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HomeMy WebLinkAboutPINECONE PUD THE TOWER SHOPPES PRELIMINARY - 60 91L - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 6 MEETING DATE 7-95-94 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Tower Shoppes at Pine Cone Preliminary P.U.D. #60-91L APPLICANT: The W.W. Reynolds Companies c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Timberline Partnership 4875 Pearl East Circle Boulder, CO 80301 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. for a 105,000 square foot neighborhood shopping center, with three pad sites, located at the northeast corner of Timberline Road and Horsetooth Road. The site is 11.74 acres and is zoned b-p, Planned Business. RECOMMENDATION: Approval with One Condition EXECUTIVE SUMMARY: The proposed land uses, neighborhood service center with grocery store anchor, in -line retail, and drive-thru restaurants, comply with Pine Cone Overall Development Plan. The P.U.D. satisfies the All Development Chart of the L.D.G.S. The proposed land uses are supported by the performance on the Neighborhood Service Center and Auto Related and Roadside Commercial Point Charts of the L.D.G.S. The P.U.D. is compatible with the surrounding area. With traffic mitigation measures and bicycle -pedestrian connections, the P.U.D. is feasible from a traffic engineering standpoint and satisfies transportation policies. The one condition of approval pertains to obtaining revised Preliminary Utility Plans, if necessary, which comply with offsite storm drainage requirements. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT r 61 1:811119 ely"7MCI =[elJ .11 —w°�w `s ". �e•o`.i'..'.".w"`� � `�en�ox.i... u.'m.`.w.o�ronm*+ rrewom.�w. PRELIMINARY WEST ELEVATION u 0USE BREAKDOWN LEGAL DESCRIPTION �.eh._ 10�'+� •fib Tower Sho pppes PUD PRELMIARY -� _ 7 ELEVATIONS t COVER SHEET . 1 � 2 r MIGlIm[JIlL _- _.. jam' -p• SITE 14 Jam_--_ '•� -=fit' ,cr_ „\; . 1., i -•- � Al � �. `F�\ �y�.�.,.�pl�., . � � i I IEWLOEfG/.o i LEGEND _ �.o w m� A V u_.w ✓.0 I • Q PINECONE PUD OVMF OEVELOPMW P1 _ o •;� 1-0 .R.. M❑�d�E- VE A if our 54 '•�11.tu." S > n i T.MIfIY.HI .fCYl n.: !a+� i Sy ....... .. . .r..3'iM'?sf3f'„S: ■MMO ■■ AV71E 15?/YER ....' _HORSETOOTHMEN _ I ? j F lat- y o W P M1 W � •0 1 V 1 ITEM: PINECONE PUD Overall Development Plan & F.C.H.S. NUMBER: 60-9 1A, s N so TOWER SHOPPES PRELIMINARY PUD LAND USE BREAKDOWN JUNE 6, 1994 Area Gross 511,339 sq.ft. 11.74 acres Net 458,198 sq.ft. 10.52 acres Coverage Buildings 105,000 sq.ft. 20.53% Street R.O.W. 53,141 sq.ft. 10.39% Parking & Drives 211,182 sq.ft. 41.30% Landscaping 142,186 sq.ft. 27.81% Floor Area 104,830 sq.ft. Parking Provided Standard Handicapped Subtotal Motorcycle Bicyles Total Vehicles 482 spaces 16 spaces 498 spaces 6 spaces 36 spaces (6 per rack) 540 spaces Maximum Building Height 36 ft. Ld�Y7 O@P urban design, inc. THE TOWER SHOPPES Statement of Planning Objectives June 6, 1994 The Tower Shoppes is a key element in achieving the goal of "Creating a successful mixed use development" established with the approval of the Pinecone ODP in 1992. This proposed preliminary PUD is planned to include a major grocery (or alternative anchor) store, multi -tenant retail space, and three "pad" sites on approximately 11 acres at the northeast corner of Timberline Road and Horsetooth Road. The center is designed to complement the adjacent Fort Collins High School, with close coordination between the School District and the developer regarding allowed uses, building materials, pedestrian circulation, future transit service, storm drainage, utilities, and governance. Employment at this site is estimated at up to 200 t upon completion of construction. As established with the Pinecone ODP, Neighborhood Commercial and/or Business Service uses are appropriate at this location, and are consistent with the applicable Land Use Policies of the City of Fort Collins, including those policies promoting maximum utilization of land within the city; encouraging the use of alternative transportation modes; discouraging commercial development from gaining primary access from College Avenue; giving preferential consideration to urban development proposals with are contiguous to existing development within the city limits; and locational criteria for commercial/business types of uses. The scale of the proposed buildings forms a transition between the larger high school structure to the north, and the residential uses to the south and east. Extensive perimeter landscaping along, Tim berline.and.Horsetooth is planned in character with the landscape plans for Fort Collins High School. Development of the site may begin in late 1995, with completion of full site development anticipated between 1998 and 2001. The Towe"ppes .reliminary,PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the crderlon be satisfied? If no, please explain 5 a $v g < Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation I x 1.2 Comprehensive Plan x x 1.3. Wildlife Habitat x 1.4 Mineral Deposit x 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Enercv Conservation x x:- 1.8 Air Qualitv x 1.9 Water Qualitv x x 1.10 Sewage and Wastes x x A 2: NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular. Pedestrian. Bike Transportation x x 2.2 Buildino Placement and Orientation x x 2.3 Natural Features x 2.4 Vehicular Circulation and Parking x x 2.5 Emergency Access x x 2.6 Pedestrian Circulation x x 2.7 Architecture x x 2.8 Building Height and Views x 2.9 Shading x x 2.10 Solar Access x 2.11 Historic Resources x 2.12 Setbacks x x 2.13 Landscape x x 2.14 Sions x x 2.15 Site Lighting x x 2.16 Noise and Vibration X1 I x 2.17 Glare or Heat x 2.18 Hazardous Materials x A 3. ENGINEERING CRITERIA 3.1 Utility Capacity x x 3.2 Design Standards x x 3.3 Water Hazards x 3.4 Geologic Hazards x 54 ACTIVITY: Neighborhood Service Center B DEFINITION: A shopping and service center, approximately fifteen (15) acres in size, designed to meet consumer demands from an adjacent neighborhood. The primary functional offering is usually a supermarket grocery store with an approximately equivalent amount of associated mixed retail and service -oriented gross square footage. Other functional offerings may include employment uses, such as offices, and/or commercial development, traditionally located along major arterial streets. CRITERIA: Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yee No N/A 1. Does the project gain its primary vehicular access from a street other than q� ❑ South College Avenue? 2. Are all repair, painting and body work activities, including the storage of ❑ ❑ l� refuse and vehicle parts, planned to take place within an enclosed structure? 3. 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 project contiguous to an existing transit route? b. Is the project located at the intersection of a collector and arterial street? c. Is the project located within "north" Fort Collins? d. Is the project located more than three-quarters (3/4) of a mile from an existing or approved community/regional shopping center? e. Is the project located more than one and one-half (1-1/2) miles from an existing or approved neighborhood service center? f. Is the project located outside the "South College Avenue Corridor"? g. Does the project gain its primary vehicular access from a non -arterial street? h. 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? i. Does the project include a supermarket/grocery store? Land Development Guidance System for Planned Unit Developments The City of Fort Collins; Colorado, Revised March 1994 -62- C`- Neighborhood Service Center (continued) j. 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. k. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing urban development? 1. 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. 7T/11./X-Ap , rNn Poz:C IOAP rLiM..) e t v O ii n NEIGHBORHOOD SERVICE CENTER POINT CHART B For All Criteria Applicable Criteria Only Criterion the CrtfeAon Applicable Yes No u nl w Circle the correct score Mutlpler Ponts Earned Ixll Maximum Applicable Points a. Transit Route X X- 2 0 2 O 4 b. At Collector/Arterial x 1 2 3 Q 6 c. "North" Fort Collins X 2 0 2 4 4 d. From Regional Center JXJ& 0 1 .7, 2 e. From Neighborhood Center X 2 2 0 4 f. -South College Corridor X 0 4 8 8 g. Non -Arterial Access X X 2 0 3 Q 6 h. Joint Parking x 1 2 0 3fUh i. Grocery Store X X 0 3 (v 6 J. Energy Conservation 1 21314(6 2 Q 8 k. Contiguity X X 0 5 -1-0— I. Historic Preservation �( 1 2 0 2 _ Totals 3a v EarnedPercentage Eaed of Maximum Applicable Points V/Vi = VII JAJ Tower Shops at Pine July 25, 1994 P & Z Page 2 COMMENTS: 1. Background• Cone PUD - Preliminary, 060-91L Meeting The surrounding zoning and land uses are as follows: N: R-P; New Fort Collins High School S: R-M-P; Vacant (Fox Meadows Business Park O.D.P S: R-L-P; Single Family (Fox Meadows) E: R-P; New Fort Collins High School W: I-P; Office (Platte River Power Authority) The subject parcel was included in Timberline Second Annexation approved in 1979. This parcel (11.7 acres) is now part of Pine Cone Overall Development Plan (170 acres), approved on April 27, 1992. - In 1979, the Greenfield Village Master Plan was approved which identified the 15 acres at the northeast corner of Timberline and Horsetooth Roads as a "neighborhood shopping center." A First Phase Final P.U.D. for a neighborhood shopping center was also approved in 1979 which has subsequently expired. In 1981, Greenfield Village Master Plan was amended to enlarge the commercial area to include an office park. A Preliminary P.U..D. on a portion of this enlarged commercial area was approved and subsequently expired. A neighborhood information meeting was held on April 29, 1991 to discuss an Amended Greenfield Village Overall Development Plan. This version was never submitted for formal review. The Pine Cone O.D.P., adopted in 1992, is the current O.D.P. As a reminder, the 68 acre Fort Collins High School campus is adjacent to and surrounded by Pine Cone but not technically a part of the O.D.P. The 19791 1981, 1991 and 1992 versions of the O.D.P. all indicated a neighborhood shopping center at this location. 2. Plans and Policies: A. Pine Cone Overall Development Plan As mentioned, the 11.7 acre site is part of the Pine Cone O.D.P. The parcel is designated as "Neighborhood Service Center". The request for 105,000 square feet of retail, to be anchored by a grocery store with in -line retail and three pad sites, complies with the land use designation on the approved Overall Development Plan. I (7 14 3 4 jai ACTIVITY Auto- Related and Roadside Commercia DEFINITION: 9 Those retail and wholesale commercial activities which are generally con- sidered and typically found along highways and arterial streets. Uses include: free standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theatres; any uses intended to provide adult amusement or entertainment; 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 develop- ment plan. Yes No NA 1. Does the project gain its primary ❑ vehicular access from a street other �J than South College Avenue? 2. Are all repair, painting and body work ❑ o d _ activities, including storage of refuse - and vehicular parts, planned to take place within an enclosed structure? ----- 3. If the project contains any uses intended El ❑ to provide adult amusement or entertainment, does it meet the following requirements: a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b. Is the use established, operated or maintained no less than 1,000 feet from another similar use? -19- 7[1L1Ht RAA r JTES AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the alfkabl oppYcaae Yes No I II III IV 0cle the correct Score Multtodw Points Earned Ixll Maximum APdicaoie Points a. Not at Two Arterials X X 1 2 0 2 d 4 b. Part of Planned Center X ja 0 3 6 6 c. On Non -Arterial X X 2 0 4 Q 8 d. Two Acres or More X X 0 0 3 6 6 e. Mixed -Use X X 2 CO 3 0 6 f. Joint Parking X 11,00 3 6 6 g. Energy Conservation 1 1 1 2 3 0 1 2 8 h. Contiguity X 1XIO 0 5 I p 10 i. Historic Preservation 1 2 0 2 1• 1 2 0 k. 1 2 0 1. 2 0 Totals d2 8 Sy v vi Percentage Earned of Maximum Applicable Points V/VI = VII a mi THE TOWER SHOPPES REVISED GENERAL NOTES JULY 18, 1994 All portions of the exterior walls of the first story of all buildings will be located within 150' of an access roadway in which emergency fire equipment can be maneuvered, or the buildings will be provided with an approved automatic fire extinguishing system. Building size or other criteria of the Poudre Fire Authority may also indicate the need for an approved fire extinguishing system or other fire protection measures. 2. See subdivision plat and utility plans for all easements and lot and tract areas. 3. See utility plans for exact geometrics of parking areas, storm drainage areas, utility mains and services. 4. Handicapped access ramps to be provided at all street and drive intersections and at designated handicapped parking spaces. 5. Proposed restaurant will use existing trash enclosure(s) at The Square. 6. Location and number of building entries may vary with completion of construction. 7. Accent lighting of signage, sculptural, and/or landscape elements is allowed, subject to Uniform Building Code requirements. 8. Any visible rooftop mechanical units are to be screened with metal decking structures of a color complementary to the building finish. 9. "Pad" uses may include retail, standard or fast food restaurants, financial institutions, personal services, offices, other business service use, day care, or limited auto -related uses. Specific uses and architectural details to be determined with final PUD plans for the affected pad. 10. Pad site development is expected to demonstrate architectural compatibility to the anchor tenant and in -line retail spaces. The appropriateness of pad site architecture will not be evaluated in isolation, but how it relates to the other dominant forms of the immediate surrounding area. Architectural compatibility will be evaluated by considering scale, form, materials, and colors. No pad site development shall detract form the attractiveness of Tower Shoppes P.U.D. i NEIGHBORHOOD MEETING MINUTES PROJECT: Tower Shoppes at Pinecone DATE: May 31, 1994 APPLICANT: W.W. Reynolds Co. CONSULTANT: Eldon Ward: Cityscape Urban Design PLANNER: Ted Shepard The meeting began with an introduction to the City of Fort Collins Planning Department and their planning process. W.W. Reynolds Co. has proposed to build the Tower Shoppes. The location of Tower Shoppes is the Northeast corner of Horsetooth and Timberline, next to the new Fort Collins High School. The size of the development is 11 acres. They are expecting one large anchor tenant and small mixed rental tenants such as retail, restaurants, a bank, or possibly a daycare. No anchor tenant has been announced. 1. A. 2. A. 3. QUESTIONS, CONCERNS, COMMENTS Anchor building. a. How many square feet will the anchor building be? b. Who is the anchor going to be? The square footage of the anchor is to be approximately 72,000 sq ft. No tenant for the anchor building has been approved. Will the Anchor building sit empty if there is not a tenant? No, the company will not build it without securing tenants. What about bicycle/pedestrian access to the center? A. Sidewalks will be installed along the East side of Timberline and the North side of Horsetooth along the entire frontage of both the new Fort Collins High School and the Tower Shoppes Center. Bikepaths are planned to connect both the high school campus and the Tower Shoppes back to Red Mountain Drive. Both arterials include on -street bike lanes. F1 -9, 4. What about increased traffic on Timberline? Trucks use Timberline to bypass the weigh station on I-25. A. Timberline is to be widened to four and eventually six lanes to handle increased traffic in this area. Spot weigh stations are put occasionally up. Timberline will not become a truck route. 5. What is the plan for crosswalk lights on Timberline? A. Potential crosswalks at the Caribou/Horsetooth and Timberline/Horsetooth intersections. 6. Where is the commercial access/entrance? A. Service area will be off of Arctic Fox. 7. We are concerned about high school construction, and student traffic. 8. Is there a detailed plan for traffic signals, turn lanes? A. Yes. Extensive traffic studies have been done for this area. Pedestrian circulation plan has been done. Medians and turn lanes will be put in. Horsetooth and Timberline roads will be improved to the City's arterial standard. 9. Would like to see a documented traffic plan for Arctic Fox and Bighorn with access to Timberline. 10. Will streets be done before construction is done? A. The City , in conjunction with PR-1 and W.W. Reynolds, will put the streets in, most likely before the construction is done. 11. Will there be sidewalks, on South side of Horsetooth, built with the high school project? A. No. The improvement project for the new high school does not include building a sidewalk on the South side of Horsetooth. Such a walk would be the responsibility of the adjacent developer, at the time the property comes in for development. 12. Who is responsible for street improvements in this area due to the school and shopping center? A. Poudre R-1, W.W. Reynolds, and the City of Fort Collins will be responsible for 2 i funding etc. 13. Will there be a left turn lane into shopping center of off.Timberline? A. Yes. There will be a continuous left turn center lane in some areas and there will be a raised median in others. There will be no left turn exits form the center onto Timberline. 14. Bikelanes a. Will there be bike lanes? b. How big will they be? A. Bike lanes will be put in at seven feet wide. 15. We are concerned with traffic on Arctic Fox. 16. How do residents get a traffic signal at Arctic Fox and Timberline? A. Signals are installed when conditions warrant. It is likely that a signal will be. installed at Caribou prior to Arctic Fox since Caribou is a collector. 17. Will Poudre R-1 dictate what type of business will go into the shopping center? A. Poudre R-1 can't restrict land usage. The following restrictions can, however, apply: no liquor stores, video arcades, tatoo parlors, drug paraphanalia stores or adult entertainment/pornography stores. 18. Who is responsible for security at the shopping center? -A. Poudre R-1 School District will be allowed to enforce school rules on the premises. The property owner and City of Fort Collins Police Department will also be responsible for security. If there is a questions as to what is proper for this center, a committee will make the final decision. 19. Residents are opposed to fast food restaurants for aesthetic reasons. Since the school will have a food court, they wouldn't need fast food restaurants in the Tower Shoppes. A. Poudre R-1 can't restrict fast food restaurants, regardless of the food court. There is an open campus policy, students are free to go where they choose. If fast food is within walking distance there will be less of an increase in traffic by students heading two miles West to College Avenue. K 20. Who decides which tenants will be located at the shopping center? A. W.W. Reynolds Company will decide. 21. What will be done about the increase in traffic due to fast food restaurants? A. Raised medians will be put in with controlled turn lanes. This will help control traffic. 22. Floodlights? a. Will they be the very bright kind? b. Height of lights? A. There will be limited height on the lights. High pressure sodium lights would be used. 23. Larger trees would be nice to keep the lighting down. 24. What about utilities such as sewer and storm drainage? A. Storm drainage and sewer will go in before school landscaping. Would like to get all utilities in before streets and landscaping so things won't have to be torn up after construction. 25. A mini -mall with connecting hallways would be nice here. 26. Does developer have control over layout? A. Yes. A mini -mall would be better in a much larger square footage setting, but not in this center. 27. Who collects rent from the shopping center tenants? — A. W.W. Reynolds, Co. 28. How do residents get the following built: Library, Pool or Park? A. There is already a proposed park located adjacent to the high school athletic fields. The City will be building a South branch of the Public Library. 29. Will a fire station be put in? A. Yes a new fire station will be built at the Southwest corner of Timberline and 4 ♦ � l Vermont. 30. What will keep construction traffic off Arctic Fox? A. Weight limitations on street. 31. When will the deliveries for a grocery store be made? A. The trucks usually just drop off a trailer and haul back an empty trailer. Usually four to five trucks per day. 32. We would prefer limitations on restaurant hours. Twenty-four hour restaurants are not acceptable. 33. We are concerned about the increase graffiti throughout the city. 34. Does City have a list of developers in area? A. Most of neighboring property to the South belongs to Bill Tiley. 35. Can handicap parking be near the door of anchor store? A. It will be considered. Not currently like that on plans. 36. Will there be sales in the parking lot? A. This would not be something that W.W. Reynolds would want to see. c M o MEMORANDUM co o c - To: Libby Glass, W. W. Reynolds Companies O a Eldon Ward, Cityscape 0 1 Fort Collins Planning Department . C) Fort Collins Transportation Division From: Matt DelichG J W O J Date: June 6, 1994 Subject: Tower Shoppes PUD traffic study (File: 9458MEM1) z a This memorandum documents the trip generation analys.is conducted for the Tower Shoppes PUD, located in the northeast a quadrant of the Horsetooth/Timberline intersection in Fort m Collins. This site was Parcel A of the Pinecone PUD, which �2 was considered and approved by the City. of Fort Collins in Cn 1992. This memorandum serves as an addendum to the "Pinecone PUD Site Access Study," April 1992. The Tower Shoppes PUD is a multi -use retail center that will likely be anchored by a grocery store. The remainder of the site will likely have uses that are typical of multi -use retail centers (fast food restaurants, bank, miscellaneous retail, etc.). Table l shows the expected trip generation from the individual uses expected at the Tower Shoppes PUD. Trkp Generation, 5th Edition, ITE was used to estimate the daily and peak hour trip generation. Based upon research, documented in.Chapter VIII, Multi -Use Developments/Quantifying Capture Rates, Trip Gen_e_r_ation, 5th Edition, the total trip z generation of the individual uses can be factored to reflect multi -purpose trips and captured trips. This is reflected in — w - the line labelled "Adjusted Total." z LLi Z W Table 2 shows the trip generation estimates for this CL: parcel from the cited site access study. The land use assumed for this parcel was a 100,.000 square foot shopping center with • no specific uses indicated. Comparing Tables 1 and 2 o indicates that the trip generation for the specific uses is a higher than the generalized land use, from the site access cc study. o a Z Since some of the differences are significant, the cc traffic assignment (Figure 6 in the site access study) was adjusted at key intersections to reflect the trip generation 3 LL differences. This reassignment is shown in Appendix A. = a Analyses were performed on these key intersections using the E-- new traffic assignments. Table 3 shows the peak hour operation. All key intersections will operate similarly to that indicated in the site access study. Calculation forms are provided in Appendix B. It is recommended that northbound right -turn and southbound left -turn auxiliary lanes be built on Timberline Road accessing the Tower Shoppes parcel. Due to physical constraints, the northbound right -turn lane should be 120 feet plus 90 feet of taper. The southbound left -turn lane on Timberline Road should be 300 feet long with 90 feet of taper. It is concluded that the Tower Shoppes PUD is in general conformance with the overall intent of the "Pinecone PUD Site Access Study." With the higher trip generation, all key intersections will operate similarly to that indicated in the site access study. Tower Shops at Pine Cone PUD - Preliminary, #60-91L July 25, 1994 P & Z Meeting Page 3 B. Neighborhood service Center The request for a Tower Shoppes Preliminary P.U.D. was evaluated by the absolute and variable criteria of the Neighborhood Service Center Point Chart. The project satisfies both absolute criteria in that there will be no vehicular access to South College Avenue, and there will be no repair, painting and body work activities, including the storage of refuse and vehicle parts, occurring within the P.U.D. Under the variable criteria, the project scores 50% which equals the minimum required score of 50%. Points were awarded for the following: Criterion d: Being located more than three-quarters of a mile from an existing or approved community/regional shopping center. Criterion f: Being located outside the South College Avenue corridor. Criterion h: Having direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten spaces (F.C.H.S. parking lot and pedestrian plaza). Criterion is Including a supermarket/grocery store. Criterion k: Being located with one -sixth of its property boundary contiguous to existing urban development. (It is interesting to note that points were awarded based on strict -- — interpretations of the criteria resulting in a relatively low score. For example, criterion.a asks: "Is the project contiguous to an existing transit route?" At the present time, there is no transit route on Timberline Road or East Horsetooth Road. A transit stop, however, is being planned in conjunction with the new F.C.H.S. It is located on the common property line and is served by the high school's bus loop which is segregated from student, faculty, and staff parking. It is anticipated that Transfort will serve new F.C.H.S. and Tower Shops from this internal transit stop rather than from the perimeter streets. Another example of strict interpretation is relative to criterion which asks: "Is the project located more than one and one-half miles from an existing or approved neighborhood service center?" 1 Land Use TOWER SHOPPES Grocery - 73.1 KSF Misc. Retail - 20.9KSF Fast Food - 2.5 KSF Fast Food - 2.5 KSF Bank - 5.5 KSF Total Adjusted Total Table 1 Trip Generation Daily A.M. Peak P.M. Peak Trips Trips Trips Trips Trips ,in out in out 9170 103 44 385 232 850 64 70 59 44 1580 71 68 47 44 1580 '71 68 47 44 1120 26 18 79 89 14300 335 268 617 453 13160 241 193 469 344 Table 2 Trip Generation From Pinecone Site Access Study Daily A.M. Peak IP.M. Peak Land Use Trips Trips Trips Trips . Trips in out in - out - Parcel A - 100,000 KSF 7430 122 53 305 318 Table 3 Long Range Peak Hour Operation Intersection Intersection #4 WB RT SB LT Intersection #5 (signal) Horsetooth/Timberline Intersection #6 SB RT Intersection #7 NB LT/T NB RT . SB LT/T SB RT EB LT WB LT Level of Service AM PM A A B C C C A A F (D/E) E (D) A A E (D) E (D) A A B A A A (") Level of service considering vehicle delay, based upon recent. research. PlIvE co( 0. 0. 6'. 7,e,4 PF/C STvo y 6poe ic, / q9 a.. EXECUTIVE SUMMARY Pinecone PUD is a proposed commercial/residential development which also includes the new Fort Collins High School. It is located east of Timberline Road and north of Horsetooth Road in Fort Collins, Colorado. This site access study involved the steps of trip generation, trip distribution, trip assignment, capacity analysis, traffic signal warrant analysis, and accident analysis. This study assessed the impacts of Pinecone PUD on the long range (2010) street system in the vicinity of the proposed devel- opment. As a result of this analysis, the following is concluded: The development of Pinecone PUD is feasible from a traffic engineering- standpoint. At full development as proposed, approximately 25,640 trip ends will be generated at this site. Not all of these will be new trips. Some will be pass -by trips on the area streets as part of the background traffic. The high school trip generation was based upon data collected at Rocky Mountain High School in Fort Collins. The trip generation rates developed from this data were significantly higher than those shown in Trip Generation', 4th Edition. This local data source was deemed to be more appropriate. - Based upon current traffic volumes and existing geometrics, the Timberline/Horsetooth signalized intersection operates acceptably. - As Pinecone PUD develops and traffic increases, a signal - will be warranted at the Timberline/Vermont intersection. Vermont is a major street serving the business park development west .of Timberline, and will be designated as a collector street serving Pinecone PUD. - - With full development of all the proposed uses in Pinecone PUD, the Timberline/Horsetooth and Timberline/Vermont signalized intersections_ will operate acceptably. Selected movements at some stop sign controlled intersections will not operate acceptably. -This operation will be due to the background traffic on--Timber_l.ine. ___ Road and Horsetooth Road. There is little that can be done to improve this operation. There are alternative means of egress where this does occur. Selective accesses should be restricted to limited turns as shown in Figure 7. This recommendation is made assuming the build out future traffic volumes. The limited turn accesses can initially be implemented as full turn intersections and changed as traffic operation and safety dictates. - Streets and intersections internal to Pinecone PUD will operate acceptably. - With'proper traffic control and the recommended geometries, the accident rate should be minimal for typical urban conditions. t . °o �i r' r i_ - h ^ a-TI'�p-��R� .7 ° ] ! 1 I �i IfJ� iuRar �1 �I �l�l�i�h.\ 1<Jl,l 1( Jl if ('t -- 1 / Rehn �j NOrlh Yards r I -' �•G OLORADO. • • [jlacl< Hnll tV �--- - �11 Junction I _ Ir N 1� I �[. �. �I FflJl._ryk: �� H A< _s— ... ,�:' I pN lt;', it �, =zl . .I� .R.�I�I•.>.II II . .II JI , I ' _� i : 1, Downtown Sinn:url I, l . �lIl ]J_IL,;61IIILTJiI�LI Ch� 71HlL,C��1I1�t�.+1l Z`_� _\. I . 'F ' r Airpark Gavel Pit t) � %1� COLOI RA0- C .--ttJHl,:"r`- �t:iIaft]a(~�IL, Il 11 l 5 till C1L. 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( I�� , �'_ vc 1 II ..1 -�I:n -� li�7la J.11 /f,�� _ I •1l.1((ij \ ° I BM 4874 n g50/1 _ , _yLl1�IL. 30 1 DO t °t1C�` r•, � � HORSEY O H ��=r�-------_ :� • noel �— f - in --- �36 Nk ` M PIN GON\ E P.U. 35 c9915./ // ��31?�' - W 32 f-133 -I l,: r,:: ; Dtc Clellands _ — • II Ir � I•:,V' �'_' � 1.L+ I.'•.. 1 1 _ � _ 0 -�1,^111� =p _ 1'II_ k: •r. Ifal'Illnll y •ate- =>e� � ��•... Cem�i''. yn4 150) _ e9J0 �:�r:_ -a=a�—a-v--• — ••— — �g0— .9.ILd 5000 - J .- \ 1 •.r.r. !. \II _ ,I� - _ _ __-- i _ L 9M • 1 '. ' I I No Scale SITE LOCATION Figure 1 0 DRAKE ROAD C I _ a O .....� -.. ..1 _z ' J w L to , VERMONT I Plnecone P.U.D. a DANFIELD . I HORSETOOTH ROAD �G v } m v Q0 oC a v PRIMARY STREETS Figure 2 —Mmmol u� .......... .. P............ K 0 VERMONT DANFIELD ............ 51 SITE PLAN r N ............ HORSETOOTH ROAD 0 2c Figure 4 TABLE 2 Trip Generation Daily A.M. Peak P.M. Peak Land Use Trips Trips Trips Trips Trips (r in out in out I� Parcel A Neighborhood Retail 7430 122 53 305 318 Center - 100 KSF Parcel B High School - 1800 students 5250 655 355 112 169 Parcel C Neighborhood Park & 200 77 55 93 93 H.S. Athletic Fields Day Care - 100 students 700 63 56 62 67 Parcel D C-store/gas & retail - 6KSF 3000 85 80 95 100 Multi -Family - 200 D.U. 1170 14 75 75 37 Parcel E Business Services - 4.3 Ac 2620 44 19 106 110 Parcel F Single Family - 22 D.U. 220 5 12 14 8 Parcel G Single Family - 60 D.U. 600 13 33 38 22 Parcel H Single Family - 40 D.U. 400 8 22 25 15 Parcel J Single Family - 30 D.U. 300 6 17 19 11 --- - --Parcel K Single Family - 36 D.U. 360 8 20 23 13 Parcel L Single Family - 22 D.U. 220 5 12 14 8 Parcel M Single Family - 72 D.U. 720 15 40 45 27 Parcel N Single Family- 85 D.U. 650 18 47 54 31 Parcel P Single Family - 100 D.U. 1600 34 88 101 59 d iLl ® Land Use �i The square mile containing the Pinecone PUD is currently in agricultural use. There is currently sparse development east of Timberline Road in Fort Collins. However, a major employer (Hewlett Packard) is located approximately one mile to the southeast of Pinecone PUD. The center of Fort Collins lies to the northwest of the Pinecone PUD. The adjacent land uses near Pine cone PUD are as follows: 1) to the west are light industrial/office across Timberline Road; 2) to the north, there are currently agricultural uses; 3) to the east, terrain drops off into the valley of the Cache La Poudre River; and 4) to the south are residential uses. It is expected that there will be commercial development along Timberline Road to the south of Horsetooth Road. The topography in the area is essentially flat. Roads . The primary streets near Pinecone PUD are shown in Figure 2. Timberline Road borders Pinecone PUD on the west. It is a north - south street designated as a major arterial on the Fort Collins Master Street Plan. Its existing cross section has one 12 foot lane in each direction. The posted speed limit is 45 mph on Timberline Road in this area. Sight distance is generally not a problem. Currently, intersections along Timberline Road are signalized at Harmony Road, Horsetooth Road, Drake Road, and Prospect Road. These signals are all one mile apart. It is expected that in the future, signals may be warranted at the Timberline/Vermont and Timberline/Caribou intersections. Signal warrants at Timberline/Vermont intersection will be addressed later in this report. In the future, Timberline Road is expected to be a six lane street according to the Fort Collins Master Street Plan. When Timberline Road is connected to SH 14 across the Cache La Poudre River, it is expected that traffic volumes will increase dramatically on Timberline Road. This is expected to occur before the year 2000. Horsetooth Road borders Pinecone PUD on the south. It is an east -west street designated as an arterial on the Fort Collins Master Street Plan. Horsetooth Road is currently a two lane street east of Timberline Road. It is widened near the Timberline Road intersection. rExisting Traffic Daily traffic flow is shown in Figure 3. These are machine counted volumes conducted by the City of Fort Collins in 1991. r - 2 0 a In addition to the daily count data, morning and afternoon peak. hour traffic data were obtained in February 1992 at .the Timberline/Horsetooth intersection. The peak hour turning movements are also shown in Figure 3. All raw traffic data are presented in Appendix A. Existing Operation Using the traffic volumes shown in Figure 3 and the existing geometrics and control, the Timber line/Horsetooth intersection operates as indicated in Table 1. Calculation forms for these analyses are provided in Appendix B. Appendix C describes level of service for signalized and unsignalized intersections as provided in the 1985 Highway Capacity Manual. During the peak hours, the Timberline/Horsetooth intersection operates at acceptable levels of service. Acceptable level of service is defined as level of service D or better. III. PROPOSED DEVELOPMENT Pinecone PUD is a proposed mixed -use development located north of Horsetooth Road and east of Timberline Road in Fort Collins. It will include residential, commercial, and high school uses. Figure 4 shows a schematic of the site plan of Pinecone PUD, indicating parcels which relate to the uses indicated in Table 2, Trip Generation. As indicated earlier, one level of analysis was .� performed which assumed build out of this deveiopment with a year 2010 level of traffic. Access locations to Pinecone PUD are also shown in Figure 4. Operation, geometrics, and turn limitations on the various accesses will be discussed later in this report. - Volumes on streets internal to Pinecone PUD are expected to be typical for residential development. Therefore, internal intersections were riot analyzed. The accesses are numbered for easy reference later in this report. Trip Generation Trip generation is important in considering the impact of a development such as this upon the existing and proposed street system. A compilation of trip generation information was prepared by the Institute of Transportation Engineers and is presented in Trip Generation 4th Edition. This document was used to project trips that would be generated by the proposed uses at this site. Table 2 shows the expected trip generation on a daily and peak hour basis. Since the new Fort Collins High School is such any integral part of the Pinecone PUD, special studies were conducted to 3 in ■ I r determine the trip generation characteristics of a high school, particularly a Fort Collins high school. Appendix D contains a memorandum discussing the relationship between the ITE trip generation rates for high schools and data collected at Rocky Mountain High School in Fort Collins. A shopping center use was used for the proposed retail uses in the neighborhood shopping center. This was used rather than the trip generation for the individual users such as, grocery store, hardware store, drug store, etc. Trip generation characteristics at multi -use centers 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 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. 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 1 percent higher. The morning peak hour was approximately 28 percent higher. The afternoon peak hour was approximately 24 percent . higher. In addition to the above, the proximity of the high school to the neighborhood center is expected to reduce the number of noon high school vehicle trips significantly. The data collected at Rocky Mountain High School indicated that the 1.5-2 hour period around noon is the highest travel period of the day. Trip Distribution Directional distributions were determined for Pinecone PUD. Three distributions were developed using the number of dwe-1+1-ng- units and the number of employees in each traffic analysis zone as variables in the gravity models used. The data used was obtained from the Fort .Collins Transportation Department. The trip distributions are shown in Figure 5. Several land use generators such as shopping centers, drive- in (fast food) restaurants, service stations, convenience markets, and other support services (banks, etc.) capture trips from the normal traffic passing -by the site. For many of these trips, the stop at the site is a secondary part of a linked trip such as from work to shopping center to home. In all of these .cases, the driveway volumes at the site are higher than the actual amount of 4 Tower Shops at Pine Cone PUD - Preliminary, #60-91L July 25, 1994 P & Z Meeting Page 4 By direct line, or "as the crow flies," Tower Shoppes is located within one and one-half miles from Scotch Pines (existing) and Golden Meadows (approved on a Master Plan). Points, therefore, were not awarded. For informational purposes, as measured along the roadways, Tower Shoppes is 1.8 miles from Scotch Pines and 1.5 miles from Golden Meadows. These two examples are offered as an illustration as to how Tower Shoppes continues to meet many city goals and objectives, but scores at the low end of the allowable range of points on the Neighborhood Service Center Point Chart.) With a score of 50% on the variable criteria of the Neighborhood Service Center Point Chart, Tower Shoppes P.U.D. is considered an appropriate use at this location. C. Auto Related Uses The three pad sites are anticipated to be drive-thru or fast food restaurants. ,These uses are subordinate to the anchor and.retail uses and considered appropriate services within a Neighborhood Service Center. As drive-thru or fast .food restaurants, these three pads were evaluated by the criteria of the Auto Related and Roadside Commercial Point Chart. The score of 52%, which exceeds the required minimum of 50%, was achieved as follows: Criterion b: Being a part of neighborhood center. Criterion d: Being located on at least two acres. Criterion f: Having.direct vehicular and pedestrian access between on -site parking areas and adjacent off -site areas which contain more than ten spaces (F.C.H.S. parking lot and pedestrian plaza). r Criterion h: Having at least one -sixth of its property boundary contiguous to existing urban development. -" By achieving a score of 52%. drive-thru and fast food restaurants are considered appropriate pad site uses in Tower Shoppes P.U.D. 3. Neighborhood Compatibility: A neighborhood information meeting was held on May 31, 1994. (Neighborhood information meetings were also held for the Pine Cone O.D.P. and new Fort Collins High School on January 29, 1992. and for Amended Greenfield Village O.D.P. on April 29, 1991.) A summary of the comments of the 1994 meeting is attached. The primary concerns voiced by those attending the meeting were increased traffic and the inclusion of fast food restaurants as land uses on the pad sites. These concerns are discussed below: traffic added to the adjacent street system, since some of the site generated traffic was already counted in the adjacent street traffic. The pass -by assumption was 40% for retail. ' The procedure used to account for both pass -by traffic and primary destination traffic is as follows: - Estimate the trip generation rate as is currently done and determine the total number of trips forecast to occur, based - on the size of the development. Estimate the percentage of pass -by trips, and split the total number of trips into two components, one for pass -by trips and - one for new trips. Estimate the trip distributions for the two individual components. The distribution of pass -by trips -must- reflect. -- the predominant commuting directions on adjacent and nearby roadway facilities. Most peak period pass -by trips are an intermediate link in a work trip. _ Conduct two separate trip assignments, one for pass -by trips and one for new trips. The distribution for pass -by trips will require that trips be subtracted from some intersection approaches and added back to others. Typically, this will involve reducing through -roadway volumes and increasing certain turning movements. Combine the assigned trips to yield the total link loadings, and proceed with capacity analysis as normally done. Trip Assignment Trip assignment is how the generated and distributed trips are expected to be loaded on the street system. The assigned trips are the resultant of the trip distribution process. Figure 6 shows the morning and afternoon peak hour assignments of the Pinecone PUD generated traffic at full build out of Pinecone PUD and other nearby land parcels. Background traffic for the year 2010 was determined following conversations with the Fort Collins _ Transportation Department staff. Recent traffic assignments done .—by—the -City indicated year 2010 traffic volumes on Timberline Road at 27,300 vehicles per. day, and on Horsetooth Road at 33,200 'This pass -by factor was obtained using the following sources: 1. Transportation Engineering Design Standards, City of Lakewood, June 1985. 2. Development and Application of Trip Generation Rates, FHWA/ USDOT, January 1985. 3• "A Methodology for Consideration of Pass -by Trips -in Traffic Impact Analyses for Shopping Centers," Smith, S., ITE Journal, August 1986, Pg.37. 4. Trip Generation 4th Edition, ITE, 1987. 5 I J rvehicles per day. These daily volumes were used as guides to determine the long range future peak hour volumes. IV. TRAFFIC IMPACTS AND ANALYSIS 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. However, it is possible to determine whether traffic signal warrants are likely to be met based upon projected traffic and utilizing -the -chart shown in Appendix E. Using the peak hour traffic volumes shown in Figure 6, it is likely that a new traffic signal will be warranted at the Timberline/Vermont (#2) intersection. Even though unacceptable operation may occur -during the peak hours at stop sign controlled intersections, ,traffic signals will not be warranted. It is important that alternative means of access be provided so that users of an intersection that operates unacceptably with stop sign control are given travel options to avoid the movements that operate unacceptably. Operation Analysis Capacity analyses were performed on the key intersections which provide access to Pinecone PUD and the Timber line/Horsetooth intersection for the long range (2010) traffic conditions. From these analyses, geometric requirements on the adjacent streets can - be determined. Using the traffic volumes shown in Figure 6, the intersections operate in the long range condition time period as indicated in Table 3. Calculation forms for these analyses are provided in Appendix F. The signalized intersections operate acceptably -at both=T-imberline/Horsetooth and Timberline/Vermont during the_peak hours. The stop sign controlled intersection (#1) will operate acceptably except for left -turn exits in both peak hours and left - turn entrances during the afternoon peak hour. Based upon recent research (provided in Appendix G), the measured delay to the left - turn exits would be on the order of 27-37 seconds per approach vehicle in the morning peak hour and 40+ seconds per approach vehicle in the .afternoon peak hour. Based upon delay, the level of service in the morning peak hour would be in the D/E category and would be in the E/F category in the .afternoon peak hour. Recent. research indicates that the capacity technique for stop sign controlled intersections gives an overstatement of the level of service. At the stop sign controlled '_ntersections in Table 3, a second level of service is shown for various turning movements. 6 TABLE 3 2010 Peak Hour Operation Intersection Intersection #1 WB LT WB RT SB LT Intersection #2 (signal) Intersection #3 EB RT WB RT SB LT - NB LT Intersection #4 WB RT SB LT Intersection #5 (signal] Intersection,#6 SB RT Intersection #7 NB LT NB RT/T SB LT SB RT/T EB LT WB LT I_n_tersection #8 SB LT SB RT EB LT Level of Service (x) AM PM F (D/E) F (E/F) A A D (C) E (C/D) C C A A _ A - A D (C) D (C/D) E (C/D) E (C/D) A A D (C/D) E (C/-D) C C A A F (D/E) F (D)- E D F (D/E) F .(D) B _ B C C A A E (C/D) E (D) --- A A A D (") Level of service considering vehicle delay based upon recent research. 9 rThis operation, in parentheses, is based upon the research mentioned above. At intersection #1, the westbound left turns continue to operate unacceptably during the peak hours. There is jlittle that can be done to improve this. If possible, street connections to Drake Road and/or streets that are expected to be signalized should be made. VERroriT The, Timber line/DanfieId intersection (#3) was analyzed with full movements and with limited turn movements. With full movements at this stop sign controlled intersection, minor street throughs and left turns will operate unacceptably- The business park on the west side of Timberline Road will have alternative access via the signalized intersection at Vermont. An access to Vermont from the high school circular -driveway should be provided through the north parking lots.. Intersection #3_will be the bus access to/from the high school. In the short range future, this access could be a full movement intersection. However, as -traffic increases on Timberline, the minor street left turns, especially the slower accelerating buses, will find it very difficult to make left turns to enter Timberline Road. Intersection #4 is proposed to be a right-in/right-out/left- in access to the commercial center. All allowed movements will operate acceptably. Intersection #6 will operate acceptably with right-in/right-out access. Intersection #7 (Hors etooth/Arctic Fox) is intended to be a full turn stop sign controlled- intersection. During 1-2 hours a day, some movements will operate unacceptably. This is typical of arterial/local street intersections. There is little short of signalization that can be done to improve the operation. However, signals are not warranted. Left turns from Arctic Fox do have an alternative route via Big Horn Road. Intersection #8 will operate acceptably during the peak hours. The street/street intersections within Pinecone PUD will operate acceptably. Volumes on the interior streets will be typical of local and collector streets in Fort Collins. Figure 7 shows .the recommended long rang geometrics at the intersections along Timberline Road and along Horsetooth Road. Intersections which are shown with turn restrictions can initially be -implemented as full movement intersections. As traffic vo•l-umes increase, particularly on Timberline Road, evaluations should be conducted to determine when turn limitations should be implemented at various intersections. The double left -turn lanes at the Timberline/Horsetooth intersection are based on traffic projections made in this and other traffic studies performed in this area of Fort Collins. The absolute need for double left -turn lanes will be determined as volumes increase.at this intersection. They are suggested in this report so that the City of Fort Collins can plan for the right-of-way or easements in order that they can be implemented, if necessary. 7 a L1 NVE r IT 4 A RECOMMENDED LONG RANGE GEOMETRICS Figure 7 CAccident Analysis I The recommended control devices and geometrics should minimize vehicular conflicts and maximize vehicle separation. Therefore, the accident rate should be at its minimum for a typical urban condition. VI. CONCLUSIONS This study, assessed the impacts of Pinecone PUD on the long range (2010) street system in the vicinity of the proposed development. As a_ .result, of _this analysis, the following is concluded: - The development of Pinecone PUD is feasible from a traffic engineering standpoint. . At full development as proposed, approximately 25,640 trip ends will be generated at this site. Not all of these will be new trips. Some will be pass -by trips on the area streets as part of the background traffic. The high school trip generation was based upon data collected at Rocky Mountain High School in Fort Collins. The trip generation rates developed from this data.were significantly higher than those shown in Trip Generation, 4th Edition. This local data source was deemed to be more appropriate. - Based upon current traffic volumes and existing geometrics, the Timberline/Horsetooth signalized intersection operates acceptably. - As Pinecone PUD develops and traffic increases, a signal will be warranted at the Timberline/Vermont intersection. Vermont is a major street serving the business park development west -of Timberline, and will be designated as a collector street serving Pinecone PUD. With full development of all the proposed uses in Pinecone P-UD,._ the Timber line /Horsetooth and Timberline/Vermont signalized ___ intersections will operate acceptably. Selected movements at some stop sign controlled intersections will. not operate acceptably. This operation will be due to the background traffic on Timberline . Road and Horsetooth Road. There is little that can be done to improve this operation. There are alternative means of egress where this does occur. Selective accesses should be restricted to limited turns as shown in Figure 7. This recommendation is made assuming the build out future traffic volumes. The limited turn accesses can initially be implemented as full turn intersections and changed as traffic operation and safety dictates. - Streets and intersections internal to Pinecone PUD will operate acceptably. �.. 8 Tower Shops at Pine July 25, 1994 P & Z Page 5 A. Traffic Cone PUD - Preliminary, #60-91L Meeting The concern over increased traffic in the area was expressed by residents of Fox Meadows Subdivision, located south of the Horsetooth Road. In response to this concern, the recommendations of the traffic impact analysis were reviewed. One measure will be the installation of medians in both Timberline and Horsetooth Roads which will control turn movements, specifically left turns into the shopping center. Fox Meadows residents have the ability to gain access to the arterial system via Caribou, Arctic Fox and Bighorn Drive. B. Drive-Thru and Bast Food Restaurants The concern was that introduction of three drive-thru and or fast food restaurants will have a negative impact on the Fox Meadows neighborhood. The concept behind fast food restaurants, with drive-thru lanes, is to capture high school lunch trips by a pedestrian mode versus taking cars to South College Avenue (four miles round-trip). Given the "open campus" philosophy of Poudre R-1, there is a strong desire by students to travel off -campus rather than dine in the cafeteria. It is anticipated that the convenience of a choice of fast food restaurants will act as an incentive to walk to lunch rather than drive two miles to College Avenue. Staff believes the drive-thru/fast food_ restaurant land use on the pad sites is appropriate. — ---- The Preliminary P.U.D. addresses the aesthetics of the pad site restaurants by requiring architectural compatibility with the anchor tenant and in -line retail spaces. Note Number 10 on the Preliminary P.U.D. sets a level of expectation that the free- standing pads will be of high quality and will blend in with the balance of the shopping center, and, thereby, indirectly with the high school. Tower Shoppes, at 11.7 acres, is a Neighborhood Service Center that has been downsized from previously approved commercial P.U.D.'s. The pad sites are located as far away from Fox Meadows Subdivision as possible. The P.U.D. is found to be sensitive to and maintains, the character of the residential area. Staff, therefore, finds Tower Shoppes to be compatible with the surrounding neighborhood. Tower Shops at Pine Cone PUD - Preliminary, #60-91L July 25, 1994 P & Z Meeting Page 6 4. Desi n• The following design elements are included in Tower Shoppes P.U.D.: A. Integration with Fort Collins High School Tower Shoppes is connected to F.C.H.S. by a shared pedestrian plaza. A sidewalk also ties the Pad Site C to the sidewalk that serves the transit stop and bus loop. While sufficient parking for the Tower Shoppes is provided onsite, there is opportunity for shared parking in the high school lot during non -school periods. B. Pedestrian circulation A pedestrian path enters the Tower Shoppes from the east. This path crosses the high school athletic fields and ties into Dakota Ridge and Dakota Pines P.U.D.'s at Red Mountain Drive. The shopping center parking lot is enhanced by an east -west landscaped island that features shade trees and a sidewalk that connects the anchor building to pad site C and the sidewalk along Timberline Road. This central spine is accented by special pavers at each end where there is conflict with internal drive aisles. C. Architecture Tower Shoppes will feature brick veneer to complement F.C.H.S. The columns that support the covered entry will blend with the tower feature at the entry to F.C.H.S. The one story form will provide balance for the multi -storied high school. As mentioned, Note Number 10 creates a level of expectation regarding architecture on pad, site development as well. Since it is likely that the pad sites will be developed by nationally recognized corporations, Note 10 will encourage more distinct and compatible facilities rather than stock plans. - D. Landscaping The landscape plan is being designed to complement the plan for F.C.H.S. Street trees will be provided on both arterial frontages, and the parking lot will feature landscape islands. The service area, on the east side of the building, will be screened from the high school campus by a row of evergreen trees. The blending of common materials will contribute to a compatible appearance between the two adjacent uses. Tower Shops at Pine Cone PUD - Preliminary, #60-91L July 25, 1994 P & Z Meeting Page 7 5. Transportation: Tower Shoppes P.U.D. was included in the traffic impact analysis conducted for Fort Collins High School (April, 1992). An updated study was conducted specifically for Tower Shoppes (June, 1994). As a result of these studies, the following traffic mitigation measures have been recommended. A. Median in Timberline Road The median planned for Timberline Road will control turn movements at the curb cut that aligns with the north drive -way of Platte River Power Authority. The median will allow northbound right -in, right -out, and southbound left -in turns. It will prevent left -out (southbound) turns. B. Median in Horsetooth Road This median will extend east from Timberline Road to the intersection of Arctic Fox Drive (local street). This median limits the Tower Shoppes entry off Horsetooth Road to a right -in, right -out only. Left turns will be physically prohibited by this median. C. Arctic Fox Drive Access Tower Shoppes will share a full -turning access with the F.C.H.S. parking lot at the intersection of Horsetooth Road and Arctic Fox Drive. There are no restrictions at this intersection. This intersection will be controlled by a stop sign, not a traffic signal. As with most arterial/local intersections, left turn exits - ---during peak periods may experience some delay. Alternative access for residents of Fox Meadows can be made via Bighorn Drive or Caribou Drive during these periods. D. Level Of service The 1994 updated traffic study analyzed the expected trip generation for a multi -use retail center, anchored by a grocery store, with fast food restaurants. Timberline/Horsetooth intersection is expected to operate at Level of Service "C",during peak hours in the long range. Horsetooth/Arctic Fox intersection will experience delays (Level of Service "D" and "E") during the peak hours for north (into Tower Shoppes) and southbound (exiting Tower Shoppes) left turns. This delay is considered acceptable due to the priority given to arterial traffic and the stop sign control for the local streets. Tower Shops at Pine Cone PUD - Preliminary, #60-91L July 25, 1994 P & Z Meeting Page 8 E. Mitigation It will be required that northbound right -turn and southbound left turn auxiliary lanes be built on Timberline Road accessing the Tower Shoppes parcel. The design of these lanes will be evaluated by Staff at the time of Final P.U.D. F. Bike -Pedestrian Connections The shopping center is directly connected to the high school campus by a common plaza. Sidewalks are provided on the perimeter of the site as well as a central spine down the middle of the parking lot. A bike path ties the center to Red Mountain Drive and Dakota Ridge via the school campus. G. Transit Stop As mentioned, a transit stop for dual use by Poudre R-1 and Transfort is being planned along the shared property line with the new F.C.H.S. This internal stop is closer and more convenient for both uses than a stop on the perimeter arterials. While there is no current route in the immediate area, it is anticipated that Transfort will add a route in this area to serve not only the new F.C.H.S. and Tower Shoppes but the major employers also. 6. Condition of Approval - Stormwater Detention: At the request. of Stormwater Utility, a condition of approval has been added. This condition stipulates that if the new Fort Collins High School detention pond, located offsite, is found to not contain sufficient capacity to handle runoff from Tower Shoppes, then the applicant must resubmit Preliminary Drainage Report and Drainage and Grading Plans demonstrating adequate onsite stormw'ater ---- detention. Such resubmittal must occur prior to submittal for Final P.U.D. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for Tower Shoppes at Pine Cone Preliminary P.U.D., Staff makes the following findings of fact: 1. The proposed land uses, Neighborhood Service Center and Auto Related and Roadside Commercial, comply with the approved Pine Cone overall Development Plan. 2. The Preliminary P.U.D. satisfies the All Development Criteria of the L.D.G.S. Tower Shops at Pine Cone PUD - Preliminary, #60-91L July 25, 1994 P & Z Meeting Page 9 3. As a retail -commercial shopping center, the proposed land uses are supported by the performance on the Neighborhood Service Center and Auto Related and Roadside Commercial Point Charts of the L.D.G.S. 4. With traffic mitigation measures and bicycle -pedestrian connections, the Preliminary P.U.D. is feasible from a traffic engineering standpoint and satisfies transportation policies. RECOMMENDATION: Staff recommends approval of Tower Shoppes at Pine Cone Preliminary P.U.D., #60-91L, subject to the following condition: 1. Tower Shoppes at Pine Cone Preliminary P.U.D. is conditioned upon the City of Fort Collins Stormwater Utility granting preliminary design approval or acceptance of the new Fort Collins High School stormwater detention pond. Since this pond, located offsite, serves both new F.C.H.S. and Tower Shoppes., and since the ultimate design of this pond has not yet been approved or accepted by the City, it must demonstrate that there is adequate capacity in the' detention pond to accommodate Tower Shoppes. If it is discovered that there is adequate capacity in the new F.C.H.S. pond, then Tower Shoppes is relieved of the obligation of providing onsite stormwater detention and the P.U.D. may proceed to Final Phase. If, however, it is discovered that there is inadequate capacity, then Tower Shoppes P.U.D. must resubmit Preliminary Drainage Report and Drainage and Grading Plan to the City's Stormwater Utility demonstrating sufficient onsite stormwater detention in compliance with current requirements. If necessary, .—review and approval of a revised Preliminary Drainage Report and Drainage and Grading Plan must be granted by the Stormwater Utility prior to submittal for Final P.U.D.