HomeMy WebLinkAboutHARMONY MARKET PUD, 12TH FILING - PRELIMINARY & FINAL - 54-87AG - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5
MEETING DATE 4/22/96
STAFF Tpd Shppard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Harmony Market 12th Filing, Final P.U.D., #54-87AG
APPLICANT: V.B.J. Investments
c/o Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: V.B.J. Investments
c/o Bogaard Construction, Inc.
5006 Bluestem Court
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a Final P.U.D. for a 9,000 square foot multi -tenant retail building on
.64 acre located in the Harmony Market Shopping Center between Red Robin and
Outback Steakhouse restaurants. One of the tenants may be a small restaurant or food
provider. The Harmony Market Shopping Center is located south of Harmony Road,
between Lemay Avenue and Boardwalk Drive with Oak Ridge Drive forming the
southern boundary. The property is zoned R-P, Planned Residential.
RECOMMENDATION: Approval with Condition
EXECUTIVE SUMMARY:
A multi -tenant retail building contributes to the variety of goods and services expected
for a community/regional shopping center. The P.U.D. complies with the Oak -
Cottonwood Farm Overall Development Plan and the Harmony Market Preliminary
P.U.D. The request satisfies the All Development Criteria and the Business Service
Uses Point Chart of the L.D.G.S. The use of similar building materials and colors as
found in the center promotes compatibility with the surrounding area. The P.U.D. is
feasible from a traffic engineering standpoint.
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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Harmony Market, 12th Filing - Preliminary and Final PUD, #54-87AG
April 22, 1996 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-P; Existing Single Family (The Mallards P.U.D.)
S: R-P; Existing Retail (Sam's Club and Builders Square)
E: R-P; Existing Restaurant (Outback Steakhouse)
W:R-P, Existing Restaurant (Red Robin)
The Harmony Market Shopping Center was approved in 1989 as a 50 acre
community/regional shopping center. This shopping center is part of the 272 acre
Oak -Cottonwood Farm Overall Development Plan.
Recent approvals within Harmony Market include Lee's Cyclery/Outpost Sunsport
(retail), Outback Steakhouse (restaurant), Golden Corral (restaurant), Red Robin
(restaurant), and Tyco Oil (Total Petroleum) The 11th filing was the most recent
approval featuring 22,000 square feet of retail for Long's Drugs located between
Steele's Market and Builders Square.
The 12th Filing represents the last available development within Harmony Market
P.U.D. The 50 acre, 340,000 square foot shopping center took seven years to build -
out.
2. Land Use:
As a community/regional shopping center, Harmony Market is expected to serve
consumer demands from the community as a whole or larger areas. According to the
L.D.G.S., such a center includes department stores and associated support shops
which provide a variety of services. The request for a 9,000 square foot multi -tenant
retail building is considered to be in conformance with the community/regional shopping
center. One of the tenants may be a small restaurant or food provider.
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.
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Harmony Market, 12th Filing - Preliminary and Final PUD, #54-87AG
April 22, 1996 P & Z Meeting
Page 3
On the variable criteria, the P.U.D. achieves a score of 72% 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.
d. Being located on more than two acres of land.
Having direct vehicular and pedestrian access between on -site parking areas
and adjacent existing offsite parking areas which contain ten or more spaces.
h. Having at least one -sixth of its property boundary contiguous to existing urban
development.
As a retail building within a shopping center, Harmony Market 12th Filing, is supported
by the performance on the Business Service Uses Point Chart of the L.D.G.S.
3. Neighborhood Compatibility.
No neighborhood meeting was held for this P.U.D. An additional 9,000 square feet of
retail in a community/regional shopping center is considered an appropriate land use
that is compatible with the surrounding area. The nearest neighborhoods are The
Mallards, Miramont, Oak Ridge, and Fairway Estates which are separated from the
P.U.D. by a major arterial street (Harmony Road) or by intervening commercial land
uses.
4. Design:
The building will use compatible materials and color as found on Builders Square and
Steele's Market. The front (south) elevation will feature brick and generous glass for
store -front visibility. A green standing -seam metal canopy will provide an accent for the
entrances. This green will match the accent colors on Outback Steakhouse and Lees
Cyclery/Outpost-Sunsport. The other three elevations will be primarily synthetic stucco
with brick columns. A parapet wall will add variety to the flat roof and screen the rooftop
mechanical equipment. The building form and materials will blend in well with the
balance of the center.
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Harmony Market, 12th Filing - Preliminary and Final PUD, #54-87AG
April 22, 1996 P & Z Meeting
Page 4
A bicycle/pedestrian path will connect from the parking lot to the existing eight foot path
located in the 80 foot landscape buffer area along Harmony Road.
5. Transportation:
The original Harmony Market traffic study was updated in July of 1994 in conjunction
with the development proposals on the various pad sites. The 12th filing was factored in
as a 7,000 square foot retail pad.
The traffic study concludes that the proposed P.U.D. is within the specifications of the
original overall Harmony Market traffic study. The P.U.D. is feasible from a
transportation standpoint and meets the transportation policies.
6. Findings of Fact/Conclusions:
In evaluating the request for Harmony Market 12th Filing, Final P.U.D., (multi -tenant
retail building), Staff makes the following findings of fact:
A. The proposed retail building complies with the Oak -Cottonwood Farm Overall
Development Plan and Harmony Market Preliminary P.U.D.
B. The P.U.D. satisfies the All Development Criteria of the L.D.G.S.
C. The P.U.D. is supported by the performance on the Business Service Uses Point
Chart of the L.D.G.S.
D. The P.U.D. is feasible from a traffic engineering standpoint and complies with the
City's transportation policies.
RECOMMENDATION:
Staff recommends approval of Harmony Market 12th Filing, Final P.U.D., (multi -tenant
retail building) #54-87-AG, 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 (June 24, 1996) of the
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Harmony Market, 12th Filing - Preliminary and Final PUD, #54-87AG
April 22, 1996 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 or the City staff, 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 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. 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, as necessary, 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 a 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 decision" shall be counted from the date of the Board's
decision resolving such dispute.
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12th Filing - Preliminary & Final
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HARMONY MARKET P.U.D. 12TH FILING
PLANNING OBJECTIVES
The Harmony Market P.U.D. 12th Filing is located on .64 acres, between the existing Outback
Steakhouse and the Red Robin restaurant. It is the last pad site to be developed in the Harmony
Market area. The lot contains a 9,000 s.f. building to be used for retail and a potential restaurant
use. The building is located at the north end of the pad with a scored concrete paved
walkway/patio area along the south side. To the east, a shared drive with the Outback Steakhouse
will provide access to the trash and loading/service area. In addition, a small parking area is
provided with 17 standard spaces and 1 disabled space. It is anticipated that additional parking
needs will be provided in the existing lot on the south side of the private access drive. For
pedestrian circulation/access, a 5' wide connection is provided from the south and continues along
the south side of the building to the west corner, thence joining the existing 8' bike trail along
Harmony Road.
The following Land Use Policies are supported by this proposal:
Policy No. 14.
Urban development standards shall apply to all development within the
urban growth area.
Policy No. 15.
Development in the urban growth area should be consistent with the
development policies set forth in this plan.
Policy No. 22.
Preferential consideration shall be given to urban development proposals
which are contiguous to existing development within the city limits or
consistent with the phasing plan for the City's urban growth area.
Policy No. 69.
Regional/community shopping centers should locate in areas which are
easily accessible to existing or planned residential areas.
Policy No. 73.
Regional/community shopping centers shall locate in areas served by
existing water and sewer facilities.
Harmon marKet 12+k F11 n3
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Activity A: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterion
be satisfied?
If no, please explain
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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
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular Pedestrian Bike Transportation
I ✓
2.2 Building Placement and Orientation
IVI✓
2.3 Natural Features
✓
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2.4 Vehicular Circulation and Parking
V
✓
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
V/
,/
2.13 Landscape
✓
t/
2.14 Si ns
t/
✓
2.15 Site Lighting
V
2.16 Noise and Vibration
,/
✓
2.17 Glare or Heat
V/
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
✓
,/
3.2 Design Standards
3.3 Water Hazards
/
3.4 Geologic Hazards
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Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-61-
Harrnont! Mot.r1,_�
12th F1, I1,n9
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 5d ❑
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 [25,000) 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 Port Collins, Colorado, Revised March 1994
-71-
C
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.
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Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-72-
BUSINESS
SERVICE USES
POINT CHART E
For All Criteria
Applicable Criteria Only
Criterion
Is
the
Criterion
Applicable
Yes No
I II III IV
Circle
the
Correct Score
Multiplier
Points
Earned
Ixll
Maximum
Applicable
Points
a. Transit Route
X
X
2
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b. South College Corridor
X
X
02
0
4
8
c. Part of Center
OX
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0
3
6
d. Two Acres or More
X
X
0
0
3
6
e. Mixed -Use
X
X
2
0
3
6
f. Joint Parking
X.
110
0
3
g. Energy Conservation
X
11213
0
2
8
h. Contiguity
X
X
0
5
16
10
i. Historic Preservation
y
1
2
0
2
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1
2
0
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1
2
0
1
2
0
Totals 3 % 50
v vi
Percentage Earned of Maximum Applicable Points V/VI = VII %oZ- %
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Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-
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MEMORANDUM
To: Eldon Ward, Cityscape
Harmony Market Pad Users
Tom Vosburg, Fort Collins Transportation Division
Ted Shepard, Fort Collins Planning Department
From: Matt Delich
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.
Existinq 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
6
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
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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 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.
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BOAR
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NO SCALE
SITE PLAN Figure 1
A-
N
`D
'**I- 217/207
- 941/703
�- 39/69 HARMONY ROAD
^ o-111/43
^ "' `D
}
f- 1036/700
/� 1s9/12s
115/71-�
} [911 1/fi3 i
�/
113/108
807/685 —
to .,- N
728/654 —
.r o r-
134/324-��o
90/83
Lo tD�
^
Ncco
zz
c-q
CONSTRUCTION
237/351
o N
TRAFFIC
I � � 2n /
�
?
ONLY
�
HARMONY
151/143 -
MARKET
27/47
�o
to
N
U
V W
Q �Q�� z
3 OP >
o Q,
o al
m g
w
LEGEND:
WEEKDAY PM / SATURDAY NOON
[CALCULATED FROM OTHER COUNTS]
RECENT PEAK HOUR TRAFFIC COUNTS Figure 2
Intersection
Harmony/Lemay (signal)
Table 1
Current Operation
Level of Service
Weekday PM Saturday Noon
C = 100
B B
C = 120
B B
Harmony/Boardwalk (signal)
C = 100, 6 phase
B C
Lemay/Access (stop sign)
EB LT
B C
EB RT
A A
NB LT
A A
Boardwalk/Access (stop sign)
WB LT
A C
WB RT
A A
SB LT
A A
Internal Intersection (stop sign)
NB LT
A B
NB RT
A A
WB LT
A A
Harmony/Right-in/right-out (stop sign)
NB RT
A A
N N
HARMONY HARMONY
159. � }
8 Q 46% Q
469� � � 487 � �
.W.I �- NOM W
.J
rrQ SITE Q SITE 31
6%.
� o
a a
0 0
m m
INGRESSING TRIP DISTRIBUTION EGRESSING TRIP DISTRIBUTION
1994 OBSERVED TRIP DISTRIBUTION FimirP R
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
60 60
43 30
75 52
39 30
64 55
26 19
PC
a
•
0
,n o on
V o
220/210
C'N
— 945/705
,#(— 40/70
115/75 —!
}
845/705 —•--
o Cl Lo
175/350 —�
co
� o
Lo
r) N
91
1!
o c1+ — 95
340/480
"-- 5/10
1 051 o ti
I
'o
HARMONY ROAD
80
60
C3
0
0
HARMONY
MARKET
•
LEGEND:
WEEKDAY PM / SATURDAY NOON
ROUNDED TO NEAREST 5 VEHICLES
EXISTING PLUS SITE
PEAK HOUR TRAFFIC
A&
N
Lo
cn
Lo
o-115/45
cc n Lo
-1040/700
�— 210/160
160/155 --�
755/680 —*-
N Lo CD
90/85
o o
L
r7oco
Ull o
N
co
N
CONSTRUCTION
Lo Lo
TRAFFIC
ONLY
J� IN
185/175
50/70 --�
o Lo
o �
d o
N
W
D
Z
`W
Q
a
.J
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