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HomeMy WebLinkAboutMIRAMONT TENNIS AND FITNESS CENTER PUD - FINAL - 54-87AA - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 926-94 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Miramont Tennis and Fitness Center, Final P.U.D., #54-87AA APPLICANT: Fort Collins Tennis and Fitness Limited C.M.B. Enterprises c/o Vaught -Frye Architects 1113 Stoney Hill Drive Fort Collins, CO 80525 OWNER: G.T. Land Colorado, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Final P.U.D. for 43,657 square foot indoor tennis and fitness center. The request includes six outdoor tennis courts, volley ball court, and lap pool. The site is 6.82 acres in size and located south of Oak Ridge Drive, between Lemay Avenue and Boardwalk Drive. The property is zoned R-P, Planned Residential. RECOMMENDATION: Approval with Conditions EXECUTIVE SUMMARY: The Final P.U.D. is in substantial compliance with the Preliminary. The P.U.D. satisfies the All Development Criteria and meets the minimum requirements of the Business Service Uses Point Chart of the L.D.G.S. The large indoor tennis court building is mitigated by landscaping, berming, and color. The P.U.D. is compatible with the surrounding area and meets transportation policies. A condition of approval stipulates sequential phasing of drainage improvements to complete the overall drainage system on Tract Q of the Oak -Cottonwood Farm Overall Development Plan. A second 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 • 0 Miramont Tennis and Fitness Center P.U.D. - Final, #54-87AA September 26, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-P; Existing Retail (Builders Square) S: R-P; Vacant (The Courtyards P.U.D., The Cottages P.U.D.) E: R-P; Church and Vacant ("Business Service" Oak Ridge West O.D.P.) W: R-P; Vacant (Oak Hill Apartments P.U.D.) Oak -Cottonwood Farm is a 272 acre O.D.P. originally approved in 1987 and subsequently amended on two occasions. Existing uses within the O. D.P. are a community/regional shopping center (Harmony Market) and a single family project (Miramont). In addition, Oak Hill Apartments (210 units) and The Courtyards at Miramont (46 single family lots) have received final approval but have not begun construction. The Cottages (16 lots) has received preliminary approval. Miramont Tennis and Fitness Center received Preliminary P.U.D. approval in November of 1993. 2. Land Use: Miramont Tennis and Fitness Center is located on Tract Q of the Oak -Cottonwood Farm Overall Development Plan. Tract Q is designated as "Business Services and/or Multi -Family Residential." The definition of Business Service Uses (Point Chart E) in the L.D.G.S. includes health clubs and membership clubs. The P.U.D., therefore, complies with the Overall Development Plan. At Preliminary, the P.U.D. was evaluated by the Business Service Uses Point Chart and achieved a score of 60%. This score exceeds the minimum requirement of 50%. Points were awarded for being located outside the South College Avenue Corridor, for being on at least two acres, for having direct vehicular and pedestrian connections to adjacent properties, and for being contiguous to existing urban development. 3. Neighborhood Compatibility: A neighborhood meeting was held on September 22, 1993. The design of the indoor tennis court building was the primary issue. • • Miramont Tennis and Fitness Center P.U.D. - Final, #54-87AA September 26, 1994 P & Z Meeting Page 3 At this meeting, three alternative building designs for the indoor tennis courts were presented. One of alternatives these was a "fabric -over -frame" structure which was subsequently abandoned. Another was an "air -supported" structure, also abandoned. Between Preliminary and Final, the applicant settled on a permanent building which represents a traditional appearance more compatible with the neighborhood. Staff finds that with the more traditional -looking structure for the indoor tennis courts, combined with the other design elements, that the P.U.D. is compatible with the surrounding neighborhood. 4. Design: The following represent the design elements of the P.U.D.: A. Architecture/Materials The indoor tennis structure will not exceed 40 feet in height. It features a shed -style roof with a 4 - 12 pitch and skylights. It will have a base of concrete block. The roofing and siding will be a light gray pre -finished metal panel. The fitness building will feature a combination of split -face, ground -face, and smooth face concrete block, with glazed block as accents. B. Landscaping/Berming A landscape berm will run along the entire frontage of Oak Ridge Drive. In addition, landscaping and berming will be provided along the north elevation (facing Oak Ridge Drive) of the indoor tennis building. C. Fencing: The outdoor tennis courts will be with dark green mesh windscreens. will be enclosed by a solid wood D. Lighting: enclosed by vinyl -clad chainlink The pool and volley ball area fence. The outdoor tennis courts will not be illuminated. All building and pole -mounted fixtures will feature down -directional, sharp - cutoff luminaires. Pole height will not exceed 24 feet. The lamp source will be high pressure sodium to match the existing outdoor lighting in the vicinity. • • Miramont Tennis and Fitness Center P.U.D. - Final, #54-87AA September 26, 1994 P & Z Meeting Page 4 5. Transportation: At Preliminary, the traffic study indicated that the traffic generated by the club can be accommodated on the area streets. In both the short and long range future, the key intersections operate acceptably. It is expected that Harmony Road will have six lanes by/after the year 2010. A single lane in each direction, with a continuous two-way left -turn lane is recommended for Oak Ridge Drive between Lemay Avenue and Boardwalk Drive. In conjunction with The Cottages at Miramont Preliminary P.U.D., Rule Drive will extend into the southerly parking lot. This will allow residents of The Cottages to gain access to Oak Ridge Drive (collector) without having to impact Lemay Avenue (arterial). Final design will depend on further refinement of The Cottages at Miramont P.U.D. Miramont Tennis and Fitness Center has reserved an area for a future access easement to accomplish this connection. There is a direct sidewalk connection between Oak Hill Apartments to the west and the front entry of the club. This sidewalk connection ties into a larger network that also serves The Courtyards at Miramont (46 lots) and The Cottages at Miramont (16 lots) . 6. Findings of Fact/Conclusions: In evaluating the request for Miramont Tennis and Fitness Center, Final P.U.D., Staff makes the following findings of fact: 1. The Final P.U.D. is in substantial compliance with Oak - Cottonwood Farm Overall Development Plan and the Preliminary P.U.D. 2. The P.U.D. satisfies the All Development Criteria and meets the minimum score on the Business Service Uses Point Chart of the L.D.G.S. 3. The P.U.D. is compatible with and sensitive to the surrounding neighborhood. 4. The P.U.D. complies with transportation policies and allows for future extension of Rule Drive. RECOMMENDATION: Staff recommends approval of Miramont Tennis and Fitness Center, Final P.U.D., #54-87AA subject to the following conditions: • Miramont Tennis and Fitness Center P.U.D. - Final, #54-87AA September 26, 1994 P & Z Meeting Page 5 1. This P.U.D. is stipulated on the commitment to construct the necessary storm drainage facilities to (1) convey storm flows to the area detention pond located to the southwest on Boardwalk Drive, and (2) upgrade this pond to required standards. If the intervening property, The Courtyards at Miramont Final P.U.D., develops and constructs said improvements first, then this stipulation is void. 2. 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 (November 14, 1994) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the Iffinal decisions, of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that the Miramont Tennis and Fitness Center P.U.D. - Final, #54-87AA September 26, 1994 P & Z Meeting Page 6 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 18final decision" shall be counted from the date of the Board's decision resolving such dispute. • 0 Vicinity Map � MI 4` RAMONT PUD, Fitness &Tennis North Center - FINAL Project Number: 54-87AA 5TEELc = - EUILDER'S SQUARE- E ; LU i 1 w ----------------------------------------------------------- - --- - - i _ PLANNING ND ZONNO BOARD OVAL S-�-{�• "a OWNER'S CERTFICATION ?nKAiDGE WEST UNDEVELOFED) I _AK HILLNgR L..- - .- _ - i---._•.rotes. RULE DRIVE S - ' 20-DRGM4GE a: n�iuw.. � EGSEMENr ABBREVIATIONS e time' d. VICINITY MAP LAND USE BREAKDOWN VAUGHT F®YE MIRAMONT FITNESS & TENNIS CENTER I.AL FORT COLLINS, COLORADO SITE PLAN 0 ,&' •• .- ®r®� {ill �^ Lc I � , - C' �•:e' a :�3 = '-.,;.. j u. �.•. Cltys apt aW� �s NORTH ELEVATIONILI EAST ELEVATION o VAUCHT FRYE MIRAMONT FITNESS & TENNIS CENTER ELEVATIONS FORT COLLINS, COLORADO • � e 1 y , a.mooie,evas caua�e WEST ELEVATION Ai. SOUTH ELEVATION VFRYET MIRAMONT FITNESS & TENNIS CENTER ELEVAi1DN6 FORT COLLINS, COLORADO L� r7 M I ,e A M /Ilu T -/,r-gJNi f -V P_ 17_1V X-.t_r r --womb - t7i ti A Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the cntenon applicable? Will the cnteno be satisfied? If no, please explain � a E LL Z 0 a Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan 1.3 Wildlife Habitat 1.4 Mineral Deposit preserve-d1.6 1.5 Ecologically Sensitive Areas Lands of A ricultural Im ortance 1.7 Energy Conservation 1.8 Air Qualit ✓ 1.9 Water Qualit ✓ ✓ 1.10 Sewage and Wastes A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular Pedestrian, Bike Transportation V1 V/ 2.2 Building Placement and Orientation 2.3 Natural Features 2.4 Vehicular Circulation and Parking 2.5 Emergency Access 2.6 Pedestrian Circulation 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 V. 2.16 Noise and Vibration ✓ ,/ 2.17 Glare or Heat 2.18 Hazardous Materials ✓ ✓ A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards 3.4 Geologic Hazards f ,/ Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -61- • • Finess 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. Yet No N/A 1. Does the project gain its primary vehicular access from a street other than I( ❑ South College Avenue? 2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑ THE MAXIMUM POINTS AS CALCULATED ON POINT CHART "B" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not applicable for uses of less than twenty-five thousand [25,0001 square feet GLA or with less than twenty-five [251 employees, or located in the Central Business District)? b. Is the project located outside of the "South College Avenue Corridor"? c. Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center, an office or industrial park, located in the Central Business District, or in the case of a single user, employ or will employ a total of more than one hundred (100) full-time employees during a single eight (8) hour shift? d. Is the project on at least two (2) acres of land, or located in the Central Business District? e. Does the project contain two (2) or more significant uses (for instance retail, office, residential, hotel/motel, or recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to use for calculating energy conservation points. Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -71- Business Service Uses (continued) h. Is the project located with at least one -sixth (1/6) of its 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- • • j1/R,4M407_ TENNIS 1- J1T1U1FS C &j TEx — A7 iN A I - BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion the Crttedon Appicable Yes No I II III IV Circle the Correct Score Multtpller Parrs Earrea Mcxtmum Applicable Poirrs a. Transit Route X 2 0 2 — b. South College Corridor X ©0 4 S 8 c. Part of Center X 2 0 3 0 6 d. Two Acres or More ® X j 0 3 ro 6 e. Mixed -Use X 2 0 3 6 f. Joint Parking jC 1 g 0 3 G C� g. Energy Conservation © 1121314(01 2 0 8 h. Contiguity X Q 0 5 / 0 10 i. Historic Preservation 1 2 0 2 — j. 112 0 k. 1 2 0 I• 1 2 0 Totals 30 so v vi Percentage Earned of Maximum Applicable Points V/VI = VII (0 0 % vu ■ ■ ■ in • MIRAMONT TENNIS AND FITNESS CENTER SITE ACCESS STUDY FORT COLLINS, COLORADO SEPTEMBER 1993 Prepared for: Vaught*Frye, Architects 1113 Stoney Hill Drive Fort Collins, CO 80525 Prepared by: MATTHEH J. DELICH, P.E. 3413 Banyan Avenue Loveland, CO 80538 Phone: 303-669-2061 In I. Introduction The Miramont Tennis and Fitness Center (Tennis Center) is proposed to be developed over the next few years. The Tennis Center is located south of Oakridge Drive, approximately 700 feet west of Lemay Avenue in Fort Collins, Colorado. The site location is shown in Figure 1. "Oak/Cottonwood Farm Site Access Study," May 1992, addressed the overall traffic impacts on the adjacent streets and intersections. The Tennis Center is within the area covered by that traffic study. "Oak Ridge PUD Site Access Study," March 1989 and the "Oak Ridge, Parcel A Site Access Study," February 1993 also address the traffic impacts in this area, especially along Lemay Avenue. Since the Tennis Center has been proposed, the Evangelical Covenant Church has proposed an expansion which includes a private high school facility. This consultant has been retained to prepare the traffic study for that development. That study will follow the Tennis Center traffic study by one month. The Tennis Center traffic study will not contain reference to the church expansion due to timing of the projects. However, the traffic study for the church expansion will, contain reference to the Tennis Center. Therefore, this traffic study will not contain long range traffic analysis. The traffic study for the Evangelical Covenant Church will cover the long range analysis for both the church expansion and the Tennis Center. The primary streets that will be impacted by development of the Tennis Center are: Harmony Road, Lemay Avenue, Oakridge Drive, and Boardwalk Drive. Harmony Road is classified as a major arterial on the Fort Collins Master Street Plan. The segment between Lemay Avenue and Boardwalk Drive has a four lane plus left -turn lane at appropriate intersections cross section. There is a depressed median and right -turn auxiliary lanes. There is signal control at the Harmony/Lemay and Harmony/Boardwalk intersections. Lemay Avenue is classified as an arterial street. It has a four lane plus _center turn lane cross section. Approaching Harmony Road, Lemay Avenue also has right -turn lanes. Traffic on Lemay Avenue, south of Harmony Road, will grow as a function of development in the area. Oakridge Drive and Boardwalk Drive are public streets within the Oak/Cottonwood Farm development. Oakridge Drive is not classified by the City of Fort Collins, but functions as a minor collector. Oakridge Drive has stop sign control at Lemay Avenue. Boardwalk Drive is classified as a collector street. Currently, Boardwalk Drive does not extend south of Oakridge Drive. In the future, Boardwalk Drive will connect to Lemay Avenue across from Keenland Drive. 1 �-.,L �C�IJI__1L_IL-ll_JI-Y_L�11 . JI.Y• (Golf —Par �. -�4 7 :7r_ UUL7f Jf_JI, I�JI. 'JL IFL, I LI Course '�[Jl.1Lll%IL.II_J[ _"F-JL_1UC_`1(•. s Wi:Rosela•.vn LD==i^=:•. !I(l�^^ •tl, t lit r �u _�J lJWl"3 � t r�,n JLJI_1[ 9l 1( nrlaosa i'� J,-ae 15 — Ir l�F rw� Jj �• JCJt_IULI( -DU ST TE I'"�- i� ]C7Jr- 1 -1I L =_-- ,• 18 - "'` 1 I ` UNI�'ER, IF1`'� --�'- IWI_� _ _ s W �uu�-x� _'r I �� _ �-I _� �Ji r _ ]� _� )r •' Gravel Pit Ville"- -.;•�• _ •Cj �1 a� .AJLJL� � r�(-l��'n'- _• J3 \ \�i Towors -_ Drive-1 l -- 22 IMEp 23r �s fi—�Theat =, ' -- -%. \ Pi'(' ;> I LAp lI `o���(' 9 Drakes C-_�'_ _ _NMY j[ I e - .—:i.---27-- --- I[-Tti ,?.AJL 261 = _ 25—� ---� 30 _y.. Omega 1 -:----- " �� rye ���tE `� °I� � ; •�.S �`'_= _ 34 35 '42 i Me Clellands - - F1�k4 NY ROA , Hai soJ ' L Cem' I,. 21 r _r) Z . MIR ON TENNIS & waXn -FI.TN Ss ENTER I't a Z. ` Asa sgoc _ t +;71: 1U t i l" I j . gt�•fl ,.-t, 4916/498 - 10 ll 12 7 R it TrifbA- 150/ n R 0,f o —'• 4923 f NO SCALE SITE LOCATION Figure 1 Land uses in the immediate area are and vacant. Retail uses are north the commercial, residential, of site. Office uses are/ will be located east of Lemay Avenue within OakridgP PUD. The Evangelical Covenant Church is east of the Tennis Center. Residential uses are proposed to the south of the Tennis Center. There is vacant land to the southeast of the Tennis Center. Land in the area is flat. The center of Fort Collins is north of the Oak/Cottonwood Farm. II. Existing Conditions Peak hour intersection counts were obtained in 1992 and 1993 and are shown in Figure 2. These counts are provided in Appendix A. Peak hour traffic at the Harmony/Lemay intersection was synthesized from previous counts and the 1993 counts. With the existing control and geometry at the key intersections, the peak hour operation is shown in Table 1. The operation is deemed acceptable at all intersections. Acceptable operation is defined as level of service D or better. Descriptions of level of service from the 1985 Highway Capacity Manual for signalized and unsignalized intersections are provided in Appendix B. Calculation forms for the operation shown in Table 1 are provided in Appendix C. III. Proposed Development The Tennis Center is proposed to be developed as a fitness center and tennis center. A schematic site plan is shown in Figure 3. It is proposed that there will be two driveway accesses to Oakridge Drive. The east driveway to the Tennis Center is near the land that is proposed for expansion of the Evangelical Covenant Church. Discussions are underway concerning shared use of this driveway by both parties. This traffic study reflects only the Tennis Center's use of this driveway. The traffic study for the church expansion will reflect the results of the discussions. Trip Generation Trip generation estimates for the proposed uses were obtained from Trip Generation, 5th Edition, ITE and data collected at an athletic club in Fort Collins. Table 2 shows the trip generation used for the Tennis Center. Background Traffic Background traffic is defined as the traffic that is and/or will be on the area streets but is not related to the proposed 2 • • 1992 -145/191 LO N `a ' 568/926 �— 5/51 95/85 855 52 eq ro 27/132 c N AM/PM �Un � 39/159 N 524/1047 HARMONY + 53/111 40/129 1026/540 — 80/117 Synthesized from previous counts. f Site 4� N to 1993 to \ d - o- 7/73 U 4— 0/3 % 1/4 4/1 } 11/53� N to N RECENT PEAK HOUR TRAFFIC COUNTS Figure 2 • Table 1 1993 Peak Hour Operation Intersection Harmony/Lemay (signal) Harmony/Boardwalk (signal) Lemay/Oakridge (stop sign) EB LT EB T EB RT WB LT WB T WB RT SB LT NB LT Land Use Miramont Tennis and Fitness Center Table 2 Trip Generation Level of Service AM PM C C B B B A A B A A A A Daily A.M. Peak Trips Trips Trips in out 775 39 23 B A A B A A A A P.M. Peak Trips Trips in out 87 42 y NO SCALE � P�' I O — T ' I I 1 1 1 � a bs as I I I 1 FUT"'R 1 . I D=CMIMSS I I 1 i SA" q 1 9 ALL DLLE FUTURE I � SIfl+ I I G n l 1 I xt UK 1 I� I 1 I FF �l I I "" 1 I II I II I II I II I l q 1 III III i I ; ----- IL -U I LL A I LL -_� 1 77 ----- "Um AMU SITE PLAN Figure 3 development. Background traffic was projected to increase at the rate of 3 percent per year to the future year considered in this study. The site generated traffic is added to the background traffic. Traffic projections from the "Oak Ridge, Parcel A Site Access Study" were used in this traffic study. Trip Distribution Trip distribution was determined based upon an evaluation of trip productions and the most likely routes available to travel from those productions. The directional distribution of the approaching and departing traffic generated at the Tennis Center is a function of: - Geographic location within the City of Fort Collins; - Location of employment/business centers and residential uses which are likely to produce trips; - Access to the site. Figure 4 illustrates the trip distribution percentages used in the subsequent traffic assignments. Traffic Assignment and Intersection Operation Using the vehicular trip generation estimates presented in Table 2, the site generated traffic was assigned to the area street network. The analyzed intersections were Harmony/Lemay, Lemay/ Oakridge, and Boardwalk/Harmony. In the short range future, there will be low traffic volumes on Oakridge Drive. Therefore, the Oakridge Drive/Tennis Center driveway intersections were not analyzed in detail. A cursory review of the peak hour traffic volumes indicates that operation will be acceptable with stop sign control. Figure 5 shows the 1997 peak hour.traffic assignment. This assignment also includes the increase in background traffic as described earlier in this report and the traffic generated by the Tennis Center. Table 3 shows the peak hour operation at the key intersections. Calculation forms are provided in Appendix D. All of the analyzed intersections will operate acceptably. It is recommended that Oakridge Drive be striped as a two lane street with a continuous two-way left -turn lane between Lemay Avenue and Boardwalk Drive. Oakridge Drive is 50 feet wide. Therefore, the excess width can be used for on -street parking or bike lanes. However, provision for an eastbound left -turn lane at Lemay Avenue must be accommodated. Operation at the two driveway accesses along Oakridge Drive will be at level of service A. 3 • • TRIP DISTRIBUTION Figure a 0 oo; �— 170/220 N — 660/1270 j,--10/60 110/1 oa —� ) T (� 1090/770 --; v, ,n 40/170 —� � Ln LO r) CV HARMONY Site AM / PM Rounded to nearest 5 vehicles. Ln 0 03 —o o� 45/180 N M N — 570 1145 j� /— 80/55 45/145 } 1150/610 — CD LO CD 175/245 a N CV CrN Ln 65/175 LO LO o `" ^ —15/25 —15/20 20/25 --li ) } r 25/15 o U-) 25/70 N 1 CD p C V i w J SHORT RANGE PEAK HOUR TRAFFIC Figure 5 w Short Rantable 3 Inter Ile Peak Hour Section operation HarmonY/Lemay (si Lev gnat) el °f Servic HarmonY/BoardWalk _ e Lemay/oakrid (Signal) AM C PM EB LT ge (Stop sign) B C EB T EA C RT WB L T C B R T C WD A SB LT B NB LT C A C A C A A A A A e A long range analysis was not performed. As stated earlier in this report, the Evangelical Covenant Church is proposing an expansion of their facility, which will include the high school portion of the Heritage Christian School. This church property is adjacent to the Miramont Tennis and Fitness Center. Due to the timing of these two developments, it is appropriate that the long range analysis be included in the traffic study for the church expansion. In addition to this, a site access study was prepared for the entire Oak/Cottonwood Farm area in May 1992. The Tennis Center use is compatible. with the mixed use area shown in that study. The long range analysis, which will be included in the church expansion study will include general data from the "Oak/ Cottonwood Farm Site Access Study" and specific uses such as the Tennis Center and the church expansion. The Executive Summary from the "Oak/Cottonwood Farm Site Access Study," May 1992 is included in Appendix E. III. Conclusions The following summarizes the significant findings as a result of this study: - The Miramont Tennis and Fitness Center traffic can be accommodated on the area streets. It is expected that approximately 775 daily trip ends will be generated by the proposed use. - Current traffic operation at the area intersections is acceptable. - In the short range future (1997) with the Tennis Center, the key intersections generally operate acceptably. This indicates full development and membership of the Tennis Center. In realty, the Tennis Center may not reach full membership by this time. - The long range future is addressed in the "Oak/Cottonwood Farm Site Access Study," May 1992. Key intersections will operate acceptably. It is expected that Harmony Road will have a six lane cross section by/after the year 2010. In addition, a long range analysis, which will include the Tennis Center traffic, will be conducted in the traffic study for the Evangelical Covenant Church expansion. The church site is east of and adjacent to the Tennis Center. - A single lane in each direction with a continuous two-way left -turn lane is recommended for Oakridge Drive between Lemay Avenue and Boardwalk Drive. 4