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HomeMy WebLinkAboutHARMONY MARKET PUD, 9TH FILING - PRELIMINARY & FINAL - 54-87X - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 8122194 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Harmony Market P.U.D., 9th Filing, Tyco Oil Company Convenience Store, Preliminary and Final, W54-87X APPLICANT: Mr. Mark Tingey Tyco Oil Company 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 Preliminary and Final P.U.D. for a convenience store, gasoline sales, and a one -bay, automatic carwash. The convenience store measures 2,700 square feet. The parcel is .86 acre in size. The zoning is R-P, Planned Residential. RECOMMENDATION: Approval With Condition EXECUTIVE SUMMARY: The request for a convenience store, with gas sales, and carwash contributes to the clustering of retail services envisioned for a community regional shopping center. The P.U.D., therefore, complies with the Oak -Cottonwood Farm Overall Development Plan. The P.U.D. is supported by both the All Development Criteria and the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The design is compatible with the Harmony Market Shopping Center. The project is feasible from a traffic engineering standpoint and complies with transportation policies. The one condition of approval pertains to timely filing of utility plans and development agreement. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Harmony Market PUD, 9th Filing, Tyco Oil Convenience Store - Final, #54-87X August 22, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-P; Existing Bank (1ST Bank) S: R-P; Existing Auto Related Uses (Grease Monkey and Carwash) E: B-P; Existing Office and Vacant (Oak Ridge Business Park) W: R-P; Existing Grocery Store (Steele's Market) The proposed P.U.D. represents the ninth filing within the Harmony Market Shopping Center. This center is 50 acres in size and was approved in 1989. To date, three anchor tenants have been approved: Sams Membership Warehouse, Builders Square, and Steele's Market. Also, two pad sites have been approved and built: 1ST Bank and Grease Monkey/Carwash. To date, one pad site has been approved but not yet under construction: Red Robin Restaurant. Three other pad sites (Golden Corral Restaurant, Outback Steakhouse, and Outpost/ Sunsport/Lee 's Cyclery Retail Shops) are in various stages of development review. Harmony Market Shopping Center is bordered by two arterial streets (Harmony Road and Lemay Avenue) and two collector streets (Boardwalk Drive and Oak Ridge Drive.) The center is developing with a mix of uses as envisioned by the Overall Development Plan. The pad sites are designed to develop in a smaller scale and provide a transition in size and form to mitigate the bulk of the existing anchor tenants. Close attention to architectural consistency and neighborhood compatibility have been the primary focus of development within the center since its inception. Commercial development within Harmony Market Shopping Center has been exempted from the six month moratorium on commercial development within the Harmony Corridor. 2. Land Use• A. Overall Development Plan The Oak -Cottonwood Farm O.D.P. designated the Harmony Market Shopping Center as a Community/Regional Shopping Center. With 50 acres, the center is anticipated to include not only large retailers but also associated support shops as well as a variety of services. The proposed land use, auto related and roadside commercial, is an appropriate land use and service and is compatible with the Oak -Cottonwood Farm O.D.P. Harmony Market PUD, 9th Filing, Tyco Oil Convenience Store - Final, #54-87X August 22, 1994 P & Z Meeting Page 3 B. Auto Related and Roadside Commercial The project was evaluated by the absolute and variable criteria of the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The P.U.D. satisfies the absolute criteria by gaining primary vehicular access from a street other than South College Avenue. Also, there is no vehicular repair, painting, body work activities, or storage of refuse or vehicular parts. On the variable criteria, the project achieves a score of 63%. Points were earned for the following: a. Being located other than at the intersection of two arterial streets. b. Being contiguous to and functionally a part of a planned center. C. Having primary access from a non -arterial street. 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. h. Having at least one -sixth of its property boundary contiguous to existing urban development. Based on the performance on the Auto Related and Roadside Commercial Point Chart, the proposed land use, at the subject site, is supported by the L.D.G.S. 3. Neighborhood Compatibility: A neighborhood information meeting was held on July 6, 1994. No citizens attended this meeting, therefore, there are no minutes. It is Staffs finding that placing an auto related and roadside commercial use within a community regional shopping center is appropriate. There is substantial separation between the subject site and the nearest residential neighborhood. The design aspects will ensure that the development is compatible with the shopping center. Over the years, commercial development within this center has gain public acceptance. Staff, therefore, finds that the P.U.D. is compatible with the surrounding area. • Harmony Market PUD, 9th Filing, Tyco Oil Convenience Store - Final, #54-87X August 22, 1994 P & Z Meeting Page 4 4. Design: The following design aspects of the P.U.D. are described below: A. Reverse Mode Layout The primary design consideration of the P.U.D. is the placing of the convenience store and gasoline pumps in a reverse mode so that the back of the store faces Lemay Avenue. This orientation allows the canopy and fueling area to be internal to the center versus external to the arterial street. The reverse mode layout lends variety to the traditional shopping center look and is a welcome contrast along an arterial street. B. Architecture: The convenience store will feature a pitched metal roof that ties in with the gabled roofs on Steele's, Grease Monkey/Carwash, and 1ST Bank. The roof will be deep tone red to match colors in the center. The exterior materials will be a tan/beige face brick that is compatible with existing exterior materials found in the center. Again, deep tone red will be the accent color which also matches the center. This accent color is featured on the pitched roof, canopy fascia, and on horizontal portions of the convenience store and carwash. Such horizontal accents are found elsewhere in the center. C. Landscaping: The key landscape feature is the row of conifer trees to screen the back of the store and the carwash access drive. These five trees, at maturity, will provide substantial screening. The streetscape along Lemay will feature both a small berm at the corner of the Steele's access drive and a very deep detention pond on the southeast part of the site. Both areas are treated with landscape materials. Street trees are placed in the parkway strip along Lemay Avenue. In summary, the use of a gabled roof and similar colors as found in Harmony Market Shopping Center allows the P.U.D. to blend in well with the surrounding commercial uses. The P.U.D. will appear as a logical extension of the Grease Monkey/Carwash located adjacent to the south, and will complement Steele's Market, adjacent to the west. • 0 Harmony Market PUD, 9th Filing, Tyco Oil Convenience Store - Final, #54-87X August 22, 1994 P & Z Meeting Page 5 5. Transportation: An updated traffic impact analysis was conducted for Harmony Market to account for the new pad site developments. These include Red Robin Restaurant, Golden Corral Restaurant, Outback Steakhouse Restaurant, Outpost/ Sunsport/Lee Is Cyclery Retail, and Tyco Oil Company Convenience Store. The trip generation rates associated with these uses, combined with the existing tenants, are in general conformance with the original assumptions of the Harmony Market Shopping Center. Although not directly connected to Tyco Oil Convenience Store, the traffic impact analysis cautions that the Harmony Road/Boardwalk Drive intersection needs a longer green phase for northbound left turns to westbound Harmony on Saturdays only. The study indicates that the Saturday condition for this turn movement is at Level of Service F for the noon peak even though the overall intersection operation is at Level of Service C. The Transportation Department has been made of aware of the existing condition and will take action accordingly. For Tyco Oil Convenience Store, the existing curb cuts and drive aisles within the shopping center will provide adequate access and circulation. There are no new curb cuts on Lemay Avenue. The traffic impacts associated with the proposed P.U.D. can be accommodated with existing improvements. The project is feasible from a traffic engineering standpoint. 6. Findings of Fact/Conclusion: In evaluating the request for Preliminary and Final P.U.D. for Harmony Market 9th Filing, Tyco Oil Convenience Store, Staff makes the following findings of fact: 1. The proposed land use, auto related and roadside commercial, complies with the Oak -Cottonwood Farm Overall Development Plan. 2. The Preliminary P.U.D. satisfies the All Development Criteria of the L.D.G.S. 3. The P.U.D. is supported by the performance on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. 4. The P.U.D. is feasible from a traffic engineering standpoint and complies with transportation policies. Harmony Market PUD, 9th Filing, Tyco Oil Convenience Store - Final, #k54-87X August 22, 1994 P & Z Meeting Page 6 RECOMMENDATION: Staff recommends approval of Harmony Market 9th Filing, Tyco Oil Company Convenience Store, Preliminary and Final P.U.D., #k54-87X, 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.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 (October 24, 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 11final decisional 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 • 0 Harmony Market PUD, 9th Filing, Tyco Oil Convenience Store - Final, #54-87X August 22, 1994 P & Z Meeting Page 7 provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision'$ shall be counted from the date of the Boardws decision resolving such dispute. el0b'MLVI0.4:q:nM1519 r EXISTING PROPOSED STEELE'S MARKET STEELE'S ZONED RP EXPANSION EXISTING 1ST BANK ZONED RP a4#1 o STORE ri�orE ... T CAR WASH a.6�q I II w II a I I a EXISTING I I,�j LUBE SHOP & CAR WASH ZONED R I I I I I VICINITY MAP PROPERTY DESCRIPTION 1.7111 4 s 1 I I LAND USE BREAKDOWN OAKRIDGE 'BUSINESS PARK VACANT ZONED BP SIGNATURE BLOCK I I LEGENID qB BT6l1D.GRD PNOCMfi BPACE p HbIDICAFPED PNOCMCa BPAA[E B B°CE PApCRYa R dLGEBSa6111iT R6MP V WR 8 GTIQI E ELECTRIC iRdNBiOR'IER P PIIBLiC tELEPHONE Cityscape II �I'Z�I(I)\l "I 1171 11111 III 1 PRELIMINARY & FINAL SITE PLAN RfMV15 0 }0 60 �m • r Wfr�j; 0 OM, ni M 0 ^. 1,45 WOO PLANTING NOTES PLANT LIST 5 on �­ < 71 k— I HARMONY hckm= PRELIMINARY & FINAL LANDSCAPE PLAN ITO o 3o 6o --2 -3 • 0 COI RVIEIY))IEMCl& STOIRIE FRONT AMID MAR IEILIEVAT ®_ RIB SCALE I.- • 1'-0' EAST ELEVATION WEST ELEVATION @p(p COM I&M EHICIE STORE SHImIE MIRVATHONS urt nn daeignn, inc. SCALE 1/9' -0' xn ems.. Im�iPis-uss _ H,kEM®HY MAR= ll Ifll 1P 1111eW V,lII ELEVATIONS wan mE: e, can PRQIECT NO. alas b ro wm umsepxt erwc a a WE CE PREPNUTRML 07-OS-94 RENaIONa: NORTH ELEVATION EAST ELEVATION WEST ELEVATION SPUTA ELEVATION — (CAR WASIK IEILIEVAnOms SiEEf N0. OF SCALE VD' . I•_®• • 0 @Op@� urban design, inc. HARMONY MARKET 9TH FILING Statement of Planning Objectives July 5, 1994 As a part of an emerging, successful mixed use development area in this part of the Harmony Corridor, Harmony Market 9th Filing is proposed to include minor auto related facilities on a site of just under one acre complementing the existing adjacent automotive care facilities at Lemay Avenue and OakRidge Drive. A variety of housing types, employment centers, shopping opportunities, and business services are now available in this area. Groceries, banking, miscellaneous dry goods and home improvement items are available at Harmony Market; and food service and additional personal service uses are anticipated in the near future. The proposed use will make the mixed use development concept in this area more complete. The Land Development Guidance System and adopted Land Use Policies support the proposed use at this location. And, although the proposed site is not immediately adjacent to residential uses, the proposed design strives to meet the "neighborhood compatibility" criteria developed by the City of Fort Collins: "Edge Conditions" such as setbacks, perimeter landscaping, architectural treatment, signs, and lighting, are consistent with the established character at Harmony Market. The project will be extensively landscaped - in conformance with previous filings at Harmony Market. The landscape will define and help screen auto circulation areas, and limit views onto the site. - Architectural form, finish colors, and materials are designed to match or complement the rest of Harmony Market; while the height and mass provide a transition in scale between the large "on line" buildings and the perimeter of the site. Signage will be consistent with the established format at Harmony Market. A ground sign along Lemay Avenue is expected to combine the brick and synthetic stucco used on the existing monument signs; and wall mounted signs will be similar to those on the "on line" buildings. - Lighting used will match the other low, cut-off fixtures used at Harmony Market. Views of the mountains will not be significantly affected by this project; although development of this site will help to baffle views of the existing service areas along OakRidge Drive. a O o urban design, inc. While this development provides convenient access to services that neighborhood residents will use; it does not draw extraneous traffic through local residential streets. Development of the site is scheduled to be completed in 1995. 0 4P TYCO Oil, HiftPLMON% MAf-KET q P t Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRfTERION Is the criterion applicable? Will the, criterion be satisfied? If no, please explain z c 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 1.8 Air Quality 1.9 Water Quality 1.10 Sewage and Wastes A2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transportation_ V 2.2 Building Placement and Orientation 2.3 Natural Features JL 2.4 Vehicular Circulation and Parkin 2.5 Emergency Access 2.6 Pedestrian Circulation 2.7 Architecture 2.8 Building Height and Views 2.9 Shading 2.10 Solar Access V 2.11 Historic Resources 2.12 Setbacks 2.13 Landscape 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 ACTIVITY: Auto -Related and Roadside Commercial DEFINITION: Those retail and wholesale commercial activities which are generally considered and typically found along highways and arterial streets. Uses include free-standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales, and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theaters; any uses intended to provide adult amusement or entertainment; 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. Are all repair, painting and body work activities, including the storage of ❑ ❑ refuse and vehicle parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended to provide adult amusement or ❑ ❑ entertainment, does it meet the following requirements? a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church, and/or school meeting all of the requirements of the compulsory education laws of the State of Colorado?; b. Is the use established, operated, or maintained no less than one thousand (1,000) feet from another similar use? 4. 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 located other than at the intersection of two arterial streets? b. Is the project contiguous to and functionally a pan of an existing neighborhood or community/regional shopping center, office, or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on at least two (2) acres of land? e. Does the project contain two (2) or more significant uses (for instance retail, office, residential, hotel/motel, or recreation)? Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -68- Auto -Related and Roadside Commercial. (continued) 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. h. Is the project located with at least one -sixth (1/6) of its property 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 -69- N N Harmnnv Markr_t q -I, Pi 1 in, _ Dr.-1 i r p4--.l 'nt— AUTO-RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only the I II III IV Criterion Crfterlon Applicable Circle the Multlpiler Points Earned Maximum Applicable Yes No Correct score Ixll Points a. Not at Two Arterials X X o2 0 2 4 4 b. Part of Planned Center I X© 0 3 b 6 c. On Non -Arterial (X) X 0 0 4 8 8 d. Two Acres or More X X 2 3 6 0 e. Mixed -Use nX X 2 00 3 0 6 f. Joint Parking ("x' 1© 0 3 6 6 .g. Energy Conservation X 11121314 0 2 0 8 h. Contiguity X 2 0 5 10 0 i. Historic Preservation x 1 2 0 2 — — J• _ 1 2 0 k. 1 2 0 I' 1 2 0 Totals 34 54 V VI - Percentage Earned of Maximum Applicable Points V/VI = VII 63 % VII 00 M tn 0 00 O 0 Q o � r O o• J � O 19 v o Cl) 0 Z a J W O J W Z W > Q Z a r Z a co M c� z Cr w w z z 6N w J i a c- J Q W C o a. n z a U W LL. = a Q MEMORANDUM To: Eldon Ward, Cityscape Harmony Market Pad Users Tom Vosburg, Fort Collins Transportation Division Ted Shepard, Fort Collins Planning Department From: Matt Delich -Ae % Date: July 5, 1994 Subject: Traffic study for various pad site users in the Harmony Market (File: 9470MEM1) This traffic study provides an update to the "Harmony Market Site Access Study," March 1989, and various traffic updates and addenda prepared as individual users proposed developments over the past few years. An overall Harmony Market site plan is shown in Figure 1. This traffic study was prepared specifically for the Outback Steakhouse restaurant, the Golden Corral restaurant, the Tingy convenience/gas store, and Lee's Cyclry. Uses that are being proposed but are not yet built are also included in this traffic study. These are the Red Robin restaurant and the expansion on the east side of the Steele's Market. Based upon available site plans, there are two areas that are still available for development. These are a 32,000+ square foot site west of Steele's Market and a 7,000+ square foot pad site between the Red Robin and the Outback Steakhouse restaurants. This memorandum addresses staff comments stated in a June 14, 1994 letter, as well as discussions with Tom Vosburg during the week of June 27, 1994. This memorandum addresses the traffic aspects of two peak hours: the afternoon peak hour on a weekday and the noon peak hour on a Saturday. While the weekday morning peak hour was analyzed in previous traffic studies, it was not addressed in this memorandum. This was agreed to by all parties. Existing Conditions Peak hour traffic data was collected in June 1994 at the primary Harmony Market accesses to Lemay Avenue, Harmony Road, and Boardwalk Drive. Internal site traffic data was also collected at the intersection between the Sam's store and the Red Robin restaurant site. This data is shown in Figure 2. Peak hour data at the Harmony/Lemay and Harmony/Boardwalk intersections was taken from data contained in the "Traffic Impact Analysis for the Red Robin Restaurant," March 1994. This data is also shown in Figure 2. Some through movements on Harmony Road and Lemay Avenue were calculated. Based upon observation, the traffic using the Lemay Avenue access to Parcel A in Oak Ridge was primarily construction related traffic. There are three other accesses to Harmony Market (2 on Oakridge Drive and one on Boardwalk Drive) which are not heavily used. It is expected that these will continue to be lightly used until significantly more development occurs to the south of Harmony Market and when/if the Lemay/Oakridge intersection is signalized. Table 1 shows the operation at the key intersections. Calculation forms are provided in Appendix A. All intersections operate acceptably. Acceptable operation is defined as level of service D or better. During the Saturday noon peak hour, the northbound left -turn movement at the Harmony/Boardwalk intersection operates at level of service F, even though the overall intersection operation is at level of service C. Northbound and southbound traffic moves with a single green phase. The northbound left -turn volume at this time is quite high. Providing a left -turn phase for north/south left turns will eliminate the level of service F operation. Staff requested special consideration of the internal intersection between Sam's and the proposed Red Robin restaurant. This intersection operates acceptably, primarily in the level of service A category. During the traffic counting, no significant delays or operational problems occurred at this intersection. This intersection will be discussed further later in this memorandum. Staff requested a count versus trip generation comparison from previous traffic studies for Harmony Market. This comparison could only be done using the afternoon peak hours, since a Saturday noon analysis was not performed in the earlier traffic studies. The afternoon peak hour counted traffic in June 1994 was 607 ingress and 490 egress. These counts are slightly less than the actual counts since there were three accesses that were not counted, but observed to be very light. Based upon the traffic shown in Figure 8 of the original site access study, the forecasted traffic was 825 ingress and 815 egress during the afternoon peak hour. However, the site access study forecast should be reduced by the number of sites that are currently vacant. Applying the trip generation rates used in the site access study to the vacant sites reduces the ingressing traffic by 250 and the egressing traffic by 250. The resultant traffic for the currently developed portions of Harmony Market is 575 ingressing and 565 egressing. The resultant is that the counted ingressing traffic is 5% higher and the counted egressing traffic is 15% lower than the trip generation estimated traffic. The. composite (ingress plus egress) traffic correlates within 4% of each other. Trip distribution has a significant bearing on how various intersections will operate due to the traffic assignment procedure. Since the afternoon peak hour traffic data was collected, it could be analyzed and compared to the trip distribution assumptions in 2 the site access study. Figure 3 shows the ingressing and egressing trip distribution based upon the observed 1995 afternoon peak hour data. Cursory analysis indicates that 46% ingressing traffic and. 48% egressing traffic is to/from the north along Boardwalk and west along- Harmony. Also, 50% ingressing traffic. and 46% egressing traffic is to/from the north along Lemay and east along Harmony. The remaining traffic is to/from the south along Lemay and Boardwalk. Figure 4 shows the short range trip distribution from the site access study. This figure shows that 45% of the traffic will be to/from the north along Boardwalk and west along Harmony, and 45% of the traffic will be to/from the north along Lemay and east along Harmony. This analysis indicates that the actual travel behavior correlates very well with trip distribution assumptions in the original site access study. Proposed Development This update documents the analyses pertaining to the development of four pad sites. Also included in this study is the forecasted traffic from the proposed Red Robin restaurant and the expansion on the east side of the Steele's Market. It was assumed that primary access to Harmony Market would continue at the three accesses discussed and analyzed earlier in this memorandum. Table 2 shows the trip generation for an average weekday, Saturday noon peak hour, and weekday afternoon peak hour. Trip Generation, 5th Edition, ITE was used as a reference to develop Table 2. Review of the trip generation shown in Table 2 indicates that the total trip generation for the afternoon peak hour will be higher than that forecasted in the site access study. As indicated earlier in this memorandum, there are still two building sites that are available for development. The difference in trip generation is due to the generalized rates used in the site access study and the more specific uses proposed over the years. When full development of Harmony Market occurs, this site would be ideal to obtain both daily and peak hour driveway counts to conduct comparative analyses. The site is situated in such a way that there will be little, if any, cut through traffic. Figure 5 shows the existing plus the site traffic at the key intersections. The assignment of the site generated traffic used the trip distribution shown in Figure 3. In the assignment process, it was assumed that 10% of the restaurant traffic would be from "on -site" sources. Table 3 shows the operation of the key intersections using the Figure 5 traffic. Calculation forms are provided in Appendix B. The Harmony/Lemay signalized intersection will operate acceptably using a number of cycle lengths. At the Harmony/Boardwalk intersection, unacceptable operation will occur with the current six phase signal. Provision of north/south left -turn phases will 3 achieve acceptable operation using the existing geometry at this intersection. The traffic study for the Red Robin restaurant recommended dual northbound left -turn lanes at this intersection. There is a "rule of thumb" that states that dual left -turn laries should be considered if the left -turn volume exceeds 300 per hour. However, since acceptable operation is achieved with a single left - turn lane and the >300 left -turn volume occurs on weekends, it is recommended that dual left -turn lanes not be implemented at this time. Since the higher left -turn volumes occur on days when the Harmony Road traffic is lower than the weekday peak hour traffic, a more practical solution may be to "steal" some green time from Harmony Road at these times and add it to Boardwalk Drive. As further development occurs in Harmony Market and in the residential areas to the south, traffic should be monitored to determine if the dual left -turn lanes should be implemented in the future. The other stop sign controlled intersections will operate acceptably. At the internal intersection during the Saturday noon peak hour, the northbound left turns will operate at level of service D. While termed acceptable, delays will likely increase to the point where some patrons of Sam's and Builder's Square will find utilizing the little used access to Boardwalk, 420 feet south of the primary access, is a good alternative. Since this access currently exists, there is little that needs to be done. The control at the internal access is proper. A long range analysis was not conducted with this development proposal, since the Harmony Market is generally developing as anticipated. The long range analyses that were conducted in the site access study and for the Oak/Cottonwood Farm area adequately address the long range operation. While it is likely that the trip generation for full development of Harmony Market will be higher than originally forecasted, it is not possible to determine how much higher without firm development proposals. Using the generalized shopping center trip rates for the unbuilt sites indicate that the trip generation will be 10-12% higher than that indicated in the original site access study. Conclusions/Recommendations Based upon these analyses, the following conclusions/ recommendations are made: - The proposed uses analyzed in this study are in general conformance with the Harmony'Market development plan. With these developments, all key intersections will operate acceptably. North/south left -turn phases should be implemented at the Harmony/Boardwalk intersection. Dual northbound left -turn lanes on Boardwalk, approaching Harmony Road, are not recommended at this time. 4 Traffic should be monitored to determine when the dual left -turn lanes are needed. - The internal intersection currently operates acceptably. With implementation of the pad sites, the northbound left turns will experience delays (level of service D) on weekends (busy shopping times). These patrons do have a safe, efficient egress alternative to Boardwalk Drive. 5 9 A1/ENUE - II STEELE'S I c 0 z 4Z NO SCALE SITE PLAN Figure 1 0 • Lo \ � 217/207 _M '— `D ^ — 941 /703 39/69 r— 115/71---r 807/685 134/324 n M fD � I G m � f r to d " CT) rnLo \\ O � � N cD • HARMONY ROAD 911/875] 91/63 rn N HARMONY MARKET LEGEND: WEEKDAY PM / SATURDAY NOON [CALCULATED FROM OTHER COUNTS] RECENT PEAK HOUR TRAFFIC COUNTS 4- N N —1036/700 — 169/125 113/108 —� } 728/654 � o o 90183 °O tD 00 N 00 � `1 CONSTRUCTION 0 oro TRAFFIC ONLY 151/143 27/47 rn N �cp CN N \ CD C _1 Figure 2 • Intersection Harmony/Lemay (signal) C = 100 C = 120 Table 1 Current Operation Level of Service Weekday PM Saturday Noon Harmony/Boardwalk (signal) C = 100', 6 phase Lemay/Access (stop sign) EB LT EB RT NB LT Boardwalk/Access (stop sign) WB LT WB RT SB LT Internal Intersection (stop sign) NB LT NB RT WB LT Harmony/Right-in/right-out (stop sign) NB RT Hl 0 B A A A A A A A A A L C A A C A A B A A A C • • Al N N HARMONY HARMONY 15% }, } C 46% Q 48% 46% � J � NOM W J SITE SITE 31% 3 6% c c or. cc Q � 0 0 as to INGRESSING TRIP DISTRIBUTION EGRESSING TRIP DISTRIBUTION 1994 OBSERVED TRIP DISTRIBUTION Figure 3 SHORT RANGE TRIP DISTRIBUTION USED IN SITE ACCESS STUDY Figure 4 Table 2 Trip Generation Saturday Daily Noon Peak Land Use Trips Trips Trips in out New Harmony Market Development Proposals Tingy C-store/gas 1800 70 70 Outback Steakhouse 6.1 ksf 920 40 40 Golden Corral 10.6 ksf 1600 69 69 Lee's Cyclry 14.0 ksf 570 41 31 Red Robin 7.3 ksf 1500 56 56 Steele's Expansion 9.125 ksf 370 26 20 Weekday P.M. Peak Trips Trips in out - .V 43 30 75 52 39 30 64 55 26 19 • 0 L,oao CD_ o 220/210 Lo '- a0 — 945/705 1 fir-- 40/70 115/75 --,"t ) } 845/705 o o U13 175/350 --� � o LO n CV O " r- `n C14 340/480 r-- 5/10 0 HARMONY ROAD 915/880 — r 155/160 � I Lo 0 C O Lo �s �s HARMONY MARKET LEGEND: WEEKDAY PM / SATURDAY NOON ROUNDED TO NEAREST 5 VEHICLES EXISTING PLUS SITE PEAK HOUR TRAFFIC A- N Lo �,Lo ado �115/45 1 °D "' `D — 1040/700 { ,- 210/160 160/155 , 755/680 - ,r, 90/85 --,� `��� ' - o � O co Lo CD N 00 CD N N CONSTRUCTON TRAFFIC ONLY )� lc� 185/175 } 50/70 o Ln I-� o-� v o N -1 Figure 5 Table 3 Existing Plus Site Traffic Operation Level of Service Intersection Weekday PM Saturday Noon Harmony/Lemay (signal) C = 100 B B C = 120 B B Harmony/Boardwalk (signal) C = 100, 6 phase B C = 100, 8 phase B B C = 120, 8 phase B B Lemay/Access (stop sign) EB LT C C EB RT A A NB LT A A Boardwalk/Access (stop sign) WB LT A D WB RT A B SB LT A A Internal Intersection (stop sign) NB LT A D NB RT A A WB LT A A Harmony/Right-in/right-out (stop sign) NB RT A A * Level of service not meaningful when V/C > 1.2