HomeMy WebLinkAboutAAMCO TRANSMISSION PUD, LOT 10, CREGER PLAZA 2ND REPLAT - PRELIMINARY / FINAL - 32-94 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS' - In the short range future, the operation at the Mason/
Creger/Access intersection is acceptable. In the long range
future, minor street movements will experience normal delay at this
intersection during the peak hours.
- The traffic impact of the proposed transmission repair shop
on Mason Street will be an approximately 2 percent increase over
the existing traffic.
' - A center left -turn lane is not warranted on Mason Street
in the immediate future. Traffic volumes, delays, and accidents
should be monitored to determine if a center left -turn lane is
' desirable.
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Pl-140-94
SHEET
2 of 3
Page 3
Project No. PLA - 140 - 94
July 7, 1994
City of Fort Collins Staff review comments for AAMCO Transmission P.U.D. (cont.)
Item #17. We have received some of Stormwater's comments and are in the
process of making the revisions to route flows to the existing drain.
Item #18. Due to the existing topographic and storm drain elevation constraints
it is not physically feasible to route flows on the surface to allow a form of
filtration prior to discharging into the City's storm drain. The most
effective methods available to prevent the discharge of oils and greases
are preventative maintenance operations. This could include scheduled
cleaning of the surface of the paved areas, placing drip pans or cloths
under all stored vehicles, and placing used parts in enclosed areas that
are not subject to weather.
Item # 19. Location of fire hydrants within the vicinity of the site have been
indicated on the revised plans. I would assume that the requirement
for additional fire hydrant for the site would depend on the buildings
final code analysis.
Item #20. We have revised the site plan to indicate the existing driveway locations
on both sides of Mason Street within 100 feet of the site.
Since we had not received the review comments from Water and Wastewater until
Wednesday, July 6th, and have not as of this date received the Stormwater redlines,
we are not able to make all requested revisions to the Utility Plan and Drainage
Investigation by the July 8th deadline. We are intending to complete the necessary
changes by Friday, July 15th, if all comments and redlines are available by Tuesday,
July 12th. We understand that this may require you to place a condition on the staffs
recommendations that would require the plans and development agreement to be
finalized within 30 days of the Planning and Zoning Board hearing.
If you should have any questions, please feel free to contact this office.
Sincerely,
MESSNER Engineering Associates
Dennis R. Messner, P.E.
DRM/mkm
Page 2
Project No. PIA - 140 - 94
July 7, 1994
City of Fort Collins Staff review comments for AAMCO Transmission P.U.D.
(cont.)
Item # 11. In order to "break-up" the expanse of the building's North Elevation,
we are recommending that two or three groupings of Columnar
Buckthorn be placed along this side of the building. Buckthorn is a
deciduous evergreen that will grow to 15 feet in height but will not
exceed 5 feet in diameter. They are also easy to maintain and are
readily available.
We have indicated a colored band around the upper portion of the
structure to help add relief to the large expanse of blank wall.
Item # 12. The plans have been revised to reflect the desired changes to the
landscaping plan. The plan revisions include the addition of one
Hackberry tree along the Mason Street frontage. We have not revised
the plan to include the extension of 5 foot wide landscaping strip
along both the North and South boundaries adjacent to the vehicle
storage area. This would be a problem maintenance area and would
not be within an area visible to the general public. The addition of
plantings in the eastern portion of the site adjacent to the structure is
considered to be more desirable than the strips along the vehicle
storage area. Staff has suggested the addition of 3 or 4 Pinyon Pines
along the southern boundary. Since the pines will mature with a 15
foot diameter, the tree will encroach into the driveway and onto the
adjacent property. We are indicating additional Buckthorn in this
area since they will be better suited to the site.
Item # 13. The parking area along Mason Street is to be buffered by a 30 inch
high berm and we have revised the plans accordingly.
Item # 14. The Utility, Grading & Drainage plans are being combined into one
set of drawings.
Item #15. The plans are not being revised to indicate a "detached" 4 foot wide
sidewalk along Mason Street. I have discussed this with Ms.
Kerrie Ashbeck of the Engineering Department. We have agreed that
since the existing walk is monolithically constructed and is an
attached walk along Mason Street to the East and South that it would
be more practical to leave the existing section in place.
Item # 16. Colors and materials are indicated on the revised drawings. The
maximum building height was indicated on the Site Development
Table at 28 feet. The maximum height has been indicated on the
Architectural Elevation Sheet.
Engineering
Project No. PIA-140-94
July 7, 1994
Ms. Kirsten Whetstone, Project Planner
Community Planning and Environmental Services
P. O. Box 580
281 North College Ave.
Fort Collins, Colorado 80522-0580
Re: AAMCO Transmission shop, Lot 10 Creger Plaza Second Replat
P.U.D. - Preliminary/Final
Dear Ms. Whetstone,
This office has received the City of Fort Collins Staff review comments for the subject
site's Preliminary/Final P.U.D. site plan and related documentation. The following is
our response and manner of addressing the review comments:
Items #1, 2 & 3. Information regarding telephone service noted.
Item #4. We have requested additional information from Public Service Co. to
accurately identify the location of the existing gas line along the Mason
Street frontage. We will revise the plans to reflect the P.S.Co.
information.
Item #5. The project does not store or use hazardous materials, or the material
quantities are less than that required to perform a Hazardous Materials
Impact Analysis.
Item #6. Code analysis to be performed in conjunction with final building plan
design.
Item #7. The surfacing for the emergency access lane will be changed in
conjunction with the surface required in the vehicle storage area. The
type of gates to be used are to be either standard swing gate or sliding
gate on wheel rollers. These have been indicated on the revised plan(s).
The emergency access easement has been dedicated by separate
document. A copy is being forwarded for your records.
Item #8. This office has revised the site plan to indicate zoning, land uses, and
existing driveways along Mason Street within 100 feet of the site.
Item #9. The Vicinity Map is not to scale and has been so indicated on the Site
Plan.
Item # 10. Since the vehicle storage area is to be used for the outdoor storage of
vehicles awaiting repair, it appears that the area will be required to be
paved. This will also satisfy the requirements of Item #7. We have
revised the plans to reflect this.
Civil and Environmental Engineering Consultants
150 E. 29th Street, Suite 225 Loveland, Colorado 80538 Telephone: (303) 663-2221
STATE OF COLORADO
)ss.
COUNTY OF LARIMER ) °
3.� The foregoing instrument was acknowledged before. me this
day of March, 1994, by John W. Cramer.
Witness my hand and official seal.
My commission expires:10-17-9'-I
Notary Publi
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STATE OF COLORADO )
)ss.
COUNTY OF LARIMER )
The foregoing instrument was acknowledged before me this
day of March, 1994, by Donald H. and Mary S. Scott, doing
buss ess as AAMCO Transmission.
Witness my hand and official seal.
My commission expires:��-3
Nota Public
STATE OF COLORADO
)8s.
COUNTY OF LARIMER )
The foregoing instrument was acknowledged before me this
,n.-/ day of March, 1994, by Kim Yee, doing business as Karate
West.
Witness my hand and official soar
My commission expires:_�„�
Notary
STATE OF COLORADO )
)Bs.
COUNTY OF LARIMER )
The foregoing instrument was acknowledged before me this
3r� day of March, 1994, by Gary Dyekman.
Witness my hand and official seal.
My commission expires:
all
Notary Public
t
5
March 1994
Date
March 1994
Date
March 2_ 1994
Date
March 1994
Date
March 1994
Date
STATE OF COLORADO
)ss.
COUNTY OF LARIMER
Donald H. Scott, doing
business as"AAMCO Transmission
11-n - '� - CS ca_�__ _. -
Mary S. Scott, doing
business as AAMCO Transmission
Kim Yee, oing business as
he foregoing instrument was acknowledged before me this
-fit day of March, 1994, by Dale K. Eggleston.
Witness my hand and official seal
My commission expires: /n % �G
Nota Public
STATE OF COLORADO )
)SS.
COUNTY OF LARIMER )
The foregoing instrument w s k pwledg of re�e,�ttis.
day of March, 1994, by_ . �X-M� f A. ,
Authorized Signer for First Interstate Bak of Fort Collins,
Trustee for Dale K. Eggleston, IRA.
Witness my hand and official seal.
My commission expires: 1�-I'1-ciy
Notalry Public
4
E. Easement Document Cost. Each lot owner or contract
purchaser shall pay a pro-rata share (that is, one-fourth
each) of attorneys' fees and engineering costs associated
with the preparation and recording of this Agreement. The
costs of the legal and engineering work shall be documented
and presented by Dale K. Eggleston to all of the Parties and
each party shall pay their pro-rata share of such costs
within twenty-one (21) days after receipt. The parties shall
not be obligated to pay over $800 total cost or $200 each for
said document preparation costs. Any sums not paid when due
shall bear interest at the rate of 18% per annum until paid
in full and the defaulting party shall be liable for Court
costs and reasonable attorneys' fees for any collection.
3. Binding Effect. This Agreement shall inure to the
benefit of, and shall bind, the Parties hereto and their
respective heirs, grantees, legal representatives, successors, and
assigns. The benefits and burdens of this Agreement shall run
with the lots described herein and shall be binding upon all
future owners and occupiers of said lots.
4. Time of, the Essence. Time shall be of the essence of
this Agreement.
5. Attorneys' Fees Upon Default. In any litigation brought
to enforce this Agreement, the prevailing party shall be entitled
to judgment against the non -prevailing party for all reasonable
expenses of such litigation, including, but not limited to, court
costs; deposition and other discovery expenses; expert witness
fees; witness fees; reasonable attorneys' fees; and such other
expenses related to the litigation as the court may award.
6. Colorado Law. This Agreement shall be interpreted and
enforced in accordance with the laws of the State of Colorado.
IN WITNESS WHEREOF, the Parties hereto have signed this Fire
and Emergency Vehicle Access Easement Agreement on the dates in
March, 1994, shown by their respective signatures.
March`f . 1994
Date a K. Egg eston
March 3 , 1994
Date
3
FIRST INTERSTATE BANK OF FORT
COLLINS, Trustee for Dale K.
Eggleston, IRA
BYs
Authorized Sigffer
B. Purposes. The purpose of the Easement shall be to
allow access to the lots by firetrucks and other emergency
vehicles only. It is not intended as a cross -access way
between the lots for vehicular or pedestrian use. The
Easement shall at all times be kept free and clear of
obstructions of any nature whatever. No vehicles (except
firetrucks and emergency vehicles) shall ever be parked on
the Easement, and no structure, landscaping, improvement, or
any other hindrance or obstruction shall be allowed at any
time. It is permissible for each party to erect fencing on
their respective properties so long as the Poudre Fire
Authority can obtain access to the Easement through locked
gates.
C. Installation. Each party shall be responsible for
installing and paying the cost of surface constructed on
their respective lot. The standards for the surface and
roadbed shall be those imposed by the City of Fort Collins
Planning and Zoning Department relative to final approval of
the intended use of each lot. If the City requires the
actual surfacing to be completed by a certain time as a
condition of final approval of an intended use for a
particular lot, all of the Parties shall cooperate to the
extent necessary to comply with City requirements. In the
event one or more parties default and fail to meet the City
requirements in a timely manner, the nondefaulting parties
shall be entitled to enter upon the defaulting party's lot
and cause the necessary Easement improvements to be made on
the defaulting party's lot. The costs of completing such
improvements shall be documented and presented to the
defaulting party after the completion of the improvements.
Such costs shall be due and payable in full within ten (10)
days after receipt. Any sums not paid when due shall bear
interest at the rate of 18% per annum until paid in full and
the defaulting party shall be liable for Court costs and
reasonable attorneys' fees for any collection.
D. Repair and Maintenance. Each party shall maintain
that portion of the Easement that lies on such party's lot.
If any portion of the Easement is allowed to deteriorate to
unacceptable condition as determined by standards set forth
by the City of Fort Collins Planning, Zoning, and Building
Inspection code standards, the other Parties hereto shall
have the right to give notice to the owner or owners on whose
lot the unacceptable portion of the Easement lies, which
notice shall allow 60 days for repair thereof. If such
repairs are not completed within such 60 day period, the
other owners shall have the right, but no obligation, to make
such repairs themselves, in which event the defaulting owner
or owners shall be liable for such costs, together with
interest at the rate of 18% per annum and all costs of
collection, including reasonable attorneys' fees.
2
FIRE AND EMERGENCY VEHICLE
ACCESS EASEMENT AGREEMENT
THIS AGREEMENT, signed by the parties hereto on the dates in
March, 1994, shown by their respective signatures, is made by Dale
K. Eggleston; First Interstate Bank of Fort Collins, Trustee for
Dale K. Eggleston, IRA; Donald H. and Mary S. Scott, doing
business as AAMCO Transmission; Kim Yee, doing business as areof which
West; Gary Dyekman; and
collectively referred to herein as "the Parties";
WITNESSETH that the Parties agree as follows:
1. Recitals of Fact. The Parties own or have an equitable
interest in Lots 8, 91 10, and 11, Creger Plaza Second Replat,
City of Fort Collins, County of Larimer, State of Colorado. The
lots front on South Mason Street in Fort Collins. Dale K.
Eggleston owns Lot 8 and John W. Cramer is the contract purchaser.
First Interstate Bank owns Lot 9 and Gary Dyekman is the contract
purchaser.
The Parties mutually desire to make the arrangements set
forth herein for a fire and emergency vehicle access easement
("the Easement").
2. Grant of Easement. In consideration of their mutual
promises and of the benefits to be gained by each party hereto,
the receipt and adequacy of which consideration are hereby
acknowledged, the Parties herby grant and convey to one another
the Easement rights described below:
A. Location. The location of the Easement is set
forth on the map attached hereto as Exhibit A. As is shown
on said map, the northern portion of the Easement extends
from South Mason Street west along the common boundary of
Lots 10 and 11; the Easement then turns south along the
western portions of Lots 10 and 9; and finally the Easement
runs along the common boundary of Lots 8 and 9, easterly to
South Mason Street. Where the Easement lies on common
boundary lines, it shall be 24 feet wide, of which 12 feet
shall lie on each affected lot. Where the Easement extends
along the rear portion of Lots 9 and 10, the Easement shall
be 20 feet wide and shall have a westerly boundary line that
is 25 feet from the west boundary line of Lots 9 and 10.
Where the Easement intersects with South Mason Street, curb
and gutter shall be installed that, at a minimum, meets the
requiremen" of the City of Fort Collins Code. The balance
of the Easement shall be surfaced in a manner that, at a
minimum, meets the City of Fort Collins requirements.
1
cottier
July 7, 1994
Kirsten Whetstone, Project Planner
Community Planning and Environmental Services
P.O. Box 580
281 North College ave.
Fort Collins, Colorado 80522-0580
Re: AAMCO Transmission shop, Lot 10 Creger Plaza Second
Replat P.U. D.
Dear Ms. Whetstone,
Attached please find the Fire And Emergency vehicle Access
Easement Agreement for lots 8, 9, 10, and 11. This document
has been executed and recorded. To satisfy fire access for
development of lot 10, appropriate portions of the easement
across lots 10 and 11 will be installed which will connect
with the paved parking and traffic area adjacent to the
south and east of the proposed building. No improvements to
the easement on lots 8 and 9 will be made at this time. The
portion of the easement on lot it will be a hard, all
weath surface.
Si cer ly,�
eter M. Cottier
Cottier Construction Inc.
cottier construction, inc p.o. box 1051 fort collins, colorado 80522
' traffic on Mason Street. The portion of site generated traffic
relative to the background traffic on Mason Street will decrease
as the background traffic increases.
C. Mason Street Gap Analysis
' Fort Collins staff expressed concern about the availability
of adequate gaps in the Mason Street traffic to allow the various
' movements to occur. The critical gaps are: minor street left turns
6.5 seconds; minor street throughs - 6.0 seconds; minor street
right turns 5.5 seconds; and major street left turns - 5.0 seconds.
' The operation of the minor street will not negatively impact Mason
Street. All delays will occur on the subject property or on Creger
Street. However, left turns are made from the through lanes on
Mason Street, therefore they will not be in an exclusive left -turn
' lane. Based upon the operations analyses, the major street left
turns will operate at level of service A, indicating little or no
delay. Typically, a left turn from the major street requires a gap
of > 5 seconds in the opposing traffic to execute the maneuver.
Based upon a negative exponential distribution, the number of gaps
in the opposing traffic at the Mason/Creger/Access intersection
that are > 5 seconds will exceed the number of left turns expected
' during the peak hours.
The above analysis notwithstanding, long range peak hour
' traffic projections indicate that the average headway is 4.8 - 5.0
seconds in either direction in the afternoon. Volume warrants
contained in "Intersection Channelization Design Guide," NCHRP 279,
' TRB, November 1985, indicate that a southbound left -turn lane is
warranted on Mason Street at Creger Drive with a posted speed of
40 mph. The warrant does not go to 30 mph. While a definitive
need for a left -turn lane on Mason Street cannot be made, it is
' recommended that volumes, delays, and accidents be monitored along
Mason Street to determine if a left -turn lane is desirable.
' Mason Street is 40 feet wide. If left -turn lanes are
desirable/necessary, they could be striped within the existing
curb -to -curb width. However, the existing bike lanes on Mason
' Street would be sacrificed if this option were pursued.
' V. CONCLUSIONS/RECOMMENDATIONS
Based upon the findings of these technical analyses,
conclusions and recommendations are identified.
- The proposed transmission repair shop is feasible from a
' traffic engineering point of view. The proposed uses will generate
approximately 120 vehicle trips per day.
1 4
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Table 3
Site and Existing Peak Hour Operation
Level of Service
Intersection AM PM
Mason/Creger/Access (stop sign)
EB LT/T/RT A C
WB LT/T A D
WB RT A A
SB LT A A
NB LT A A
Table 4
Long Range Peak Hour Operation
Level of Service
Intersection Noon PM
Mason/Creger/Access (stop sign)
EB LT/T/RT A E
WB LT/T A E
WB RT A A
SB LT A A
NB LT A A
KARATE I
I SCHOOL
L----J
,IZ
1 0 57
4/4
/r- i/29
/11
) f I
cn
o
a
AM / PM
N
SITE PLUS EXISTING PEAK HOUR TRAFFIC Figure 4
N
I KARATE I
SCHOOL U'lo
15/80
+ 5/40
5/15 ..." -
Lo
SITE co
o
a
AM / PM
LONG RANGE PEAK HOUR TRAFFIC Figure 5
r
IL
' of the street. Table 2 shows the daily and peak hour trip
generation estimates.
C. Trip Distribution
Trip distribution for the newly generated trips was based upon
the distribution of residential areas in/near Fort Collins. It was
assumed that 40 percent of the traffic would be to/from the north
' on Mason, 30 percent of the traffic would be to/from the south on
Mason, and 30 percent of the traffic would be to/from the east via
Creger.
' D. Traffic Assignments
Utilizing the trip generation estimates and the distribution
assumptions, projected site generated peak hour vehicle trips were
assigned to the key intersection. The assignments assumed full
development at both, the short range and long range future. Figure
4 shows the morning and afternoon peak hour assignments with the
existing traffic on this segment of Mason Street. Figure 5 shows
' the morning and afternoon peak hour traffic with the existing
traffic factored to reflect a daily volume of 11,000 on this
segment of Mason Street.
IV. TRAFFIC IMPACTS
' A. Traffic Operation
' Using the peak hour traffic volumes presented in Figure 4, the
key intersection will operate as shown in Table 3. Calculation
forms are provided in Appendix D. The Mason/Creger/Access
' intersection is expected to operate acceptably.
Using the peak hour traffic volumes presented in Figure 5, the
key intersection will operate as shown in Table 4. Calculation
forms are provided in Appendix E. With the existing geometry, the
Mason/Creger/Access intersection operates acceptably, except for
minor street movements during the afternoon peak hour. Occasional
level of service E during the peak hours is considered to be normal
at arterial street intersections.
' B. Impact on Mason Street
' Based upon both a peak hour and daily traffic analysis, it is
expected that the proposed transmission repair shop will cause an
increase of traffic of 2 percent over the existing peak hour
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BURLINGTON NORTHERN RAILROAD
SITE PLAN Figure 3
Table 1
Existing Peak Hour Operation
Level of Service
Intersection AM PM
Mason/Creger/Karate School Driveway
(stop sign)
EB LT/T/RT A C
WB LT/T A D
WB RT A A
SB LT A A
NB LT A A
Table 2
Trip Generation
Daily Noon Peak P.M. Peak
Land Use Trips Trips Trips Trips Trips
in out in out
Transmission Repair Shop 120 14 7 7 14
I KARATE I c"
SCHOOL C„ ro � 0/57
L----� oNM fo 2
/— 2/2s
0/3
-1 1 (-
F21;E A 3
0
a
AM / PM
1994 PEAK HOUR TRAFFIC
M
Figure 2
' in May, 1994. The peak hour traffic counts are shown in Figure 2.
Raw count data is provided in Appendix A. Based upon historic peak
hour versus daily traffic information on similar streets in Fort
Collins, the traffic on Mason Street, north of Creger Drive, is
between 9000 and 10,000 vehicles per day. The existing peak hour
operation at the counted intersection is shown in Table 1.
Calculation forms are provided in Appendix B. This operation is
acceptable. Acceptable operation is defined as level of service
D or better. A description of the level of service at unsignalized
' intersections is provided in Appendix C.
C. Surrounding Land Uses
The proposed commercial use is bordered by a karate school on
the north, the Albertson's Center on the east (across Mason
' Street), and the railroad on the west. There are two vacant
parcels to the south. There is a veterinary hospital in lot 7 to
the south.
III. FUTURE TRAFFIC PROJECTIONS
A. Development Assumptions
' Two future years were analyzed. The short range future
included the existing traffic plus the expected traffic from the
transmission repair shop. The long range future included the
' existing traffic, factored to reflect daily volume of 11,000 on
Mason Street. In all available traffic projections developed by
the city, a daily volume of 11,000 has been the highest shown for
Mason Street. This is likely the maximum for a two lane street.
With this volume, it is assumed that the parcels along the west
side of Mason Street will be occupied by commercial uses.
' Figure 3 shows the site plan of this facility. The
transmission repair shop will share a driveway with the karate
school to the north. The shared driveway has a positive effect of
limiting the number of accesses to Mason Street. The proposed
driveway is across from Creger Drive.
' B. Site Trip Generation
Trip generation of the proposed use was estimated based upon
' a conversation with the owner. Since the owner currently operates
a transmission repair shop in Fort Collins, his experience and 1993
records offered the best estimate of daily and peak hour trip
generation. The morning and afternoon peak hours were used for
analysis purposes due to the nature of this use and the peak hours
' 2
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NO SCALE
SITE LOCATION Figure I
I. INTRODUCTION
Lot 10 of Creger Plaza is proposed to be an AAMCO Transmission
Repair Shop. It is located west of the Mason/Creger intersection
in Fort Collins, Colorado. The site is between Mason Street and
' the Colorado & Southern Railroad tracks. The site location is
shown in Figure 1.
The purpose of this study is to address the traffic impacts
of this facility in the short range future (1994 plus this
development) and the long range future (when traffic volumes
increase to the projections developed by the City of Fort Collins).
' The focuses of this review are access requirements to Mason Street
and the operation of the key intersection.
' II. EXISTING CONDITIONS
A. Existing Roads
' The major existing road in the area is Mason Street. Mason
Street is located approximately 600 feet west of College Avenue and
runs parallel to College Avenue. In southern Fort Collins, Mason
' Street runs from Monroe Street on the north through Harmony Road
on the south. Mason Street is classified as an arterial street,
but more accurately functions as a recirculation street for College
Avenue. Since College Avenue has limited direct access to some
properties, Mason Street allows access to occur easily to the
properties between College Avenue and Mason Street. There is also
A strip of land between Mason Street and the railroad tracks which
has been developing as primarily specialty commercial uses.
Between Horsetooth Road and Harmony Road, Mason Street has one
14 foot lane in each direction. There are 4 foot bike lanes on
' each side of the street and a 2 foot gutter pan. The total curb -
to -curb width is 40 feet. There are sidewalks on both sides of
Mason Street, except for a few short gaps on the west side of the
' street. The posted speed limit on Mason Street is 30 mph in both
directions. Mason Street has signals at the Horsetooth Road and
Harmony Road intersections. There are no intermediate signals on
' Mason Street. Mason Street has the right-of-way at all
intermediate street and driveway stop sign controlled
intersections.
B. Existing Traffic Conditions
' Peak hour traffic counts were obtained at the Mason/Creger/
driveway intersection near the subject property. Counts were
obtained during the morning and afternoon peak hours of the street
I
AAMCO TRANSMISSION REPAIR SHOP
SITE ACCESS STUDY
FORT COLLINS, COLORADO
JUNE 1994
Prepared for:
Cottier Construction, Inc.
P.O. Box 1051
Fort Collins, CO 80522
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 303-669-2061
PLANNING OBJECTIVES
LOT 10 CREGER PLAZA SECOND REPLAT PUD
Lot 10 Creger Plaza Subdivision, also known as 3737
South Mason, consists of 31,737 square feet. The
area is zoned HB.
The proposed use is an AAMCO transmission repair -
shop. The site gains access off of Mason street via
an existing curb cut shared with the adjacent lot.
Parking and fire lanes are also shared.
All vehicle repairs are performed inside the
building. Adequate vehicle storage is provided at
the rear of the site inside a six foot high
screened fence. The business employs six people.
The building orientation is east to west allowing
access to overhead doors on the south exposure.
Building height will be softened by lowering the
parapet height on the street frontage and use of a
landscape berm, street trees, and other plantings
between the street and parking area. Building
colors will be earth tones. Landscaping at the side
lot lines will be low maintenance.
The proposed use is compatible with the south
college corridor and HS zone. It is consistent with
city policies to locate development where existing
utility infrastructure can service the proposed use
and where the existing transportation network can
adequately service the site without expansion. Land
uses surrounding the site are all commercial, the
Burlington Northern railroad main line is
immediately adjacent to the west.
LOT 10 CREGER PLAZA 2ND REPLAT PUD
ENERGY CONSERVATION WORKSHEET
FROM APPENDIX E, LDGS 1994
METHOD TWO ENERGY CONSERVATION MEASURES APPLIED
1.
Long axis east west
.02
2.
Ratio of exterior walls to floor
less than 1.5
.03
3.
Mass of exterior walls > 30lb/sq ft
.02
7.
Roof U value is < 0.6
.03
10.
Automatic set back thermostat
.04
18.
Electric ignition on furnaces
.01
24.
Electric heat not used
.02
28.
Light density C 2W/sq ft
.03
TOTAL POINTS ACCUMULATED
2.0
POINT CHART TABLE:
1.6 TO 2.5 POINTS EQUALS 2 POINTS EARNED TOWARD
CHART D
AUTO -RELATED AND
ROADSIDE COMMERCIAL
POINT CHART D
For All Criteria
Applicable Criteria Only
Criterion
Is
the
Criterion
Applicable
Yes No
I II III IV
Circle
the
Correct Score
Multiplier
Points
Earned
Ixll
Maximum
Applicable
Points
a. Not at Two Arterials
X
X
2
0
2
4
b. Part of Planned Center
X
X
Q
0
3
6
C. On Non -Arterial
X
X
2
0
4
O
8
d. Two Acres or More
X
X
2
0
3
0
6
e. Mixed -Use
X
X
2
0
3
Q
6
f. Joint Parking
x
1
2
0
3
g. Energy Conservation
X
101410
2
8
h. Contiguity
X
X
0
5
10
i. Historic Preservation
1
2
0
2
j,
1
2
0
k.
1
2
0
I•
1
2
0
Totals ,30
v vi
Percentage Earned of Maximum Applicable Points V/VI = Vil
vIi
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-70-
FActivityA: ALL DEVELOPMENT CRITERIA
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion
applicable?
Will the criterion
' be satisfied?
If no, please explain
LL = a
a 3
Yes
No
Al. COMMUNITY -WIDE CRITERIA
1.1 Solar Orientation
1.2 Comprehensive Plan
9
X
1.3 Wildlife Habitat
1.4 . Minecal Deposit
1.5 Ecologically Sensitive Areas
reserved
reserved
1.6 Lands of Agricultural Importance
1.7 Energy Conservation
X
1.8 Air Quality
X
1.9 Water Quality
1.10 Sewage and Wastes
A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA
2.1 Vehicular Pedestrian Bike Transportation
2.2 Building Placement and Orientation
2.3 Natural Features
2.4 Vehicular Circulation and Parking
2.5 Emergency Access
2.6 Pedestrian Circulation
2.7 Architecture
2.8 Building Height.and Views
2.9, Shading .
2.10 Solar Access
2.11 Historic Resources
2.12 Setbacks
x
2.13 Landscape
2.14 Signs
2.15 Site Lighting
2.16 Noise and Vibration
2.17 Glare or Heat
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA
3.1 Utility Capacity
X I
I
I
X
3.2 Design Standards
x
3.3 Water Hazards
3.4 Geologic Hazards
1(
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-61-
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with 'slats'
Note all seventy fence gates to
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4
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Proposed Building
5060 sq.ft.
Lot 10
Building
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Sign
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c�tdA
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AAMCO TRANSMISSION PUD, Lot 10, Creger Plaza, 2nd Replat,
Preliminary and Final,#32-94
July 25, 1994 P & Z Meeting
Page 5
If this condition is not not within the time established
herein (or as extended, as applicable), then the final
approval of this planned unit development shall become null
and void and of no effect. The date of final approval for
this planned unit development shall be deemed to be the date
that the condition is met, for purposes of determining the
vesting of rights. For purposes of calculating the running of
time for the filing of an appeal pursuant to Chapter 2,
Article II, Division 3, of the City Code, the "final decisions,
of the Board shall be deemed to have been made at the time of
this conditional approvals however, in the event that the
dispute is presented to the Board for resolution regarding
provisions to be included in the development agreement, the
running of time for the filing of an appeal of such 11final
decision's shall be counted from the date of the Boardes
decision resolving such dispute.
AAMCO TRANSMISSION PUD, Lot 10, Creger Plaza, 2nd Replat,
Preliminary and Final,#32-94
July 25, 1994 P & Z Meeting
Page 4
3. The PUD has been reviewed and approved by the City's
Transportation Department and found acceptable.
4. The proposed land use is considered compatible with the
surrounding area.
RECOMMENDATION:
Staff recommends approval of the AAMCO Transmission PUD, Lot 10
Creger Plaza 2nd Replat, Preliminary and Final, #32-94 with the
following conditions:
1. That prior to issuance of building permits, the final drainage
report and drainage and grading plans, including the erosion
control plan and water quality analysis for the operation, as
required by Stormwater, be approved and signed -off by the
City's Stormwater Utility.
2. The Planning and Zoning Board approves this planned unit
development final plan upon the condition that the development
agreement, final utility plans, and final P.U.D., plans for
the planned unit development be negotiated between the
developer and City staff and executed by the developer prior
to the second monthly meeting (September 26, 1994) of the
Planning and Zoning Board following the meeting at which this
planned unit development final plan was conditionally
approved; or, if not so executed, that the developer, at said
subsequent monthly meeting, apply to the Board for an
extension of time. The Board shall not grant any such
extension of time unless it shall first find that there exists
with respect to said planned unit development final plan
certain specific unique and extraordinary circumstances which
require the granting of the extension in order to prevent
exceptional and unique hardship upon the owner or developer of
such property and provided that such extension can be granted
without substantial detriment to the public good.
If the staff and the developer disagree over the provisions to
be included in the development agreement, the developer may
present such dispute to the Board for resolution if such
presentation is made at the next succeeding or second
succeeding monthly meeting of the Board. The Board may table
any such decision, until both the staff and the developer have
had reasonable time to present sufficient information to the
Board to enable it to make its decision. (If the Board elects
to table the decision, it shall also extend the term of this
condition until the date such decision is made).
AAMCO TRANSMISSION PUD, Lot 10, Creger Plaza, 2nd Replat,
Preliminary and Final,#32-94
July 25, 1994 P & Z Meeting
Page 3
Landscape materials have been focused on the front portion of the
building and the Mason streetscape, as the Railroad to the back and
east is an area of lesser visual interest. A sod berm along Mason
Street provides screening of headlights for the parking area.
Shade trees are provided along Mason Street and along the rear of
the lot along the Railroad ROW. Foundation plantings soften the
building facade.
4. Neighborhood Compatibility
No neighborhood meeting was required for this proposal. The
proposed land use is considered compatible with the surrounding
area and staff believes that issues related to neighborhood
compatibility have been addressed.
5. Transportation
Access to the site is off of South Mason Street via a shared access
drive with the property to the north. The driveway aligns with
Creger Drive on the east side of Mason Street. A detailed traffic
study for this proposal was submitted. The City's Transportation
staff have reviewed the traffic study and accept the conclusions
that the increase in traffic due to this request will not
significantly impact the neighboring streets and circulation
system. A center left -turn lane on Mason Street is not warranted
at this time, but in the future, traffic volumes, delays, and
accident rates need to be monitored to determine when a center left
turn lane would be desirable.
6. Storm Drainage
The City Storm Water Utility has reviewed the revised Storm
Drainage Report for this project and finds that it adequately
addresses their concerns for erosion control measures for water
quality, off -site detention requirements, and necessary off -site
easements. Approval of this project is conditioned on the approval
of the final drainage report and grading plans to be submitted
prior to application for building permit.
FINDINGS OF FACT/CONCLUSIONS:
In reviewing the preliminary and final PUD plans, the following
findings of fact have been made:
1. The preliminary and final PUD scores 55% on the Auto Related
and Roadside Commercial Point Chart of the LDGS.
2. The PUD satisfies the All Development Criteria of the LDGS.
AAMCO TRANSMISSION PUD, Lot 10, Creger Plaza, 2nd Replat,
Preliminary and Final,#32-94
July 25, 1994 P & Z Meeting
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: H-B; Lot 11 Creger Plaza 2nd Replat (Karate West)
S: H-B; Lot 9 Creger Plaza 2nd Replat (vacant)
E: H-B; Movie Theater and Cottonwood Shopping Center
W: H-B; Burlington Northern Railroad and vacant
The property is zoned H-B, Highway Business. This site is Lot 10
of Creger Plaza 2nd Replat. This subdivision was originally
approved in 1977 and replatted in 1982 for 13 commercial lots.
There have been no previous development proposals approved on this
site. The site is currently vacant.
2. Land Use
The proposed use consists of a 5060 square foot building on a 0.66
acre site. The Preliminary and Final PUD score 55% on the Auto -
Related and Roadside Commercial Uses point chart of the Land
Development Guidance System. This exceeds the minimum required
score of 50%. Points were earned for a) not at two arterial
streets, b) part of a planned center (South College Regional
Shopping Center), c) joint parking and access, d) energy
conservation, and e) contiguity to existing development.
3. Design
AAMCO Transmission is a transmission repair shop. All vehicle
repairs are performed within the building. Vehicle storage is
provided at the rear of the site, fully enclosed with a chain link
fence with slats. The storage area is paved and part of it serves
as an emergency access lane to provide access to the rear of this.
building and a future building on the lot to the south. Shared
access, emergency access, and parking have been provided with the
properties to the north and south (see attached Access Easement
Agreement).
The AAMCO Transmission building will be a maximum of 28' in height
with a flat roof, and parapet to conceal roof top equipment. Walls
will be a tan color and will be a split faced concrete block
material. The flat roof design is consistent with other buildings
in the area and the scale of the building is appropriate for the
site. Accent band/s of a fluted concrete block in a rust color
will provide some architectural relief. The rust colored overhead
doors face south, to be less visible"from the street. The building
will be set back approximately 87 feet from Mason Street.
F ITEM NO. 3
MEETING DATE 7-25-94
Im STAFF Kirsten Whetstone
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: AAMCO Transmission PUD, Lot 10 Creger Plaza 2nd
Replat., Preliminary and Final- #32-94
APPLICANT: Pete Cottier
Cottier Construction
PO Box 1051
Fort Collins, CO 80522
OWNER: Don Scott
2701 South College
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This is a request for a 5,060 square foot building for a
transmission repair shop. The property is located at 3737 South
Mason Street, south of Horsetooth Road and is 0.66 acres in size.
The zoning is HB, Highway Business.
RECOMMENDATION: Approval with conditions
EXECUTIVE SUMMARY:
AAMCO Transmission PUD consists of a single 0.66 acre lot which is
part of the 13 lot Creger Plaza 2nd Replat subdivision plat. The
lot is under single ownership and not part of any previously
approved PUD. The preliminary and final PUD meets requirements of
the Auto -Related and Roadside Commercial and the All Development
point charts of the Land Development Guidance System (LDGS). A
traffic impact analysis has been submitted and approved by the
City's Transportation Department. Staff recommends conditions of
approval regarding approval and execution of the final utility and
drainage plans, including the erosion control plan and water
quality analysis.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT