HomeMy WebLinkAboutWEST FOSSIL CREEK PUD, FIRST FILING, PACE WAREHOUSE - PRELIMINARY - 61-88, D - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM/ v,-) 17
PLANNING AND ZONING BOARD MEETING OF January 23. 1%9
STAFF REPORT
PROJECT: West Fossil Creek P.U.D., First Filing, PACE Warehouse -
Preliminary #61-88D.
APPLICANT: Fiest Meager & Co.
c/o Vaught/Frye Architects
2900 South College Ave.
Fort Collins, CO 80525
OWNER: Paul Heffron
1221 Pearl Street
Boulder, CO 80302
PROJECT PLANNER: Linda Ripley
PROJECT DESCRIPTION: This is a preliminary request for a 102,000 square
foot membership retail warehouse and a 5500 square foot retail building on 10
acres, located on the west side of South College Avenue, approximately 3/4
mile south of Harmony Road, zoned B-P Planned Business and H-B Highway
Business, both with PUD conditions.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: PACE Membership Warehouse, the first phase of the
West Fossil Creek Master Plan, is a 102,000 square foot regional retail outlet,
serving northern Colorado. The site addresses the locational criteria specified in
the LAND USE POLICIES PLAN for community/regional shopping centers and
meets the criteria of the LAND DEVELOPMENT GUIDANCE SYSTEM. Pro-
posed access and traffic circulation is consistent with the recently completed
South College Access Control Plan. The PACE development includes the realign-
ment of Fossil Creek Parkway east of College Avenue. Wetlands located along
the northern edge of the property are preserved and significant wildlife habitat
located south of Fossil Boulevard will not be disturbed. Preservation of the
existing cottonwood trees and the environmentally sensitive areas located
further south on the property becomes impractical because of grading oper-
ations. The applicant proposes to mitigate the lose of these natural resources,
by creating a wetland/wildlife habitat along Fossil Creek.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P 0. Box 580 • Fort Collins, Colorado 80522 • 30-1 ==' =-
SERVICES. PLANNING DEPARTMENT
PACE Warehouse —
P & Z Meeting —
Page 2
COMMENTS
1. Background:
Preliminary #61-88D
January 23, 1989
The surrounding zoning and land uses are as follows:
N: B-Business (County); Cameron Office Park
BP -Planned Business; undeveloped; proposed office/residential; West
Fossil Creek Master Plan
S: BP -Planned Business; undeveloped; proposed retail/industrial; West
Fossil Creek Master Plan
E: HB-Highway Business; undeveloped; proposed retail; West Fossil Creek
Master Plan
W: FA-1-Farming (County); Residential; Applewood Estates
The property was annexed November 15, 1988 and rezoned from T Transition
to B-P Planned Business and H-B Highway Business on January 3, 1989.
2. Land Use:
The preliminary site plan includes a 102,000 square foot regional retail outlet,
known as PACE Membership Warehouse and a 5500 square foot retail building.
This site was selected because it is convenient to shoppers in Fort Collins,
Loveland, Greeley and southern Wyoming. Under the locational criteria
described in the LAND USE POLICIES PLAN, regional/community shopping
centers should locate in areas easily accessible to residential areas, near
transportation facilities that can offer the required access without exceeding
the capacity of the existing transportation network, where they can be served
by public transportation and in areas served by existing water and sewer
facilities. New regional/community shopping centers locating in the proximity
of existing regional/community shopping centers are encouraged to be designed
to function as a single commercial district. The South College Avenue Corridor
functions as a regional/community shopping district in Fort Collins. The site
addresses these locational policies and the proposed land use is consistent with
the West Fossil Creek Master Plan.
The project scores 52% on the Auto -Related and Roadside Commercial point
chart, earning credit for not being at the intersection of two arterials, gaining
its primary access from a non -arterial street, being larger than two acres and
providing access between on -site parking and future off -site parking areas. The
applicant has also taken four energy conservation points for exceeding the
Model Energy Code, to be verified at final review.
PACE Warehouse — Preliminary #61-88D
P & Z Meeting — January 23, 1989
Page 3
3. Neighborhood Compatibility:
A neighborhood meeting was held December 8, 1988. The neighborhood's major
concerns centered around the realignment of Fossil Creek Parkway, increased
traffic, storm drainage, natural resources and architectural design. A summary
of items discussed at the meeting is attached.
At the request of the neighborhood and the applicant, two additional neighbor-
hood meetings were held with a representative group of residents, January 10
and January 16 to discuss the realignment of Fossil Creek Parkway and the
PACE project respectively. A summary of both follow-up meetings is attached.
4. Design:
The PACE site slopes from west to east at an average 6% slope. Environmen-
tally sensitive wetland areas and large existing cottonwood trees are existing on
the site. The building is set back approximately 490 feet from College Avenue
and is southwest of the existing Cameron Office Park. The first floor elevation
is proposed to be set at 4974. The building is 32 feet tall which sets the
parapet elevation at 5006, six feet above the Burlington Northern Railroad at
the south end of the building and two feet above at the northern end. A
thirteen foot high retaining wall along the west edge of the site and massive
earthwork will be required to fit the building to the site. The project retains
the wetland area located along the northern edge of the property. Preservation
of the existing cottonwood trees and the environmentally sensitive areas located
further south becomes impractical because of grading operations. The applicant
proposes to mitigate the loss of these natural resources, by creating a
wetland/wildlife habitat along Fossil Creek. (See Resource Protection section)
The exterior walls of the single story PACE building are proposed to be tilt -up
concrete panels painted grey, with a grooved detail band near the top. An
architectural feature entrance with a glass roofed entrance canopy is located on
the north side. Retail Building B is also one story and will have a synthetic
stucco exterior, painted to match the PACE building.
The landscape plan proposes street trees 30 feet on center on both sides of
Fossil Creek Parkway and along the north side of Fossil Boulevard, the
north/south circulation street. In addition, parking lot islands contain two trees
each and the perimeter of the parking lot is well landscaped with evergreen
trees and shrubbery. Appropriate building foundation plantings are provided on
the north, east and south sides of the building. Project signage includes a
PACE identification sign on the north and east elevations and free standing
signs located along College Avenue at Fossil Creek Parkway and at the
entrance to the PACE project. Additional information on the size, color and
illumination of signage will be available at final review.
PACE Warehouse — Preliminary #61-88D
P & Z Meeting — January 23, 1989
Page 4
5. Transportation:
The project proposes the realignment of the existing Fossil Creek Parkway. The
new alignment intersects with College Avenue approximately 400 feet south of
the existing location. The realignment will provide a better location for
signalization on College Avenue with regard to topography and signal spacing.
The realignment is consistent with the West Fossil Creek Master Plan and the
South College Access Control Plan. The realigned Fossil Creek Parkway west of
College Avenue intersects with a north/south local street which provides the
primary access to the Pace Warehouse. The neighborhood, as well as staff, has
been concerned about the impact of the realignment on Fossil Creek east of
College Avenue. Additional information on the structural, environmental and
aesthetic impact of the realignment will be available at final review.
It is anticipated that most of the traffic generated by the PACE Warehouse
will be destination traffic. Shoppers come to it for a specific purpose and
generally stay 1-2 hours, therefore, traffic generation is considerably less than
for a comparable size shopping center. For the purposes of the traffic analysis,
it was assumed that the proposed facility would generate 1260 entering and
1260 exiting vehicle trips during an average weekday. The traffic analysis has
been reviewed and approved by the City's Traffic Engineer and the proposed
access and interior circulation system is in conformance with the recently
completed South College Access Control Plan.
The neighborhood is concerned about the impact of PACE generated traffic on
air quality in their neighborhood. To date the City has not required develop-
ments to provide site specific air quality studies, the one exception being the
expansion of the Foothills Fashion Mall. The Foothills Mall Expansion project
did an air quality study that concluded that CO emissions will improve
through 1990 with or without the expansion, mostly due to an increased
percentage of cleaner, low emission vehicles. The traffic generated by PACE
will only be a fraction of the amount generated by the Mall. Elements of the
City's comprehensive plan call for identifying air quality impact of develop-
ment and mitigating the concentrated use of the automobile. Unfortunately,
staff does not have adequate analytical tools or an appropriate decision -making
framework to deal with air quality impacts of major traffic generators. A
planning effort to develop a comprehensive transportation plan is underway
and an air quality plan is expected to follow. Once these plans are complete
staff will be able to address the air quality impact of development in a fair
and equitable basis throughout the city.
6. Storm Drainage
The Fossil Creek Drainage Basin Master Drainageway Planning Study, produced
in 1982 uses 100 year developed flows for determining the floodplain for Fossil
Creek. This is primarily due to the fact that Fossil Creek is contained by steep
banks, and therefore, the floodplain limit varies little from historic flow to
fully developed flow. This is why the City does not require storm water
PACE Warehouse — Preliminary #61-88D
P & Z Meeting — January 23, 1989
Page 5
detention for development in this basin. The master plan does call for erosion
control structures and riprap protection along Fossil Creek. It is likely that
PACE will be required to build some of these master plan improvements. The
cost of master planned facilities is completely reimbursable. What type of
structures and erosion control measures required will be determined during
final review.
The preliminary drainage report for PACE indicates that two drainage swales
are located on the site. Both swales originate from 24 inch pipes located under
the Burlington Northern railroad. The northern most swale creates a wetland
as it meanders down to the existing pond system located north and east of the
PACE development and eventually flowing into Fossil Creek. This drainage
swale/wetland area will be preserved, protected during construction and
enhanced with additional plantings to improve wildlife habitat value.
The other drainage swale as well as strom water run-off from the fully
developed site will be directed toward the southeast corner of the site where it
will be retained in a low area designed to serve dual functions as a storm
water sedimentation pond and a wetland/mitigation area (See Resource
Protection section). The storm drainage from the PACE site percolates through
the soil and eventually enters Fossil Creek. Additional information required
for final review will insure that storm drainage from the site is conveyed
safely through the site to existing drainageways.
The neighborhood is concerned that the increased discharge from the PACE
project as well as other development in the basin may cause Fossil Creek to
incise or cut more deeply. The increased discharge may cause the stream to
change its channel configuration, the results of which could undermine bridge
abutments and cut into the existing playground area in Fossil Creek Meadows.
These concerns are being evaluated and will be addressed during final review.
7. Resource Protection:
The project proposes to utilize stormwater run-off and underground seepage to
create a naturalized wetland area along Fossil Creek to compensate for the loss
of wetlands and existing cottonwood trees. Stormwater run-off from the PACE
site as well as off -site flows coming from pipes located under the railroad
tracks will be directed toward the southeast corner of the site and then
discharged into a sedimentation pond located just west of Fossil Creek. This
area will be very wet during part of the year and dry at other times. In
addition to preserving water quality, by allowing stormwater to percolate
through the soil before entering Fossil Creek, the mitigation area will be a
zone of enhanced plant growth. The landscape plan proposes to utilize select
plant material species to create wildlife habitat as well as visual interest.
The City Forester has evaluated the existing cottonwood trees using methods
and procedures outlined by the International Society of Arboriculture, and has
determined the dollar value of the trees to be approximately $11,000.00. The
proposed wetland/mitigation area along Fossil Creek is similar in size to the
No Text
Developso Services
Planning Department
Lii� —
City of Fort Collins
MEMORANDUM
DATE: January 19, 1989
TO: Planning and Zoning Board
FROM: Linda Ripley, Senior Planner
RE: PACE Membership Warehouse, Item No. 17
Staff would like to add the following conditions for approval to the
preliminary plan for PACE Membership Warehouse. The conditions do not
represent gaps in the preliminary plan. The additional information and
commitments required through these conditions are typically dealt with during
final review. Staff has stated the requirements in the form of conditions
attached to the preliminary for the benefit of the developer and the
neighborhood, so that all affected parties understand that these issues must be
resolved in order to obtain final approval.
1. Realignment of Fossil Creek Parkway
a. The final alignment, as well as, the interim alignment for
Fossil Creek Parkway east of College Avenue is resolved.
b. The impact to Fossil Creek as a result of the Fossil Creek
Parkway realignment is determined and mitigated if
necessary, to the satisfaction of City staff.
2. Storm Drainage
a. A sedimentation and erosion control plan for the project is
completed. This plan needs to address construction as well as
the long term impacts of the project.
b. The developer agrees to provide additional information to
update the preliminary design of erosion control structures
referenced in the Fossil Creek Basin Master Drainage Plan.
c. The developer agrees to design and construct erosion control
structures located between the railroad and College Avenue
per the Fossil Creek Basin Master Drainage Plan.
300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
or
•
0
d. The developer agrees to design and place riprap located east
of College Avenue per the Fossil Creek Basin Master
Drainage Plan.
3. Natural Resource Mitigation
a. The applicant provides an accurate boundary survey of the
wetland and environmentally sensitive areas impacted by the
project, using a method acceptable to staff.
b. The applicant provides additional information as to how the
wetland/mitigation area was designed, expected results and
how it will be established and maintained.
c. The applicant coordinates the utility drawings with the
wetland/mitigation area shown on the landscape plan and
with environmentally sensitive areas the applicant has
committed to preserve and protect.
d. The applicant provides information describing how
environmentally sensitive areas will be protected during
construction.
e. The developer agrees to provide additional plant material and
alter plant material species proposed for the wetland
mitigation area.
4. The developer agrees to provide additional evergreen plant
material to buffer the visual impact of the building during
winter months.
5. The developer provides access to future off -site parking areas
located to the south of the PACE development.
rip
ITEM PACE MEMBERSHIP WAREHOUSE
NUMBER 61-88D
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PACE AT FOSSIL CREEK WEST P.U.D. #8-38
Land Use Analysis (Lot 1)
Gross Site Area
Public R.O.W.
Net Area
Building Coverage
Parking & Drives
Open Space Residual
440,269
s.f.
10.1
AC
100%
0
s . f .
0
AC
0%
440,269
s.f.
10.1
AC
100%
107,500
s.f.
2.5
AC
24%
230,000
s.f.
5.3
AC
52%
102,769
s.f.
2.3
AC
24%
Parking Analysis
Standard Parking 9'x 19' (17')
Handicapped Parking 12'x 19' (17')
Total Parking
Ratio
Existing Zoning
Proposed Land Use
557 spaces
4 spaces
561 spaces
5.2 spaces/1000 s.f.
by
Retail
PROJECT NAME:
PROJECT NUMBER:
DPO
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
Will the criterion
Is the criterion applicable? be satisfied?
CRITERION Qe���°F;�° gyp``°O� Yes No If no, please explain
N�
NEIGHBORHOOD COMPATABILITY
1. Social Compatibility
2. Neighborhood Character
,x
3. Land Use Conflicts
X
4. Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan I x 1 1 129A
PUBLIC FACILITIES & SAFETY
6, Street Capacity
7 Utility Capacity
8. Design Standards
9. Emergency Access
10. Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
,4 i!
14. Wildlife Habitat
? .r
15. Historical Landmark
16. Mineral Deposit°
:<
17. Eco-Sensitive Areas
18. Agricultural Lands
j<. _>'?<::
ENVIRONMENTAL STANDARDS
19. Air Quality
20• Water Quality
k"
21. Noise
iC
22. Glare & Heat
23. Vibrations
24, Exterior Lighting
I x
25. Sewage & Wastes
SITE DESIGN
26. Community Organization
27. Site Organization
X.
28• Natural Features
r
29. Energy Conservation
30. Privacy
x
31, Open Space Arrangement
32. Building Height
X
33. Vehicular Movement
34. Vehicular Design
35. Parking
36. Active Recreational Areas
I x; ..
37. Private Outdoor Areas��
38. Pedestrian Convenience
39. Pedestrian Conflicts
40, Landscaping/Open Areas
41. Landscaping/Buildings
42• Landscaping/Screening
43, Public Access
44. Signs
-12-
74�
ACTIVITY:
Auto- Related and
Roadside Commerc is
DEFINITION:
Those retail and wholesale commercial activities which are generally
considered and typically found along highways and arterial streets.
Uses include: free standing department stores; auction rooms; auto-
mobile service stations, repair facilities, car washes; boat, car,
trailer, motorcycle showrooms, sales and repair; fuel and ice sales;
greenhouses and nurseries; warehouses and storage; repair or rental
of any article; exterminating shops; drive-in restaurants; adult
bookstores; eating places with adult amusement or entertainment; adult
photo studios; adult theatres; any uses intended to provide adult
amusement or entertainment; and, other uses which are of the same
general character.
CRITERIA Each of the following applicable criteria must be
answered "yes" and implemented within the development
plan. Yes No N9
1. Does the project gain its primary vehicular access
from a street other than South College Avenue?
2. Are all repair, painting and body work activities,
including storage of refuse and vehicle parts,
planned to take place within an enclosed structure? LLJJ
3. If the project contains any uses intended to a
provide adult amusement or entertainment, does it
meet the following requirements:
a. Is the use established, operated or maintained
no less than 500 feet from a residential
neighborhood, church and/or school meeting all
the requirements of the compulsory education
laws of the State of Colorado?
b. Is the use established, operated or maintained
no less than 1,000 feet from another similar
use?
4. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM ® a
POINTS AS CALCULATED ON "POINT CHART D" FOR THE
FOLLOWING CRITERIA:
inued
-19-
r
I
r
inued
a. Is the activity located other than at the intersection of two
arterial streets?
b. Is the project contiguous to and functionally a part of an
existing neighborhood or community/regional shopping center,
office or industrial park?
c. Is the primary access to the activity from a non -arterial
street?
d. Is the project on at least two acres of land?
e. Does the project contain two or more significant uses (for
instance, retail, office, residential, hotel/motel and rec-
reation)?
f. Is there direct vehicular and pedestrian access between
on -site parking areas and adjacent existing or future off -site
parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage, through
the application of alternative energy systems, use of existing
buildings, and through committed energy conservation measures
beyond that normally required by City Code?
h. Is the project located with at least 1/6th of its property
boundary contiguous to existing urban development?
i. If the site contains a building or place in which a historic
event occurred, which has special public value because of
notable architecture, or is of cultural significance, does the
project fulfill the following criteria:
i. Prevent creation of influences adverse to its preserva-
tion;
ii. Assure that new structures and uses will be in keeping
with the character of the building or place. Imitation
of period styles should be avoided; and
iii. Propose adaptive use of the building or place that will
lead to its continuance, conservation, and improve-
ment in an appropriate manner while respecting the
integrity of the neighborhood.
-20-
I
r
inued
a. Is the activity located other than at the intersection of two
arterial streets?
b. Is the project contiguous to and functionally a part of an
existing neighborhood or community/regional shopping center,
office or industrial park?
c. Is the primary access to the activity from a non -arterial
street?
d. Is the project on at least two acres of land?
e. Does the project contain two or more significant uses (for
instance, retail, office, residential, hotel/motel and rec-
reation)?
f. Is there direct vehicular and pedestrian access between
on -site parking areas and adjacent existing or future off -site
parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage, through
the application of alternative energy systems, use of existing
buildings, and through committed energy conservation measures
beyond that normally required by City Code?
h. Is the project located with at least 1/6th of its property
boundary contiguous to existing urban development?
i. If the site contains a building or place in which a historic
event occurred, which has special public value because of
notable architecture, or is of cultural significance, does the
project fulfill the following criteria:
i. Prevent creation of influences adverse to its preserva-
tion;
ii. Assure that new structures and uses will be in keeping
with the character of the building or place. Imitation
of period styles should be avoided; and
iii. Propose adaptive use of the building or place that will
lead to its continuance, conservation, and improve-
ment in an appropriate manner while respecting the
integrity of the neighborhood.
-20-
s PP(iE K C r--iE�K W P� ,. X �.38
0 )2-3c—Se5
AUTO -RELATED AND
ROADSIDE COMMERCIAL
POINT CHART D
For All Critera
Applicable Criteria Only
Criterion
Is The
Criterion
Applicable
Yes No
I II III IV
Circle
The
Correct
Score
Yes VW' No
Multiplier
Points
Earned
1x11
Maximum
Applicable
Points
a. Notattwo arterials
X
X
12
0
2
4
b. Part of planned center
X
X
2
'0
3
G
6
c. On non -arterial
X
CX'2
0
4
Q
8
d. Two acres or more
1-1 X
X
2
0
3
(�
6
e. Mixed -use
X
X
2
0
3
CD6
f. Joint parking
X
1
2
0
3
C
g. Energy conservation
X
1
0
4
8
h. Contiguity
CX
X
2
AO
5
Q
10
i. Historic preservation
X
112
0
2
—
—
j,
112
0
k,
112
0
1.
1
2
0
' VW — Very Well Done Totals 2-6 1 -54-
V VI
Percentage Earned of Maximum Applicable Points VNI =V11��
Vil
-21-
PACEe
Central Office Mailing Address
3350 Peoria Street P.O. Box 39976
Membership Warehouse
Aurora, Colorado Denver, CO 80239
(303) 364-0700
9 January 1989
Mr. Tony Hughes
VAUGHT FRYE ARCHITECT
2900 S. College Avenue
Fort Collins, Colorado e0525
REFERENCE: PACE Membership Warehouse
Fort Collins, CO.
Dear Tony:
Attached is a description of the PACE Warehouse Energy
Management System. Please convey this information in the
proper form to the City of Fort Collins to receive the
appropriate credit.
Thank you for your time and consultation.
Yours truly,
PACE MEMBERSHIP WAREHOUSE, INC.
Peter Insana, P.E.
Director of Construction
P I : b j c
enc.
cc: Frank Vaught - Vaught Frye Architects
Dave Attebery - PACE
i
PACE MEMBERSHIP WAREHOUSE/
ENERGY MANAGEMENT SYSTEM
The Energy Management System installed in our warehouses are
computer controlled under direction by remote access from PACE
Central offices in Denver, Colorado. The system is password
protected to prevent any changes to the program functions by
unauthorized persons. No means is available at the warehouse
level to alter- energy conservation functions such as HVAC and
Demand Limiting.
Controlled functions include operation of interior and exterior
lighting according to daily operating hours. Lights are
provided in stages to allow only those needed for specific
stocking requirements prior to store opening for customers.
Included with the lighting functions are other electrical usage
items not necessary during non -occupied hours:
All water heaters are electric and controlled by time
Electrical display racks are controlled by time
Outdoor building signs are controlled by time
In addition, the higher usage items such as HVAC units are
controlled by pre -determined temperature settings not
adjustable by the warehouse. Night set -back and optimum
start/stop times are re -calculated daily by the computer to
minimize usage according to weather condtions.
Demand Limiting assures pre-set electrical usage by shutting
off HVAC units, refrigeration, etc. to avoid high peak usage.
TRAFFIC IMPACT ANALYSIS
PACE MEMBERSHIP WAREHOUSE
FORT COLLINS, COLORADO
Prepared for
PACE Membership Warehouse
Prepared by
Leigh, Scott & Cleary, Inc.
1889 York Street
Denver, Colorado 80206
December 7, 1988
LSC *880910
i 0
TABLE OF CONTENTS
Page
Section Description Number
---------------------------------------------------------- ------
A Introduction . . . . . . . . . . . . . . . . . . . . 1
B Existing Traffic Conditions . . . . . . . . . . . . 2
C Future Traffic. Conditions . . . . . . . . . . . . . 5
D Traffic Generation and Distribution . . . . . . . . 7
E Traffic Impacts . . . . . . . . . . . . . . . . . . 11
F Conclusions and Recommendations . . . . . . . . . . 16
G Access Requirements and Recommended Improvements. . 19
H Conclusions . . . . . . . . . . . . . . . . . . . . 22
Appendix
LIST OF ILLUSTRATIONS
Figure
Page
Number
Description
Number
------
1
---------------------------------------------------
Location of Pace Warehouse . . . . . . . . . . .
------
. . 3
2
Recent Peak -Hour Traffic Volumes. . . . . . . .
. . 4
3
City's Preferred Access Plan
and Year 2010 Background Traffic. . . . . . .
. . 6
4
Directional Distribution and
Assignment of Generated Traffic . . . . . . .
. . 10
5
Percent Distribution of Traffic at
Site Access Points . . . . . . . . . . . . . .
. . 12
6
P.M. Peak -Hour Site -Generated Traffic . . . . .
. . 13
7
Year 2010 Background Traffic. . . . . . . . . .
. . 14
8
Year 2010 P.M. Peak -Hour Total Traffic. . . . .
. . 15
9
2010 Traffic Impacts . . . . . . . . . . . . . .
. . 18
10
Access Recommendation . . . . . . . . . . . . .
. . 21
LIST OF TABULATIONS
Table Page
Number Description Number
--------------------------------------------------------- ------
1 Estimated Traffic Generation. . . . . . . . . . . . 8
SECTION A
Introduction
The PACE Membership Warehouse Corporation plans to build a 100,000 square
foot PACE Membership Warehouse in the southern portion of the City of Fort
Collins, Colorado. The location of the proposed facility is shown in Figure
1. The site is situated on South College Avenue approximately 3,500 feet
south of the intersection of South College Avenue and Harmony Road. It is
located on the west side of College Avenue immediately south of Cameron
Office Park.
The purpose of this report is to examine the traffic impacts associated
with the proposed development and to determine the most appropriate access
plan to serve it. In the conduct of this study, the following tasks were
completed:
o An analysis of existing highway and traffic conditions was made.
o Future traffic conditions that have been proposed for the vicinity
of the site were investigated.
o The amount and directional distribution of traffic likely to be
generated by the PACE Warehouse were forecast.
o The traffic impacts of the proposed development, in terms of site
generated traffic as an increment of total future traffic, were
determined.
o Access recommendations were made which could best serve the
development and preserve the operational integrity of traffic flow
on College Avenue.
The study relied upon the recently completed report entitled "South College
Avenue Access Control Study," November, 1988.
0
•
SECTION B
Existing Traffic Conditions
The proposed PACE Membership Warehouse, to be located on South College
Avenue, will be a regional facility serving all of northern Colorado,
especially the communities of Loveland and Ft. Collins. Virtually all of
its traffic impact will be felt on College Avenue, US Highway 287. Thus,
this analysis has confined itself primarily to that portion of College
Avenue between Harmony Road and Trilby Road, a distance of two miles.
College Avenue is a 88-96 foot wide major arterial roadway with two moving
lanes in each direction, a 16-20 foot wide painted median, and a continuous
right turn lane along each side of the roadway. It has complete curb and
gutter construction along the edges of the pavement. The speed limit along
College Avenue is 50 mph. Much of the eastern frontage of College Avenue
has a developed frontage road along it. This frontage road is set back
from the main travel way only about 20 feet and the frontage road is about
30 feet wide. It is obvious that at one time the policy was to construct a
continuous frontage road all the way from Harmony Road south to Trilby
Road. A frontage road now exists from Clubhouse Drive (formerly Palmer
Drive) south of Harmony to Fairway Drive, and from Bueno Drive, a little
over one mile south of Harmony, to Crestridge Street. On the west side of
College Avenue, a frontage road exists only in the vicinity of Cameron
Office Park and Cameron Heights which are opposite the Fossil Creek Parkway
area. There have been only minor attempts to construct roadways parallel
to College Avenue either further east of the frontage road along College or
west of College Avenue. As shown in Figure 1, the railroad tracks parallel
to College Avenue are located 900 feet to the west.
Estimated traffic volumes in the vicinity of the site are shown in Figure
2. Estimated 1988 average weekday traffic (AWT) volumes are shown as well
as recent peak -hour turning -movement volumes. Turning -movement volumes are
shown at the College Avenue intersections with Harmony, Trilby, Fossil
Creek and Skyway. These traffic volumes verify the estimated average daily
traffic along College of approximately 27,000 vehicles per weekday in the
vicinity of the site.
K
QDNO SCALE
Figure 1
Location of Pace Warehouse
II �.. Leigh, Scott & C1eaTy, Inc_
3
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APPROXIMATE
SCALE :
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Recent Peak -Hour 20.2
TRILBY
Traffic Volumes 18'9 LEGEND
Vicinity of Pace Warehouse 435 435 AM Peak -Hour Traffic
South College Avenue 10
3e� 768 1g - PM Peak -Hour Traffic
790 19.7 = Estimated Average Weekday
Traffic (In Thousands) J
1 Leigh, Scott & Cleary, Inc.
PALMER DR
FAIRWAY
FOSSIL CK
BUENO
SKYWAY DR
4
CJ
CJ
SECTION C
Future Traffic Conditions
The section of South College Avenue from Harmony Road south to Trilby is
part of a comprehensive corridor study recently completed by the City of
Fort Collins. The entire study area for this study extends north another
mile and a half to Swallow Road. The purpose of this study was to develop
a master plan for the corridor, establishing the location of major
intersections which would be signalized together with the location and
characteristics of minor intersections which may be allowed between the
signalized intersections. In this study, the City has made known its
preferred locations for signalized intersections. These locations are
shown in Figure 3. in addition to existing signals at Harmony and Trilby,
there would be future signals at Fairway Drive, 2,200 feet south of Harmony
Road; at a relocated Fossil Creek Drive intersection with College; and at
Skyway Drive which is one half mile north of the Trilby intersection. West
of Fossil Creek Parkway, where PACE proposes to access College Avenue, a
new north -south frontage road, set back a distance of 200 to 400 feet or
more west of College Avenue, is proposed. This frontage road would provide
direct access to the PACE Warehouse.
The City desires to maintain a travel speed of 45 mph (contrasted with the
present speed limit of 50 mph) and the roadway would be developed to its
full six -lane travel potential. The idea of extending full frontage roads
along College Avenue in the present configuration has not been considered.
The concept of parallel north -south roadways with intersections set back a
minimum of 250 to 300 feet from College Avenue, has been offered as the
preferred concept for the development of the South College Avenue Corridor.
These roadways would allow locally generated traffic to access College
Avenue at well planned, appropriately spaced intersections, and allow
two-way progression of through traffic on College Avenue.
Anticipated traffic volumes on College Avenue at the year 2010 are also
shown in Figure 3. As indicated, 40,200 vehicles per day are forecast for
this major arterial highway.
5
U
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y (40,200) a
as �
m
U m
9
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x x-
PACE
1
x x x -f---
SOURCE:
South College Avenue
Access Control Study
(November, 1988)
<DNO SCALE
rmo=.Ld
SH-68
Palmer Dr
Fairway Lan
/ 0 1600 \
// 25I 0
300j t 1t_�50
400 — —780
180__� 450
\ 3001 i 1250 /
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/ 1850 \
150 �280 ,:L210
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—100
90—1
— �—i00
'
100' 200
1550
Foss -ilk
f*
LEGEND :
180 s PM Peak -Hour Traffic
(40,200) & Average Daily Traffic
• :Future 3lgnai Locations
Preferred by City
Figure 3
City Is_ -Preferred
Access Plan and
2010 Background Traffic
Leigh, Scott & Cleary, Inc_
6
SECTION D
Traffic Generation and Distribution
Estimated Traffic Generation
The PACE Membership Warehouse is planned to be a free-standing, 100,000
square foot retail establishment situated on approximately 10 acres. In
addition, the entire site would contain a convenience store of 2,500 square
feet with four gas pumps, a small retail store of 8,500 square feet and a
6-stall self -wash car wash. In estimating the future traffic to be
generated by the development, Leigh, Scott & Cleary, Inc. relied on three
sources: the records of the PACE organization, traffic counts by Leigh,
Scott & Cleary, Inc. at an existing Buyer's Club location in the Denver
area, and estimates of trip generation rates published by The Institute of
Transportation Engineers. The results of the trip generation analysis are
given in Table 1. Shown are the estimated trip -generation rates per 1,000
square feet of floor area, the average weekday traffic generated, and the
morning and evening peak -hour traffic volumes for both entering and exiting
traffic.
The PACE Warehouse facility does not generate traffic in a manner similar
to a large supermarket or a shopping center. Virtually all traffic
associated with a PACE Warehouse is destination traffic. That is, there
will be only incidental uses of the facility by passer-by traffic on
College Avenue. The traffic generation is considerably less than the
comparable generation of a 100,000 square foot shopping center. This is
because there is very convenience aspect to a PACE Membership Warehouse.
Shoppers come to it for a specific shopping purpose and they generally stay
for an extended time period of one to two hours. Officials of PACE
estimate that the amount of vehicular traffic to be generated during an
average weekday will be in the range of 1,000 to 1,200 vehicle -trips for
the Fort Collins store. The traffic counts by Leigh, Scott & Cleary, Inc.
at comparable facilities in the Denver area reveal that approximately 25
vehicle -trips per 1,000 square feet per day will be generated. For
purposes of this analysis, it has therefore been assumed that the proposed
facility will generate 1,260 entering and 1,260 exiting vehicle -trips
during an average weekday including 93 entering and 100 exiting trips
during the evening peak hour.
7
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' As shown in Table 1, the three other satellite land uses located east of
the PACE store could, collectively, generate more traffic than the PACE
' Warehouse. However, these uses, dominated by the proposed convenience
store with gas pumps, rely significantly on passby traffic and are not
' moajor generators of new traffic. Conservatively, at least half of the
traffic generated will be passby traffic.
' Distribution of Generated Traffic
The PACE Warehouse is planned to be a regional facility serving all of
' northern Colorado. Thus, the directional distribution of traffic to the
north and to the south is expected to be roughly equal with slightly more
(60%) oriented to the north and 40% oriented to the south. A small amount,
two to three percent of total trips are expected to access the facility
from Fossil Creek Parkway east of the site. Figure 4 illustrates this
' distribution together with an assignment of evening peak -hour and average
daily site -generated traffic at the Fossil Creek Parkway access point.
11
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LEGEND: 35%
35%=Percent Traffic Distribution
Ormony Rd
SH-68
Palmer Or
Fairwav Lane
Fossil Creek
A
-"* 3 %"�
Figure 4
Directional Distribution and
<DNO SCALE Assignment of Generated Traffic
Leigh, Scott & Cleary, Inc.
10
•
0
SECTION E
Trip Assignment and Traffic Volumes
Site Generated Traffic
Figure 6 illustrates the assignment of evening peak -hour traffic generated
by the proposed development onto the adjacent street system. The
assignment is based upon the traffic distribution percentages shown in
Figure 5 and the vehicle -trip generation estimates of Table 1. Traffic
volumes are shown for each of the three driveway access points into the
PACE Warehouse parking area and each of the four access driveways proposed
to serve the satellite uses on the east side of the frontage road. Evening
peak -hour, site -generated traffic volumes are also shown at the
intersection of Fossil Creek Parkway and College Avenue. The access plan
illustrated in Figure 6 shows four access points serving the development
along the frontage road in addition to the main access to the PACE
Warehouse parking area opposite the Fossil Creek Parkway intersection. In
addition, limited access is proposed along Fossil Creek Parkway between the
frontage road and College Avenue. The access on the north side of Fossil
Creek Parkway would be a right -in, right -out access, while the access on
the south side of the roadway would be a right -out only.
Background Traffic
The projections of future, non -site -generated traffic in the vicinity of
the site are shown in Figure 7. These projections for evening peak -hour
traffic are from the publication, "South College Avenue Access Control
Study", City of Fort Collins, November, 1988, the recently published access
control study for South College Avenue.
Total Traffic
' Total evening peak -hour traffic associated with the PACE Membership
Warehouse development is illustrated in Figure 8. The total traffic
' volumes shown are the sum of the background traffic from Figure 7 and
site -generated from Figure 6.
11
LEGEND:
aD
NO SCALE
9
2,520 Trips
45.6%
PACE
WAREHOUSE
3 3
Percentage of
Site - Generated
Traffic
a
c
10 2 m
58
0 �
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58
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1 2,220 Trips 1
1 40.2% 1
�58
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1 1 38 / 14 \ 35
09
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13
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42 �' 1 1783 Tripsl
r�i t 1 14.2%
131
0
X
35
2
35
2
Figure 5
Percent Distribution of Traffic
at Site Access Points
PACE Warehouse, Ft. Collins, CO
Leigh, Scott & Cleary, Inc.
12
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4D
NO SCALE
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PACE
WAREHOUSE
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73
Figure 6
PM Peak Hour Site
Generated Traffic
PACE Warehouse, Ft. Collins, CO
Leigh, Scott & Cleary, Inc_
13
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0 0 100100
0
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PACE
WAREHOUSE
150
/�00
X
2100
1 I i,s,o
�\ Figure 7
Q� Year 2010 Background Traffic
NO SCALE PACE Warehouse, Ft. Collins, CO
Leigh, Scott & Cleary, Inc.
14
X
PACE
WAREHOUSE
a
e
.� ID
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/ 80
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NO SCALE
Figure 8
Year 2010 PM Peak Hour
Total Traffic
PACE Warehouse , Ft. Collins, CO
Leigh, Scott & Cleary, Inc.
15
1�
1
SECTION F
Traffic Impacts
Intersection Impacts
The PACE Membership Warehouse development will impact two major
intersections in the immediate vicinity -- first, the intersection between
the proposed relocation of Fossil Creek Parkway and College Avenue and
second, the intersection between proposed Fossil Creek Parkway and the
proposed western frontage road to College Avenue. This frontage road, set
back 200 to 300 feet or more west of College Avenue would provide access to
properties along College Avenue both north and south of the PACE Membership
Warehouse. In order to determine the extent of these impacts, critical
movement capacity analyses have been conducted for each of these
intersections. The results of these analyses are given in the Appendix.
Based upon the Year 2010 traffic volumes shown in Figure 8, it is
estimated that the intersection of College Avenue and Fossil Creek Parkway
will operate at the Level of Service D given the lane assumptions
illustrated in the worksheets. These assume College Avenue to be a
six -lane major arterial roadway that is signalized at Fossil Creek Parkway,
a four lane arterial.
At the intersection of Fossil Creek Parkway and the proposed frontage road,
which also serves as the main access to the PACE Membership Warehouse, it
has been assumed that this intersection would be signalized by 2010. Based
upon the projected traffic volumes at the intersection, it would easily
meet warrants for signalization. Given the geometry of this intersection
indicated in the worksheets, this intersection would operate at Level of
Service A.
Average Daily Traffic Impacts
The overall traffic impacts of the PACE Membership Warehouse are
illustrated in Figure 9, in which site -generated traffic is shown as an
increment of future total traffic and roadway capacity on the roadway
system. This illustration shows both the specific traffic volumes that are
site -generated, the total traffic volumes on the street system, and the
total anticipated capacity on the roadways. Total site -generated traffic
includes all of the traffic generated by the PACE Membership Warehouse plus
an assumed 50% of the traffic generated by the satellite facilities which,
16
•
•
as explained previously, generate a majority of passerby traffic during the
evening peak -hour.
Figure 9 illustrates that the traffic impacts of the PACE Warehouse
development on College Avenue would constitute approximately 5.4% of the
future traffic volume and 4.6% of the future roadway capacity. The
greatest impact of the development would be on the west by leg of Fossil
Creek Parkway which would directly serve the development. Here,
site -generated traffic, which in this instance would be all traffic
including passby traffic, would constitute nearly 53 percent of total
traffic.
17
Tearmon Rd
SH-68
m
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0.1 /5.6/ 10.0 2.3/42.3/50.0
0.1/8.0/10.0
X X Fossil Creek
par
PACE
15.3/10.1/20.0
X X
2.3/42.3/50.0
0.1/3.7/10.0
Figure 9
LEGEND:
Site - Generated Total Roadway 2010 Traffic Impacts
New Traffic /Traffic/Capacity
PACE Warehouse
QDNo SCALE Ft. Collins, CO
Leiah. Scott & Clearv. Inc.
•
•
SECTION G
Access Requirements and Recommended Improvements
Figure 10 illustrates the recommended traffic lanes and intersection
controls that will he necessary to accomodate the PACE Membership
Warehouse. As stated previously, the primary access to the PACE Warehouse
will be from College Avenue via the western extension of Fossil Creek
Parkway. This short, 250-foot long extension would connect the proposed
north/south frontage road west of College Avenue with College Avenue.
Secondary access to the PACE Warehouse would be achieved by way of the
north/south frontage road. However, this access would be quite minor.
' As shown in Figure 10, the Fossil Creek Parkway access roadway should be
designed as a five -lane facility in order to provide adequate space for
' stacking vehicles. It should also be designed with a raised center median
so that positive traffic control can be achieved at the minor access points
to retail pads. These include a right -in right -out access on the north
' side of Fossil Creek Parkway and a right -out exit -only access on the south
side. At this time, it is recommended that the north/south frontage road
' be designed as a 40 to 45 foot wide, three lane roadway providing for one
moving traffic lane in each direction and a center, left turn lane.
. The intersection between College Avenue and Fossil Creek Parkway will
require signalization in the future, which is in conformance with the City
' of Fort Collins plans. Because College Avenue will have three moving lanes
in each direction, deceleration and acceleration lanes on the north and
south sides of the Fossil Creek intersection would not normally be
required. However, a southbound deceleration lane for right -turning
' traffic into Fossil Creek Parkway would increase the capacity of this
intersection for anticipated Year 2010 traffic volumes. It is recommended
:., that land for this southbound deceleration lane be reserved for future
construction.
' It is recommended that the four-way intersection between Fossil Creek
Parkway and the north/south frontage road, opposite the main accessway to
the PACE Warehouse, be designed initially for four-way stop sign traffic
' control. This will suffice for initial development, prior to the full
completion of the north/south frontage road concept, and it should suffice
' 19
for several years after the development of the north/south frontage road.
Based upon traffic projections for the north/south frontage road prepared
by the City of Fort Collins in its access plan, signalization of this
intersection may be necessary in the future because of the high volume of
both south -to -eastbound left -turns from the frontage road and
west-to-southbound left -turns from Fossil Creek Parkway. (The intersection
capacity analysis in the Appendix anticipates signalization of this
intersection by 2010.)
20
STOP F !
LL
STOP
m
c
m
INITIAL CONTROL: 4-WAY STOP
m
2010 CONTROL: SIGNALIZATION
0
U
RIGHT TURN ONLY
TRAFFIC
SIGNAL
150' 1
�— RAISED MEDIAN
�-- 50' --� —�
FossilCk.
Parkway YIELD
EXIT ONLY
STOP
Figure 10
Access Recommendation
PACE Warehouse, Ft. Collins, CO
II ` Leigh, Scott & Cleary, Inc.
21
C_J
SECTION H
Conclusions
Based on the foregoing analyses, the following conclusions can be made:
1. The proposed PACE Membership Warehouse on South College Avenue in
Fort Collins, with 100,000 square feet of floor area, will
generate approximately 2,100 vehicle -trips per day. Additional,
satellite development on the site, consisting of a small
convenience store with gas pumps, a small retail establishment,
and a self -wash car -wash, will generate an additional 3,000
vehicle -trips per day.
2. The PACE Membership Warehouse will be a regional facility drawing
new traffic to the area with approximately 60% oriented to the
north and 40% oriented to the south. The other convenience uses
on the site will rely primarily on passerby traffic already on
South College Avenue.
' 3. Access to the PACE development is being planned in accordance
with the City's access plan for South College Avenue. Primary
access will be at a new four-way intersection between the western
extension of Fossil Creek Parkway and a new, north/south frontage
road system located 250 to 500 feet west of College Avenue.
4. The primary traffic impacts of the PACE development will be on
' Fossil Creek Parkway and at the intersection between Fossil Creek
Parkway and South College Avenue.
5. Future traffic operations, based upon projected Year 2010 traffic
volumes, invision this intersection to be at a "near capacity"
condition.
6. Future traffic controls to enhance traffic operations at the
development include signalization of the intersection between
Fossil Creek Parkway and College Avenue and, initially, stop sign
control at the intersection between Fossil Creek Parkway and the
north/south frontage road. If traffic volumes on the north/south
frontage road system increase to the degree projected by the City
of Fort Collins, it may be necessary to signalize the
intersection between the frontage road and Fossil Creek Parkway
in the future.
22
•
•
Appendix
L H, SCCTT & CLEARY, INC. •
Offi in Denver and Colorado Springs, Colorado
PLANNING APPLICATION NORKSHEET ;
SIPA (1985 HCM Signalized Intersections Planning Analysis) Version 2.0
-----------------------------------------------------------------------------------------------------------------------------
INTERSECTION: College Ave. at Fossil Creek Parkway DATE: 12-9-88 ;
ANALYST: PMY TIME PERIOD ANALYZED: P.M. Peak hour 2010
; PROJECT: Pace Warehouse CITY/STATE: Fort Collins Co.
SB TOTAL 2420 ! ! 200 " WB
707 707 706 300 ! "--- TOTAL N
110 <---- 470 .".
270 1850 300 / 270 v ! ! !
437 v v -) ,
' 1D0 " ,
110 <--A ----- ---- 310
-------------160
' v
,
!
,
,
1
1 '
1
1
1 ;
,
N-S STREET: College Ave. !
E-W STREET: Fossil Creek Parkway ;
1
220-----------" ;
60--- -------- >
170------------
v '
,
-------------------------. C -. 410 . ---------------------
220 1 ! ! ! " 210 / 180 1650 210
450 ----} 60
EB
TOTAL v 170 ! 180 620 620 620 ! NB TOTAL 2040
--- ------ —---------- ------ ---------- ---------- --- -------- —---- —---------------------- —--- ---- ---------- ------
!--- —------ ----------------- ------------------------------ ------------ ---- —------ —---- ---------------------
! EB LT = 220 ! ! NB LT = 180 ! ! MAXIMUM SUM OF CRITICAL VOLUMES CAPACITY LEVEL
WB TH = 310 530 ! ! SB TH = 707 887 ! ; ------------------------------- -------------
OR ! ! OR ! It 0 TO 1,200 UNDER !
WB LT = 160 ! ! SB LT = 300 ! ! 1,201 TO 1,400 NEAR
EB TH = 60 220 ! NB TH = 620 920 ! ! > 1,400 OVER
'------------------------------------------------------------------------------------------------------------------------------'
E-W CRITICAL 530 f N-S CRITICAL 920 = 1450 STATUS? OVER
LH, SCOTT & CLEARY, INC. .
Offices in Denver and Colorado Springs, Colorado
P L A N N I N 6 APPLICATION W 0 R K S H E E T
SIPA (1995 HCM Signalized Intersections Planning Analysis) Version 2.0
-------------------------------------------- —--- —---- —---------------------------------- ---------------------------- —---- ----'
1 INTERSECTION: Fossil Creek Parkway at Circulation Road DATE: 12-9-88
1 ANALYST: PMY TIME PERIOD ANALYZED: P.M. Peak hour 2010
: PROJECT: Pace Warehouse CITY/STATE: Fort Collins Co.
1------------------------------------ ----------- ---------------------------- ------- ------------------------------------------1
1 SB TOTAL 340 1 1 210 " WB
: 1 120 220 : "--- TOTAL N :
1 90 (---- 480
/ 180 v
1 10 110 220 1 10 v 1
'--- 110 '->------1
1 A 1
i
1
1 "------------ 910 !
1 <-------_
90 1
1 .------------
ISO ;
v
1
1
1
'
1
,
1
;
'
1
1
1
1
1
1
;
1 N-S STREET: Circulation Road
1 E-W STREET: Fossil Creek Parkway
/ 1
1 ,
1 ,
1 ,
1 ,
1
1 1
1 1
i 1
i 1
1 1
1
1
1
.i
1"
1
1 10
....... ---"
1
!00
--- —-------- >
90
1
v
10
1
'- — ------------------------------<-.
110
------'
1 "
10 1
I " 110
10 I10 110
,
110 ---->
90
: EB
TOTAL v
10 ;
10 220
;
NB TOTAL 230
1
—--- --------------- —---------------------- ------------------ —------------ —------------------ ------------
----------------------------- ------------------------------
----- -------------------
--- 1
1 EB LT = 10
1 1
NB
LT
= 10
1
1 MAXIMUM SUM OF
CRITICAL
VOLUMES CAPACITY LEVEL
1
1 WB TH = 90
100 1 1
SB
TH
= 120
130 ;
1----------- ----
------------
—---------- ---
1
OR 1 1
OR 1
; 0
TO
1,200
UNDER
;
1 WB LT = 180
1 1
SB
LT
= 220
1
1 1,201
TO
1,400
NEAR
1
1 EB TH = 100
'----------------------------------------------------------------------------------------------------------------------------------'
280 1 1
NB
TH
= 220
440 1
1
>
1,400
OVER
1
E-W CRITICAL
280 +
N-S
CRITICAL
440
= 720
STATUS? UNDER