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HomeMy WebLinkAboutSINCLAIR REDEVELOPMENT PUD - PRELIMINARY & FINAL - 20-96 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSUNIVERSITY REALTY, INC. POST OFFICE BOX 471 FORT COLLINS, COLO. 80522 (303) 226-2211 AUGUST 13, 1996 TED SHEPPARD CITY OF FORT CDLLINS PLANNING DEPT .281 NORTH DOLLEGE AVE. RECEIVED AUG 1 3 19k .FORT ODLL1N5 m 80524 DEAR TED: AS'. PER YOUR MESSAGE LEFT CN MY BUSINESS PHONE HERE IS A LETTER OF INTENT WHICH YOU DESIRED INVOLVING SINCLAIR 01L OD AND CUR PROPERTY ADJACENT ON EAST DRAKE ROAD FCRT ODLLINS, ODLORADO THE PLAN SINCIAIR 01L LEFT WITH ME, SHOWS A CURB CUT ON EAST DRAKE ROAD INTO THEIR P+ORPERTY WITH THE EAST FIVE (5).FEET ON CUR PROPERTY. WE WOULD.LIKE TO HAVE YOU TELL US.HOW THIS WILL EFFECT OUR PARKING WHICH WILL FACE DRAKE ROAD IN THIS AREA. WE ARE ALREADY LOSING SEVERAL SPACES WITH THIS PROJECT. THIS PARKING IS IMPORTANT TO CUR TENANTS. I'M OONCERNED ABOUT MY PRESENT LEASES. I THINK THE SINCLAIR PLAN IS A OOCD ONE, SO I WOULD LIKE TO HELP IN ANYWAY CAN, BUT NEED TO BE SURE ON THE PARKING. THANKS! SINCERELY, / K�B/.C, /I�LEY M4NA6ING PARTNER TRIPLE TEE KBT/tbk dispenser is hit or moved out of it's proper operating position; refueling areas are visible from cashier areas; station personnel can stop delivery with emergency dispenser controls located in the store; station personnel are trained to respond to these spills; materials are available to station personnel to contain the spill Sinclair Oil Corporation has operated the facility at 2600 South College Avenue in Fort Collins since the mid-1970's with an excellent history relative to this type of incident. Hazardous Materials Impact Analysis PUD Plan Submittal Redevelopment Proposal for Sinclair Station #05013 2600 South College Southeast corner College Avenue and Drake Road Fort Collins, Colorado June 24, 1996 Hazardous Materials and Quantities: There will be a maximum of 24,000 gallons of gasoline stored on site in three-8,000 gallon underground storage tanks. The single wall fiberglass tanks were installed in 1990 and the lines will be double wall construction. Incident and Mitigation Scenarios: The following are reasonable incident and mitigation scenarios (incident/equipment or method of mitigation)that may occur at this facility: • Tank Leak/tanks are equipped with automatic tank gauging with tank testing feature; monthly statistical inventory reconciliation based on daily data is used; and, non- corrosive fiberglass tank are installed • Line Leak/non-corrosive double wall lines are installed; mechanical line leak detectors (annual testing); monthly statistical inventory reconciliation based on daily data is used; and, the dispensers and sub -pumps are equipped with sumps to contain leaks from line fittings • Tank Overfill/the tanks are equipped with drop tube overfill prevention valve to stop the filling at 95% tank capacity; the tanks are equipped with automatic tank gauging to provide accurate fuel inventory levels; and, manual tank gauging is used at delivery to confirm available capacity • Surface spill during tank filling/15 gallon spill containment catch basins are installed at tank fills (drain into tank); and, deliveries are continuously manned during tank filling • Spill during automobile refueling/refueling areas are visible from cashier areas; station personnel can stop delivery with emergency dispenser controls located in the store; station personnel are trained to respond to these spills; and, materials are available to station personnel to contain the spill • "Drive off" with hose in car during automobile refueling/refueling areas are visible from cashier areas; station personnel can stop delivery with emergency dispenser controls located in the store; station personnel are trained to respond to these spills; materials are available to station personnel to contain the spill; the individual fuel nozzles are equipped with a shear section to "break" to minimize damage to fuel hoses and dispensers; and, fuel hoses are equipped with "break -away" to minimize damage to fuel hoses and dispensers • Dispenser Damage ("hit" by car or "drive off" described above)/each fuel line to the dispenser is equipped with a "shear valve" to automatically stop fuel flow if the Table 3 Short Term Peak Hour Operation Intersection College/Drake (signal) College/Thunderbird (stop sign) ..WB RT SB LT College/Motel Drive (stop sign) WB RT College/Consolidated Drive (stop sign) WB RT Drake/Consolidated Drive (stop sign) NB RT Level of Service AM PM C D A A A A A Table 4 Long Term Peak Hour Operation A B A A A Level of Service Intersection AM PM College/Drake (signal) D College/Thunderbird (stop sign) WB RT A SB LT B College/Motel Drive (stop sign) WB RT A College/Consolidated Drive (stop sign) WB RT A Drake/Consolidated Drive (stop sign) NB RT A * Level of service calculation infeasible. be level. of service F. A B A A A This is considered to LONG flu ttr. u l TERM PEAK HOUR TRAFFIC Figure 3 N Am / v m SHORT TERM: PEAK HOUR TRAFFIC Figure 2 Table 1 Existing Peak Hour Operation Level of Service Intersection AM PM College/Drake (signal) C College/Thunderbird (stop sign) WB RT A SB LT A College/Motel Drive (stop sign) WB RT A. College/Sinclair Drive (stop sign) WB RT A Drake/Sinclair Drive (stop sign) NB LT C NB RT A WB LT A Drake/Office Drive (stop sign) NB LT C NB RT A WB LT A A B A Q C A A A A * Level of service calculation infeasible. This is considered to be level of service F. Table 2 . Trip Generation Daily A.M. Peak P.M. Peak Land Use, Trips Trips Trips Trips Trips in out in out Convenience/gas store 8 fueling positions 1300 45. 45 54 54 9 N m (N 220/145 �' ^ -0-- 406/575 '� - f 733/891 — 732/886 108/172 r— 3/7 DRAKE ROAD 294/256 - f 660/902 - 661 /904 --� 3/6 3/6 --� 497/540 -� 157/303 —� M r7 0 ^ 2 7 \� ^ < N N LOoL ca 1ft� �-3/6 Counts are for two access on each street. W f Z o _v W > N� LO Qrn in �I 0 W � Q \ \\\ 0/1 ) ` � 8 IRD THUNDERBIRD 30/43 r-2 } r 3 --� � to ao 16 44 - 12/400 —� C4 .r o Legend: AM / PM Denotes Lanes 1996 PEAK HOUR TRAFFIC AND GEOMETRY Figure 1 Planning efforts should focus on providing additional capacity at this intersection or alternate routes. In summary, the proposed widening, access control, and re- development projects provide a unique opportunity to facilitate and expedite improved roadway operations. If pursued as currently proposed the following con occur: 1) the City of Fort Collins can provide substantial roadway. improvements, and 2) Sinclair can provide a modern, efficient convenience/gas store. This will result in a benefit to the general public with improved traffic operations, easy/efficient access, and increased safety in the study area. This is reinforced by the fact that most site traffic will be drawn from the passing traffic stream. Provision of dual east/west left - turn lanes on Drake Road will improve the operation of this intersection into acceptable categories. CONCLUSIONS Based upon the above documented analyses, investigations, and findings the following can be concluded. 1. Existing conditions are acceptable in the immediate area of the site with the exception of the College/Drake intersection which operates at LOS F during the afternoon peak hour. 2. Site generated traffic will primarily be drawn from the passing traffic streams. 3. Driveway activity at the Sinclair development is .estimated at 90 morning peak hour trips, 108 afternoon peak hour trips and 1300 trip ends per day. This is considerably higher than the trip generation at the existing facility. 4. The proposed widening at the College/Drake intersection will provide additional roadway .capacity and reduce the number of vehicles cutting across the Sinclair site. This is due to the fact that the northbound right turn from College Avenue to Drake Road will no longer be blocked by through vehicles in a shared lane. 5. Short term operations are expected to be acceptable from a level of service standpoint. All stop sign controlled movements are expected to operate at LOS B or better, while the College/Drake intersection will operate LOS D or better. 6. The proposed access consolidations will result in fewer vehicular, pedestrian, and bicycle conflicts, thereby, decreasing the area's accident potential. 7. Closing the frontage road to the north of Thunderbird Drive will minimize stacking conflicts by moving this traffic to the east. Therefore, a reduction in congestion potential in the area of the College/Thunderbird intersection can be expected. 8. Long term traffic operations are expected to be acceptable at all intersections with the exception of the College/Drake intersection. At this intersection LOS F operations can be expected, if the anticipated traffic volumes are realized. Sinclair development is expected to generate 90 morning peak hour trips, 108 afternoon peak hour trips and 1,300 trip ends per day. It should be noted that most site related traffic is expected to be drawn from the passing traffic stream. This is characteristic of the proposed land use. Given this fact, site traffic distribution should be generally consistent with the directional distribution of the adjacent traffic stream. Additionally, no reductions have been taken to account for traffic currently generated by the existing Sinclair station. Accordingly, a conservative analysis is presented. BACKGROUND TRAFFIC Short term traffic volumes (1996/1997) were developed using the existing traffic counts, site traffic volumes, and the modified access scheme. Current traffic volumes were increased appropriately. An insignificant increase in roadway traffic ,.volumes is expected due to site traffic. Long term traffic was estimated by factoring current traffic upward by 20 percent. This is almost a one percent per year increase. This is considered reasonable for year 2015 conditions. Total future peak hour traffic is presented on Figure 2 for short term conditions with long term conditions shown on Figure 3. FUTURE OPERATING CONDITIONS Short Term Capacity analyses were conducted at all key intersections to assess operations with the proposed Sinclair development, the widened College/Drake intersection, and the modified access scheme along College Avenue and Drake Road. Short term operating conditions are presented in Table 3. Calculation forms are provided in appendix B. As shown, acceptable conditions can be expected in the short term with the College/Drake intersection expected to operate at LOS D or better. For the most part, however, all other locations will operate at LOS A. ' Long Term Long term operations were evaluated using the traffic volumes shown on Figure 3. Calculation forms are provided in Appendix C. This operation is shown in Table 4. This analysis indicated that all minor (limited turn) intersections will operate at LOS B or better during the peak hours. Less than desirable operations may be experienced at the College/Drake signalized intersection. This will occur if traffic volume projections materialize as assumed and no additional roadway capacity is provided. In any event, site traffic is considered to be negligible at the College/Drake intersection and is not expected to adversely impact operations. stop sign controlled intersections, LOS C or better operation is being experienced. PROJECT DESCRIPTION The proposed improvements reflect three independent yet related actions. These actions are described below. 1. Widening of the College/Drake intersection to provide dual left turn lanes and exclusive right turn lanes in both directions on College Avenue. This is expected to minimize the number of vehicles, cutting through the Sinclair site, since the northbound right turns will have an exclusive lane. On Drake Road, a raised median and a bike lane will be installed in the immediate area of the intersection. The median will extend through the study area on the east leg of Drake Road. 2. In conjunction with the planned improvements, the number and location of access points will be modified along College Avenue, Drake Road and Thunderbird Drive. Along College Avenue, two driveways are proposed between Thunderbird and Drake. One to serve the Sinclair site and the motel. The other is to the south serving the motel and the Moot House restaurant. The north leg of the Thunderbird/Frontage Road intersection will also be closed. The two Sinclair site drives and the drive serving the retail/office development to the east of the Sinclair will be consolidated. This will result in a shared driveway along Drake Road. The office/commercial area to the east of the Sinclair will continue to retain an access to Drake Road at their east property line. All driveways to College Avenue and Drake Road will be limited to right -in and right -out movements. 3. The existing Sinclair station will be demolished and replaced with a gas/convenience store. Eight fueling stations and a 3000 square foot convenience store are planned. All of the above activity is expected to occur concurrently. It is expected to be completed later in 1996 or early 1997. SITE TRAFFIC Site generated traffic was estimated using the Institute of Transportation Engineers (ITE) publication Trip Generation, Fifth Edition and the 1995 Update to this publication. Resultant site traffic volumes are presented on Table 2. As shown, the proposed co CM LO O 0 0 2 q 0 U 0 z a w 0 J w cc w a 2 J 0 N ti N N W a U_ J W 3 W ■ MEMORANDUM Iq co 0 `4 TO: Tom Richards, Sinclair Oil Corporation m City of Fort Collins 0 FROM: Matt Delich 'v( ii DATE: June 21, 1996 SUBJECT: Expansion of Sinclair Station and access consolidation in the southeast corner of College/Drake intersection (File: 9633MEM1) 0 N Q) 0 This technical memorandum evaluates the traffic impacts cD 0 of a new Sinclair Station/Convenience Store in the southeast corner of the College/Drake intersection. The existing w Sinclair Station will be replaced with an expanded gas/C-Store facility. The expansion is expected to occur in conjunction a0 with the city's planned widening at the College/Drake intersection. An access consolidation program is also planned. This will result in fewer overall access points, shared driveways, and some restricted turning movements. Current and future conditions are described and evaluated in the following sections. EXISTING CONDITIONS Current operating conditions were assessed using the morning and afternoon peak hour traffic volumes collected as part of this study. This information is presented on Figure 1. The geometry at the College/Drake intersection is also shown in Figure 1. The intersection is signalized. z Historically, it has been reported that vehicles bypass the Wsignal by cutting through the Sinclair site from northbound z College Avenue to eastbound Drake Road. a W Intersection operations were also evaluated at all Z driveways from Thunderbird Drive to Drake Road along College aAvenue and from College Avenue to the driveway serving the local commercial development east of the Sinclair site along n Drake Road. Current peak hour levels of service are shown on i Table 1. Calculation forms are provided in Appendix A. Acceptable operations are currently being experienced at all locations except the College/Drake intersection which operates at level of service(LOS) F during the afternoon peak r hour. Rather than assigning a specific number of right turns a which would occur during the perpendicular left -turn phase, Fes- the evaluation assumed that a right -turn arrow existed for the exclusive right -turn lanes. This technique would allow right - turns -on -red only during a safe phase of the signal cycle. This approach seemed conservative and appropriate. At all nerev Conservation Methods to be Implemented -ratio of exterior wall area to interior floor area is less than 1.5 0.3 points -mass of exterior building walls greater than 30 pounds per square foot 0.2 points -overall wall U-value is less than 0.2 1.0 points -overall roof U-value is less than 0.6 0.3 points -automatic spark ignition used for heating 0.2 points -there will be no electric resistance heating used 0.2 points -florescent lamps and electronic ballasts will be used in the building 0.2 points -low leakage outside and exhaust air dampers used (1% leakage maximum at 5" W.C.) 0.3 points -variable air volume system used, with inlet vanes or variable speed drives 0.5 points -furnace efficiency greater that 82% 0.2 points TOTAL ENERGY CONSERVATION POINTS 3.4 POINTS These energy conservation items listed above total 3.4 points. We will incorporate items into the detailed building design that maintain a point total of at least 2.6 from these items. This will "score" three of the four available points in this point chart line item. We realize that the City of Fort Collins has adopted a new Model Energy Code and we anticipate that additional details regarding this item will be required. A.S. Development Phasing Schedule The critical development phasing for this proposal is to coordinate the proposed changes with the presently planned street changes at this intersection. Specifically, the proposed access and frontage road changes to the east side of College Avenue and the south side of Drake Road can be completed cooperatively with presently planned changes to minimize traffic inconvenience. We anticipate this project to start approximately mid -August. We would like to provide the City of Fort Collins Engineering department with some direction as to how best to proceed with the proposed traffic safety improvements based on this PUD plan review. We want to avoid an unnecessary delay or extension of the street improvement project schedule. sandwich shop incorporated into the Schrader Oil facility near the new Fort Collins high school. The QSR will be managed by a designated food service manager at the facility. We anticipate that the customer base will be from our gasoline customers and the QSR will generate a very limited customer base on it's own. We will limit window signage for the building to company issued, professional quality, printed posters in the extreme south and north window panels of the building. We will have one 3 foot by 4 foot restaurant wall sign in addition to the 2 foot by 3 foot Sinclair wall sign. A portion of our allowable sign square footages of each street sign will be dedicated to the food chain. A.4.b-Statement of proposed ownership of public and private open space areas: We expect to maintain ownership of all private open space areas (landscaping) within the subject property. We have no intentions of changing the ownership of these areas in the future. A.4.c-Estimate the number of business employees: 10-12 full and part time employees, we presently employ 4 part time and 2 full time employees. A.4.d-The assumptions for the business employees are based on similar company operations and facilities with 24 hour operations. A.4.e-Point Chart "D" for "Auto -Related and Roadside Commercial" activities has been completed is attached as part of this application. Variance Description We are requesting a variance.in the "point chart criteria". Specifically, based on the extensive cooperation of the adjacent property owners to significantly improve traffic flow in the area, we request that this PUD be considered as "Part of a Planned Center" for an additional six points. As a second variance, we will achieve three of the four possible points for "Energy Conservation". Using the appropriate multiplier of two, we request a variance of two points. Considering these two variances, we will earn 24 of the 48 maximum applicable points in Point Chart D. A.4.f-The potential conflicts between adjacent land uses are avoided because of .the inherent site design of the facility. Our clientele does not need long term parking, therefore, we are not "robbing" space from adjacent uses. We have incorporated 3 employee parking spaces into the site design to satisfy the long term parking needs on site. We are limiting the site lighting and incorporating specific fixtures to minimize light spillage from the site onto adjacent properties. We anticipate that our noise level will be significantly less than the typical street noise associated with College Avenue and Drake Road. A.4.g-As a part of the "Point Chart D" in item a above, we calculated the number of energy conservation points to be awarded using the Energy Conservation Worksheet. We used Method Two from Appendix "E" with the specific "energy conservation methods" that we will implement listed below. Statement of Planning Objectives PUD Plan Submittal Redevelopment Proposal for Sinclair Station #05013 2600 South College Southeast corner College Avenue and Drake Road Fort Collins, Colorado June 24, 1996 (August 20 revision including interior sales area discussion) A.4.a-A formal Statement of City Land Use Policies is not appropriate for this submittal because this project is strictly to redevelop an existing property consisting of infill within an established area. There are street and storm drainage improvements planned to the College Avenue and Drake Road intersection as part of the Choices 95 Project scheduled to start in August of 1996. These improvements include an 11 foot right of way acquisition from our existing property along Drake Road. This right of way is for street widening, divider installation, bicycle lane installation and a landscaping area addition. This right of way will essentially make our north fuel dispensing island unusable. Because of other existing site conditions, the realistic relocation of this island is not possible. There will be changes to our College Avenue frontage that will also make access to this site difficult. In addition, there will be short term construction easements required that will essentially close our business. Combined, this will create a distinct long term commercial hardship for our business. With the cooperation of other adjacent property owners, the City of Fort Collins Engineering Department and the Colorado Department of Transportation, we have proposed access consolidation and frontage road closures to significantly improve local traffic flow and safety. In summary, this redevelopment proposal is intended to provide improved traffic safety at this intersection and maintain a viable business in the City of Fort Collins. We are incorporating significant landscaping and unique project items to develop and maintain a facility that genuinely supports the significant community improvements in the area. This will be a lasting commercial development that the City of Fort Collins and Sinclair Oil Corporation can be proud of. The new facility will include an attractive, open, interior sales area for typical convenience store and automotive items and a 350 to 400 square foot "quick service restaurant" (QSR). This facility will provide similar offerings that match current industry trends to satisfy customer needs. The present Sinclair facility on site provides limited convenience items. Historically, in other Sinclair Oil Corporation stores we have offered many types of these convenience items ranging from candy and chips to prepackaged sandwiches, hot dogs, microwave foods and regional fast food products. We are proposing to offer a nationally franchised food chain product to maintain a higher quality that current customers demand. The QSR will be similar in operation to the "SUBWAY" AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Criterion Appllcoble Yes No I II III IV =rcle the Correct Score Mulflpller Points Earned I x II Maximum Applicable Points a. Not at Two Arterials X X 2 0 2 O 4 b. Part of Planned Center X X 2 0 3 O 6 c. On Non -Arterial X X 2 0 4 8 d. Two Acres or More X X 2 0 3 O 6 e. Mixed -Use X X 2 101 3 Q 6 f. Joint Parking 1 2 0 3 - g. Energy Conservation X 11 3 4 1 0 2 (D 8 h. Contiguity X X 010 5 10 10 i. Historic Preservation X 1 2 0 2 Q O j. 1 2 0 k. 1 2 0 1 2 0 Totals 16 4 a v vl Percentage Earned of Maximum Applicable Points V/VI = VII nfl Land Development Guidance System for Planned Unit Developments The City of Fon Collins, Colorado, Revised March 1994 70 - Auto -Related and Roadside Commercial (continued) f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix'E" for energy conservation methods to use for calculating energy conservation points. h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria? 1. Prevent creation of influences adverse to its preservation: 2. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and 3. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -69- ACTIVITY; Auto -Related and Roadside Commercial 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; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales, and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theaters; 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 N/A 1. Does the project gain its primary vehicular access from a street other than p �{ f� South College Avenue? /'tiVAR/AN� 2. Are all repair, Painting and body work activities, including the storage of ❑ ❑ refuse and vehicle parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended to provide adult amusement or ❑ ❑ entertainment, does it meet the following requirements? a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church, and/or school meeting all of the requirements of the compulsory education laws of the State of Colorado?; b. Is the use established, operated, or maintained no less than one thousand (1,000') feet from another similar use? 4. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑ .f t THE MAXIMUM POINTS AS CALCULATED ON POINT CHARTtikIIANN.r "B" FOR THE FOLLOWING CRITERIA? 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, offle, or industrial park? c. Is the primary access to the activity frnm a non -arterial street? d. Is the project on at least two (2) acM of land'! e. Does the project contain two (2) or more significant uses (for instance retail, office, residential, hotel/motel, or recreation)? Land MvpInnmank The City of Fort Collins, Colorado, Revised March 1994 vevelopments M Activity A: ALL DEVELOPMENT CRITERIA - ALL CRITERIA APPLICABLE CRITERIA ONLY s CRITERION the criterion applicable? Will the criteria be satisfied? If no, please explain -a Z a s Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan 1.3 Wildlife Habitat J 1.4 Mineral Deposit 1_5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Imoortance 1.7 Ener y Conservation ✓ 1.8 Air Quality 1.9 Water Qualitv 1.10 Sewaae and Wastes 1.11 Water Conservation 1.12 Residential Density A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transoortation (✓1 I ✓ 2.2 Building Placement and Orientation 10, ✓ ✓ 2.3 Natural Features 2.4 Vehicular Circulation and Parking of lop I I 2.5 Emergency Access 2.6 Pedestrian Circulation ✓ 2.7 Architecture of 2.8 Building Height and Views J 2.9 Shading J 2.10 Solar Access 2.11 Historic Resources 2.12 ,Setbacks 0/ 2.13 Landscape 2.14 Sicns 2.15 Site Lighting I of Ile I 1 0, 2.16 Noise and Vibration Of I of 2.17 Glare or Heat / f/ 2.18 Hazardous Materials ♦ / t/ A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards IV E 3.3 Water Hazards 1 *4f 3.4 Geologic Hazards _ Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised ch 1994 -61- A_J3US� I N!LTR�CTION EASEMEN IF - - 1 4 .......... OFFSET 7 .05 LT TYPICAL T + L - - - - - - -e F P R TA 0+60. (OFFSET '4U5446 LT CL S A 100+;25�53 ...... (OFFS T 69.50' LT) i-777 APPR -6 T1 FIL - W17.57 N 7 '52. 874 LT W rFL kA+j± Iggi C E 50� INSTALL RAMP STA 5 (OFFSET 50.33' LT) AIL '2 4) L ;tTcm ; ...... J� (MATCH 7 EXIST.) OFFSET 38.00 LT ......... INSTALL CONCRETE F�'PCFi*'�TA 2 .67 CURB AND SIDEWALK -4��. CL STA OFFSET OFFS[SO� �L LL 1044 4 50 Lyj ............. - - - - - 72 13 - - - - - - PER DETAIL . . ........ �3 L ........ .. ar .......... t AND GUTTER M. CL STA 63F( ilia - FL PC STA 3+22.68 FL PT STA 3+52. -FIL �Iil CL STA 103+30.64 CL STA 103+60.50 EL CIL STA 104+33.97 OFFSET 0.99 LT ---5011 (OFFSET 31.99' LT) (OFFSET 30.50- LT) 102+00 N$9'51'08'E 104+0 15.70 .. ..... 101+00 FL EL - 5013.93 FL EL - 5013.58 C36 ..... C37 1051 1:2i i�s 1 57. +00 Nay30 1031 C40 N89*51'08'E Tbj 1 C34 N89*51'GB'E 214.61 C35 R 57 40 '30 "83'30 TV.7D _f4_ C41 FL PCIR STA 9+39.72 oNT SIT.. ASPHALT PATCHING N89*51'08'E 214.61 CL STA 104+33.97 CL STA 104+59.94 CL STA 0 YPICAL) R8 IN --D AGGREGATE L Cy IL-FE 'NO ZIP.; .... .. eL. -Ar 16dik 4 . ...... IST14TEER IN TA CON R (OFFSET :RA i TM CONCRETE -44 MEDIAN CURB 0.99- FIT-) (OFFSET 40.50- RT) (OFFSET 3; FL EL 5013.45 FL EL (OFFSET 10. 9' RT ........... ... ..... . ............................. .. . ....... 0 ......... . .............. UTIU (OFFSET 48 00 R IS T�A L I RAMP rB' SR 77 (OMSE-t 4nO TR'l CM I :PER TAIL MLA 6 EASEMENT INSTALL DRIVE SEE LANDSCAPE PLANS • FL EL - 5017�23 L IL 18 J -ID - - - - - - - - - - - - - - - - - - - - CL 5TA 10 C TA 1 3+ .7 1 (OFFSET 51. OFFSET 48.00 RT CONSTRUCTION A M N RETAINING WALL (OFFSEi b m RT a . ..... L TYPICAL PLANS SEE LANDSCAPE FLPCR STA 9+71 CL STA IG4+79: i 8 lip ST BRAKE ❑ROAD EA (OFFSET R fLL FL EL . 5011 ...... .. .......... 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': ........... ..................................... ....... ......... ....... ......... . . ...... .. ....... .......... a ....... . ............ ::::::: ........ .................. m ------ .......... ...... ..... 0+00 1+00 2+00 3+00 4+00 .... ............ ...... ................. ................. . . ........... ........... ........ . ...... .......... ...... . ............. .................. ............ 7 ... . .. .............. . ......... .. ------- .. ... ... ..... ...... ....................................... ............................... .................. 5018 ......... .... . .......... .... ........... ..... ....... ....... ....... ................. ................. ................. ...... . .............. ......... ....... ....... . ...... . ........ ........................ ......... . . .... ...... ....... 4 ................. 4 ...... .g.M .... .. ... �0 0� n00-000 0'n n n 0 0 0 0 ©n9nGn'G�©�©�©� ©000000 0000000 iI 4000©00 _0.0-0.0 CONSTRUCTION EASEMENT OFFSET 104.12 lT I �I I... -n pCR" �Encm Orono 9Esmnc OEi re TA 7+ -12, I AL (_ ) SIX- AN AP PANS {s.sx {a.m s{szsmE eex R PCR STA 4+R5.13 ET u.o5 n.m soxvmE oxwss OFFSET 76.SB L a1.0] 1]s se]0o ox E , arocw 1-�20' FOR PLANTER DETAIL S ASPHALT PATCHING CL STA 99+31.10 19.ea m.ea noo o E m'{ IB 7A + tt PT STA 2+82.98 _-- (OFSET 71.2�'� OFFSET 71.72 LT _ ___-___ •4'C CONSTRUCT 10' TYPE 'R' INLET YPICAL u.v •x>{ N{{zs J{ E 90 I ae tt" " : - INSTALL DRIVE I CL STA 97+2 . ---- -------- --------- ,• x.ee 1.9e v90000E - - APPROACH-6 __�_ (OPT`SLFSl T) 501812 1{.v u 1 noses Jl E ae09 ox 1 �� EL - 5WMS.70 CONSTRUCT ,•n •`" "M-'i:e%ti:::'. .ki _- M.ef J0.fi0 N069t Sew OS70{e1-_ A -6 (e1L}2x vi1R:,ci" APPRO CH ::. -,,..re:: _.,. ..i:o.i.ii RAM _ r .. v'.. .,:.<'�:.:.n%,.:rn::::.�':.:ji.::n:.::::.. ::.:..:?•O.{6ik:':.a.�:w . x lelm {B IN TA .. .. .. t.el 1.9] nJBY03)E O 1 , �' a.ee a.ea n0nen w m] xl .. ax::?,:a b `REF DE .. ......:::: :: n,....^:. .v: ny::. :'fii:.rii:a):a.:::::i:;a::`isii":i;i::isx4i:::>.::i::i:,>.::::?::`>•i: .;: .n. `/ �J- {.S aew ]fV]a0 -':: � _. .i:::::!- VyYJ`w 20215 N01T10' `� 23 'i'g ;,. ,, •gec::;ww.:i'.t?f>:%i. , a C STRUCT 5' TYPE 'R' INLET INV i V .. .. :: ... .:. :a.. .#' ..,roam:.:mw:aw#_::.`T�.:ife:,00.:•:.:Awc::...:..::`:?1?aii?000w.irk];:°'aa',.'v,:`§:^^xi,.::..: ;ai;.::::.......i '. O _ EJDSTI Ci INV OI CONCRETE a.e....As^..:.:x•e:-i:......,i:;:..+.ett:r,::'.::i::i<::x.::::ii'...::: ...: x.:';::::i:.:ry i .. ::.:. :: .. ;ii:.`a:i�irv...:.:.. FL PC STA 2+71.93 PAVEbt N.-STRUCS.N6W�.MANHOLE+1•^^""'b---•�(j(.j�TRUGT•NEW MANHOlE+4' DIA.: •• ':'�'>w.w� a"` i:.Ra:.<oa..•..,.: ci :i.:.:.:.:. ... ............. � >, :!.........:iixv: $.::,ac-,:. Cl STA 97+17.95 IN TA N R ; INV IN-1 i I IN INS i I AND GUTTER (TYP,) (OFFSET 67.05' LT) SIDEWALK-4 EiOS NV OUT�15.90 ---..... ASPHALT PATCHING R EL - 5018.74 j : NOI='OO'W: TMG T E705TING IN OUT�15.71: 181.11 HP FL STA 1+00.50 TYPICAL :.„w:.t.::, .:v.is;c:a ,x,.v..'i' .;t.Imp"1111111111 C °... .... ...b.-. FL EL 5019.43 INSTALL ExPOSED ;;rv•rv•...�x�iai I i-Gi-i tl'Sf - 2- ...: a'.iii i.art o...," 141.20 AG CA CONC -4 'i.i: i N01'00'00'V! y_ :- :� i ASEvi3NS' L ... INSTALL CONCRETE .'tlE.�w..'.`::..... , �• L - -_ �_ - -E _...-i--_�,.-,..,,i+39, ....,. OVERLAY TO MEDIAN CURB .•n-+Sii�"''"'� .....:::"' ..-"�" i--• -- 3CL 5 .99+ /THUNDERBIRD STAB 439 s, :V..,•••,..•••�g I . 12?:%v; , .: .:::.:: :i.r. r:;i rv: i:5i)-: .. ;Fx.• j{ � a......... `8...a.............�...........-.•-.+�-.+--..•- :.. ... •:w.xti?".'H,:iiii:•:i.?,:?%::i:';:<inc "v ,t' OVERLAY TO i i 3 }{ t ......•....,..........k o .... .::::34ECr3):%»iiii: i" .:::::::::.:ii:;aii:?::?;i::; '::.:....: ... ;'•):'J...y:. i::: ;:: n:....rn: .:.......: u: ^g' : i t ._....b......» _.....b_»......( m THUNDERBIRD i °»._�.._.........a.-,-...... .....-..........,.... t i i : i 99+00 i ti 97+00 3 ` I � .-.-..-t---....�.... 'i-....... ..., »-•.......... Ap ENUE A MENT-10 A 4+ 7 , OFFSET 35.03 RT) R EL 5019.23 : SEE NDSCAOE PLAN i .Ip � � FOR PLANTER PE AILS P STA 1+ .50 Fl PT $TA 1+53.33 TA +7 4 } 7.81 _ i � f (OFFSET 37.77' RT� OFFSET 48.28y RT +. TICAL CURB CL STA 95+63.2} CL STA 95+63.05 OFFSET 47.00 RT OFFSET SOi00 R FL� EL � S01 ' RT (OFFSET 34.8T RT) CONSTRUCT AROUND TA 9 +7 I FL EL ..:.:.:......: .,.. .. ::. �...,::::is;'•;7rn:i:.i;;':<'o:.i":,:.r:: n.".i i:.i::X" .. ....... ... ... .. .. ..:x.::. .: .. _ •j•-' . .:::: ;,;.:naa:.xaxt••fi.:.. .: ... ..:... .....::.....:i•.....:.. ..:: .. .. ::ai:::i:.;;;:;:i:iii:'::i:;:yi::y::i:;$::i:i;-195J10_ - \ .,. r�ri i,.: a•: n':TT2?k3>::::x..:.... .......,:... .. ..... ...... .,,.„::'- ..•.aadc,F.*,.'3+�f. aee.;r...-NOWO'00-W - - � 1 ".: I IsTALL C 21 l `.;.t:...y.... ---- - ,;.y y DETAIL ti:�.rv�;f. �:. ._u` .e` :0 a ....a...:... .. , - ;,Yr. ?,ni ' i,• :> i.�' ..`... . INSTALL CONCRETE -_- ;.`iyr.� ...,.. 'i:3::vi'yf . l;' '¢,'(;:6`A'•�'•'w;9.`••,9;]�'a3. �+? II ••I7 :t SIDEWALK -4 ___-__-_ - - 7 + yfp .` .: .. .;'vTW #', r,Qa-.:i�:$i . "kia`Sju A 1 INSTAL CURB - ."..' `,+;. "+;'a,?i,:.,;: OFFSET 50.05 RT F PC TA + .4 CL STA 97+J3.24 oi>fiv ` II�'•••••••• TA + 71 AND GUTTER INSTALL R )$Y �_ T.-....+•' INSTALL RAMP OFFSET 50.05 FIT (O FSE 97+13.02 gT (OFFSET 41.4Y RT) 96 9 9.7-7i:fr:°n''h"' i " I OFF„SET •87. R i 1 (OFFSET 41.1T RT) •s ,:x'� PER DETAIL R EL 501B.67 I (OFFSET 67 64' CONSTRUCTION EASEMENT ® m - - - - - - - [CAL EL 5 o.................................................................. . . ..............................................................._..............-....- ....-........ -....-.-....-.....--...........,:.................._.................................-...............-........ .. ..... ......-....»...........- - ......- . fix. :. ""' _.. ...........................»......._.............._.........««......................,..........................-..... r r� w .a mw ,. s�:«Pr,a�mrr. r.as mar `a..wurwN As .u.�rrnw ' �P P 11�_e IY��L,P O„� I. �n� YYL . •.. V, .,u a, ®sNr w sn 0•t•p w. R �.��. nr.w•.�w.nw.. P.,� � i�iw BEDDING REQUIREMENTS • mw.. w.•s..rr,sww.Pwum,r SEWER CONSTRUCTION DETAILS ra TYPICAL SERVICE DETAIL f,V�ILY® � n �r�v'� � � 'aa etl a s..ua •s � •w WATER DDMSTRUCRON DUALS ewmo w,w w.w�.suw. • Y •��O FT .Y ,O• .4 M16 i� ,fir 1 _wf Ii ,YY �N•4 Y I.Yi.,1Y.0 . Mu •0�d'.,t ,R Yi YY6. AIIY. 1,[ � YN-4I VRIf •A / / u, moE• •�••• ^,�- �°'": Y' STANDARD EXTERIOR SETTING FORg� 3/4" h I- WATER METERS r� WATER CONSTRUCTION DUALS SERVICE WYE DETAIL nee 4 SEWER CONSTRUCTION DETAILS w � w e iw•w Rswe �BCx➢Oe � w � __� � .� e a Sinclair Oil Corp. O SINCLAIR- STATION PIPE GUARD DETAIL S AREA LIGHT 6 aao aovl. mua .c n. cauAe, a WNrurrd. maa s w (AM) AI/IIIII/IIUI/IIIII/IIIII/IIIII/I111 n11'/IIIIII11111/IIIII/IIIII/I1111I11111/II -��� allll/Ilgl/IIIII■IIIIIIIIIII/IIIII/IIII/IIIII/I �� nII1111/IIIII/IIIII/IIIII/IIIII/IIIII/IIIII/IIIII/I11/" rAl/IIIII/IIIII/IIIII/IIIII/I111'/IIIII/IIIII/IIIII/I1111�'� ,�Illtl/,1111/IIIII/IIIII/Illl/IIIII/IIIII/IIIII/IIIII/IIIII/1' � si/IIIIII111111'Ifl1'�IIIIIIIIIII/I1111/1111711111/IIIII/IIIIIIP' �_ IIP•� U111./11111/I1111IIIIII/IIIII/IIIII/IIIII/.... 11 �I, -��` /I11//I1111� U11/Ilt//IIII11� 1111■ 1111IIOII/Illli. ©�� .� 'II1111/IIIII/IIIII/IIIII/IIIII/IIIII/IIIII/IIIII/IIIII/IU.._ "1111/IIIII/IIIII/IIIII/IIIII/IIIII/IIIII/IIIII,/IIIII/IIIIIIII... IIIIIIIII11111/IIIIIIIIIIiI11111I11111I1111111111iI11111�11111\�.. r --@NONE m .vw wu ma n•-O BUILDING ELEVATION NOTFS �. M11[ 1MLL t M .voe�o. rwo ..a.niaw a .c.mvr .mru O f M.6 M 1 V a M V f R V i A mK �OPM1 2 W1oNM w15 NS lEfid6 � IR>ZIm .wn a .00r. .. anmo. �mwr 0/.OR Mat WVLLY �m 11d x I.rc man i .enarn •e.ra �. i a mwr. of a wem.. ar.n w�nm rmoe mtRY WIIm W M pI110[ tlA. wOO. IM6 ,110 JOIIIM �p� M6 •J v.1 u MI. 1 — L SINCLAIR STATION nm wpm, mu[a .c rt. mart m aae.a ro cvcn uFwmxa aas PLANT SCHEDULE SGJ 3' WOStMT SEIBILR (150.00) 139.00 EVERGREEN TREE i I I �. mllt A ' DECKWUS TREE 1 C1�I^1 ^'C SINCLAI CONVENT N . STORE fi SHRUB rn ` -- ' s/wve I , K I 1 t I ffiI O\1tVtF - p OROUND G1MR Pe x I I O O ;t �., a, - nQz,Es (r) as . �uw dr.a•®sewer I � POLE PEIIIM' WLCN �ocr a n..w x o.a �1{ �I (J)RYl aurw�all�.�swwlwwwls '{ Q ((MS = r1' O 6 yl IReINVvor iWlFR .oMw.G L10R1E5 wr.�vaw�w.aam. I .., aw I^Im m sseoe .m '�, I • re�r.oro�m�rr , e.xxlrwxa� h) 01i r. are �n.w w�•r_e.� ., Y RflC�I1RD t' I I O • AO� R �'o � : ei xl .�n.waw.�axeloaxllaor- I {t I I ' n, w u.r.x.r of .eue a oos w r I �a ea s ml. /eanv m e av ®.Ia��xV.im/Px dnYl I O rs �. iv[ I anror. (1)AA ye (10)OEC I a= w.e�nne. rnl�..esv {,. hfSTAllm m ` a— ,.� OlY P.D.fLT, /e 1 I� \ __ _ lie IIJ. t_ ,t. �` / I OO! MIIV \ C01K Lela' W$T � Ll_______________LJ__________(21 S______ _11____--_-______1_-_ O Smcierc Od Corp. SOUTH COLLEGE AVENUE i SINCLA IR STATION am .w.l m.mc ac n. cwao. m G 1. . . b VIIOYN.. .4. 6 ® � ES Ae9R. ANIIE OTY 572E CLL CldEE1tSPINE L/T7IF LEAF LINDEN 2 Y ere SGI SEA GREEN JVNPER TT s G1L AB AUTUAW BLAZE PEAR 2 T' 8iB BC 9.11E CHP JUNIPER fa 3 GK CLS GROW LOW SUAfAC W 3 GK RC RADIANT CRAB . 1" B&B DEC DWARF EURDPGw DRANBiE1PE8PY 10 S GK RAU ROCKY YIN JUMPER GRAY Dl.EA1l fI 7 GAL MB NALNBERRY T J B!9 OW DWARF UI/GIq PTE f 0 3 GAL PC PEKUM COiDNEASTER 1I s CAL aorwol Rm .IR. ..oar, u. a xa /waw r.e a.la >4 amr+,wet � a>z �Ie A/IE6 >m colt uc r /mr. loco! /mr or oalar xv oor e.a.w aro.. v /n --�---------- ----- i O � I m I C G , SINCWR STATION Tm muM mums �R. rt, opuil m mm iwrt� ww s>. r• ira wi S' M .M A Nw W1,R I .a I urt f 1 i icr »s mq.ro 0 i � ( I ala I1� •` INCwR PROPERTY� i - srrw. w re L---------------------------------------------- t!� SOUTH COLLEGE AVENUE �1{ I .1 $Mkir Od Corp. SINC W R STATION LAND USE TABLE (After ROW Dedication) Mr r P r nWas v. 1 � I I + I w s P: -A II_N'1 y I I I i I i NO1ES 'mow ® o�F. .�.-e. sMiM.rsn a um+, •OO.MOr O I I 1 ' I . •.ti cc OsrI.iMM'M ♦ OUMA W.I P.P. O.L.IM r. � ! � la 1 1 1 jE 1 1 rIm N IR O 3' CONVENIFNCE STORE ;0o0 Soft. A FIN. FLR. EL = 5019X w / wawa N -I 1 � 1 `------------------ c. A re r sM m 1 ' I I M e.f I I —a.—I I I I I I I 1 I 1 1 1 , m 1 O � 1 , 1 I , 1 L CANOPY 13 0 lEC�P p per+ O 2'Y'�iT I I It I I I owNFR•< RM A77 m+._ M — - 11 II II II it WCL �_Mw — I� II M.,.• i I1 I �8 it �1 r r-- R Ix ,q � I PLANNING 8 ION/NC BLS. n fFAT/FlG T/LW Iy 1 I 1 I wY 1 _ ____ __— —_ _ —•,—_a_ , I ♦ I/ ill ]l „\ A \I\,e • le I pP 1---.-i--____LJ-__ 11_______________1_�________-____ ROJET--------.--L�Y.IIYt—�---- OCATION SOUTH COLLEGE AVENUE a VICINITY 14AP m.> .. $Inchur Orl Corp. 0 SINCLAIR- STATION z.m sw.l cauuz .c rr, caua m molu m wll HB r A x O CSU e Veterinary Teaching W D Hospital W L Q o t t1'• • W C7 W J Q`� J O U •oo F- , C N WEST DRAKE ROAD 0err�Q m t• �_ OO gP� S Tc H c 3 N � IL underbin rive O� pp� HU W O O " VICINITY MAP 07/09/96 #20-96 Sinclair Redevelopment PU D " Preliminary & Final 1"= 300' Sinclair Redevelopment PUD - Preliminary & Final, #20-96 September 9, 1996 P & Z Meeting Page 8 major arterial street (College Avenue) and an arterial street (Drake Road). Further, the strict application of the criterion would render the project practically unfeasible. (Section K (4) L.D.G.S.) D. The P.U.D. scores 33% on the Auto Related and Roadside Commercial Point of the L.D.G.S. which is below the required minimum of 50%. E. Staff recommends a variance to the required minimum score based on the finding that the granting of the variance would neither be detrimental to the public good nor impair the intent of the L.D.G.S., and that the plan is equal to or better than such a plan that would normally have met or exceeded the required minimum score. (Section K (3) L.D.G.S.) F. The P.U.D. is of high quality and expected to improve the general character of the area. G. The P.U.D. is feasible from a transportation standpoint. RECOMMENDATION: Staff recommends: 1. Granting a variance from the requirement that the project not gain its primary access from South College Avenue as per the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. 2. Granting a variance from achieving the required minimum score on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. 3. Approval of Sinclair Redevelopment P.U.D., Preliminary and Final, #20-96. Sinclair Redevelopment PUD - Preliminary & Final, #20-96 September 9, 1996 P & Z Meeting Page 7 5. Neighborhood Compatibilit . There have been extensive negotiations and cooperation between the applicant the two adjacent property owners. This has resulted in a P.U.D. that is seen as a upgrade which will benefit the general area. 6. Transportation: The traffic study indicates that most site -related traffic is expected to be drawn from the passing traffic stream. This is characteristic of convenience stores. According to the study, acceptable conditions can be expected in the short term at the College/Drake intersection with a Level of Service of D or better. In the long term (2015), general background traffic may increase if traffic volume projections materialize as assumed and no additional roadway capacity is provided. Potentially, this could cause the Level of Service to drop. In any event, site traffic is considered to be negligible at the College/Drake intersection and is not expected to adversely impact operations. The traffic study concludes that the proposed access consolidations will result in fewer vehicular, pedestrian, and bicycle conflicts thereby decreasing the area's accident potential. 7. Findings of Fact/Conclusions In reviewing the request for Sinclair Redevelopment Preliminary and Final P.U.D., Staff finds the following facts to be true: A. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. B. The P.U.D. gains its primary access from South College Avenue which requires a variance from the criteria of the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. C. Staff recommends granting the variance based on the finding that the variance would result in a substantial benefit to the City by reason of the fact that the proposed project would alleviate traffic congestion by the closure of four curb cuts in the immediate vicinity of the intersection of a Sinclair Redevelopment PUD - Preliminary & Final, #20-96 September 9, 1996 P & Z Meeting Page 6 B. Architecture The 3,000 square foot convenience store will be constructed of a dark red brick and feature a pitched roof. The roof will be a cedar shake with a customized lay- up and fire retardant to achieve the necessary Class A Fire Rating. Similarly, the canopy structure will feature matching brick columns and pitched roof with the same cedar shake shingles. The entry will feature a gabled peak that does not exceed the roof height. For contrast, the gable end will feature horizontal cedar siding painted white. C. Pedestrian Plaza Rather than cover the entire frontage with parking, there will be a 300 square foot (about two parking spaces) pedestrian plaza at the front entry. This space will feature landscaping, bike rack, seating, and trash receptacle. The purpose of this space is to create an inviting area for pedestrians and bicyclists as well as for outdoor dining. It is anticipated that this area will be attractive for guests at the motel. D. Lighting Security lighting will be high pressure sodium to match the City's street lights. This light source is a softer, yellowish tone versus the harsh, blueish tone of mercury vapor or metal halide. All pole and building -mounted lighting will feature sharp cut-off, down -directional luminaries to prevent light spillage onto the public streets or adjacent properties. Under -canopy lights will be recessed into the canopy deck. In summary, it is Staff's recommendation that this P.U.D. is of high quality and is equal to or better than a Plan that may have developed on the site (or in combination with other parcels), and which may have earned the proper amount of points awarded under the criteria of the Auto Related and Roadside Commercial Point Chart. In addition, the granting of the variance does not create a substantial detriment to the public good and does not impair the purpose of the L.D.G.S. Sinclair Redevelopment PUD - Preliminary & Final, #20-96 September 9, 1996 P & Z Meeting Page 5 access on South College as stated in Auto Related and Roadside Commercial Point Chart. 4. Variance from the Minimum Score on the Variable Criteria As mentioned, the score of 33% is below the minimum requirement of 50% required by the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. Staff recommends a variance be granted from this requirement based on the following justifications: A. Joint Planning The P.U.D. represents a cooperative planning effort with the two adjacent property owners to the east (multi -tenant retail) and south (The Inn -Best Western Motel). Consequently all three parcels work together for access consolidation which benefits all parties including the public. Joint access, with cross -access agreements, will improve pedestrian, bicycle, and vehicular circulation in the area. While not technically a planned center for which points can be earned, the joint planning effort improves a three -lot area on South College that was formerly characterized by a single -use, individual -access, strip commercial development pattern. B. Character of the New Development The re -developed site will be of high quality. The P.U.D. features the following design elements: A. Landscaping Both the College and Drake frontages will be heavily landscaped. The placement of trees has been closely coordinated with the City's street widening project and the location of the large overhead power line on Drake. The quantity of plant material has been designed to provide an immediate effect. There is a healthy mix of deciduous and coniferous material for year-round vitality. Towards maturity, the plant material will fill in so that there is continuous coverage without any gaps. In addition, there will be a continuous row of evergreen shrubs around the east and south of the store. Sinclair Redevelopment PUD - Preliminary & Final, #20-96 September 9, 1996 P & Z Meeting Page 4 dual -use access meets the City's and the State's long-standing policy of consolidating single-use/individual access so typical of strip commercial development allowed in the past. B. Safety: By removing all four curb cuts and consolidating an access with the adjacent property to the south, the safety of the College/Drake intersection is improved. The existing four curb cuts are located so close to the intersection that turn movements are blocked by vehicles stacked behind the signals. The new curb cut on College will be shifted as far south away from the intersection as possible to minimize these conflicts. In addition, there is presently a problem with northbound drivers cutting through the site to go east on Drake. This temptation will be reduced by shifting the curb cut to the south as far as possible thus lengthening the distance through the site for this corner -cutting movement. Finally, safety will be enhanced by the installation of median in Drake which will prohibit left turns both in and out of the site. According to the Traffic Study: "In summary, the proposed widening, access control, and re -development projects provide a unique opportunity to facilitate and expedite improved roadway operations. If pursued as currently proposed, the following can occur: 1) the City of Fort Collins can provide substantial roadway improvements, and 2) Sinclair can provide a modern, efficient convenience/gas store. This will result in a benefit to the general public with improved traffic operations, easy/efficient access, and increased safety in the study area." Based on these considerations, Staff finds that a variance is justified under Section K (4). Staff finds that the granting of the variance would alleviate an existing community problem such as traffic congestion. Further, the strict application of the criterion would result in a prohibition of any access onto South College which would render the project practically unfeasible. Staff therefore, recommends approval of the variance from absoute requirement regarding Sinclair Redevelopment PUD - Preliminary & Final, #20-96 September 9, 1996 P & Z Meeting Page 3 "Variance requests may be granted if the board determines that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes of this section (L.D.G.S.) and if the applicant demonstrates: (3) That the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested, or (4) That the granting of a variance from the strict application of any provision would result in a substantial benefit to the City by reason of the fact that the proposed project would help satisfy a defined community need (such as affordable housing or historic preservation) or would alleviate an existing problem (such as traffic congestion or urban blight), and the strict application of such a provision would render the project practically unfeasible." 3. Variance From the Access Requirement: There will be two curb cuts for this P.U.D., one on College and one on Drake. Both are limited to right-in/right-out due to existing (College) and proposed (Drake) medians. The South College Avenue access will be shared with The Inn -Best Western Motel and is centered on the shared property line. Staff recommends that a variance be granted to allow an access from South College Avenue based on the following reasons: A. Curb Cut Consolidation The site presently is served by four curb cuts, two on College and two on Drake. The two curb cuts on Drake are unprotected by a median and allow for left-in/left- out turn movements. All four curb cuts will be closed. In total six curb cuts are modified through closure or consolidation. Without the P.U.D., the City's Choices `95 capital improvement project would reconstruct three individual curb cuts (two on College and one on Drake) to accommodate the existing the Sinclair operation. Under the proposed P.U.D., the College Avenue access will be shifted south and combined with the existing access serving The Inn -Best Western Motel. This Sinclair Redevelopment PUD - Preliminary & Final, #20-96 September 9, 1996 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: B-L; Key Bank S: H-B; The Inn -Best Western Motel E: H-B; Multi -tenant retail building W: H-B; Spradley-Barr auto dealership The original Sinclair gas station was built in 1964. The building was re -roofed in 1986. Underground storage tanks were replaced in 1991. There have no re- development proposals on this property. 2. Land Use: The project calls for the total demolition of the original structure. A new 3,000 square foot convenience store will be built. There will be no one -bay automatic carwash typically associated with these operations. A portion of the store, about 400 square feet, will feature fast food sales for carry -out, not drive -up. This is similar to Subway operating out of Schrader Oil convenience stores. The P.U.D. was evaluated by the criteria of the All Development Chart and the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The project satisfies the All Development Criteria. On the absolute criteria of the Auto Related and Roadside Commercial Point Chart, the P.U.D. does not comply with the requirement that the primary vehicular access be taken from a street other than South College Avenue. On the variable criteria, the request scores 33% on the Auto Related and Roadside Commercial Point Chart which is below the required minimum of 50%. Points were awarded for energy conservation (worksheet attached) and for contiguity to existing urban development. As a result, two variances are needed for this P.U.D. The Planning and Zoning Board is empowered to grant variances to the L.D.G.S. According to Section K of the L.D.G.S. (page 108), the Board can apply the following criteria to these two variance requests: ITEM NO. 17 MEETING DATE 9/9/96 iii STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Sinclair Redevelopment, Preliminary and Final P.U.D., #20-96 APPLICANT: Mr. Tom Richards District Engineer Sinclair Oil Corporation 333 West Hampden Avenue, Suite 906 Englewood, CO 80110 OWNER: Sinclair Oil Corporation 550 East South Temple Salt Lake City, Utah 84102 PROJECT DESCRIPTION: Request for Preliminary and Final P.U.D. to demolish the existing gas station, canopy, and pump islands and construct a new 3,000 square foot convenience store, with new gas pumps and canopy. A portion of the store (about 400 square feet) will be used for fast food sales. The site is located at the southeast corner of South College Avenue and Drake Road. The parcel is zoned H-B, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The purpose of the redevelopment proposal is to coordinate with the City's Choices `95 capital improvement project to widen the College/Drake intersection for additional turn lanes. The City's project involves the purchase of property from both Sinclair frontages resulting in the loss of the existing pump island along Drake. The project has been jointly planned with the adjacent property owners resulting in the closure of four existing curb cuts. The P.U.D. is of high quality, compatible with the area, and feasible from a transportation standpoint. Two variances are needed with regard to access onto South College and achieving the minimum points on the Auto Related and Roadside Commercial point chart. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT