HomeMy WebLinkAboutBANK ONE PUD - PRELIMINARY & FINAL - 54-87W - SUBMITTAL DOCUMENTS - ROUND 1 - TRAFFIC STUDYDo
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MEMORANDUM
To: Bank One
Eldon Ward, Cityscape
Rick Ensdorff, Fort Collins Transportation Division
Fort Collins Planning Department
From: Matt Delich
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. Thiz 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 5, 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
P.M.
Peak
Trips
Trips
Trips
Trips
in
out
in
out
22
18
75
82
21
4
15
28
43
22
90
11.0
Table 2
Trip Generation
Daily A.M. Peak P.M. Peak
Land Use Trips Trips Trips Trips Trips
in out in out
From Oak/Cottonwood Farm
Site Access Study, 70% of 855
Parcel S
65 70 59 44
APPENDIX A
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