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HomeMy WebLinkAboutHARMONY MARKET PUD, 7TH FILING, GOLDEN CORRAL - PRELIMINARY & FINAL - 54-87Y - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 MEETING DATE R 1�94 STAFF Ted Sr PT and PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Golden Corral at Harmony Market, 7th Preliminary and Final P.U.D., #54-87Y APPLICANT: G.C. Development Corporation 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: Filing, This is a request for Preliminary and Final P.U.D. for an 11,000 square foot standard restaurant. The site is 1.49 acres in size and is located south of Harmony Road and east of Harmony Market right-in/right-out access drive. The property is zoned R-P, Planned Residential. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: A standard restaurant within the Harmony Market P.U.D. contributes to the variety of goods and services anticipated for a Community/Regional Shopping Center. The P.U.D., therefore, complies with the Oak -Cottonwood Farm O.D.P. The P.U.D. satisfies both the All Development Criteria and the Business Services Point Chart of the L.D.G.S. The use of similar materials and the residential scale and character of the structure assures neighborhood compatibility. 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 • • Golden Corral at Harmony Market, 7th Filing, Preliminary and Final P.U.D., #54-87Y August 22, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-L-P; Existing Residential (Whalers Cove at the Landings) S: R-P; Existing Retail (Builder's Square and Steele's) E: R-P; Proposed Retail (Outpost/Sunsport/Lee's Cyclery) W: R-P; Proposed Standard Restaurant (Outback Steakhouse) The P.U.D. is a pad site within the 50 acre Harmony Market Community/Regional Shopping Center being a part of the 272 acre Oak -Cottonwood Farm Overall Development Plan both approved in 1989. There has been no previous development activity on this pad site. Commercial development within Harmony Market has been exempted from the six month moratorium on commercial development within the Harmony Corridor. 2. Land Use: As mentioned, the Harmony Market P.U.D. was approved as a Community/Regional Shopping Center within the Oak -Cottonwood Farm O.D.P. A Community/Regional Shopping Center is anticipated to include a cluster of retail and service establishments designed to serve consumer demands from the community as a whole or larger area. Such a center includes department stores and associated support shops which provide a variety of shopping goods as well as a variety of services. A standard restaurant is considered to be in conformance with the Community/Regional Shopping Center within Oak -Cottonwood Farm O.D.P. The P.U.D. was evaluated by the absolute and variable criteria of the Business Service Uses Point Chart of the L.D.G.S. The P.U.D. satisfies the absolute criterion by gaining primary vehicular 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 required minimum score of 50%. Points were awarded for the following: b. Being located outside the "South College Avenue Corridor." C. Being part of a planned center. Golden Corral at Harmony Market, 7th Filing, Preliminary and Final P.U.D., #54-87Y August 22, 1994 P & Z Meeting Page 3 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. As a standard restaurant on pad site in a shopping center, Golden Corral P.U.D. is supported by the performance on the Business Services Point Chart of the L.D.G.S. 3. Neighborhood Compatibility: A neighborhood meeting was held on May 26, 1994 in conjunction with other pad site development within Harmony Market P.U.D. This meeting revealed no major issues with the proposed pad sites, including Golden Corral Restaurant. The proposed P.U.D., along with the other pad sites, are considered to fulfill the anticipated role of reducing the scale of the three large anchor tenants and helping to blend the commercial center with the residential neighborhoods to the north. Further, the pad site uses are expected to cater more to neighborhood needs than to the needs of the larger community. Staff, therefore, finds the P.U.D. to be compatible with the surrounding neighborhoods. 4. Design: The primary design feature of the P.U.D. is the use of deep red tone brick to match the center and the large sloping roof. With the roof being covered by dark gray, laminate, asphalt/fiberglass shingles, the structure portrays a strong residential character. The use of gabled windows on the second story ties in with the gables used as architectural enhancements on the three anchor tenants. The length of the structure is buffered by the existing eighty foot wide landscaped setback along Harmony Road. The design of the structure provides a transition from the anchor tenants to the residential area to the north. 5. Transportation: An updated traffic study was done in July of 1994 for the various proposed pad sites. In addition to Golden Corral Restaurant, these include Red Robin Restaurant, Tyco Oil Convenience Store, Outback Steakhouse, Steele's Expansion and Outpost/ Sunsport/Lee 's Cyclery. The traffic generated by these uses is found to be in conformance Golden Corral at Harmony Market, 7th Filing, Preliminary and Final P.U.D., #54-87Y August 22, 1994 P & Z Meeting Page 4 with the original assumptions of the earlier traffic studies for the Harmony Shopping Center. The July 1994 traffic study cautions that the Harmony Road/Boardwalk Drive intersection needs a longer green phase for northbound Boardwalk to westbound Harmony on Saturdays only. According to the study, this turn movement on Saturdays is at Level of Service F, particularly during the noon peak. For the overall intersection, the Level of Service remains at C. The Transportation Department has been made aware of this condition and has been advised to adjust the signal phasing accordingly. For Golden Corral Restaurant, the existing curb cuts and drive aisles will serve the site. There are no additional public improvements to the transportation system required. 6. Findings of Fact/Conclusions: In evaluating the request for Golden Corral Restaurant at Harmony Market 7th Filing, Preliminary and Final, Staff makes the following findings of fact: 1. The proposed land use, standard restaurant, complies with the Oak -Cottonwood Farm Overall Development Plan. 2. The 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 Business Services 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. RECOMMENDATION: Staff recommends approval of Golden Corral Restaurant, Harmony Market 7th Filing, Preliminary and Final P.U.D., #54-87Y, 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 0 • Golden Corral at Harmony Market, 7th Filing, Preliminary and Final P.U.D., #54-87Y August 22, 1994 P & Z Meeting Page 5 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 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 "final decisionvf shall be counted from the date of the Board's decision resolving such dispute. rip 60ARp►/wrn B W �? b rh 710 RLP o � 1 1A s': ITEM: HARMONY MARKET PUD 7th Filing, Golden Corral P/F North NUMBER: 54-87Y ■ PROPOSED I RE5TALIRANT ., HARMONY ROAD THE LANDRIG5 ZONED, RLP 11,100 sq. ft± GOLDEN CORRAL RESTAURANT I I CCT:�D E%STNG 5LXDERS SQUARE L4ND JSE BREAKDOWN fOPERTY DESCRIPTION VICINITY MAP pi A.R VACANT K 1'05ED RETAIL) n3 e3 to U r I I I I I, I I I I SIGNATURE BLOCK I � T ll 1L111Le UII®11d��1V �1..®1L�11IAt1111d LEGEND AT HAMONU MAIMIr TmynmG 5 StATDARD PAR101G 5PA0E PRELIMINARY & FINAL PROJECT NO. Bt39 SITE PLAN �. NunlcePPm PARKNG SPACE p pl(E PARMIL TR REOTR -TRANSPORTER T TRASN ENLLOSIRE RATP R ALGESSApIITY A iE aF PRFPMSII(pl-5-94 ^Uy ®� .. L /'�o oErnrr yw _ D 30 60 - \�� EgSTNC TREE5 ciJ SEE! • • PLANTING NOTES < + _ PLANT LIST i � I PI HE (G®II D EH (C®IRIRAII, Alf HAIM®tY IJ9ARMIr 7m» PRELIMINARY k FINAL 14�EI, . 818951 e,as LANDSCAPE PLAN PREP.AATDN; 7-5-94 ,(U/�IUy, �EVISIONS�� 0 30 60 - 11—.D.Za3 • • SOUTH ELEVATION SCALE Ire• ca�ervure rmi NORTH ELEVATION KALE Ira, TYPICAL SIDE ELEVATION SCALE 110- = I' 5W—DING MATERIALS 4 COLORS BRICK ✓ccP REp LONE �:UrPA1.B�E w�+ EXISTING BRICK STiNCT4RES AT HdWM MARKET ROOF9JG DARK —1 LAMINATE SHINGLES SIDMCa TAN r EA— TONE - COMPLEMENT OTHER TAN COLORS AT HARMONY MARKET SIC3J9 WALL 1'IOINTED 91CJI •" - AS ALLO—D PER CITY SI CODE I I ClU'll A Nuy 101111M, Ilya NI \121A1�_f-I larul lnl. BUILDING ACAD FILE: 8189EL ELEVATIONSPROJECT NO. 8189 J V V DATE OF PREPARAPON. 7-5-94 oRsEV1910 oss e••M — 9EFT N0. � Of • • s urban design, inc. HARMONY MARKET 7TH FILING GOLDEN CORRAL Statement of Planning Objectives July 5, 1994 This proposal is for a standard restaurant facility on an approximately 1.5 acre designated pad site at Harmony Market; and is designed to complement the existing and proposed uses at Harmony Market PUD. As established with earlier filings at Harmony Market, Business Service uses are appropriate at this location, and 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 building forms a transition between the larger anchor users at Harmony Market and the residential uses to the north and west. Extensive perimeter landscaping along Harmony is planned in character with the landscape improvements made with Sams (Pace), Builders Square, Steele's, and 1 ST Bank. Architectural forms and materials are intended to be compatible - without creating monotony - with the existing buildings at Harmony Market. Development of the site is scheduled to begin in late 1994, with completion of the full site development targeted between 1996 and 1998. • • 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 r 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 ✓ ✓ �/ 2.2 Building Placement and Orientation ✓ 2.3 Natural Features ✓ 2.4 Vehicular Circulation and Parkin ,/ ✓ 2.5 Emergency Access ✓ ✓ 2.6 Pedestrian Circulation rr ✓ ✓ 2.7 Architecture ✓ ✓ ✓ 2.8 Building Height and Views 2.9 Shading ✓ 2.10 Solar Access 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 �/ J 3.3 Water Hazards 3.4 Geologic Hazards 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 51 ❑ 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 [25,0001 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- I Business Service Uses (continued) 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 -72- s s W 1i G R R P f • r Harmony Market 7th Filing, Golden Corral - Preliminary & Final PUD BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Criterion ApQacoeie Yes No I II III IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Applicable Points a. Transit Route x X 2 0 2 _ -- b. South. College Corridor X X 0 4 8 .8 C. Part of Center X X 2 0 3 6 6 d. Two Acres or More OX X 2 3 0 6 e. Mixed -Use X X 2 3 o 6 f. Joint Parking r_x) 1 010 3 6 6 g. Energy Conservation (X) 1 i 21314 0 2 0 8 h. Contiguity - X© 1 0 5 1 o 10 i. Historic Preservation rx—) 1 2 0 2 — 1. 1 2 0 k. 1 2 0 I• 1 2 0 Totals 30 50 V A Percentage Earned of Maximum Applicable Points V/VI = VII 60 % Vu 0 00 M Ln 0 co O 0 Q o rL N O 0, J � O v Cl) 0 z w O J LU Z) z W a z a z Q m M Cl) c� z Cr W w z CD z LiJ "' J U O V � ,J a W c~c o a z c cc 3 W LL cc = a H- 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 -00 % 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. Sinte 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 hoiir 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 lanes 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 sh.ould 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 AY AVENUE StEELE'S MARKET n n n it LF T — — — ti I (FUTuRE) u i PON F if �QFIAL i BUILDER'S SauAR£ �1_ I i I -m I � L 11 M -ou - r- J n �J n SAM'S CLUB C, I � SITE PLAN loz NO SCALE Figure 1 • LoLoo M � � � 217/207 � tl) n `o 1-941/703 39/69 1 115/71- / �. } 807/685 — w .r C„ 134/324 -� �� o Ln CV t2 n !o to � 237/351 + 2n Lo 3 0 m HARMONY ROAD 911/875]- f 91/63 I rn N n HARMONY MARKET A- N oC'4^ 111 /43 —1036/700 +-169/125 113/108 -� f 728/654 90 83 `" CONSTRUCTION N TRAFFIC o ONLY I� l 151/143 27/47 N N F4 \ tD N LEGEND: WEEKDAY PM / SATURDAY NOON [CALCULATED FROM OTHER COUNTS] a w J RECENT PEAK HOUR TRAFFIC COUNTS Figure 2 • Table 1 Current Operation Intersection Harmony/Lemay (signal) C = 100 C = 120 Harmony/Boardwalk (signal) C = 100, 6 phase Lemay/Access (stop sign) EB LT EB RT NB LT Level of Service Weekday PM Saturday Noon 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 0 B A A A A A A A A A a C C A A C A A B A A A r� S m Al 4� N N HARMONY HARMONY 15% } >- --1 o 467: Q NoLn �; 46� J �-- NOM LU J (� 31� 3 s9 0 o a m m IGRESSING 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 Weekday Daily Noon Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out New Harmony Market Development Proposals Tingy C-store/gas 1800 70 70 60 60 Outback Steakhouse 6.1 ksf 920 40 40 43 30 Golden Corral 10.6 ksf 1600 69 69 75 52 Lee's Cyclry 14.0 ksf 570 41 31 39 30 Red Robin 7.3 ksf 1500 56 56 64 55 Steele's Expansion 9.125 ksf 370 26 20 26 19 • 0 Lno0 220/210 0 /705 40/ 4070 115/75 845/705 — o o Lo 175/350 - � �o t!) CV o N Lo C,4 340/480 1 5/10 HARMONY ROAD 915/880 155/160 --)� r 0 N C o Lo HARMONY MARKET LEGEND: • WEEKDAY PM / SATURDAY NOON ROUNDED TO NEAREST 5 VEHICLES EXISTING PLUS SITE PEAK HOUR TRAFFIC 41� Lo r-,� 0 0 0 115/45 co — 1040/700 �- 210/160 160/155 } o 755/680 - Lo cD 90/85 `V CD rnpo0 Lo CD N 04 tCIJo CONSTRUCTION U) o TRAFFIC `lr Cl" ONLY 185/175 —� } 50/70 to oto o v o N 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