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Home My WebLink AboutMULBERRY AND LEMAY CROSSING (FORMERLY LEMAY TOWNE CENTER) - ODP - 36-96 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS2100 Sandstone Dr. Fort Collins, CO 80524 February 11, 1997 City of Fort Collins Planning Office 281 N. College Ave. FEB 18 Fort Collins, CO 80522 Re: Development proposal for land northeast of Lemay and Mulberry Dear Sirs, I have had the opportunity to attend two Neighborhood Meetings regarding the proposed development at Mulberry and Lemay and I am now providing my "citizen input." My wife and I have been residents of the Fort Collins area for over 15 years and since I am also a bicycle commuter, business owner, and father I feel qualified to comment on recent plans. My generalized view of the development is that it is inappropriate for this particular property. It appears to be a very concentrated area of intense business activity that would create more traffic and pollution problems in an area that barely handles the present traffic. A "Super Wal-Mart" is not a desirable business to have there since we already have an Albertson's on this end of town (and the Albertson's was a welcome addition, I might add). The Wal-Mart is too big. The community doesn't need another grocery store in this area. The developer's plans indicate Lemay will be "improved" to a 5 lane road (toward some unknown point north) with a meandering bike path along the west side of the shopping center. I presently have a very direct commuting route along the bike lane on Lemay which would be jeopardized by the proposal for increased traffic and a less direct route (which is simply more dangerous). There is presently a significant amount of bicycle traffic through that area and the development would hinder cyclists of all abilities. It is ironic that the developer touts all the "bicycle -related" businesses slated for the area since the road "improvements" along with the traffic will really hinder cycling at all in the area. Many cyclists I know now avoid the Harmony Road area in front of the big shopping center there due to the traffic, lights, and other entanglements that have appeared since it developed. I presently enjoy having the open field across from the golf course at Lemay and Mulberry. There are sometimes even deer in the field (along with those ever present geese) and to have that bit more of open space gives one a bit more "breathing room" on the commute home. It would be sad to transform that into another bustling motor vehicle intense area as exists in areas of south Fort Collins. Thank you for the opportunity to comment. Sincerely, �11 Jeff Ray- V. RECOMMENDATIONS In the short range future, the addition of site -generated traffic from the Lemay Towne Center can be adequately accommodated by the existing roadway system with the construction of dual westbound left -turn lanes at the intersection of Lemay Avenue and Mulberry Street. Some long delays will occur at unsignalized intersections for left turns out. These delays are very common in urbanized areas. The actual prediction of the delay is overestimated by the capacity software because it does not consider the gaps in traffic created by adjacent signalized intersections. This is especially true for the results shown for left turns in at Access A from Mulberry Street, as it is expected that the nearby signalized intersection at Mulberry and Link Lane will provide adequate gaps in traffic for this movement to operate acceptably. To accommodate the increased background traffic projected for the Year 2015, dual northbound and eastbound left turn lanes will be required at the intersection �l of Lemay Avenue and Riverside Avenue. To accommodate Year 2015 total traffic (with site -generated trips), the following improvements will need to be implemented at the intersection of Lemay Avenue and Mulberry Street: two through lanes of travel on northbound Lemay, and an exclusive southbound right -turn lane. With these improvements, the traffic generated by the development at Lemay Towne Center can be adequately accommodated. II is I D I 1 24 INTERSECTION LEVEL OF SERVICE BACKGROUND TOTAL TRAFFIC LANE GROUPS (for Stop -controlled) Lemay Avenue/Mulberry Street (Signalized) D (27.0/0.963) D (38.5/1.047) Lemay Avenue/Lincoln Avenue (Signalized) D (27.3/0.873) D (32.1/0.921) Lemay Avenue/Riverside Avenue (Signalized) D (25.7/0.864) D (36.5/0.964) Link Lane/Mulberry Street (Signalized) C (18.3/0.848) C (19.9/0.874) . Mulberry Street/Access Drive A (Stop -controlled) SB R — D EB L — F Lemay Avenue/Access Drive B (Stop -controlled) WB R — B Lemay Avenue/Access Drive C (Stop -controlled) WBL — F WB R — A SB L — B Lemay Avenue/Access Drive D (Stop -controlled) WBL — F WB R — A SB L — B Lemay Avenue/Access Drive E (Stop -controlled) WBL — F WB R — A SB L — B Lincoln Avenue/Access Drive F (Stop -controlled) NB L — D NB R — A WBL — A Lincoln Avenue/Access Drive G (Stop -controlled) NB L — C NB R — A WBL — A Lincoln Avenue/12th Street (Stop -controlled) NB L — C NB R — A WBL — A Signalized Intersections: LOS (delay / critical v/c) 23 LEVEL OF SERVICE INTERSECTION LANE GROUPS (for Stop -controlled) BACKGROUND TOTAL TRAFFIC Lemay Avenue/Mulberry Street (Signalized) D (26.4/0.868) D (32.6/1.041) Lemay Avenue/Lincoln Avenue (Signalized) C (23.8/0.687) D (26.8/0.719) Lemay Avenue/Riverside Avenue (Signalized) C (19.6/0.534) C (21.0/0.600) Link Lane/Mulberry Street (Signalized) C (18.7/0.740) C (18.9/0.761) Mulberry Street/Access Drive A (Stop -controlled)' SB R — B EB L — F Lemay Avenue/Access Drive B (Stop -controlled) WB R — A Lemay Avenue/Access Drive C (Stop -controlled) WBL — F WB R — A SB L — A Lemay Avenue/Access Drive D (Stop -controlled) WBL — E WB R — A SB L ' — A Lemay Avenue/Access Drive E (Stop -controlled) WBL — C WB R — A SB L — A Lincoln Avenue/Access Drive F (Stop -controlled) NB L — C NB R — A WBL — A Lincoln Avenue/Access Drive G (Stop -controlled) NB L — B NB R — A WBL — A Lincoln Avenue/12th Street (Stop -controlled) NB L — B NB R — A WBL — A Signalized Intersections: LOS (delay / critical v/c) 22 INTERSECTION LEVEL OF SERVICE BACKGROUND TOTAL TRAFFIC LANE GROUPS (for Stop -controlled) Lemay Avenue/Mulberry Street (Signalized) D (38.2/1.255) D (38.8/1.003) Lemay Avenue/Uncoln Avenue (Signalized) C (19.8/0.659) C (21.5/0.737) Lemay Avenue/Riverside Avenue (Signalized) C (23.1/0.827) D (28.2/0.934) Link Lane/Mulberry Street (Signalized) B (13.1/0.609) B (13.6/0.635) Mulberry Street/Access Drive A (Stop -controlled) SB R — C EB L — F Lemay Avenue/Access Drive B (Stop -controlled) WB R — A Lemay Avenue/Access Drive C (Stop -controlled) WBL — F WB R — A SB L — B Lemay Avenue/Access Drive D (Stop -controlled) WBL — F WBR — A SB L — B Lemay Avenue/Access Drive E (Stop -controlled) WBL — E WB R — A SB L — A Lincoln Avenue/Access Drive F (Stop -controlled) NB L — C NB R — A WBL — A Lincoln Avenue/Access Drive G (Stop -controlled) NB L — C NB R — A WBL — A Lincoln Avenue/12th Street (Stop -controlled) NB L — C NB R — A WBL — A Signalized Intersections: LOS (delay / critical v/c) 21 TABLE'2 INTERSECTION CAPACITY;ANALYSIS S,uMMARYN;; ,;�iy,� - AM PEAK;lOUR YEAR 1997 , ,,'� , ,! "' _ ................... INTERSECTION LEVEL OF SERVICE LANE GROUPS (for Stop controlled) BACKGROUND TOTAL TRAFFIC Lemay Avenue/Mulberry Street (Signalized) C (19-2/0.672) C (24.810.841) Lemay Avenue/Lincoln Avenue (Signalized) C (18-8/0.518) C (19.7/0.552) Lemay Avenue/Riverside Avenue (Signalized) C (18.4/0.541) C (24.5/0.811) Link Lane/Mulbeny Street (Signalized) B (12.5/0.556) B (12.8/0.572) Mulberry Street/Access Drive A (Stop -controlled) SIB R _ B EB L _ C Lemay Avenue/Access Drive B (Stop -controlled) WB R -- A Lemay Avenue/Access Drive C (Stop -controlled) WBL — D WB R — A SB L _ A Lemay Avenue/Access Drive D (Stop -controlled) WBL _ C WB R — A SB L _ A Lemay Avenue/Access Drive E (Stop -controlled) WBL — C WB R — A SIB L _ A Lincoln Avenue/Access Drive F (Stop -controlled) NB L _ B NB R _ A WBL — A Lincoln Avenue/Access Drive G (Stop -controlled) NB L _ B NB R _ A WBL — A Lincoln Avenue/12th Street (Stop -controlled) NB L _ B NB R _ A WBL — A Signalized Intersections: LOS (delay / critical v/c) 20 IV. TRANSPORTATION IMPACTS Operational Analysis The Signalized and Unsignalized Intersection Analysis techniques, as published in the Highway Capacity Manual by the Transportation Research Board in 1985, were used to analyze the following study intersections: Lemay/Mulberry, Lemay/ Lincoln, Lemay/Riverside, Link/Mulberry, and the proposed access drives to the site. These techniques allow for the determination of the intersection level of service based on the congestion and delay of each traffic movement. Traffic analyses were completed for background traffic (without project) and total traffic (with project). The results of these analyses are provided in Tables 2 and 3 for Year 1997 and Tables 4 and 5 for Year 2015. Definitions of level of service are given in Appendix B. The capacity worksheets are provided in Appendix C. The results of the analysis indicate that, for Year 1997 total traffic conditions, each of the existing study intersections is expected to operate at an acceptable level of service, with the exceptions of the access left turns out and for eastbound left turns in from Mulberry Street at Access A during the PM Peak Hour. Acceptable conditions are typically defined as a Level of Service D or better (LOS A, B, C, or D). It is anticipated that the outbound left turns at unsignalized driveways will operate with long delays. However, in urban settings, it is typical for left turns from minor streets to experience long delays when turning onto higher volume roadways. For the eastbound left turns in at Mulberry/Access A, the proximity of the signalized intersection at Mulberry/Link Lane will create numerous gaps, not recognized by the analysis program, such that operations for this movement will be acceptable. It was assumed in the analysis that dual left -turn lanes for westbound traffic at the intersection of Lemay Avenue and Mulberry Street will need to be constructed to accommodate the background plus site -generated traffic. The results of traffic operations analysis for background and total traffic condi- tions in Year 2015 are provided in Table 3. Under background traffic conditions, the intersection of Lemay/Riverside will not operate acceptably. To obtain a Level of Service D, dual left -turn lanes in both the northbound and eastbound direction must be added. Left turns out at access drives and the left turns in at Mulberry and Access A will operate as discussed above. The addition of site -generated traffic will require several improvements to the intersection of Lemay Avenue and Mulberry Street. These improvements are: two through lanes of travel on northbound Lemay, an exclusive southbound right -turn lane, and an exclusive westbound right -turn lane. 19 Lincoln Avenue Mulberry Street 4 � co r r 300 N CO (o �- — 366 205 883 795 Not to Scale �— f— 757 87� 348 —► 4017 308 —► 308 � 195 —► r Ln v co 40 co co �� 38 F G �— N C 0) E I i t L- U) N N_ 0) C 151 rr N T /j D Q M _t_r N CO E 151 c SITE tr N 0) T O) r w, W B _ tr T Lo 00 T/1 CO o L 109 ^ N n N 1387 j L 829 231� �tr 1233 rn mcr) co 11 N a) ao co o co o Un co r \N� V 9L� 1 211 463 140 311 1 \ 447 --*-- 459 v v CO T 323 1952 1. N co 81 t— 2023 284 1668 —► 5� Figure 12 TOTAL TRAFFIC YEAR 2015 PM Peak Hour 90 1586 10 Lincoln Avenue Mulberry Street 4 # O 128 f�l � �I t— 233 58 Not to Scale t— 396 f— 373 f— 350 70 �j I t r 410 —+ 25 385 25 385 —► 305—► Cf)CO M � m N N0 23 F G LI E 1 t i r, co+) `0 91 04 V- D t r CV) a o £ 91 c SITE tr CD 00o r j B m tr 00 wLO LO co ce)0 N 66 � (D , 1029 J + L 552 146—� �tr 948 oo r 13 v cr) v 00IN �L� 9L ~Si 1 151 O� �-- 248 1— 22 69 �\427 —► 207 —i � 0� A r L 50 f— 1465 200 ---1 1542 --*-. cc J Y C J CmW L 109 1246 10 479 -� r 1058 o � 4 Figure 11 TOTAL TRAFFIC YEAR 2015 AM Peak Hour Lincoln Avenue Mulberry Street a� 225 N Ln v r 272 157 616 578 Not to Scale 540 f— 62 r 260 40 220 —► 40 220 151 �co 00 59 Lo rODi M m 38 F G E Ch o r; co cm 151 D t r > Lnc Q L, LO co cc 151 J C SITE tr oI C� n B to J tr Y CD� A C L 64 CC)LO 1034 ci M o co C9 r 1156 L635 18145 10 211 t r 323 203 r 927 —► r iD m 1093 —► 1213 —► _ 8 N(D(D 5 N CD O N T 1 r L151 331 100 222 �\319 —► 328 N m V Figure 10 TOTAL TRAFFIC YEAR 1997 PM Peak Hour Lincoln Avenue Mulberry Street 4 �-98 oLO� 'n M r 173 N �— 48 Not to Scale �--- 319 319 319 50 t r 300 —� 25� 275 --+ 25� 275 —► 225 —� 50 N N N N N M N 23 F G v I E i tw n N °' v, roi = 91 N T D t r n 0 Q W co LO + 91 c SITE tr no LQo c) , tr O V �47 O1�o q* r f- 761 j �F - 420 133� �tr 706 -� Ln co 9 m Lo T ^I T 9L� @�SiO 108 . f— 177 16 49 49 305 t 148� �Nn N n cm B = to Y LAI C J 200 1115 cli co J L- 50 1045 N 78 m f- 904 L — 1 o �L 342 r 769 —► o � 4 Figure 9 TOTAL TRAFFIC YEAR 1997 AM Peak Hour T m T co co r j L 262 r 328 167 Lincoln 8� 1 I r Avenue 155 —► 5 �n Ln N 83 �LOv ^ F G E D m c m a a ca c SITE s A n N N 109 m �— 1236 j L r 678 Mulberry 70 �1 r I Street 1072 --e- rn m Lo N m 11 co a o co O N (O � r \N� V I L 211 463 140 311 447 � 1 459 C�9 co 4 N Not to Scale r N T J Y _ J 90 cp n LO N 1505 I r 10 284 1592 --� 5� Figure 8 BACKGROUND TRAFFIC YEAR 2015 PM Peak Hour L— o 105 v n r 210 L 1 35 Lincoln 70 —3 1 t I Avenue 280 --► M 0 70 co M rnri. co LO r� L-66 f- 938 F- 461 Mulberry 46 A 1 Street 848 ^I co 13 r> Ln �v �r SIN �+� V L151 9L rS� �— 248 G� a�O 22 4 N Not to Scale F G E i L r+ N T D 427 69 —► t r 207 —�CD CO M n M C SITE d B c l0 J Y A J L-109 N co 1196 I � F— 10 479 -� r 1012 —► o n 4 Figure 7 BACKGROUND TRAFFIC YEAR 2015 AM Peak Hour L 00 'Cr 187 LO v n t— 234 L119 Lincoln 62 �1 Avenue 159~ 00cor0i m 3 C d Q R E J co co It v rn J� L � 78 f— 883 484 Mulberry 50 r Street I 768~ Nco co v 00 T CO T �L 9L ~S 151 • -- 331 100 222 �\319 — 328 0 m N (gyp ins, N Not to Scale •F G E L N M N r D c SITE d B eo J Y A J o^ c c� 64 1075 JL 10 203 —� 'I r 1137 ---► 5 r rn � � Figure 6 BACKGROUND TRAFFIC YEAR 1997 PM Peak Hour 0 # 75 o Ln CO Ln f— 150 J j L 25 Lincoln 50 � I 1 r I Avenue 200 N Ln N 50 ___, N 0 N M Ln Jj L L— �F— 47 670 329 Mulberry 33 �1 r Street 606 LO N CO 9 N rn ca N � N Ln r 9L ~S/ 108 Ob �— 177 <10 iF— 16 49 4 t r 1a8 - 0 N U N 4 N Not to Scale F G E Cn r N T_ D C SITE B = cc J Y A _ rn M L 78 T (O L� �— 854 10 342 r 723 o 4 Figure 5 _BACKGROUND TRAFFIC YEAR 1997 AM Peak Hour Lincoln Avenue Mulberry Street 38 v I f 38 L38 40 —� 40--1I7 40-1I7 M CO �-- 38 F G E 151 D. _ > a CD £ 151 J r T T r 00 T T LO N O am �— 151 j L 151 161 —� r 161 Zr- CO r r� N O M SITE A N O co 81 323 4 N Not to Scale d d w r .. N T 76 J — 81 Figure 4 N SITE -GENERATED TRAFFIC CO PM Peak Hour Lincoln Avenue I i q q Mulberry Street 4 R Q Q R 25 M L- 23 N r 23 L23 25 __1 17 25 1 17 CO) N 23 F G E D 4) >E r7— C T T yi rn CDv 91 L91 100 tr 100 —► 0 0 0 T N CO SITE A N O T 11 L 50 200 4 N Not to Scale 7 CO J 46 — f Figure 3 SITE -GENERATED TRAFFIC N - AM Peak Hour 50 Lincoln Avenue Mulberry Street L 5% O L r 5% L �F— 5% 5% —s- 5% 17 5%00 I LO LO rJ% F G E 20% D >o a o £ T 20% r 0 0 N r OR 0 O 0 0 0 T N N oT r 20% J� L-► 20% 20% - 4 t r 20% o e 00 N N 0 0 A 40% SITE A \ o 0 O L 10% 4 N Not to Scale O LO d C l0 J Y C J Figure 2 TRIP DISTRIBUTION III. TRAFFIC PROJECTIONS Trip Distribution The overall directional distribution of the site -generated traffic was determined based on the location of the site within City of Fort Collins and the surrounding land uses. The overall trip distribution used in the analysis of this report is shown on Figure 2. Traffic Assignment Traffic assignment is how the generated and distributed trips are expected to be loaded on the roadway network. The site -generated trip assignments are shown on Figure 3 and 4 for AM and PM peak hour trips respectively. Current background traffic for the area was developed using recent traffic counts at the study intersections. These counts were collected from actual field studies. The traffic count data is provided in Appendix A. To develop background traffic projections for Years 1997 and 2015, the existing traffic data was factored upward to account for overall growth in the study area. An annual growth rate of 2 percent was assumed for this analysis. The background traffic projections were developed by factoring the existing traffic by the growth factors described above. The resulting background traffic for Year 1997 is shown on Figures 5 and 6. The background traffic for Year 2015 is illustrated on Figures 7 and 8. Site -generated traffic was combined with the background traffic to determine the total projected traffic in the study area. The resulting total traffic projections are provided on Figures 9 and 10 for Year 1997 and Figures 11 and 12 for Year 2015. [I 14 II. DESIGN HOUR VOLUMES Trip Generation Standard traffic generation characteristics compiled by the Institute of Transpor- tation Engineers in their report entitled Trip Generation, revised 1991 and updated February 1995, were applied to the proposed land uses in order to estimate the daily and PM peak hour vehicle trips for the site. A vehicle trip is defined as a one-way vehicle movement from a point of origin to a point of destination. Table 1 illustrates the projected daily, and AM and PM Peak Hour traffic volumes generated by the proposed land uses. 1 TRIP GENERATIONfiit U.TABLE ITE AM PEAK HOUR PM PEAK HOUR LAND USE SIZE CODE ADT IN OUT TOTAL IN OUT TOTAL Free -Standing 200 KSF 813 9,392 188 180 368 374 390 764 Discount Superstore Building Materials 110 KSF 812 3,362 156 76 232 169 191 360 and Lumber Store Specialty Retail Cntr 37 KSF 814 1505 0 0 0 104 78 182 High -turnover (Sit- 26 KSF 832 4,625 196 189 385 188 148 336 down) Restaurant Apartment 162 DU 220 1,068 15 61 76 62 32 94 TOTALS 19,952 555 506 1,061 897 839 1,736 10 PERCENT REDUCTION 17,957 500 455 955 807 755 1,562 KSF = Thousand Square Feet Gross Floor Area DU = Dwelling Units Trip Reductions Due to the wide ranging mix of uses that is proposed for this site, a 10 percent internal capture rate has been applied to the trip generation numbers. This reduction reflects the probability that some drivers will visit more than one des- tination within the site. a Existing and Future Street System Within the study area, there are two primary roadways which would accommo- date traffic to and from the proposed project, Lemay Avenue and Mulberry Street. A brief description of each of these facilities is provided below. Lemay Avenue is an north/south arterial road. The cross section of Lemay Avenue varies, with typically two lanes of through traffic in each direction and left -turn lanes at major intersections. The intersections of Lemay Avenue with Lincoln, Mulberry, and Riverside are all signalized. Mulberry Street is an east/west State Highway (SH 14). The typical cross section of Mulberry Street within the study area has two lanes of through traffic in each direction, a center left turn lane, and right turn acceleration/deceleration lanes. The intersection of Mulberry Street and Link Lane is currently signalized. i� u 1 5 Dr f F-P kirk ,,w M , r- ;I i Not to Scale Figure 1 SITE LOCATION Rd ae Summnvlaw 1 I. INTRODUCTION This traffic impact study addresses the capacity, geometric, and control require- ments associated with the proposed Lemay Towne Center at Lemay Avenue and Mulberry Street in the City of Fort Collins, Colorado. The site location is shown in Figure 1. Site Location The site is located on the side of Lemay Avenue and the west side of Mulberry Street. The study area to be examined in this traffic impact analysis encompasses the following intersections: Lemay Avenue and Mulberry Street, Mulberry Street and Link Lane, Lemay Avenue and Lincoln Avenue, Lemay Avenue and Riverside Avenue, and the proposed access drives from Lemay Avenue, Mulberry Street, and Lincoln Avenue. Existing and Proposed Land Uses The land for this development is currently vacant. The proposed project would include the following uses: a 200,000-square-foot discount superstore, a 110,000-square-foot home improvement center, 37,000 square feet of retail, 26,000 square feet of restaurant, and 162 multi -family dwelling units. Site Access ^ The proposed site plan provides several access drives to serve the project site. Il A three-quarter access (no left turns out) is proposed on Mulberry Street. Four access drives are proposed on Lemay Avenue. The southern access would be restricted to right turns only. The other three access drives would accommodate full turning movements. Two access drives are proposed for Lincoln Avenue, both full -movement. In addition, 12th Street will be constructed as part of this development. 12th Street will connect Lincoln Avenue with Magnolia Street. Four points of access will be designed for 12th Street. 3 EXECUTIVE SUMMARY The purpose of this study is to assess the traffic impacts of constructing Lemay Towne Center at South Lemay Avenue and Mulberry Street (Colorado State Highway 14) in the City of Fort Collins, Colorado. The site would receive access from proposed driveways onto South Lemay Avenue, Mulberry Street, Lincoln Avenue, and the proposed 12th Street which would be constructed with this project and connect to Lincoln Avenue. Based on the analysis contained in this report, the existing roadway system can 1 accommodate the increased traffic generated by this site immediately following construction, with the construction of a double westbound left -turn lane at the intersection of Lemay Avenue and Mulberry Street. To accommodate the increased background traffic by the Year 2015, dual northbound and eastbound left -turn lanes will be required at the intersection of Y Lemay Avenue and Riverside Avenue. To accommodate Year 2015 total traffic including site -generated trips, the following improvements will need to be implemented at the intersection of Lemay Avenue and Mulberry Avenue: two through lanes of travel on northbound Lemay, and an exclusive southbound right -turn lane. With these improvements, the traffic generated by the development at Lemay Towne Center can be adequately accommodated. 2 LEMAY TOWNE CENTER LEMAY AVENUE AND MULBERRY STREET FORT COLLINS, COLORADO TRAFFIC IMPACT STUDY December, 1996 Prepared for: CLC, Inc. 8480 East Orchard Road, Suite 2000 Englewood, Colorado 80111 Prepared by: Krager and Associates, Inc. 1390 Stuart Street Carriage House Denver, Colorado 80204 (303) 446-2626 5611emaytc. wps JAN-23-97 07:25 AM RED`4RUM-FT.COLLINS 9702215480 P. 01 HOWA" G. COOPERSMITH 1205 Steeplechase Court CYNTHIA M. V. COOPERSMITH January 22, 1997 Mr Ted Shepard Current Planning City of Fort Collins Fax # 224-6111 Dear Ted, Fort Collins, CO 80524 ph. (970) 221-0645 Please consider our comments regarding the proposed Walmart Superstore and apartments at North Lemay and East Lincoln Streets. Unfortunately we are unable to attend the Public Input Meeting. We are both long time city residents and live and work within 1 I2 miles of the proposed site. 1) North Lemay cannot handle the type of traffic (local, cross town, outlying rural areas, even SE Wyoming) that a development like this will create. Upgrading the local stretch of road will not compensate for the already over stressed condition of North Lemay. East Lincoln is no better. 2) North Lemay is already hampered by increased development in the city's NE quadrant, both in the city and the county. 3) North Lemay has severe traffic problems with poor side road access, closely spaced and poorly timed traffic lights, and a horrible railroad crossing at Vine Street. 1 4) North Leni ay travels through the residential neighborhoods of Andersonville and Alta Vista, with cars close enough to hear conversations in the homes of residents. 5) Mayor Azari at a City Council meeting strongly instructed city staff to investigate making good on the promise to the residents of Andersonville/Alta Vista to build a bypass of Lemay when Lemay was connected/extended through the area years ago. This is not the location for a development such as a Walmart Superstore plus additional high density housing. Let's find a compatible development that will not worsen already degraded transit in this problematic area. We strongly oppose the proposed development. Thank you for considering our views. Sittcerely��- Howard Coopersmith Cindy Coo smith 1 now part of Lemay plan By ROBERT BAUN 9-2 9 7 - The Cotoradoan - Long -simmering plans for a re- gional shopping center in north- east Fort Collins have taken on a new shape, according to docu- ments filed with the city planning office. 9: , The Lemay Town Center — to be anchored by a 200,000-square- foot Wal-Mart Supercenter — also includes a proposal for 162 7 7'' apartment units. MULH;A5Y ST " As planned, the center would Site fill a 51-acre corn field off North of proposed Lemay Avenue, between Mul- LemaY Town Ceet@1 berry Street and Lincoln Avenue. 'W' - In addition to Wal-Mart and Cotorado+ln .staff the apartments, the center would tended as "affordable housing." consist of a 110,000-square foot Goldberg also wants to offer a home improvement store, and portion of his land to the city for restaurant and 37,000 square feet use as a public recreation facility. of space for small retail stores. Alma Rodriguez, a resident of the Plans outlined in late 1995 Andersonville-San Cristo neigh - mentioned 420,000 square feet of borhood north of the Lemay Town retail space, but not housing. Center site, likes the prospect of "That's new," said Ted Shepard, having jobs and shopping close city planner assigned to the by. But traffic from the apart - project. "That's one of the reasons ments could be too much. we're -having a second r,;;;hbor- "We, hs.ve enough traMb` ing hood meeting. 1 The retouched were, througl. here as it is," she said. "Part plans sub- of me says it's good to have mitted to the city last week. something up in this area, but Psi Neighbors will get a chance to re- not sure we need the housing." view them from 7 to 9 p.m. Jan. A traffic study on the project es- 23 at the city streets facility, 625 timates 17,957 daily auto trips N. Lemay Ave. would be generated by the Lemay The neighborhood meeting Town Center, of which 1,068 would be followed by a hearing would come from the apartments. before the Planning and Zoning The two large stores in Lemay Board, possibly in late February. Town Center are expected to em- The apartments are planned . ploy up to 750, and the smaller for nine acres at the north end of stores up to 400, Goldberg said. In the Lemay Town Center property. Goldberg's letter, he said he hopes In a letter to the planning de- to start construction this summer, partment, developer Mark Gold- with completion planned for April berg said the apartments are in- 1998. 52. In reference to the flood plain, if you bring in fill dirt, how does that effect the flood plain? I'm concerned about the homes to the north. A. Actually the Poudre River spills to the east across the golf course, not to the north. 53. Are they going to raise Lemay? A. We are aware of the City's plan to raise Lemay to increase flood protection for the properties to the east. We haven't has time to respond so we don't know yet. 54. What about the impact on Supermarket Liquors? A. At this time, we are planning on extending the frontage to serve our property. Access to the liquor store would stay the same. The access to Mulberry may be modified but would have to be approved by the CDOT. We do not want to use the frontage road as the main truck route. z 44. We don't have a council person for our area. How much of a voice do we have? This is frustrating for us on the north end with County subdivisions next to the City. Does this meet the Big Box "rule" with all the parking in the front of the store? What about access? A. Our proposed site plan will show customer access to Wal-Martbn three sides so we will provide multiple entries. There will be a service entrance on the fourth side. We are showing most of the parking in front and may need to seek a variance from the requirement regarding parking distribution. 45. Would it make more sense to have truck service from the east rather than on the north? It seems as if it would be safer and quieter for the multi -family residents to shift the service and truck docks to the east. A. There will be buffering between the truck dock and the residential area. We anticipate the delivery route to be Lincoln Avenue. 46. Where will you go with the sanitary sewer? A. Sanitary sewer is available in Lemay. 47. I'm in favor of this project. I also have a small business at the area of Lincoln and Commerce. This would be a great asset to me. I thinks this area needs it. 48. I have a small business on Lemay. I believe the project it will bring more business to us. I'm concerned, however, for the left turn movements onto Lemay. Left turns will be difficult without the protection of a traffic signal. A. This is a good comment. Full turning access on Lemay will probably be restricted to the signalized intersection with Magnolia. Other intersections may be restricted. These restrictions will be refined as the planning process continues. 49. I am in favor of the project. It is big, but we're fortunate to be able to look at the entire 50 acres at one time and have it all laid out for us rather than a piecemeal approach. 50. Does the traffic study include delivery trucks? A. Only in a generic sense. The numbers come from a national survey for large retail. 51.. You hope delivery trucks use Lincoln? Wouldn't they use Lemay? A. The truck routes have not been refined at this stage. We expect to work out a defined truck route that will be used rather than each trucker deciding his own route. FA 39. Will this project contribute to the bypass over Vine? A. Response from City: The Lemay overpass will likely be built as capital project and funded through taxes, not through impact fees on developers. This is because it is seen as a community - wide improvement and not an improvement tied to any one project. We can still require developers to improve their frontage and dedicate their "local street" share of the public right-of-way as we would any other development. But, any right-of-way needed that is beyond the normal scope of development would have to be purchased. Keep in mind the Lemay Overpass is not part of the Building Community Choices capital program. 40. Are you anticipating any significant traffic from Wyoming? A. As you know, Fort Collins does serve as a retail hub for the region. We hope to benefit from that, yes. 41. I live 2 miles north, and I enjoy the quality of life I have and don't want to see that lost. The fact is, land is approved for development in areas in the north part of town. I don't like having to spend a''/z day of shopping by going to the south part of town.. Ldon't think this will harm Old Town. This area needs this development. If we don't provide this on the north side everyone will have to go south. We could use a Wal-Mart or a Target on this side of town. The project would be improved by creating a community center with pedestrians and bike access. Also, a theater would be good. Right now if we want to see a movie, it's a day trip! 42. Since the Lemay Overpass did not make the cut on Building Community Choices, is there a way to speed the funding process up? A. Response from City: I'm afraid at this point that it would be a long shot to find funding but I also do not want to discourage you from trying. Funding capital projects is done through a competitive process with other projects. Keep in mind that the Lemay Overpass is competing with a new branch library and second sheet of ice at Epic as well as other road widening projects. Funding a project that is not on Building Community Choices would essentially become a political process and you are encouraged to contact members of City Council. Response from Citizen: Realistically, funding the bypass is not going to happen until the next round of capital projects after Building Community Choices. The only possibility is if Council can find money from another account or if there is savings left over from another expenditure. So, do not expect a bypass to be funded for at least seven to eight years. After that, it needs to be designed and built. 43. We did have a need for retail on the north end as can be seen by the success of Albertson's on North College. I have a problem with size of the proposed project. A neighborhood sized shopping center would be nice here. 7 32. I keep coming back to the fact that, as much as you are willing to do, the project is still too much for this site. I think that all impacts of development such as street improvements, turn lanes, signals, and storm drainage improvements should be paid for by the developer. Not one external impact should be borne by the taxpayers. Unfortunately, the City has not done a very good job of making developers pay for these impacts and the taxpayers end up footing part of bill. This is especially irritating since, in my opinion, the community does not need another retail shopping center. If you need to generate $300 to $350 in sales per square foot of store, then you are looking at 60 to 70 million dollars in annual gross sales. This is staggering. Our market region cannot generate these figures. The market is simply not there. Since we don't need it, we should not have to pay for any of its impacts. I would be happier if the project were smaller in size with smaller stores. The size is inappropriate for the property. 33. Will the Magnolia extension go all the way to Link? Who pays for the unimproved portion between Link and shopping center's eastern property line? A. Magnolia will be extended to 12th Street. Response from City: This is a good question. The unimproved -portion of -Magnolia provides a convenient connection over to Link Lane which is already dedicated as public right-of-way. This improvement will have to be analyzed to see who participates in the cost and to what share. 34. This area of town is not used to large parking lots. Are you going to add lots of landscaping and break up the parking lot? A. Yes, the parking lot will be setback from Lemay by landscaping. This area will feature a berm to help screen the cars. We hope to break up the parking lot with landscape islands. There will be crosswalks featuring textured concrete. There will be areas with benches. 35. What are the plans for the existing Wal-Mart? A. It will remain the Wal-Mart it is today. 36. That's a different answer than from a year ago. 37. The intersection of Lincoln and Lemay is near three projects under different stages in the planning process. Does the city coordinate the work and required improvements with all of these projects? A. Yes, the City requires each traffic study to include the anticipated impacts of all the projects that are currently under review. 38. Keep in mind that the Summitview /'Timberline extension will take some of the traffic from Lemay. rel 25. I'm concerned about stormwater run-off pre-treatment. The large parking lot will create a water quality problem and potential pollution problems for the Poudre River. Are you willing to do stormwater run-off pre-treatment? A. Yes, we will investigate treating the stormwater runoff before it leaves the site. 26. What about impacts on wildlife? The riparian area by the Poudre River is a valuable wildlife corridor. A. We do not think development of this site will interfere with the riparian area which is located on the other side of Mulberry. The storm drainage outlet pipe will have to be constructed in the riparian area but that will be a temporary disturbance. The site itself has been in agriculture as a cornfield for many years. 27. Where is the stormwater outfall? A. The stormwater detention pond is located in the southwest corner of the site. From there, storm flows will be directed into a pipe that goes south under Mulberry, where the ultimate outfall is the Poudre River. 28. The City has a planned but unfunded capital project to raise Lemay Avenue to protect the properties to the east from the Poudre River floodplain. Are you going to participate in this project? A. We have become aware of this project only within the last week and we'll have to analyze the costs before we can respond. 29. With a project of this size, how much water will be dumped into the Poudre River? A. The City requires that the volume of stormflows released from the site do not exceed the historic runoff. These released flows, however, will be longer in duration at a greater rate of speed than historic flows so the runoff discharged will be of a different character. 30. What kind of a grade elevation will there be when the project is done? A. We need to raise the grade 3 to 4 feet approximately to the elevation of Lincoln at the Lemay intersection. 31. Who are the other tenants besides Wal-Mart? A. Keep in mind that Wal-Mart has not signed up for the deal yet. We are talking to other retailers now, in such categories as fashion and home improvement. We will start marketing more aggressively at such time as land use approvals are obtained. 5 17. Have you done any study on what improvements would be required for Lincoln? A. I will need to wait and talk with Eric Bracke (City Traffic Engineer) about this Until we get a chance to sit and talk, I won't have a definite answer. 18. What about the existing frontage road to Mulberry? A. Access on Mulberry is governed by the Colorado Department of Transportation. An access permit will be required. 19. Isn't the intersection of Mulberry/Lemay close to level of service "D" now? A. Response from City: Yes, the intersection needs westbound double left turn lanes to keep it at level of service"D". 20. You talked about access to the Poudre Trail. How will that be done safely? A. The trail has a segment that comes up to this intersection of Mulberry/Lemay. Trail users will have to use the signalized crossing in order to cross safely. 21. From the trail, then what? A. We are providing an eight foot wide detached sidewalk along Lemay and a connection into the center. We would hope the people on the trail use our project. We are providing trail head parking in the southwest corner of our project. We also hope to attract a bike shops and provide an outdoor bike rest area with drinking fountain and perhaps an air station. 22. Are you making accommodations to support the city transit system? A. We will provide whatever is necessary to accommodate Transfort. 23. Are ice cream stores classified as "auto related"? A. Response from City: A Regional/Community shopping center is expected to have a variety of retail and services. An ice cream store would obviously fit into a shopping center like this. 24. Will there be a gas station? A. Response from City: While gas stations are generally an acceptable use in shopping center, they are not allowed in a floodplain. Since a portion of this project lies within a floodplain, a portion of the site could not feature a gas station. 4 9. How will you deal with the railroad traffic? A. The at -grade railroad crossing at Lemay will continue to be a problem for north -south traffic. We have no mitigation plan for the railroad crossing. 10. Are you looking at the impact on Lincoln? A. Yes, the traffic study does include Lincoln. 11. Do you take air quality into consideration with the traffic study? A. Air quality is not included with a basic traffic study. 12. Without downtown Fort Collins, Fort Collins doesn't have much identity. What will happen to the stores downtown with this shopping center? Will downtown merchants suffer? A. In our opinion, we think Old Town will benefit from.our project and ours from theirs. 13. In reference to the multi -housing, what are the trips generated from that? A. There would be about 1,100 trips per day generated from the 170 apartments. Keep in mind that the trip generation rate for multi -family is less than for single family. 14. If the apartments are targeted as affordable housing, then there will be lots of single parents with kids. Are we in the Fort Collins High School boundaries? Will this project cause overcrowding at the schools? A. I'm not sure if they'd go to FCHS. The new high school was built for 1800 students and they are not at that capacity now so there may not be an overcrowding issue. I do have traffic numbers for low income housing. 15. Are the trip generation rates for affordable housing different from market -rate apartments? A. There are different rates for different kinds of apartment projects. I could look up in the ITE Manual but I don't have those numbers at hand. 16. Within a 2 mile radius, there are plans for about 550 (plus or minus) homes, 241 mobile homes, 320 trailers at Summitview, and now affordable housing? How much more is this area expected to accept. I think this area is getting over -saturated. Is our area being "targeted." A. Response from City: There is no target area. No area of the City is exempt from an affordable housing project. For example, one affordable housing project was recently approved on West Swallow Road and one approved on J.F.K. Parkway south of Troutman. c 3. I would like for Mr. Goldberg to clarify "community" versus "regional" retail. A. Regional retail is usually 300,00 to 500,000 square feet or more whereas community retail would be about 150,000 square feet or so. 4. Do the developers contribute to the cost of the widening of Lemay? A. Response from City: Yes, as well as Mulberry and Lincoln. 5. How much do they contribute? What percent? A. Response from City: Street improvements are typically built with the development in accordance with the standards and classification of the Master Street Plan. At minimum, all development must improve their frontage along all public streets to the "local" street standard. Other improvements may include right -turn lanes and medians necessitated by the project. In addition, all development is assessed a Street Oversizing Fee based on type of land use (commercial versus residential) and based on the amount of land area being developed. This fee is payable to the City at the time of building permit issuance. This fee goes into the Street Oversizing Fund which pays to widen the streets beyond the "local" street standard to the "arterial" standard. 6. I'm assuming that the heart of this project is Wal-Mart. What will the size be? And the traffic generated? A. Your assumption is correct. Although we have not signed anything yet, we are negotiating with Wal-Mart as the anchor tenant. They are interested in building a 200,000 square feet superstore that would combine a grocery store with general merchandise. We anticipate that the other large tenant will be a home improvement store. According to our traffic study, a 200,000 square foot store would generate approximately 9,400 •vehicle trips per day. This number assumes that not all of these trips are new trips but are captured trips that are already using the roadways. 7. What is the traffic on Lemay now? A. It's about 13,000 to 14,000 vehicles per day now. 8. There is a fundamental problem with this proposal. It is too large. No amount of street widening or other traffic mitigation will alter the fact that there will be more traffic congestion in this area. Just look at all the congestion on South College where there are a total of six lanes, and, in some cases, double left -turn lanes. A retail development of this size cannot be mitigated. A. To balance that perspective, there are presently a number of trips being made from the north end of Fort Collins to the South College/Harmony Road area that could be captured by a shopping center at this location. This center will help reduce trips made south. 2 NEIGHBORHOOD MEETING MINUTES PROJECT: Mulberry and Lemay Crossings. O.D.P. DATE: January 23, 1997 APPLICANT: Mark Goldberg, Goldberg Properties CONSULTANT: Kurt Prinslow, CLC Kathleen Krager, Krager and Associates STAFF: Ted Shepard, Senior Planner The meeting began with a review of the project including adding 8.5 acres of multi -family on the northern portion along Lincoln Avenue. The -site is 50 acres in size and would feature two large retail establishments and other support retail and restaurants. There is a pad available for a parks and recreation user. The project has been submitted for an Overall Development Plan and will be considered by the P & Z Board on March loth. The apartment project would be developed separately from the commercial project. The apartment developer is W. Brisben Company and the project would be called `Buffalo Run' and include 170 dwelling units in a mix of two and three-story buildings. The project would include an onsite manager, clubhouse, pool and tot lot. The exterior would be a combination of brick and wood. The street layout would allow for a connection over to Link Lane via Magnolia Street. (Unless otherwise noted, all responses are from the developer and consulting team.) QUESTIONS, CONCERNS, COMMENTS 1. How many traffic lanes will there be on Lemay? A. We have done some preliminary traffic analysis in conjunction with the O.D.P. Lemay will be an arterial and have five lanes. There will be 2 lanes each way with left turn lanes at the intersections. 2. How far will 12th Street be extended? A. At this stage, we are showing 12th Street to connect to Lincoln but it does not go all the way south to Mulberry. 1 will offer the appropriate amount of security for Fort Collins. This will be privately funded by Wal-Mart, not by the police department. 61. With two stores, if one store does not do well, which one will you decide to close? A. Wal-Mart generally does not close stores. In 34 years, only 22 Wal-Marts have closed and most of those relocate in the same town or are rebuilt. Most closings are due to the store being too small and the need to build a bigger store. As long as the population continues to support Wal-Mart, we will provide stores in the market area. 62. So Wal-Mart has never closed a store based on a declining market? A. Not that we know of. CITY RESPONSE: Recent articles in the New York Times described several store closings in northeast Oklahoma. These stores were not rebuilt in the same town but new Super Wal-Marts were built in larger towns further away. 63. What is the lighting plan for the parking lot? A. To be honest with you, we are not that far into the design. 64. 1 suggest that you work closely with the City and the neighborhood on lighting. The lighting at PACE Warehouse (now Sam's) was reduced due to a cooperative effort by the developer to bring lighting down to lower levels. A. We intend to work cooperatively. One thing is different here in that there is no immediate nearby residential neighborhood. The location is unique in that respect. 65. What is the size of the anchors in Harmony Market? CITY RESPONSE: Steele's is 50,000 square feet, Builders Square is 130,000 square feet, and Sam's is 100,000 square feet. The center was designed with a lot of public input. The site is also about 50 acres in size. 10 55. The Wal-Mart is an enormous store. In the retail business, you must estimate the gross sales on a square foot basis. Based on 188,000 to 200,000 square feet of floor area, is there enough retail trade in northern Colorado to support this amount of new square footage? I suspect not. Sales will come at the expense of other retailers in the area. The economic pie is not getting so large as to support this amount of new retail. The pie will just get sliced thinner and thinner. With predatory pricing, Wal-Mart will drive out existing retailers. A. Wal-Mart likes the northern Colorado market. There are positive demographics in terms of population and income. We think the market can support this amount of square footage. 56. Have you considered starting over with a new site plan and wipe slate clean? A. We will not consider wiping the slate clean. As mentioned before, we think there are some workable concepts that meet the needs of both the retailers and the City. 57. You will not consider a plan "B" design for the neighborhood to look at? A. We are past Plan "B'' we are about on plan "M" now. 58. What are the "gazebo -looking" things? A. These are called "turn-arounds" or "round-abouts" and are used as traffic calming devices. Vail put one at the main entrance to the village just off the interstate. Boulder has installed several in neighborhoods near the Pearl Street Mall. Back east, these are called "rotaries." 59. Will the City consider inviting any of the consultants retained for City Plan to help us review this proposal? These nationally prominent consultants could assist our review efforts since they are already under contract. This shopping center should be designed to meet the new concepts of promoting alternative modes of transportation and pedestrian amenities. CITY RESPONSE: Our first layer of review is to rely on the Big Box Standards and Guidelines which was prepared with the assistance of a professional consulting firm. We are not sure whether site plan review for a proposed shopping center is part of the existing consulting contract with the City Plan consulting team. This is a good question. 60. In reference to the Super Wal-Mart in Kansas, that store employs about 5 to 8 security officers. Will this store have the same thing? A. We have stores in different parts of the country that have varying degrees of security needs. Urban areas tend to have greater security needs. Wal-Mart 0 A. We agree that the center will act as a trip generator, however, a percentage of trips will be "pass -by" traffic that is already on the street system that will be captured by the center. 48. How many employees will Wal-Mart employ? A. For a Super Wal-Mart, there will be about 325 to 450 employees. 49. How many employees will be hired locally and will there be more full-time as opposed to part-time? A. This store will have 7 to 8 managers. We estimate that about 96% of the employees are hired within the community. Of these about 65-70% are part- time. 50. Will the wages match the local cost of living standard so these employees can afford decent housing? A. Yes, Wal-Mart uses a geographic area index for setting wages so that the wages match the cost of living. 51. The traffic on Lemay and Mulberry will be unbearable. Keep in mind that there are other projects being planned for the northeast. The Dry Creek Annexation, east of the Downtown Airpark, will be a new housing project that will add traffic to the area. Waterglen out on East Vine is a large residential project. Also, there is a proposed housing project on the west side of Lemay, just north of Alta Vista, that is being held up due to floodplain issues. This shopping center is not the only proposed development in this area. 52. 1 think this is a good project but the traffic on Lemay must be addressed. 53. Is this the best layout for this plan? I'm concerned that the plan does not meet the Big Box Standards and Guidelines. A. This plan represents the best that we can do given the parameters of what retailers need to do business. We recognize that there is a design challenge in matching the needs of retailers and meeting the City's guidelines. There are many good things about the Big Box guidelines that we can implement but there are a few elements that may not be workable. We think a healthy compromise can be worked out. 54. 1 represent the families who have owned the property since 1930. We could have sold it years ago to look like Link Lane. But we waited for a quality development and we're very fortunate to have this application here before us tonight. 40. What about the Lemay Avenue bypass? CITY RESPONSE: The LemayAvenue Bypass remains an unfunded capital improvement project. It was not selected to be funded out Choices '95 capital funding. It remains part of the City's Master Street Plan. We are working with property owners to obtain the necessary right-of-way as their properties come in for development. 41. In that regard, is the plan to extend Lemay straight rather than have it curve to the east north of Lincoln? CITY RESPONSE: No, the plan remains to curve the alignment to the east, around Andersonville and San Cristo, only after the intersection with Lincoln, not south of Lincoln. 42. The frontage road is barricaded. What are you doing with that mess? A. It will be torn out and covered over. 43. Will a traffic study be done for Saturday at noon? A. We will check with the Transportation Department regarding this analysis. 44. Isn't that when there's the most traffic? A. Usually the worst condition is the afternoon rush hour during the work week. We are learning, however, that there is an additional weekend peak on Saturdays that may bear further analysis. 45. Have you made any studies of improvements on Lincoln? A. Standard street improvements will be required along Lincoln, which is classified as an arterial street. 46. I'm not against retail on the north end. Since a north side location may reduce the number of trips to South College Avenue, the new shopping center may cut down on vehicle miles traveled. A. It is our opinion that trips from the north with South College as a destination may be captured by this center. 47. With regard to the previous comment, lets not kid ourselves that this shopping center will in any way relieve our traffic congestion problem in our City. This shopping center is so massive that it will be a significant trip generator since the anchor tenants will be considered destination uses. To suggest that this center will help our traffic situation is ridiculous. 33. What is in phase one? What is the time line? A. Wal-Mart is phase one. Tentatively, we would hope to build in 1997 for opening in early 1998. Other phases will depend on the market. 34. On the pad sites, will you have architectural control? A. We will have architectural control, but retailers will have to have an identity. 35. Do you have architectural control over Wal-Mart? A. Yes to a certain degree. We want to make the architectural character similar to Old Town with the period look. They are buying into it. It won't be a Wal-Mart like in Greeley. 36. 1 don't object to having retail on the north end of town, but can we push it out towards 1-25? A. The present location is more convenient to you. The north end is not serviced like the south end. Pushing it out to 1-25 will not solve the traffic issues. Being at the intersection of two arterials, with additional access via Lincoln, has benefits that would not be achieved out by 1-25. 37. Does the widening of Lemay to 4 lanes fit into the city's master street plan? Who pays for the one-half mile of street widening? CITY RESPONSE: Yes, Lemay is classified as an arterial street with four lanes of traffic with the continuous center left turn lane or median with left -turn lanes at the intersections. The developer is responsible for paying for the "local street portion" of the arterial cross- section. This includes sidewalk, curb, gutter, and one travel lane. The developer also pays for any necessary auxiliary lanes such as deceleration or acceleration lanes. The City pays for the balance of the cross-section out of the Street Oversizing Fund. This is a special fund that earmarks development fees for transportation improvements on a city-wide basis. All new development in Fort Collins pays a Street Oversizing Fee at the time of building permit based on the intensity of land use. For example, the Street Oversizing Fee for retail is $14,005 per acre. 38. There's a partial access road on the south property line. Does it extend to Lemay? A. This is the frontage road along Mulberry that connects to Link Lane. This street will be extended to directly tie into the site. It will not tie into Lemay. 39. When will the traffic impact analysis be done? A. The traffic study must be included in the submittal documents for a Preliminary P.U.D. — 6 25. Are you doing a market study to determine the impact on existing retailers and the traffic they will lose? A. No, we feel the project will be a benefit to the north side of Fort Collins. 26. 1 feel positive about the project. I live on the north end of town. I have to either fight College Avenue traffic or go out to 1-25 and then fight the traffic on Harmony Road. This is the first major development on this end of town. It makes more sense. Wal- Mart is a favorite place for travelers and people in the older age bracket. Wal-Mart employs senior citizens which is good. 27. Money takes care of most things. Why not have a bus or old street car that goes from one end of the center to the other? A. That's a good idea. 28. 1 haven't heard anything about bike paths and the Poudre River Trail. You should incorporate a bike path and parking lot that ties into the Trail. Also, I thought Wal- Mart was going in with Albertsons up on North College and Willox Lane. What's the rationalization of having two new shopping centers on the north side? A. We agree we should take advantage of the Poudre River Trail. As to Wal- Mart going in with Albertsons, this was never seriously considered. That location didn't work dynamically for Wal-Mart primarily due to lack of a cross arterial with sufficient volume. Willox Lane is not a heavy enough arterial to justify a Wal-Mart location. 29. Is it correct that this is a regional shopping center? Also, what is a regional shopping center? CITY RESPONSE: The City classifies commercial shopping centers into four categories. A regional shopping center is the largest category and is expected to draw customers from the neighborhood, the community, as well as the broader region that lies outside the City. The Foothills Fashion Mall is an example of a regional shopping center. 30. The mall is a regional shopping center that has served us well. Now its time for another regional center 31. 1 agree, I think we need this. 32. This is not the only choice we have. We don't have to accept this center as proposed. We want to make our community unique, not just another city with, the same looking shopping centers as in other towns. We have this choice. We have the power to tell this developer that we want it to look different. This center must pay its own way and its design must become an asset, not a liability to our community. -- 5 18. The site is not that far from downtown Fort Collins and the Old Town district. The plan, however, looks like a warehouse district. You should consider adapting more of an `old town" appeal. A. The architecture will include pedestrian amenities such as overhangs. The center, however, will not try to replicate old town. We will borrow other ideas from Old Town. We hope you find the architecture appealing. 19. A building that has blank walls 400-500 feet long will not look appealing. 20. Is the intention to make it look like what's on Link Lane? A. No, Link Lane is characterized by "Butler" steel buildings. Our design will try to capture a more historic look like the old train depot next to Washington's on LaPorte Avenue. 21. I'm concerned about Wal-Mart as a corporate citizen. Have you looked at any other anchors besides Wal-Mart? A. We have looked at others. 22. Why does Wal-Mart think they meed another store? A. The Wal-Mart that exists is overloaded and is not able to handle customer demand. There is too much traffic for the space. That store is very crowded and its aisles are stuffed. It's doing well but expansion opportunities are limited. 23. Are the lots in front of the site for sale? A. Yes, all pad sites are for sale to individual users. 24. This will just be like another Harmony Market. I think it's ugly! It's a long stretch of retail. I don't like it and I don't think we need it. It's not the Big Box plan. I recently attended a neighborhood meeting for the redevelopment of the Pioneer Mobile Home site. That plan attempted to provide much more for the pedestrian. Your plan does not provide pedestrian amenities. There is no way I will walk with my three kids around this center. I will drive from one end to the other. Would you ever consider going back to the drawing board and cut down the amount of square feet? A. The concept is that you would walk around the area devoted to uses needed on a daily basis but you would likely drive to Wal-Mart. 4 11. How will you handle the service to the store with truck traffic? A. The trucks will unload along the back side (east) of the stores. It is totally separate from parking lot circulation. 12. What marketing has been done to show that we need 188,000 square feet of additional retail? This seems like an excessive size given our market. A. We have done a demographic and market analysis of the region. Most of the retail growth in Fort Collins has been along South College and East Harmony Road. We think there is a market for general merchandise retail on the north side. 13. Will the traffic be allowed to take direct access onto Mulberry? A. Yes, directly onto Mulberry. The exit is right turn only. Left turn exits to go eastbound on Mulberry will not be allowed. The frontage road may be re- designed slightly and this will be reviewed by both the City and the Colorado Department of Transportation (CDOT). 14. What are the plans for treating the stormwater runoff from this massive parking lot? With oil, anti -freeze, etc. dripping onto the pavement, and with the proximity of the Poudre River, what will be done to protect the water quality of the Poudre River? A. Stormwater will be routed to a detention pond where it will be stored and released at a controlled rate. This detention pond will be grass. This grass - lined pond will help filter out the contaminants. 15. Are you sure a grass -lined pond will be sufficient given the massive amount of paved area? Will additional treatment techniques be necessary? Everything possible should be done so that contaminants do not find their way into the Poudre River. A. We will work with the City's Stormwater Utility to address this issue. 16. What materials will the buildings be built with? A. There will be a mix of materials. For example, brick, masonry, block, but not painted block. 17. What is the plan. for the old Wal-Mart? Will it be closed? A. It will continue to operate. 3 A. That is correct. The plan does not meet each and every standard at this stage. We hope to meet the spirit of the standards and guidelines and enhance the plan in other areas to compensate. 5. What is the traffic plan? Lemay is already a mess. A. We haven't done a full traffic analysis yet. A traffic impact study will be done at the key intersections: Vine/Lemay, Lincoln/Lemay, Mulberry/Lemay, Riverside/Lemay, and Mulberry/Link. Also each access point to the center will be analyzed. We'll focus on a.m. and p.m. peak during the week and the Saturday noon peak. 6. When I sit at the signal at Mulberry/Lemay now I have to wait for like 10 minutes. This project will only make matters worse. A. The intersection at Mulberry/Lemay will be improved to allow four lanes for the north segment of Lemay. Also, right turn lanes may be provided which increases the efficiency of the intersection. The actual design and cross - sections have not been finalized yet. 7. Do you have a prediction for how many additional traffic signals will be needed on Lemay? A. We know for sure there will be a new signal at Lemay/Magnolia since this will be a primary access to the center. Other locations may be considered depending on the results of the traffic study. 8. Is there more traffic on Mulberry or on South Lemay? A. There is more traffic on Mulberry. 9. Will the entrance and exit be on Lemay or Mulberry? A. There will be access points on both. The Mulberry access point may be limited in that left turns in and out may not be allowed. This is known as a "right-in/right-out" intersection. The Lemay/Magnolia intersection will be prioritized since it will be signalized and feature full turning movements. The plan is that Magnolia will go through to Link Lane as a public street. 10. What about Timberline? When it goes all the way through to Mulberry, will that be factored into the traffic impact analysis? A. This is a good question. The Transportation Department will look at the background condition both with and without the Timberline extension. 2 PROJECT: Wal-Mart Center at Mulberry and Lemay DATE: December 7, 1995 APPLICANT: Mark Goldberg, Goldberg Property Associates CONSULTANT: Steve Wilson, CLC, Associates Ruth Clear, Krager and Associates STAFF: Ted Shepard, Senior Planner The meeting began with a description of the proposed project. The site is 50 acres in size located at the northeast corner of Mulberry and Lemay. The site is bounded by Mulberry, Lemay, and Lincoln. The eastern boundary borders an existing industrial park, part of which is located in unincorporated Larimer County. The proposed land use is a regional shopping center featuring Wal-Mart as a the anchor tenant with approximately 188,000 to 200,000 square feet. Total retail square footage, including Wal-Mart is approximately 404,400 square feet. (Unless otherwise noted, all responses are from the applicant and the consulting team.) QUESTIONS, CONCERNS, COMMENTS 1. What is the distance from the north end to the south end? (Lincoln- Mulberry) A. It's about a %Z mile. 2. Are you encouraging pedestrian traffic? Do you expect people to walk with bags all the way from one end to the other if they need to shop at both ends? A. When we design this, we're going to have different concepts within the center. Places like cleaners and other "daily trips" will be on the outer edge. Destination oriented tenants, like Wal-Mart and Bed Bath and Beyond, will be placed on the interior. By clustering "daily trips" it is our hope that customers will walk among the various tenants but we do not expect customers to walk one-half of a mile. 3. 1 want the convenience of being able to get all my shopping done in one day in one . place. This. project will be convenient for the north side of Fort Collins. 4. The big box standards and guidelines require no more than 50% of the parking between the building and Lemay. It looks to me like the plan doesn't meet the standard. 1 -cal- (�2�L�>ra ,�u 5aq o-a a, you, t 6 VL - -- -lei/ �Ae- _ c VC h - At & c s7 o s y Isar - �2a L - s-r a-K-d- -_ ?),a -5z Y '3c,T,2� MAR 11 RECD CL ------- - --- - - - - -- -� - - 0- Gam.----- N March 10, 1997 MNR 10 0% ""'vM■ City of Fort Collins ARCHITECTURE Planning and Zoning Board Fort Collins, CO 80521 Ms. Gwen Bell, Chair: Supermarket Liquors Inc. has been owned by my brother Steve and I for the past 20 years, and we have been very fortunate to be in such an outstanding location. For many years we have anxiously looked forward to the prospect of retail development on the vacant land west of us. Mr. Goldberg is proposing an exciting retail project on this property. We are in support of this project and feel this development would be a great asset to Fort Collins. I personally reside in north Fort Collins and can attest to the lack of retailing services in this community. We also feel this development would make an excellent neighbor for Supermarket Liquors. We have some concerns regarding the access to our store from Mulberry Street. This is vital to our survival, and we feel confident we can find a logical solution that will be acceptable to all the parties involved including Mr. Goldberg, The State Highway Department, City Staff, and Supermarket Liquors. Thank you for having spent time reviewing this letter, and let me conclude by asking your support for Mr. Goldberg and this worthwhile project. Sincerely, I]-; Dave Joyce Vice President Supermarket Liquors Please distribute to Planning and Zoning Board 2120 South College Fort Collins, CO 80525 970-493-2393 r n '; { Y `�. 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I' 11.�3 r�.1.t�(�L.,l/ ` rJ ix n b �E U I r_ 1_� ► _ I Q D .:Ooc Mar. 5,1997 Dear Editor, The Super Wal-Mart, proposed for Lemay and Mulberry, first came to the public's attention at a neighborhood meeting over a year ago. Many in attendance at that meeting stated that they felt Fort Collins could do without another regional shopping center, anchored by a gigantic grocery/discount store. Recog- nizing that such development has been the fate of south Fort Collins, several citizens expressed their dismay at seeing the character of this community defined by the proliferation of dis- count stores and franchise restaurants. At this point in the discussion, the developer (Mark Gold- berg of Goldberg Properties, Denver) lost his composure, pointed his finger at those present and declared: "You are Wal-Mart." It was unfortunate that the Coloradoan did not report his state- ment because it represented the all too common attitude of many developers. Like other out-of-town and out-of-state developers, Mr. Goldberg professes to know what's best and most desirable for Fort Collins. Since Goldberg Properties deals exclusively in the development of Wal-Marts, his assessment of this city's needs may be somewhat tainted by the profits he stands to gain. Does the city need another Wal-Mart, this one a mega store in a regional shopping center? The 51.5 acre development (now called Mulberry Lemay Crossing) will provide mostly part-time jobs at low wages. As a regional center, it is intended to draw shoppers from some distance at the expense of additional traffic and air pollution. The proposed development is close enough to downtown that it would be a drain on the viability the downtown area has finally achieved. The plan to be considered by the Planning and Zoning Board the night of Mon., Mar 10, has been tempered somewhat with the inclusion of some eight and a half acres of residential, defined only a multi -family, not necessarily affordable housing. But this does not disguise the fact that this will be a Super Wal- Mart, "Big Box" development in a regional center. Other cities have just said "no" to Wal-Mart (such as Santa Cruz, CA) and are better off for having done so. Perhaps the Planning and Zoning Board and City Council will look to the logic of other cities where these mega store developments have been denied, and put the needs and desires of the community first. Sincerely, 4�.Cb. 0dtwo K.A. Wagner Fort Collins 0 take several changes of lights to get through the Lemay/Mulberry intersection as well as Lemay/Lincoln intersection. Just creating a 4 lane road on Lemay North of Mulberry is not a solution. It is easy to envision that when a train blocks Lemay at Vine the ensuing traffic jam will be extremely disruptive even south of Mulberry. Second is the impact of that volume of traffic in creating pollution, airborne, water and noise. The property is ad,joacent to the Poudre River. Runoff from the asphalt parking lot wN include a great deal of material that will be detrimental to the Poudre River and its wildlife. There is no question, automotive and diesel exhausts are heavier than air and tend to collect in low areas. What is the estimated impact on the river and the Poudre trail? Has an environmental impact study been completed? If so I would greatly appreciate having access to it. If not, one should be completed before the project is allowed to proceed. Further, I note in the document on the reverse of the Draft Zoning Map it specifically states that "Three new zoning districts are imposed for the Poudre River that will protect this flowing resource through the city." Yet, in spite of this noble sentiment the undeveloped ground both south and north of Lemay are designated C for "intensive commercial activity" instead of CCR tailored to the river arena. I think that very serious consideration should be given to modifying the Draft Zoning Proposal to include the current C area both north and south of Mulberry to CCR. I am not against development of the property in question. Assuredly it will not remain forever as a corn field. I think that the developers plan to include housing is good, but the idea of creating a Regional Shopping Center in that location to bring in residents of other communities that have easy access to 1-25 or State Route 14 is wrong for our community I urge you to deny this proposal and ask the developer to come forward with a more modest proposal in keeping with that location. In closing, in the discussion of Zoning districts defined with uses in the description of the City Plan it is stated that "The goal is to meet needs closer to home", this proposal does not meet that explicitly stated goal. Thankyou for your consideration. February 25, 1997 TO: Fort Collins, Planning Board c/o Ted Shepard, City Hallo FROM: Robert W. Phillips CJ w 2 Windjammer Cove Fort Collins, CO 80524 484-1888 SUBJECT: Proposed Development Mulberry and Lemay NE I had hoped that this matter would come before the Board last night and was disappointed when it was put off until March 10th as I will be out of town on that evening. I have a number of concerns regarding that proposed development. Before specifically detailing them I would comment briefly on the new Code and the Draft Zoning Map that were discussed at last nights meeting. In general I support the new approach although I have not had opportunity to attempt to peruse the entire planning document. It is obvious that a great deal of careful thought has gone into preparing the plan and the Draft Zoning Map. I would agree that such a major program should be widely disseminated and discussed by the local population before it is implemented in its final form. I strongly oppose the proposed Mulberry Lemay Northeast development as a major regional shopping center. There are several reasons for my concern and they are interrelated. First, according to the developer the new complex would generate about 18,000 daily car trips (Coloradoan news story). Has serious consideration been given to what that means? Cars traveling bumper to bumper take up a minimum of 20 feet. Accordingly 18,000 cars would equate to a single line of cars over 68 miles in length. That number does not include trucks to deliver salable goods, remove trash and keep the facility in repair. The impact that this would have on our current road system and developing transportation gridlock is immense. I live in the Northeast quadrant off of Lemay, in busy times it can Ted Shepard City of Fort Collins 300 Laporte Avenue Fort Collins, CO 80521 Dear Mr. Shepard: 642 Whedbee Street Fort Collins, Colorado 80524 17 February 1997 FEB 21 " &St983-4 I am writing regarding the proposed commercial development at Lemay and Mulberry. I can't believe that the city would allow the kind of unsightly development that dominates south Fort Collins to take hold in the north as well. Must we always bow to big out-of-town money —to developments proposed by corporate interests run by people who will not have to live near the offensive developments that they create? The City has demonstrated, in the care taken to preserve and enhance the downtown area, that it is capable of great things. Please don't let commercial blight occur so close to our pride and joy. Please keep such developments out of north Fort Collins. And if they must be in the north end of town, put them out near I-25, not a mere mile from the center of the downtown area. Sincerely, 1?/1 Thomas C. Brown cc: Gina Janett V Mr. Shepard December 20, 1996 Page 3 Estimates for employment in the large retailers would range between 600 land 750 employees. Smaller retailers would range from 200 to 400 employees. I look forward to working with the staff and the planning commission to make the Lemay Town Center a welcome addition to Fort Collins, that will add to the needs and objectives of the community. Very truly yours, Goldberg P operty Associates, Inc. i A. Goldberg President f-Awpdata\w \ftco1\shepard.d20 Mr. Shepard December 20, 1996 Page 2 are aware, there is very little residential development near the immediate boundaries of our project. More importantly, the affordable housing context of our housing component is something desired by the community at large. Adding to the sense of community and the development dynamics, it is our intention to make available to the City of Fort Collins land described as Area H to be used by the City as a recreational facility. The actual use of the land has yet to be determined, but we feel that there are many uses that will enhance the community at large, but will also make the Lemay Town Center a place for residential, retail, and community recreation. In our finite planning process, we will make a substantial buffered open space area between the hard architecture of building and parking lots and Lemay Avenue. Moreover, buffering the multi -family from the retail, while at the same time making an attractive entrance and pedestrian flow between the two uses will be incorporated into our plans. It is our intention to make a transportation link through our project to the future Magnolia Avenue and Twelfth Street on the eastern boundaries of our project. The Twelfth Street component, we feel will be an enhancement to the overall municipal transportation plan that will add a dynamic that will allow for future development to the properties along our eastern boundary. It is our intention to include in our design many features such as low -detailed lighting standards and patterned concrete, as well as signage and seating that will add to a more human scale development versus what is typically seen in large retail projects. Certainly, the many architectural and site planning objectives in large box retail guidelines are a focus that will be reached during our preliminary submittal. We feel that we will be able to meet most objectives set out in the guidelines. However, we also feel that in many cases we will do a better job of architectural and site planning design than has been set out in these and other guidelines. We are attentive to the preference survey and will have as our planning objective to meet the interpretation of what Fort Collins seeks in new development. We would intend to be under construction in late summer of 1997 with site and infrastructure work. The remaining schedule would be pursuant to the following: Site work Housing construction, Large commercial, Smaller retail, Site for recreation district Landscape/buffering grading/utilities 7/97 - 10/97 150 units 9/97 - 11/97 300,000 sq. ft. 10/97 - 4/98 77,500 sq. ft. 10/97 - 4/98 4/98 1/98 - 4/98 Brokerage GOLDBERG Management Development Property Assoc iatesi,ic Advisory December 20, 1996 Mr. Ted Shepard, Sr. Planner Fort Collins Planning Commission City of Fort Collins Planning Department 281 North College Avenue Fort Collins, CO 80522-0580 RE: Lemay Town Center Dear Ladies and Gentleman: The Lemay Town Center objective and mission are pursuant to the following. Our proposed mixed use development located at the northW corner of Lemay and Mulberry, is intended to bring to fruition a multitude of planning and market place objectives. Recent development of both retail and housing has taken place on the southern quadrant of Fort Collins. Our proposed project would offer these uses in the northern portion of the community, that have in our opinion, and in that of many community professionals been left unfulfilled. Mulberry is the main east -west entrance into the Community of Fort Collins connecting the traditional downtown, old town, Colorado State University, and the central/older portion of Fort Collins to Interstate 25. Lemay Avenue serves as the only reasonable north- south arterial on the eastern quadrant of the city. This cross -hair location is perfect for our intended large merchandise tenants, that have a regional market place focus. Our mixed use project will have many small retailers that would be described as boutique service merchants. Examples of these smaller retailers would be a bike store, a book store, other service tenants, and restaurants that would include bagels, coffee, etc. These smaller tenants will be ideally located, given the close proximity to Old Town and the central portion of the city, and very importantly the community north of Mulberry. Transportation routes will be shortened as a result of our project. Those Fort Collins residents who live in the north, and now shop in the south along Harmony and the southern reaches of College Avenue will find a very good retailing experience at the Lemay Town Center. I would suggest that the principle planning objective to cut down on the use of automobiles as a major mode of transportation will be met by our project. We are ideally located to serve Fort Collins residents that use the many bike routes along Lincoln, Lemay, and the Poudre River. As a part of our architectural and site planning design, we will emphasize easy access and architectural structures that identify with the use of the trails and bike routes. Our project will include an affordable housing component. This will be in the northern area of the 50 acre site. We feel bringing a residential component into this project meets with the overall planning principles of the homogenous development of retailing in proximity to residential. As you /V\ of Shopping Council ol5hoppMp Gnlero 1120 Lincoln Street • Suite 1101 • Denver, Colorado 80203-2136 • 303/759-8000 • FAX 303/863-0275 u _ L n I A B 1 MULTI-FAMLY COMMUNITY REGIONAL IRESI)ENTIAL //rr - SHOPPING CENTER IDRAWAOE BY OTNER8) a 1 C � I — BUSINESS SERVICES AUTO RELATED CONCEPTUAL GNUI L v2 DRAINAGE PLAN La.11M AND .1.11. 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PwagNw, arm wl. cerLv.op avxdTaY drm ons �iwrwcm roLeM aro el.xo.oe PltiveMpb � rN �°�GGLLM L� OPNL� pY�eM pr rLDY.. a ona APRnw,e vemdnw a. mGRI .LVY>pep a Metope ro:.v<.T..Ipao w d +Mwww,• mpg M aawxnL• met uau x Lacam w Lr eiw°O�°i.lwme um��ly M..ra .w �e pwMc, ro K�Im e. M :ieie GM`P lip iiNelw"°",Ieww euo�'wl°�np.'x°�OaIMu.aMrn +r Palrn u nR wowYM lD x roro®mKull® p, Iwaola>I>P YnYapn eiapapn. wpilmr eeneos®+M.rLL w aecT ro M Desax wamMoe M Pec a it m w dPRp+TIw Isle M PNnmMeN. gmw.on pulrw. s. Leunaedcgee PeMMgee+dr Bern LaraMA.wac rlasw. sllem. �.amLY sir .eo alp e.lar N. aNa um pfMLrdL.lVRU w M nIMLMK.. q.Piwnpr R.wm. ESTIMATED LAND USE BREAKDOWN Pdacn MDeppLe Lao uee ai.o>e.Pe. d nYIIAaIILriIMOlpprtl4 BS Cv. Lw- G pYMI� NCMgY i3 a4 v. D NMiY OpN . IAv- Wv- 4Mv- SIGNATURE BLOCK iKaio apex nwr,mwM odrw M uaeanrs Pderw Alsmpelanww emw Mle.L neeaer. Deem mole eM vn u cwlwm wcwA a>a.t arm asp ro M veM.umnM6r w vAm rRxrepr Y paw Kf aoK ro eam eadv OreYnIR�RMet IV. f/..ePYW Cf.RYMLW «ptMle:i p.xM :M'Ae �w , wYe.nL aO iEN�roRplD�neB pdYw .M_. aCIMN. MMNIT rwO Ye IDYL NK rLYxOler l.lpLlC T fQNYaI MweM4 M'MV®pr M RaMw Brm SwYI'n e°YO w M Gn w'vnPi CALK. fggYW p lYe Ddr w dp. M� MAP CONTEXT DIAGRAM Y 4 TRANSPORTATION LINKS: d .cqY Lo vowraM powM Mwv p �N�®IW aMn Mll®1vK Cc G IGgN Tp gWlpY1. YFM LOLLp9! ar[ o..®e roKKaaaPmps OGgN Lp 1s MwMN p accew,o rrvoK wrM n ECLLMB •....• p1LLrtW MULBERRY AND LE M A Y C R OSSING S OVERALL DEVELOPMENT PLAN GOLDBSi2G PxeD>r 1, A>pae IN,P61pp 1100 LI..°I. 6t .1101 D e e v e r. De 0020E l a a el]e P -P 0 a 0 CW b1AWw M ea,ep.o...MIMr../Ww s...n.a N� _ [Duce Iw.e YQM1O O/]>AL n/nY] .La]wau N.Pw wM IOOep NK vN er nNpw aMA noble ano In ouauK vnwaaa 0 Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 March 24, 1997 P & Z Meeting Page 9 5. Findings of Fact/Conclusion A. The request for a mixed -use O.D.P. was reviewed by the Land Use Policies Plan. The O.D.P. fulfills the policies that pertain to the location of regional/community shopping centers high density residential projects. B. A mixed -use O.D.P. at this location is found to be compatible with surrounding area. C. The transportation impacts associated with this O.D.P. are addressed in the traffic impact analysis and evaluated by the City's Transportation Department. These impacts can be mitigated by the proposed improvements to the nearby street system. RECOMMENDATION: Staff recommends approval of Mulberry and Lemay Crossings Overall Development Plan, #36-96. Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 March 24, 1997 P & Z Meeting Page 8 The fourth primary access point is along Lincoln Avenue at a future street called 12th Street. (Lemay Avenue is 9th Street based on the numbering system that begins with 1st Street in the Buckingham neighborhood.) 12th Street will be a north -south street that connects Lincoln to Olive and Magnolia Streets. In addition to these primary access points, there will be three other minor access points on Lemay into the center. These curb cuts will be restricted to right-in/right-out turn movements and will be controlled by a median in Lemay. B. Street Improvements Lemay Avenue and Lincoln Avenue are classified as arterials and will be widened according to arterial standards. This includes two travel lanes in each direction, center left -turn lanes protected by raised medians, right -turn deceleration lanes where appropriate, eight feet wide on -street bicycle lanes, and seven feet wide detached sidewalks protected by a parkway strip for street trees. Mulberry Street is a major arterial and will be improved to the same standard. C. Intersection Improvements In order to mitigate the anticipated traffic volumes expected to be generated by this center, two intersections will need to be further improved. In the short term (1998), the intersection of Mulberry and Lemay will need to be modified to provide for double left turn lanes for westbound Mulberry to southbound Lemay. In the long term (2015), the intersection of Lemay and Riverside will need double left turn lanes for both northbound Lemay and eastbound Riverside. D. Internal Streets The O.D.P. indicates that the site will be served by three public streets. Magnolia and Olive Streets will be the two east -west streets that connect to 12th Street, a north -south street. The Magnolia connection to Link Lane will allow access from the east. There is also the potential that Olive Street can connect providing a second access to Link Lane. E. Non -Vehicular Access There will be an eight foot wide detached sidewalk along the three arterial streets. In addition, all three arterials will be improved with on -street bike lanes. The Poudre River Trail is located across Lemay Avenue which leads into downtown. Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 March 24, 1997 P & Z Meeting Page 7 C. Pre-treatment of Stormwater Runoff There was a concern that the large expanse of asphalt surface will pollute the stormwater as it runs off into the detention pond. Since the detention ultimately releases into the Poudre River, the problems of pollution are particularly important in order to protect the river's water quality. In response, the applicants will explore options of implementing the best management practice by which to pre -treat the stormwater runoff before it is released into the Poudre River. The techniques vary depending on local circumstances but are generally low - tech in nature and not expensive to implement. Similar techniques have been used on other commercial projects near Spring Creek (Prospect Park). The design of the stormwater system will be during the review of a Preliminary P.U.D. by the City's Storm Drainage Utility. In summary, the O.D.P. is found to be compatible with the area. Site specific design issues will be addressed in subsequent submittals. 4. Transportation: A. Access As mentioned, the site is bounded on three sides by arterial streets. Of these, Mulberry Street is Colorado State Highway 14 and under the jurisdiction of the Colorado Department of Transportation (CDOT). The first primary access point is proposed along Lemay Avenue at a new intersection with Magnolia Street. Magnolia does not exist at this location but would be constructed with the project. This intersection will be considered for future signalized. The secondary primary access point is along Mulberry Street and is proposed to be limited to a "three-quarter" intersection meaning there will be no left -out turns allowed onto eastbound Mulberry. This access, however, is under the jurisdiction of CDOT and must be approved through a State permitting process. This access may not be allowed by the State or the turning movements may be further restricted to a right-in/right-out only with no left -in turns. This access must be finalized before a Final P.U.D. application can be filed. The third primary access point is along Lincoln Avenue. The proposed intersection into the multi -family project is aligned with the future street to the north serving Lincoln East O.D.P. and the future Fort Collins Business Center. Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 March 24, 1997 P & Z Meeting Page 6 In summary, the O.D.P. represents a mixed -use project, adjacent to three arterials, in the northeast quadrant of the city, and near an existing employment area. The opportunity for high density housing along Lemay Avenue promotes the potential for adding transit service to this corridor. 3. Neighborhood Compatibilitk Two neighborhood meetings have been held regarding this project, December 7, 1995 and January 23, 1997. Minutes to these meetings are attached. At both meetings, far- ranging issues were discussed. The issues discussed in this memo are in reference to the O.D.P. only. A. Traffic Most of the comments received at the meetings pertain to automobile traffic and impacts on Mulberry, Lemay, and Lincoln. In particular, since Lemay Avenue is such a vital north -south arterial, there is a concern among the citizens that any increase in traffic must be accompanied by a corresponding amount of public improvements to the streets. In response, the applicant has submitted a traffic impact analysis that has been reviewed by the City and outlines the necessary street improvements. The proposed improvements to the street network are fully described in a subsequent section. B. Design Those attending the neighborhood meetings expressed concern about the size and scale of the retail portion of the O.D.P., particularly the large retail establishments that will be the commercial anchors for the center. There was a concern that the size of the site and the size of the retail anchors are not in proportion with the values of the community. While these issues were openly and candidly discussed by all parties, they are not issues that pertain to the evaluation of an O.D.P. and are more appropriate for review of a Preliminary P.U.D. The design of the anchor tenants will be evaluated by both the recently adopted Standards and Guidelines for Large Retail Establishments and the L.D.G.S. in subsequent submittals. Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 March 24, 1997 P & Z Meeting Page 5 "80c. Higher density residential uses should locate where water and sewer facilities can be adequately provided." As with the Regional/Community shopping center, the multi -family parcel can be served by both the City and the special districts with both water and sewer services. "80d. Higher density residential uses should locate within easy access to major employment centers." To the east is the East Mulberry Subdivision and to the north is the Fort Collins Business Center. These two parcels are existing industrial areas approved and developed in the County and are informally known as the Link Lane and Airpark areas. Also to the north is the Lincoln East O.D.P., approved in the City, which anticipates a mix of auto -related and industrial uses. "80e. Higher density residential uses should locate with access to public transportation." As with the Regional/Community Shopping Center, the multi -family parcel is located at the intersection of two arterial streets. Of these, Lemay Avenue has the potential to be served with by Transfort. Adding transit to this segment of Lemay Avenue is scheduled for future capital programming. "80f. Higher density residential uses should locate in areas with provisions for alternative modes of transportation. The opportunities for alternative modes are walking and biking into the adjacent shopping center and the adjacent employment area. The shopping center will provide a mix of retail services within walking and biking distance of the future residential project. Opportunities for area wide multi -modal travel, however, are limited. Access to downtown is restricted by a lack of sidewalks and onstreet bike lanes along Lincoln Avenue between Lemay and Riverside/Jefferson. Due to a lack of development, the same deficiency exists north along Lemay Avenue. Although these constraints are typical of northeast Fort Collins, the lack of sidewalks and onstreet bike lanes in the general vicinity are such that this locational policy is only partially fulfilled. The request for Multi -Family Residential at this location is supported by all but one of the locational criteria of the Land Use Policies Plan. Regarding provisions of alternative modes of transportation, the O.D.P. only partially fulfills this policy. Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 March 24, 1997 P & Z Meeting Page 4 73. Regional/Community shopping centers should locate in areas served by existing water and sewer facilities." The center is capable of being served water and sewer facilities by either the City or by special districts. 74. Transitional land uses or areas (linear greenbelts or other urban design elements) should be provided between residential neighborhoods and commercial areas in order to enhance the concept of mixed land uses. The O.D.P. does not indicate a transitional land use or urban design element to separate the Regional/Community shopping center from the multi -family. The design of the buffer area has been left for Preliminary P.U.D. The concept of mixed -use, however, remains valid. These policies establish the locational criteria for a Regional/Community scale shopping center. The proposed O.D.P. supports these locational policies and complies with the Land Use Policies Plan. The one minor exception is that the O.D.P. does not provide a transitional land use or urban design element to buffer the residential. This is an exception to a design policy only. All locational policies are fulfilled. B. Multi -Family As mentioned, the northerly 8.5 acres of the O.D.P. are designated as Multi -Family Residential. The Land Use Policies Plan establishes locational criteria for high density residential land uses. These policies and their fulfillment are discussed below. "80a Higher density residential uses should locate near the core area, regional/community shopping centers , C.S.U. main campus, or the hospital." The multi -family tract is located next to and planned in conjunction with a Regional/Community Shopping Center. "80b Higher density residential uses should locate within close proximity to community or neighborhood park facilities." The multi -family parcel is located in close proximity to the Poudre River Trail. The connection to this trail would be by an eight foot wide, detached sidewalk along Lemay that leads to the Mulberry/Lemay signalized intersection. Across this intersection, on either the southwest or northwest corners, are connections to the trail. In addition, there is a privately -owned, public golf course across Lemay. Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 March 24, 1997 P & Z Meeting Page 3 located within one-half mile of four neighborhoods: Andersonville, San Cristo, Buckingham, and Alta Vista. Of these, San Cristo is only partially built and is expected to contain a total of 62 lots. 70. Regional/Community shopping centers should locate near transportation facilities that offer the required access to the center but will not be allowed to create demands which exceed the capacity of the existing and future transportation network of the City." The proposed center is located at the intersection of a major arterial street (Mulberry Street) and an arterial street (Lemay Avenue). In addition, Lincoln Avenue is also classified as an arterial street. This arterial network provides sufficient access to accept and distribute traffic in all four directions. 71. New regional/community shopping centers locating within the proximity of existing regional/community shopping centers shall be designed to function together as a single commercial district. All centers will be designed to encourage pedestrian circulation, and discourage multi -stop trips with private automobiles, or force traffic onto streets whose primary function is to carry through traffic." This proposed center is located next to an old industrial sector developed in the County in a haphazard fashion, not as a cohesive center. Provisions are being made, however, to connect this center with Link Lane via Magnolia Street and Olive Street. These two local street connections will allow cross -access without necessitating travel on the adjacent arterial streets. Encouraging pedestrian circulation among the various existing and proposed commercial centers in the surrounding area will be a challenge. Due to size and scale of the proposed O.D.P. and the existing physical development pattern of the surrounding industrial neighborhood, pedestrian circulation may be limited to sidewalks along public streets. Opportunities for off-street, pedestrian connections to the east are limited. 72. Regional/Community shopping centers should locate where they can be served by transportation." Although not on a transit route at the present time, the proposed center is located adjacent to three arterials. Of these, Lemay Avenue has the potential to become a viable transit corridor and is included in capital programming as a future transit route. Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 March 24, 1997 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: I-L; S: B-P; S: C (County); E: C (City); E: C (County and I (County); W: R-C; Vacant (East Lincoln O.D.P.) Vacant Miscellaneous Retail, Service, and Outdoor Amusement Auto Salvage Yard (Rohrbacker P.U.D.) Mix of Retail and Industrial Golf Course The property was annexed in two phases. The southerly 12 acres were annexed in 1984. The northerly 39 acres were annexed in 1995. The property has historically been used as a cornfield. This is the first development proposal on the site. 2. Land Use: A. Regional/Community Shopping Center The O.D.P. designates 39 acres as a Regional/Community Shopping Center containing business service and auto related uses. The Land Use Policies Plan defines a Regional/Community Shopping Center as: "A cluster of retail and service establishments designed to serve consumer demands from a community as a whole or a larger area. The primary functional offering is at least one major department store with associated support shops usually totaling more than 90,000 square feet of total retail trade space." The Land Use Policies Plan contains locational policies addressing Regional/Community Shopping Centers. These policies, and how they are fulfilled, are summarized below. "69. Regional/Community shopping centers should locate in areas which are easily accessible to existing or planned residential areas." The Regional/Community shopping center is planned in conjunction with a multi -family project on 8.5 acres directly north of the center. In addition, the proposed O.D.P. is ITEM NO. 14__ ' z MEETING DAI 3/24/97 STAFF_ Ted -Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Mulberry and Lemay Crossings (formerly Lemay Towne Center) Overall Development Plan, #36-96 APPLICANT: Goldberg Property Associates, Inc. c/o CLC Associates, Inc. 8480 E. Orchard Road, Suite 2000 Englewood, CO 80111 OWNER: Springer -Fisher, Inc. c/o Dave Hill 3500 J.F.K. Parkway Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for an Overall Development Plan for the 51.5 acres located at the northeast corner of Mulberry Street and Lemay Avenue, south of Lincoln Avenue. The primary proposed land uses include a regional/community shopping center on 43 acres and multi -family on 8.5 acres. The property is zoned B-P, Planned Business, with the P.U.D. condition. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The O.D.P. is a mixed -use plan combining multi -family housing with a regional/community shopping center in the northeast quadrant of the city. The commercial portion features two areas anticipated for large retail establishments as well as a variety of auto related and business service uses. The residential portion is anticipated to feature high density apartments. The transportation impacts associated with this O.D.P. have been reviewed and evaluated. The traffic study outlines the necessary public improvements required by the O.D.P. With the proposed improvements, the O.D.P. is feasible from a traffic engineering standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT