HomeMy WebLinkAboutZIGGI'S COFFEE - PDP - PDP170021 - SUBMITTAL DOCUMENTS - ROUND 1 - TRAFFIC STUDYZIGGI'S COFFEE KIOSK
TRANSPORTATION IMPACT STUDY
FORT COLLINS, COLORADO
JUNE 2017
Prepared for:
MAH Architectural Group
1385 S. Colorado Boulevard, Penthouse
Denver, CO 80222
Prepared by:
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2272 Gien Haven Drive
Loveland, CO 80538
Phone: 970-669-2061
FAX: 970-669-5034
Project #1747
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TABLE OF CONTEIVTS
1. INTRODUCTION .................................._........................-----......................._..._............ 1
II. EXISTING CONDITIONS .............................................•---......................................... 2
LandUse ......:..............................................................................................................:... 2
Streets...--• .............................:.......:...:.............:.. :.......:....:.... .:.:...: ...:... .......:........�-_---. 2
ExistingTraffic ..:........:._, .........:...,.. ;.._:... ::.;::.. ......;--..:....,.,.... .., 2
ExistingOperation ..............,............................._.....................................................:........ 6
PederstrianFacilities ...................................•�---•---....................................---..._............ 6
BicycleFacilities .............................................................................................................. 6
TransitFacilities .............................._......_...._.............._............-----................................... 9
I11. PROPOSED DEVELOP9NIENT ..:.......:...:....:...:..�.._.:...:.__......-----..._--............---::.�... 10
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TripGeneration ...............................................................,...........-�---.........,.......,...,.----.. 10
TripDistribution ..............................................................�-----......................................... 10
Background Traffic Projections ---.....:.._ ...........................:...._.................._.....................13
Trip Assignment ..........................:...........••--------•-----••---......... ...... 13
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SignalWa�ranfs ....---•-�---�-•• ..........................::..........................•---................................. 13
Geometry.:.......:...:........................................:...........................:...:............................... 13
OperationAnalysis ........ .:...........:....:...:.........:.......:...............:....,............ ::........... ... 13
AccidenUSafety Analysis of the College/trilby intersection .... ...:...: ...:.: ....:.. ...._:...: 20
Pedestrian Level of Service ...-•_-•--• .. ............:...:........................�•-------.--. :.:..... ...:........ 20
Bicycle Level of Service ........:._ ....:... ................. :.......:....:........,..: ,..:,:...:..,... ..........,: 22
Transit Level of Service ................•-�---------.........,. .,...................................--..... ............ 22
IV. CONCLUSIONS ._ ................ .. 23
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LIST OF TABLES
1. Current Peak Hour Operation ........:.......:...::...................:......................................... 8
2. Trip Generation .:..-• .......... :....... .:... ._......:......;...,............,...,............................... 10
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3. Short Range (2022) Background Peak Hour Operation..........�........... ... 19
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4_ Short Range (2022) Total Peak Hour Operation .............................................:....... 21
LIST OF FIGURES
1. Site Location .................:....................................... ... ..... 3
. ..... ....... .........................
2. Exisiing Geometry .....:.:.....••----..----._........_..._......._..._..._............................................. 4
3. Recent Peak Hour Traffic ::.....................:....:............................................•---•----:....... 5
4. Adjusted/Balanced Reeent Peak Hour Traffic ........................................,.::..............: 7
5: Site Plan .:.......:......................:..........................................::......�..........:............:...:.. 11
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6. Trip Distribution ....: ... ....... .:...:........... :....... .....:.................................................. 12
7. Short Range (2022) Background Peak Hour Traffic ........................................:....... 14
8. Assigned Site Generated Peak Hour Traffic ..............................:............................ 15
9. Passby Site Generated Peak Hour Traffic ........................:........_......_........_.._......... 16
10. Short Range (2022) Total Peak Hour Traffic .......:................................................... 17
11. Short Range (2022) GeometrY ........:................:........_......................_.....:..............:. 18
APPENDICES
A. Base Assumptions Form
B. Peak Hour Traffic Counts
C. Current Peak Hour OperationlLevel of Service Descriptions/Fort Collins Motor
Vehicle LOS Standards (Intersections)
D. Short Range (2022) Background Peak Hour Operation
E. Short Range (2022) Total Peak Hour Operation
F. Pedestrian/Bicycle Level of Service Worksheets
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1. IPITRODUCTION
This intermediate transportation impact study (TIS) addresses the capacity,
geometric, and control requirements at and near the proposed development of the Ziggi's
Coffee Kiosk site. The proposed Ziggi's Coffee Kiosk site is located in the nortl�west
quadrant of the College/Trilby intersection, just north of Southgate Church in Fort Collins,
Colorado.
During the course of fhe analysis, numerous contacts were made with the project
architects (MAH Architectural Group) and the Fort Collins Traffic Engiheering staff. The
Transportation Impact Study Base Assumptions form and related documents are provided
in Appendix A. This study generally conforms to the format set forth in the Fort Collins TIS
Guidelines in the "Larimer County Urban Area Street Standards" (LCUASS). A scoping
discussion was held with the Fort Collins Tra�c Engineering staff. Due to .the trip
generation, this is an intermediate transportation impa�t study. It was requested that an
accident analysis and the impact on safety at #he CollegelTrilby intersection be evaluated.
The study involved the following steps:
- Collect physical, traffic, and development data;
- PerfoRn trip generation, trip distribution, and trip assignment;
- Determine peak hour traffic volumes;
- Conduct capacity and operational level of service analyses on key intersections;
- Analyze signal warrants;
- Conduct level of service evaluation of pedestrian, bicycle, and transit modes of
transportation
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11. EXISTING COPIDITIONS
The loeation of the Ziggi's Coffee Kiosk is shown in Figure 1. It is important that
a thorough understanding of the existing conditions be presented.
Land Use
Land uses in the area are primarily residential and commercial. Land adjacent to
the site is flat (<2% grade) from a traffic operations perspective. The center of Fort
Collins is north of this site.
Streets
The primary streets near the Ziggi's Coffee Kiosk are College Avenue (US287)
and Trilby Road. Figure 2 shows a sehemafic of the existing geometry at the
College/Trilby, College/Site Access (Right-in/Right-ou#), and Trilby/Site Access
intersections.
College Avenue (US287) is east of (adjacent to) the proposed Ziggi's Coffee
Kiosk site. It is a north-sout.h street classified as a six-lane arterial on the Fort Collins
Master Street Plan: Currently, College Avenue has a four-lane cross section. At the
College/Trilby intersection, College Avenue has northbound and southbound left-tum
lanes, finro through lanes in each direction, and northbound and southbound right-tum
lanes. The Colfege/Trilby intersection has signal control. At the College/Site Access
interseetion, College Avenue has two through lanes in each direction, a southbound
right turn lane, and a short soufhbound right=turn acceleration lane that becomes the
right-turn lane approaching Tr'ilby Road. The posted speed in this area of College
Avenue is 55 mph.
Trilby Road is south of the proposed Ziggi's Coffee Kiosk site. lt is an east-west
street class�ed as a fouc=lane arterial east of College Avenue and a finro-lane arterial
west of College Avenue on the Fort Collins Master Street Plan. Currently, Trilby Road
has a two-lane ero.ss section. At the College/Trilby intersection, Trilby Road has
eastbound and westbound left-turn lanes and a through/�ight-turn lane in each direction:
At the Trilby/Site Access intersection, Trilby Road has an eastbound left-turn lane and a
through lane in each direction. The Trilby/Site Access intersection has stop sign control
on the Site Access. The posted speed in this area of Trilby Road is 40 mph.
Existing Tra�c
Recent morning and aftemoon peak hour traffic yolu.mes are shown in Figure 3.
The traffic counts at the College/Trilby intersection were obtained in September2015 by
the City of Fort Collins. The traffic counts at the Trilby/Site Access intersection were
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SCALE: 1 "=500'
SiTE LOCATION
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EXISTING GEOIVIETRY Figure 2
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RECENT PEAK I-IOUR TRAFFIC Figure 3
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obtained in IVlay 2017. The traffc counts at the College/Site Access .intersection were
obtained in June 2017. Raw traffic count data are provided in Appendix B. Since the
traffic counts were done on different days/years the traffic counts were adjusted. Figure
4 shows the adjusted peak hour traffic.
Existing Operafion
Using the peak hour traffic shown in Figure 4, the College/Trilby, College/Site
Access, and Trilby/Site Access intersections were evaluated and the morning and
afternoon peak hour operation is shown in Table 1. The interseetions were evaluated
using techniques provided in the 2010 Hiqhway Capacitv Manual (2010HCM).
Caleulation forms are provided in Appendix C. A description of level of service for
signalized and unsignalized intersections from the 2010 _Hiqhwav Capacity Manual and
a table showing the Fort Collins IVlotor Vehicle LOS Standards (Intersections) are also
provided in Appendix C. Acceptable overall operation at signalized intersections during
#he peak hours is defined as level of service D or better. At signalized intersections,
acceptable operation of any leg and any movement is level of service E. At
arterial/arterial and eollector/collector stop sign controlled intersections, acceptable
operation is eonsidered to be at level of service E, overall and level of service F, for any
approach leg. At arterial//collector, arterial/local, collector/local, and local/local stop sign
controlled intersections, acceptable operation is considered to be at level of service D,
overall and level of service F, for any approach leg. The key inters.ections meet the City
of Fort Collins Motor Vehicle LOS Standard d_uring the morning and afternoon peak
hours, except for the College/Trilby intersection d.uring the afternoon peak hour. At the
College/Trilby intersection, the calculated delay for the afternoon peak hour eastbound
through/right-turn, the eastbound approach, the westbound through/right-tucn, the
westbound aPproach, and the northbound left-turn was commensurate with level of
service F. At the College/Trilby intersection, the ealeulated delay for the oyerall
intersection was commensurate with level of service E. The calculated delay
associated with level of service F operation is provided in Table 1. It is important to
note that eastbound and we�tbound right-turn lanes are warranted with the existing
traffic volumes. The right-turn lanes would signifcantly improve the operation at the
College/Trilby intersection.
Pedestrian Facilities
There are very few sidewalks in this area of Fort Collins. Most of the existing
streets were built under Larimer County standards, which do not require sidewalks.
Sidewalks exist along the Southgate Church and this site.
Bicycle Facilities
There are bicycle lanes along Trilby Road. On College Avenue bicycles use the
shoulder.
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RECEIVT PEAK HOUR TRAFFIC Figure 4
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TABLE 1
Current Peak Hour Operation
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EB T/RT E F(112.1 secs)
EB APPROACH D F(95.1 sees)
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WB APPROACH D F(115.0 secs)
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NB LT C F(93.5 secs)
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NB RT C C
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(stop sign) OVERALL A A
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Transit Facilities
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This area of Fort Collins will be served by the Flex bus service. There are
northbound and southbound bus stops at the College/Trilby intersecfion.
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Ziggi's Coffee ICiosk TIS, Jun.e 2017
Page 9
III. PROPOSED DEVELOPMENT
The Ziggi's Coffee Kiosk is a coffee kiosk with one drive-up window and one walk
up window (with outdoor seating), located on the northwest quadrant of the
College�i'rilby intersection. Figure 5 shows a site plan of the Ziggi's Coffee Kiosk. The
short range analysis (Year 2022) includes development of the Ziggi's Coffee Kiosk and
an appropriate increase in background traffic due to normal growth and other potential
developments in the area. The site plan shows that the Ziggi's Coffee Kiosk will use the
right-in/right-out access to College Avenue and the full movement access to Trilby
Road.
Trip Gen _eration
Trip genera#ion is important in considering the impact of a development such as this
upon fhe existing and proposed street system. Trip generation information contained in
Trip G.eneration, 9�h Edition, ITE was used fo estimate trips that would be generated by the
proposed/expected use at this site. A trip is defined as a one-way vehicle movement from
origin to destination. Table 2,shows the expected trip generation on a daily and peak hour
basis. The trip generation of the Ziggi's Coffee Kiosk development resulted in 900 daily
trip ends, 152 morning peak hour trip ends, and 38 afternoon peak hour trip ends. Passby
trip factors were used for the Ziggi's Coffee Kiosk using Table F:35 in fhe Trip Generation
IVlanual. 3`d.Edition, ITE. The Average Passby Trip Pe�centage of 89 percent was used.
Trip Distribution
The Assigned trip distribution for the Ziggi's Coffee Kiosk was based on
existing/future travel patterns, land uses in the area, consideration of trip
attractions/productions in the area, and engineering judgment. The passby trip
distribution for the Ziggi's Coffee Kiosk was based on existing traffic movements at the
College/Trilby intersection. Figure 6 shows the assigned and passby trip distribution for
the short range (2022) analysis future. The trip distribution was agreed to by City of
Fort Collins staff in the scoping discussions.
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Bacicground Traffic Projections
Figure 7 shows the short range (2022) background peak hour traffic at the
CollegelTrilby, College/Site Access, and Tritby/Site Aecess intersections. Background
traffic projecfions for the short range future horizon were obtained by reviewing various
traffic studies prepared for this area of Fort Collins and the CDOT 20-year growth factor.
Traffic volumes on the area streets were increased at a rate of 1.0 percent per year.
Traffie from Pedcor Apartments was added to the background traffic.
Trip Assignment
Trip assignment is how the generated and disfributed trips are expected to be
loaded on the street system. The assigned and passby trips are the resultant of the trip
distribution process. The site generated assigned trip assignment for the Ziggi's Coffee
Kiosk de�elopment is shown in Figure 8. The site generated passby trip assignment for
the Ziggi's Coffee Kiosk development is shown in Figure 9. The assigned and passby site
generated traffic was combined with the background traffic fo determine the total
forecasted traffic for the study area. Figure 10 shows the short range (2022) total (site
plus background) peak hour traffic at the key intersections.
Signal Warrants
As a matter of policy, traffic signals are not installed at any location unless warrants
are met according to the Manual on Uniform Traffic Control Devices. The College/Trilby
intecsection is currently signalized. The College/Site Access and Trilby/Site Access will
not warrant signals in fhe future, nor do they meet the signal spacing criterion.
Geometry
Figure 11 shows a schematic of the short range (2022) geometry. The eastbound
and westbound right-tum lanes are warranted with the existing traffic.
Operation Analysis
° Operation analyses were performed at the College/Trilby, College/Site Access, and
Trilby/Site Access Park intersections. The operations analyses were conducted for the
short range future, reflecting the year 2022 condition. The calculated delay associated
with level of service F is provided.
Using the traffic volumes shown in Figure 7, the College/Trilby, College/Site
Access, and Trilby/Site Access intersections operate in the short range (2022) background
future as indicated in Table 3. The short range (2022) operation analyses were conducted
with the existing control and geometry at all intersections. Analyses were also conducted
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PEAK HOUR TRAF�IC Figure 7
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SITE GEIVERATED PEAK HOUR TRAFFIC Figure 8
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SITE GEiVERATED PEAK HOUR TRAFFIC Figure 9
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TABLE 3
Short Range (2022) Background Peak Hour Operation
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�nt�rsect�on ; e�rice ; . ' _
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Bllovemerot Level of S
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EB LT E p
EB T/RT E F(144.9 secs)
EB APPROACH E F(120.4 secs)
WB LT C p
WB T/RT E F(159.4 secs)
WB APPROACH D F(132.7 secs)
CollegelTrilby NB LT C F(131_.4 secs)
(signal with existing signal timing NB T E C
and existing geometry) NB RT C C
NB APPROACH E p
SB LT C p
_ SB T C E
SB RT C C
SB APPROACH C E
OVERALL D E
EB LT D E
EB T p E
EB RT C p
EB APPROACH p E
WB LT C p
WB T p E
WB RT C C
Collegelfrilby WB APPROACH D E
(signal with adjusted signal timing NB LT g E
and EB & WB right-tum lanes) Ng T C C
NB RT B g
NB APPROACH C D
SB LT C C
SB T C E
SB RT g C
SB APPROACH C E
OVERALL C D
College/Site Access EB RT A C
(stop sign) OVERALL A A
EB LT A g
Tnlby/Site Access SB LT/RT D G
(stop sign)
OVERALL A A
�s �--DEUGH
-- - Ziggi's Coffee Kiosk TIS, June 2017
�►� �-='ASSOCIATES Page �9
with eastbound and westbound right-tum lanes at the Gollege�Trilby intecsection. As
mentioned earlier, these right-tum lanes are warranted with the existing traffic volumes.
Calculation forms for these analyses are provided in Appendix D. The College/Site
Access and TrilbylSite Access intersections will meet the City of Fort Collins Motor Vehicle
LOS Standard during the moming and afternoon peak hours. The College/Trilby
intersection will not meet the City of Fort Collins Motor Vehicle LOS Standard with existing
geometry and signal timing in the aftemoon peak hour. With eastbound and wesfbound
right-turn lanes on Trilby Road, the CollegelTrilby intersection will meet the City of Fort
Collins Motor Vehicle LOS Standard during the moming and afternoon peak hours.
Using the traffic volumes shown in Figure 10, the College/Trilby, College/Site
Access, and Trilby/Site Access interseetions operate in the short range (2022) total future
as indicated in Table 4. Calculation forms for these analyses are provided in Appendix E.
As with the background traffic, the College/Trilby intersection will not meet the City of Fort
Collins Motor Vehicle LOS Standard with existing geometry and signal timing in the
aftemoon peak hour. With eastbou. nd and westbound right-tum lanes on Trilby Road, the
College/Trilby intersecfion will meet the City of Fort Collins Motor Vehicle LOS Standard
during the moming and aftemoon peak hours. The Ziggi's Coffee Kiosk contributes zero
(0) traffic to the eastbound and westbound right-tum Iane volumes.
Accident/Safety Analysis of the College/Trilby Intersection
Accident data was obtained from the City of Fort Collins for the CollegelTrilby
intersection for a four year, 10 month period (7/14/12 to 5/13/17). At the CollegelTrilby
intersection, there were 203 reported accidents: 122 rear-end accidents, 35 approach
turn accidents, 15 side-to-side same ' direc#ion accidents, 10 accidents involving a
vehicle striking a fxed object, nine right-angle accidents, four side-to-side opposite
direction accidents, three other accidents, finro overtaking turn accidents, two accidents
involving a bicycle, and one accident involving a pedestrian. At signalizecf intersections
(College/Trilby), rear-end accidents are the most common and most often are property
damage only. They are often cause by driver inattention. Two rear-end accidents
involved alcohol. The number and type of accidents at the College/Trilby intersection
are typical. Based on the accident data, eastbound and westbound right-turn lanes
could improve rear-end accidents by removing them from the through traffic stream.
Removing of the drainage crosspan could also improve rear-end accidents by not
having Trilby Road through traffic slow down as they approach the intersection,
Pedestrian Level of Service
Appendix F shows a map of the area that is within 1320 feet of the Ziggi's Coffee
Kiosk site. The Ziggi's Coffee Kiosk site is located within an area termed as "other,"
which sets the level of service threshold at LOS C for all measured categories. There
are three pedestrian destinations within 1320 feet of the proposed Ziggi's Coffee Kiosk
development. These are: 1) the residential to the west of the site; 2) the commereial
.J/'L
ASSOCIATES Z�99�'s Coffee Kiosk TIS, June2017
�'�. � Page 20
� " � ' TABLE 4
� Short Range (2022) Total Peak Hou� Operation
� , . ;;Intersec�ion ' - - -
��'` � RAovement
;; L _
: ;
evel of Serv�ce
, .. AM .
�. .
i '.. . . .. .. _ . . "�.' p�'.�:. ,�'�
EB LT F(92.1 secs) : D
� ��� � � EB T/RT - -
���' E F (137.9 secs)
EB APPROACH E F(114.7 secs)
� �:, , WB LT C - p
� WB T/RT
�°'' � E F 160.1 secs)
WB APPROACH D F(133.3 secs)
''���� CollegelTrilbY NB LT � C
F (139.3 secs)
":';�, (signal with existing signal timing NB T E C
and existing geometry) NB RT
C_ C
a� � � NB APPROACH E D
r,,,;�,
3w,.
SB LT C D
f� SB T C E_
''�5a,; SB RT
�' C C
SB APPROACH G E
,.
- OVERALL D E
"' EB LT -
�
E E
EB T p E - .
• ��' EB RT -
�,�; C� D
EB APPROACH D E
`��r: WB LT C �
,�,�s, WB T . p E -
ar4��
WB RT D C
� College/Trilby WB APPROACH D E
(signal with adjusted signal timing NB LT g E
and EB & WB right-tum lanes) NB T C _
C
NB RT g - B
NB APPROACH C D
� SB LT C C
� SB T C E.
�SB RT g C
� SB APPROACH C E
OVERALL C D
College/Site Aecess EB RT g C-
� �. (stop sign) OV
` ERALL q A
j Trilby/Site Access EB LT q B
(stop sign) SB LT/RT E D
j� _ . OVERALL q A
_�� `--DELICH z�gy��s Coffee Kiosk TIS, June 2017
� � �==ASSOCIATES
Page 21
uses to the east and southeast of the site; and 3) the residential to the east and
�,: _
#�� } southeast of the site. The Pedestrian LOS Worksheet is provided in Appendix F.
�` Currently, there is a lack of sidewalks and connectivity in the area. The level of service
; for connectivity category cannot be achieved in the short ran e 2
,, ,, g ( 022) future. To
increase connec tivity would likely require right-of-way to install sidewalks. This would
�� re quire a large in tersec tion improvement project or the adjacent properties to redevelop.
� ' As this area redevelops and becomes more urban in the future, it is ex eeted h
, p t at there
will be sidewalks along the existing streets. The sidewalks at the Ziggi's Coffee Kiosk
��, go to the edge of the site. As such, it can connect to future sidewalks along the
�5 extemal public street system; however these connections are not li
kely to be
, constructed by/before the short range (2022) future. It is not likely that there would be
significant pedestrian interaction between Ziggi's Coffee Kiosk and the destination
� areas. Appendix F contains a Pedestrian LO
S Worksheet.
Bicycle Level of Service
Based upon Fort Collins bicycle LOS criteria, there is one destination area within
1320 feet of the Ziggi"s Coffee Kiosk: the commercial area to the east and southeast of
the site. The Bieycle LOS Worksheet is provided in Appendix F, The minimum level of
service for this site is C. There are bike lanes on Trilby Road and College Avenue.
Therefore, it is concluded that acceptable bicycle level of service can be aehieved.
Yransit Level of Service
This area of Fort Collins is served by the FLEX bus service.
' � �/ _�DELICH _ _
�- -- Ziggi's Goffee Kiosk TIS, June 2017
�� rASSOCIATES Page 22
�� �
IV. CONCLUSIONS
This study assessed the impacts of the Ziggi's Coffee Kiosk development on the
street system in the vicinity of the proposed development in the short range (2U22) future.
The Ziggi's Coffee Kiosk site is a proposed as a coffee kiosk with one drive-up window
and one walk up window, located on the northwest quadrant of the College/Trilby
intersection, just north of Southga.te Church in Fort Collins, Colorado. As a result of this
analysis, the following is concluded:
e The development of the Ziggi's Coffee Kiosk site is feasible from a traffic
engineering standpoint. At full development, the Ziggi's Coffee Kiosk will generate
approximately 900 daily trip ends, 152 moming peak hour trip ends, and 38
aftemoon peak hour trip ends.
• Currently; the College/Trilby, College/Site Access, and Trilby/Site Access
infersections meet the Gity of Fort Collins Motor Vehicle LOS Standard during the
morning and afternoon peak hours; exce t for the Colle elTrilb
during the afternoon peak hour. At the Col ege/Trilby intersection, hencalculated
delay for the afternoon peak hour eastbound through/right-turn, the eastbound
approach, the westbound through/right-turn, the westbound approach, and the
northbound left-turn was commensurate with level of service F. At the
College/Trilby intersection, the calculated delay for fhe overall intersection was
commensurate with level of service E. It is important to note that eastbound and
westbound right-turn lanes are warranted with the existing traffic volumes.
• The College/Trilby intersection is currently signalized. The College/Site Access and
TrilbyfSite Access will not warrant signals in the future, nor do they meet the signal
spacing criterion.
• Figure 11 shows a schematic of the short range (2022) geometry., The eastbound
and westbound right-tum lanes are warranted with the existing traffic.
In the short range (2022) future, given development of the Ziggi's Coffee Kiosk and
an increase in baekground traffic, the College/Trilby intersection will operate
unacceptably with existing geometry and signal timing, in the afternoon peak
hour. With eastbound and westbound right-tum lanes on Trilby Road, the
CollegelTrilby intersection will meet the City of Fort Collins Motor Vehicle LOS
Standard during the morning and aftemoon peak hours. The Ziggi's Coffee Kiosk
contributes zero (0) Yraffic to the eastbound and westbound right-turn lane volumes.
• Acceptable level of service is achieved for bicycle and transit modes based upon
the measures in the multi-model transportation guidelines. In the short range
(2022) future, some pedestrian level of service categories cannot be achieved due
to a lack of sidewalks and street connections. As this area redevelops and
becomes more urban in the future, it is expected that there will be sidewalks along
the existing and future streets.
_—��:LDELICH zi99rs Coffee Kiosk TIS, June 2017
- --ASSOCIATES
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