA:
Each of the following applicable criteria must be answered "yes" and implemented within the
development plan.
Yes No N/A
1. Does the project gain its primary vehicular access from a street other than ❑
South College Avenue?
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑
THE MAXIMUM POINTS AS CALCULATED ON POINT CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the activity contiguous to an existing transit route (not applicable
for uses of less than twenty-five thousand [25,000] square feet GLA or
with less than twenty-five [25] employees, or located in the Central
Business District)?
b. Is the project located outside of the "South College Avenue Corridor"?
c. Is the project contiguous to and functionally a part of a neighborhood
or community/regional shopping center, an office or industrial park,
located in the Central Business District, or in the case of a single user, employ or will employ a
total of more than one hundred (100) full-time employees during a single eight (8) hour shift?
d. Is the project on at least two (2) acres of land, or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residential,
hotel/motel, or recreation)?
f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing
or future off -site parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage through the application of alternative energy
systems or through energy conservation measures beyond those normally required by the Model
Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to
use for calculating energy conservation points.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-71-
•
Business Service Uses (continued)
h. Is the project located with at least one -sixth (1/6) of its prgperty boundary contiguous to existing
urban development?
i. If the site contains a building or place in which a historic event occurred, has special public value
because of notable architecture, or is of cultural significance, does the project fulfill the following
criteria?
1. Prevent creation of influences adverse to its preservation;
2. Assure that new structures and uses will be in keeping with the character of the building or
place. Imitation of period styles should be avoided; and
3. Propose adaptive use of the building or place that will lead to its continuance, conservation,
and improvement in an appropriate manner while respecting the integrity of the
neighborhood.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-72-
•
0
,OAIVY, ONE P U-U.
BUSINESS
SERVICE USES
POINT CHART E
For All Criteria
Applicable Criteria Only
Criterion
the
Cdtetfon
Appicable
Yes No
1 II III IV
CVcie
me
Correct Score
Mumpller
Points
Earned
Ixll
Mcximum
Applicable
Points
a. Transit Route
X
2
0
2
®-
--
b. South College Corridor
X
X
0
4
$
8
c. Part of Center
X
2
CO
3
0
6
d. Two Acres or More
X
X
®
01
3
(
6
e. Mixed -Use
X
0
3
(
6
f. Joint Parking
1
(2)
0
3
�a
g. Energy Conservation
X
1
2
3
0
2
Q
8
h. Contiguity
X
X
2
0
5
(p
10
i. Historic Preservation
)6
1
2
0
2
-
-
j.
1
2
0
k.
1
2
0
1
2
0
Totals 36 SD
v vi
Percentage Earned of Maximum Applicable Points V/VI = V11 %a %
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MEMORANDUM
To: Bank One
Eldon Ward, Cityscape
Rick Ensdorff, Fort Collins Transportation Division
Fort Collins Planning Department
From: Matt De l i ch
Date: June 3, 1994
Subject: Bank One at Harmony Market traffic study
(File: 9459MEM1)
Bank One is proposing to build a 3600 square foot bank
with five drive -up windows and a 12,000 square foot office/
retail building on the parcel in the southwest quadrant of the
Harmony/Boardwalk intersection within the Oak/Cottonwood Farm
area in Fort Collins. This memorandum compares the general
trip generation used in previous studies with the site
specific uses proposed at this time.
The Oak/Cottonwood Farm area is south of Harmony Road,
west of Lemay Avenue, and north of Fossil Creek. Its western
edge is the existing developments located east of College
Avenue (Fairway Estates and Fossil Creek Meadows). The Oak/
Cottonwood Farm Amended Overall Development Plan shows the
area divided into lettered parcels (A through V). This plan
is shown in Appendix A.
The "Oak/Cottonwood Farm Site Access Study," May 1992
addresses the traffic impacts of the Oak/Cottonwood Farm
Overall Development Plan. This site access study addressed
the existing uses, primarily in Parcel R, and development of
the remainder of the site.
The Bank One and office/retail building is on the
northern 70% of Parcel -S of the Overall Development Plan
(ODP). In the ODP, it was assumed that Parcel S would be
developed with commerial uses, primarily retail. Table 1
shows the trip generation from the proposed bank and office/
retail uses. Table 2 shows the trip generation for the
northern 70% of Parcel S from the "Oak/Cottonwood Farm Site
Access Study," May 1992.
Parcel S (70%) daily trip generation from the site access
study was 855 average weekday vehicle trip ends. The Bank One
and office/retail building will generate 1340 average weekday
vehicle trip ends. The proposed bank and office/retail uses
will generate almost 1.6 times that shown in the site access
study on the same parcel. Cursory review of the trip
generation manual indicates that the trip generation rate for
banks is higher (per square foot) than all retail uses. Even
though the proposed building area is less than that assumed
on Parcel S, the trip generation will be higher on a daily
basis. The morning peak hour generated traffic of the bank
and office/retail will be less than that shown in the site
access study, but the afternoon peak hour traffic of the bank
and office/retail will be higher. However, as shown in the
"Courtyards at Miramont PUD traffic study" (memorandum dated
March 7, 1994), the site access study overestimated the daily
trip generation for Parcels Q and R by 1915. Therefore, when
considering the overall trip generation from "new" 1994
proposals within the Oak/Cottonwood Farm area, it is concluded
that the trip generation is consistent.
This parcel will gain access to the public street system
via Boardwalk Drive, across from the Sam's access. The
operation at the access/Boardwalk intersection will be
acceptable with stop sign control. Other traffic studies for
various developments in this area have recommended northbound
and southbound left -turn phases for Boardwalk at Harmony Road.
One traffic study suggested dual northbound left -turn lanes
on Boardwalk in order to reduce the back-up in the left -turn
lane, and to provide additional capacity for future
development to the south. Either/both of these
recommendations will improve the operation at the Harmony/
Boardwalk intersection.
•
•
Land Use
Table 1
Trip Generation
Daily
Trips
Bank One - 3.6 KSF 950
Office/Retail - 12.0 KSF 390
TOTAL 1340
A.M.
Peak
Trips
Trips
in
out
22
18
21
4
43
22
Table 2
Trip Generation
Daily
Land Use Trips
A.M. Peak
Trips Trips
in out
P.M.
Peak
Trips
Trips
in
out
75
82
15
28
90
110
P.M. Peak
Trips Trips
in out
From Oak/Cottonwood Farm
Site Access Study, 70% of 855 65 70 59 44
Parcel S