HomeMy WebLinkAboutHARMONY MARKET PUD, 3RD FILING, STEELE'S EXPANSION - FINAL - 54-87Z - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. _ 3
MEETING DATE 8122194
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Steele's Market Expansion, Harmony Market Third
Filing, Final P.U.D. #54-87Z
APPLICANT: Steele's Market
c/o Greg D. Fisher, Architect
3115 Clyde Street
Fort Collins, CO 80524
OWNER: Steele's Market
200 West Foothills Parkway
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for a Final P.U.D. to expand the existing
Steele's Market at Harmony Market Third Filing by an additional
9,300 square feet. The grocery store sits on 5.27 acres located
south of Harmony Road, West of Lemay Avenue, and north of Oak Ridge
Drive. The parcel is zoned R-P, Planned Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The expansion is for individualized retail tenants with future
conversion to grocery store. The area of the expansion and the
square footage are within the designated building envelope as
designated on the original Steele's Market Final P.U.D. Both
retail and grocery are appropriate uses within a Community/Regional
Shopping Center. The design of the structure will match the
existing store. The expansion is feasible from a traffic
engineering standpoint and complies with 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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Steele's Market Expansion, Harmony Market Third Filing, Filing
P.U.D. - #54-87Z
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) and Future Retail Pad
S: R-P; Existing Church (Evangelical Covenant Church)
E: R-P; Existing Auto Related (Grease Monkey/Carwash) and Future
Convenience Store (Tyco Oil)
W: R-P; Vacant and Existing Retail (Builders Square)
Steele's Market is part of the 50 acre Harmony Market Shopping
Center (approved in 1989) which is a part of the 272 acre Oak -
Cottonwood Farm Overall Development Plan (approved in 1987). As
the Third Filing in Harmony Market, Steele's was approved in
September of 1990.
2. Land Use•
The Harmony Market P.U.D. was approved as a Community/Regional
Shopping Center. A grocery store, with additional retail, is
considered to contribute to the clustering of retail and service
establishments that define such a center.
Steele's Market, Harmony Market Third Filing, Final P.U.D. was
originally approved in September of 1990 with 44,995 square feet.
At the same time, the Final P.U.D. indicated a future expansion
area to the east of approximately 10,000 square feet. The proposed
Final P.U.D. represents a 9,300 square foot addition within the
building envelope designated as future expansion.
At this time, the expanded area will be devoted to individualized
retail businesses with separate entries. This is typical of "in -
line" retail associated with shopping centers. The expansion will
be converted to grocery sales at such time as needed.
Staff finds that the P.U.D. to expand the existing grocery store
for additional retail and service uses is in substantial compliance
with the approved Final P.U.D. and is an acceptable land use in the
Harmony Market Shopping Center.
3. Neighborhood Compatibility:
The expansion of the existing store is considered to have little or
no impact on the surrounding residential neighborhoods. Since the
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Steele's Market Expansion, Harmony Market Third Filing, Filing
P.U.D. - #54-87Z
August 22, 1994 P & Z Meeting
Page 3
original P.U.D. was approved with the future expansion area
designated, no neighborhood meeting was held.
4. Design:
The north and east elevations of the expansion will feature several
individual store fronts. Until such time as the floor area is
needed for grocery purposes, the expansion will be for individual
tenants with separate entries. The entry treatment will match the
existing north elevation of the structure. Additional landscape
materials will be planted around the enlarged building.
The expanded building will match the existing structure. The same
exterior materials and accent colors will be used. The
architectural cohesion of the shopping center will be preserved.
5. Transportation:
At the time of the original Steele's Market P.U.D. in 1990, the
trip generation rates were calculated based on a 55,000 square foot
grocery store. According to the 1994 updated traffic study, the
trip generation rates for individualized retail tenants would be
less than for grocery store square footage. The expansion, whether
for grocery or individualized retail, has been factored into the
original traffic impact analysis. The impact of the expansion,
therefore, will be accommodated by the existing improvements
constructed to serve the original store. There is ample parking to
serve the additional square footage.
6. Findings of Fact/Conclusion:
In evaluating the request for Steele's Expansion, Harmony Market
Third Filing, Final P.U.D., Staff makes the following findings of
fact:
1. The Steele's Expansion P.U.D. is within the designated
building envelope and below the designated amount of square
footage as indicated on the original Final P.U.D. The
request, therefore, is in substantial compliance with Steele's
Market, Harmony Market Third Filing P.U.D.
2. Retail and grocery uses are appropriate in a
Community/Regional Shopping Center.
3. The expansion is feasible from a traffic engineering
standpoint and complies with transportation policies.
Steele's Market Expansion, Harmony Market Third Filing, Filing
P.U.D. - #54-87Z
August 22, 1994 P & Z Meeting
Page 4
RECOMMENDATION:
Staff recommends approval of Steele's Market Expansion, Harmony
Market Third Filing, Final P.U.D., #54-87Z.
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LEGAL DESCRIPTION:
GREG D. FISHER, ARCHITECT SHEET 1 of 3
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PLANTING NOTES
PLANT LIST
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STEELE'S MARKET
RETAIL EXPANSION
AT HARMONY MARKET PUD
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STEELE'S MARKET
RETAIL ADDITION FINAL P.U.D.
AT 40
Harmony Market
GREG D. FISHER, ARCHITECT
3115 Ctyds St,.M Ft. CM., CO 80524 484-8433
mores
SHEET 3 of 3
GREG D. FISHER, ARCHITECT
3115 Clyde St. Ft. Collins, CO 8.0524 (30) 484-8433
STEELE'S HARMONY. MARKET EXPANSION
Land Use Breakdown
July.5, 1994
Land Area: 229,432 s.f. (5.27•acres)
. Building.Area:
Existing Building: 44,995 s.f. (19.60)
Proposed Addition: 9,300 s f. (4.00)
Total: 54,295 s.f (.23.6%)
Parking.& Private Drive Area: 124,059 s.f. (54.1%)
Open Space Area: 51,078 s.f. (22 3%)
Parking Spaces Required: 272 spaces (5/1000 s.f.')
Parking Spaces Provided:
Handicapped: 8 spaces
Standard (9.5' x 17'/19').: 82 spaces
Oversized (10' x 17 /19'.): ",209 spaces
Motorcycle: 1 space
Total: 300 spaces
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To.: Greg Fisher,
Tom Vosburg,
Fort Collins
From: Matt Delich
Date: July 5, 1994
MEMORANDUM
Architect
Fort Collins Transportation Division
Planning Department
Subject: Steele's expansion traffic study (File: 9464MEM1)
Steele's Market has proposed an expansion on the east
side of their existing store in the Harmony Market Shopping
Center in Fort Collins, Colorado. Figure 1 shows the site
plan of the area of the existing Steele's Market and the
proposed expansion. The expansion is expected to be comprised
of one or more retail users that are typical in retail centers
such as Harmony Market. The proposed expansion will be 9125
square feet. The "footprint" of the expansion is within the
approved building area included in the "Harmony Market Site
Access Study," March 1989, and various traffic study updates
over the past few years.
An update to the site access study was prepared and
submitted on August 3, 1990, that addressed the proposed
Steele's Market. That update addressed a proposed store of
45,000 square feet initially with possible expansion to 55,000
square feet. The current store (as scaled from site plans)
is 44,625 square feet. With the proposed expansion (9125
s.f.), the total building will be 53,750 Square feet. Both
of these areas are within a few percentage points of the 1990
proposal.
Table 1 shows the trip generation for a 55,000 square
foot grocery store using Trip Generation, 5th Edition, ITE1.
The expansion is expected to be non -grocery retail. The use
in the expansion is expected to be less trip intensive than
a grocery store use. Table 2 shows the trip generation for
the existing Steele's Market (45.0 k.s.f.) and the expanded
retail using the specialty retail code in Trip Generation.
The total trip generation shown in Table 2 is less than that
reflected in Table 1. Table 3 shows the trip generation for
the existing Steele's Market (45.0 k.s.f.) and the expanded
retail using the shopping center code in Trip Generation. The
total trip generation shown in Table 3 is less than that shown
in Table 1. It is concluded that the expansion area adjacent
1 The tables in the August 3, 1990 memorandum and the tables
in this memorandum are slightly different due to the use of the 4th
Edition and 5th Edition of the trip generation reference.
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171
to the Steele's Market will generate less traffic than the
same area as a grocery store use.
It is concluded that the proposed expansion is in
substantial compliance with the 1990 proposal. The August 3,
1990 update is attached to this memorandum as Appendix A. New
analyses were not performed as part of the Steele's expansion,
since the proposal is in compliance. However, on July 5,
1994, a number of pad sites within Harmony Market are being
submitted for development review to the City of Fort Collins.
A traffic study update is being submitted for these sites on
July 5, 1994, that addresses the pad site generated traffic
and the Steele's expansion traffic as well.
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Table
1
Trip Generation with only
the Grocery Store Use
Daily
A.M.
Peak
P.M.
Peak
Land Use Trips
Trips
Trips
Trips
Trips
in
out
in
out
Grocery Store-55 ksf 6900
78
33
290
279
(Rate) (125.5)
(1.41)
(0.60)
(5.27)
(5.07)
Table 2
Trip -Generation with the Grocery Store and Specialty Retail Uses
Daily
Land Use Trips
Grocery Store-45 ksf 5650
(Rate) (125.5)
Specialty Retail-10 ksf 410
(Rate) (40.67)
Total 6060
A.M. Peak P.M. Peak
Trips Trips Trips Trips
in out in out
63 27 237 228
(1.41) (0.60) (5.27) (5.07)
6 3 19 19
(0.56) (0.33) (1.91) (1.91)
69 30 256 247
Table 3
Trip Generation with the Grocery Store and Shopping Center Uses
Daily
Land Use Trips
Grocery Store-45 ksf 5650
(Rate) (125.5)
Shopping Center-10 ksf 470
(Rate) (46.81)
Total 6120
A.M.
Peak
P.M.
Peak
Trips
Trips
Trips
Trips
in
out
in
out
63
27
237
228
(1.41)
(0.60)
(5.27)
(5.07)
7
4
22
22
(0.65)
(0.38)
(2.20)
(2.20)
70
31
259
250
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APPENDIX A
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4
MEMORANDUM
To: Denny Meyer, The Neenan Company
Greg Fisher, The Neenan Company
Rick Ensdorff, Fort Collins Traffic Engineer
Ted Shepard, Fort Collins Planning Staff
From: Matt De 1 ich
Date:' August 3, 1990
Subject: Steele's Market Traffic Study Update
The Neenan Company has proposed to locate a Steele's
Market grocery store in the Harmony Market Shopping Center
in Fort Collins, Colorado. Steele's Market is a locally
owned grocery store serving the Fort Collins area for 50
years. The store will initially be 45,000 square feet with
possible expansion to 55,000 square feet. It will be
located east of the recently approved Builder's Square
store. Additional parking will be provided (300 parking
spaces) with this building.
In the Harmony Market Site Access Study, March 1989, the
land use assumed for Harmony Market was a shopping center
with a gross leasable area of 332,550 square feet. The
Pace Warehouse store was 100,000 square feet. Trip
generation for the Pace store was developed using data
supplied by Pace. The trip generation for the remainder of
the site was estimated using Trip Generation,_ 4th Edition,
ITE as a shopping center of greater than 200,000 square
feet. Since a specific use has been determined for the
Builder's Square and the Steele's Market, which are also
included in TripGeneration, 4th Edition_, the generated
trips were compared. Table 1 shows the trip generation
from the 88,800 square foot store (Builder's Square) and
the 74,500 square foot store (Steele's Market) using the
generalized shopping center rate. The 74,500 square foot
area comes from the Harmony Market PUD Site Plan which was
approved by the Fort Collins Planning & Zoning Board. That
site plan shows the area proposed to be occupied by
Steele's Market at 74,500 square feet. Steele's Market has
proposed that their store would be 45,000 square feet with
potential expansion to 55,000 square feet. Therefore, the
trip generation from a 74,500 square foot store (as a
generalized shopping center) was compared to a grocery
store of 45,000 and 55,000 square feet. Table 2 shows trip
generation from the two specific uses, the Builder's Square
and the Steele's Market. The daily trips using the
9gecifi1C "!I it 6 percent higher than that of the ahapping
center trip generation. The morning peak hour trips are
about equal, while the afternoon peak hour trips increase
by 47 trips (7%).
Land Use
Shopping Center
88.8 KSF
Shopping Center
74.5 KSF
Total
Land Use
Table 1
Trip Generation
Generalized Shopping
Center
Daily A.M.
Peak
P.M.
Peak
Trips Trips
Trips
Trips
Trips
in
out
in
out
4840 79
47
176
198
4060 66
39
148
166
8900 145
86
324
364
Builder's Square
88.8 KSF
Steele's Market
45 KSF
55 KSF
Total (with 55 KSF
grocery store)
Table 2
Trip Generation
Specific Uses
Daily A.M.
Peak
Trips Trips
Trips
in
out
2715 123
75
P.M.
Peak.
Trips
Trips
in
out
127
122
5650
17
7
203
194
6900
21
9
248
238
9615
144
84
375
360
Trip generation characteristics at multi -use centers
(such as Harmony Market) have, for many years, been a
concern to the Trip Generation Committees at the Institute
of Transportation Engineers. Specifically, questions have
been raised about whether the trip generation
characteristics of multi -use centers are the same as for
the individual components of the center. It appears
reasonable to assume that multi -use centers would
potentially generate less external vehicular trips, because
of the internal matching of trip ends within the center.
In addition, one trip to a multi -use center could satisfy
a number of trip purposes at the same time. In an effort
to gain some insight to multi -use center trip generation
characteristics, the Colorado/Wyoming Section Technical
Committee collected data at nine multi -use centers, I
served on that committee and obtained data at a northern
Colorado multi -use center that contained a grocery store.
It was found that the trip generation estimate, using the
individual components of the various centers, predicted
travel that was higher than the actual driveway counts.
The daily counts were approximately 7 percent higher. The
morning peak hour was approximately 28 percent higher. The
afternoon peak hour was approximately 24 percent higher.
Based upon this information, it is concluded that the range
of differences indicated earlier in this memorandum is not
significant. It is further concluded that the proposed
Steele's Market is a use that is in line with the trip
generation used in the Harmony Market Site Access Study.
Access to the Pace Warehouse is via Boardwalk.. Access
to the site with the proposed Builder's Square is proposed
to be via Boardwalk (as exists now) and via a right -in/
right -out access to Harmony Road. This right-in/right-out
access was included in the Harmony Market Site Access
Study. With the Builder's Square proposal, Oalridge Drive
will also be built between Lemay Avenue and Boardwalk.
This will afford the opportunity for accesses to the
Harmony Market from Oakridge Drive. With the Steele's
Market store, access is proposed to Lemay Avenue and to
Oakridge Drive. Peak hour traffic counts were obtained in
May and July 1990. These counts are shown in Figure 1
along with daily traffic volumes supplied by the City of
Fort Collins.
Using the traffic volumes shown in Figure 1 and the
existing geometrics, the Harmony/Boardwalk and Harmony/
Lemay intersections operate acceptably as shown in Table 3.
Calculation forms are provided in Appendix A.
Intersection
Harmony/Boardwalk
(signal)
Table 3
Current Operation
AM (delay)
B (9.9 sec/veh)
PM (delay)
B (10.0 sec/veh)
Harmony/Lemay B (11.2 sec/veh) B (10.4 sec/veh)
(signal)
The generated trips from the proposed Steele's Market
were assigned to the Harmony/Boardwalk, the Harmony right-
in/right-out access, Harmony/Lemay, and Lemay/site access
intersections. This assignment was added to the existing
traffic, factored by 102 percent to determine the year 1991
traffic projection for the key intersections. The trip
distribution was similar to that used for the short range
assignment in the Harmony Market Site Access Study, except
as it was adjusted based upon the counted traffic obtained
in May 1990. Figure 2 shows the trip distribution used for
this traffic assignment. Figure 3 shows the 1991 peak hour
traffic. The traffic assignment in the site access study
assumed a passby factor of 40 percent for the shopping
center use as documented in Trip Generation, 4th Edition.
In this assignment, the passby factor was assumed to be 10
percent for the Builder's Square and 28 percent for
Steele's Market. This is reflected in the traffic volumes
shown in Figure 3. In addition, the 1991 projections show
that the volumes on Harmony Road were balanced. Since the
counts shown in Figure 1 were collected on different days,
matching volumes on Harmony Road was remote. Table 4 shows
the peak hour operation at the key intersections. Calcula-
tion forms are provided in Appendix B. The operation at
all key intersections is acceptable. There is no signifi-
cant increase in delay at the Harmony/Boardwalk or the
Harmony/Lemay intersections. The two stop sign controlled
intersections will not experience significant delay. When
significant delays are experienced by the left -turn exits
at the Lemay/access intersection, a signal will likely be
warranted at the Lemay/Oakridge intersection. This is
discussed in detail in the Harmony Market Site Access
Study. When this signal is installed, the left -turn exits
at the Lemay/access intersection will have a safe,
Intersection
Harmony/Boardwalk
(signal)
Harmony/Lemay (signal)
Harmony Right -in/
Fight -out
NB RT
Table 4
1991 Operation
AM (delay)
B (10.4 sec/veh)
B (11.3 sec/veh)
A
PM (delay)
B (10.7 sec/veh)
B (12.1 sec/veh)
`1
Lemay/Access
EB LT A D
EB RT A A
NB LT A A
convenient alternative exit from the Harmony Market. It is
recommended that the Lemay/access intersection continue as
a full turn, stop sign controlled intersection.
When additional proposals are put forth at Harmony
Market, similar traffic study updates should be prepared to
examine the operation at existing intersections to
determine when additional roadway facilities are required.
The only new accesses planned with the Steele's Market
store are the Lemay access and two accesses to Oakridge
Drive.. Oakridge Drive is designated as a collector. The
two driveway accesses to it are spaced to provide good
separation and adequate storage of turning vehicles. The
Lemay/access intersection should have two exit lanes (a
left -turn lane and a right -turn lane). An auxiliary turn
lane should be provided on southbound Lemay Avenue
approaching this intersection. It is expected that Lemay
Avenue will be posted at 35-40 mph in the future. Using
the higher speed, this auxiliary lane should be 370 feet
including taper, according to City of Fort Collins design
standards. This auxiliary lane will be 270 feet including
taper, given its proximity to Harmony Road. Vehicles in
this auxiliary lane will not be required to stop, but will
make the right turn at a reduced speed that will be
governed by the radius of curb return. A 20 foot radius
will allow a turning speed of 5-10 mph. A 40 foot radios
will allow a turning speed of 15 mph. With a 15 mph
turning speed, 295 feet of auxiliary lane and taper are
needed. This is very close to the available 270 feet.
Even with the 20 foot radius, the 270 feet exceeds the
deceleration distance of 230 feet necessary to comfortably
slow a vehicle from 40 mph to 5 mph as shown in A Policy on
Geometric Design of Highway and Streets, AASHTO, 1984.
This deceleration lane should have a minimum taper of 100
feet (10:1 for a 10 foot lane) with the remaining length as
the full lane width. Storage distance is not required in
this auxiliary lane.
The northbound left -turn lane should provide for a
minimum number of left turns entering at the Lemay/access
intersection. The existing southbound left -turn lane on
Lemay Avenue approaching Oakridge Drive is 155 feet plus
125 feet of transition area. From the end of this area to
the center of the access driveway is 145 feet. This area
should be used as the northbound left -turn lane at the
access. RBD,Inc. has prepared a plan on Lemay Avenue which
shows the proposed striping in this area.
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July 1990
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