HomeMy WebLinkAboutBEST WESTERN TRANSMISSION PUD LOT 1 PRELIMINARY LOT 2 PRELIMINARY AND FINAL - 15 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSI
1
N
TRIP DISTRIBUTION Figure 3
CD
CD N� —150/105 N
'f' c' aD — 5/20 — 220/275
r + fir— 70/155 STUART f-- 5/5
10/20 �
) }
145/5/5
I
5/5
10/15 —
15/30 —
Lo ^ rn
o - �
�+ LO
--0 n
co
co
W
(49
.J
J
O
�.i
--5/10
SITE
AM / PM
Rounded up to
nearest b
vehicules.
o LO
mo
0
r7
r
1993 + SITE PEAK HOUR TRAFFIC Figure 4
co
N
3
N
I
STUART STREET
o °
rExist. o
�Service�
Station
�— - UTUR
RETAIL
e
o ,
BEST WESTERN '
TRANSMISSION
°
n
A&
N
NO SCALE
SITE PLAN
Figure 2
Table 1
1993 Peak Hour Operation
Intersection
College/Stuart (signal)
Table 2
Trip Generation
Level of Service
AM PM
B C
Daily
A.M.
Peak
P.M.
Peak
Land Use
Trips
Trips
Trips
Trips
Trips
in
out
in
out
Best Western Transmission
Repair
50
10
3
3
10
Specialty Retail - 1.2 KSF
50
4
4
3
3
Total
100
14
7
6
13
Table 3
1993 Plus Development Peak Hour Operation
Level of Service
Intersection AM PM
College/Stuart (signal) B C
College/Access
WB RT A A
Stuart/Access
NB LT/RT A A
WB LT A A
N
� 00
^--148/104
}
�-- 63/150
7/18 --/ ) f r
6/12 ---- rn cn cD
14/29 — D I ,
�-�Lo
Lo
Lo
Lo
r-
1993 PEAK HOUR TRAFFIC
T
AM/PM
Figure 1
Since traffic appears to be stabilizing at/near this
intersection, background traffic was not increased. The
current traffic in this area of College Avenue is near the
year 2010 projections shown in various city transportation
planning documents. Figure 4 shows the traffic assignment
with the background traffic. All turning movements were
rounded up to the nearest five vehicles.
Using the peak hour traffic shown in Figure 4,
operational analyses were performed on the key intersections.
The results of these analyses are shown in Table 3. All key
intersections are expected to operate acceptably. Calculation
forms are provided in Appendix C. The consolidated curb cuts
wi 11 improve the operation and safety along Col lege Avenue and
Stuart Street. No auxiliary turn lanes are required at any
of the.future curb cuts.
There may be times when the curb cut on Stuart Street is
blocked by the westbound left turns waiting at the College/
Stuart signal. This occurs with the existing traffic. There
is little that can be done to remedy this. It only affects
the northbound left turns exiting these properties. These
left turns have alternative routes via the right-in/right-out
access on College Avenue and via Mathews Street to the east.
Conclusions
From a traffic perspective, the proposed uses have little
impact in this area. The consolidated curb cuts on both
College Avenue and Stuart Street will improve both operation
and safety in this area.
Stuart is occupied by a former service station building. This
use is expected to change to a miscellaneous retail use. This
use is also addressed in this traffic study. The land to the
south of the proposed Best Western Transmissions is occupied
by a retail optical business.
The former service station property has two curb cuts.on
Stuart Street. The proposed Best Western Transmission
property has two curb cuts on College Avenue. There is a
raised median in College Avenue which restricts all access to
College Avenue as right-in/right-out.
Proposed Development
The development proposal involves two properties as shown
in Figure 2. Best Western Transmissions is proposed to be
located on the south property. An unspecified retail use is
proposed to locate in the former service station building.
It is expected that this building will be remodelled to fit
the future use. It is proposed that the multiple curb cuts
on College Avenue and Stuart Street will be reduced to one on
each street. As shown in Figure 2, these curb cuts are as far
away from the College/Stuart intersection as is possible.
There will be access between the two properties.
Trip Generation, 5th Edition, ITE was used to estimate
the daily and peak hour travel from/to the northern lot.
Since no specific use is proposed, a miscellaneous retail use
was used. This trip generation is shown in Table 2. The
transmission repair use is not listed in Trip Generation, 5th
Edition. Therefore, the owner/developer was contacted to
supply repair order data from an existing shop in Fort
Collins. Between January 1990 and October 1992, there were
3182 repair orders. This averages to 94 per month. The shop
was open five days per week, Monday through Friday, from 7:30
AM to 5:00 PM. This averages about 5 repair orders per day.
There are no peak days, or peak hours within a given day.
There are four staff members. For trip generation purposes,
a conservative high estimate was made using this historic
data. It was assumed that three repairs would enter in the
morning peak hour and that three repairs would leave during
the afternoon peak hour. It was further assumed that each
repair would be followed by a companion vehicle to pick-
up/deliver the vehicle owner to another destination. It was
also assumed that the repair staff would arrive during the
morning peak hour and leave during the afternoon peak hour.
This trip generation is reflected in Table 2.
The trip distribution is expected to be primarily from/to
College Avenue as reflected in Figure 3. Some patrons will
access this site from the east leg of Stuart Street. The
traffic from the west leg of Stuart Street is expected to be
negligible.
ui
a
x
v
J
W
O
-a
W
x
H
F—
Q
MEMORANDUM
.o To: Russ Flowers, Best Western Transmission, Inc.
r Al Hauser, Architecture One
01
10 Fort Collins Transportation Division
o Fort Collins Planning Department
From: Matt Delich
Date: February 24, 1993
Subject: Best Western Transmissions Traffic Study
(File: 9308MEM1)
This memorandum documents the traffic analyses related
to the Best Western Transmissions and miscellaneous retail use
on two properties in the southeast quadrant of the College/
Stuart intersection in Fort Collins. These two properties
were addressed in the "College/Stuart Amoco Site Access
Study," September 1988. This memorandum serves as an update
of that site access study.
Existing Conditions
Since the previous site access study was prepared over
four years ago, new peak hour traffic data was obtained at the
College/Stuart intersection. This data is shown in Figure 1.
Raw data is contained in Appendix A. Comparing the 1993 data
with the 1988 data indicated the following:
1. On the Stuart Street east approach, traffic volumes have
CD z not changed significantly in the morning peak hour.
E 2. On the Stuart Street east approach, traffic volumes have
UJ
Z decreased in the afternoon peak hour.
z 3. Traffic volumes on the west approach of Stuart Street are
w still low enough that they do not significantly impact
the operation of the intersection.
4. In the morning peak hour, the traffic on northbound
Z College Avenue has increased by 25 percent and the
2 traffic on southbound College Avenue has increased by 45
Fpercent.
c 5. In the afternoon peak hour, both the northbound and
N southbound traffic on College Avenue has not changed
a significantly.
s
The College/Stuart intersection is signalized. During
the peak hours, it operates acceptably as is shown in Table
s1. Acceptable operation is defined as level of service D or
~ better. Calculation forms are provided in Appendix B.
The site of the proposed Best Western Transmissions is
currently vacant. The lot at the intersection of College and
The inclusion of the corner property (Lot 1) with this P.U.D. provides for a small mixed -
use development with joint access agreements and shared parking arrangements. The
connected drive and parking design provide for access to the transmission shop from a
route other than South College Avenue. Other design and planning features of this P.U.D.
provide for southern access and exposure for the transmission shop along with effective
landscape screening of drive and parking areas and use of appropriate deciduous street
trees.
The transmission shop has gained additional points on the auto -related and roadside
commercial point chart "D" through the use of alternative energy sources. The unit
heaters used to heat the automotive work bays will be retrofitted to burn used
transmission fluid as a primary fuel source, as opposed to natural gas. These units will
provide approximately 80% of the building's total heating needs. A small residential gas -
fired furnace will provide heat for the office portion of the structure.
fn: bwld
LQQC�aO��C���G�C
ARCHITECTS/PLANNERS, P.C. ONE
BEST WESTERN TRANSMISSION P.U.D.
LEGAL DESCRIPTION
Corner Lot:
Lots 1 and 2. Block 1, except the easterly 77.8 feet thereof, Moran's Subdivision,
County of Larimer, State of Colorado, according to the plat filed May 1, 1948, and
except that portion thereof conveyed or taken for public roads.
South Lot:
Lots 3 and 4. Block 1, and the north 5 feet of Lot 5 in Block 1, Moran's
Subdivision, County of Larimer, State of Colorado, according to the plat filed on
May 1, 1948, and except that portion conveyed to the department of Highways
Book 1098 page 0443, County of Larimer, State of Colorado.
STATEMENT OF PLANNING OBJECTIVES
The Best Western Transmission P.U.D. consists of 0.658 acres (28,640 S.F.) located at
the southeast corner of the intersection of South College Avenue and Stuart Street. This
property has been previously developed with an Amoco service station on the corner (still
existing but closed) and a motel and motel office on the south part of the property (these
structures was raized approximately fours year ago).
This property was considered in 1988 for redevelopment by the Amoco Oil Company. A
new gasoline station/convenience store with a single bay automatic car wash was being
planned, but these plans were abandoned at some point in the process.
The current development plan calls for two individual uses in this P.U.D. The existing
service station structure on the corner will be remodeled for a future use which is
undetermined at this time. Professional office, retail, personal service or an auto related
use are being considered. The owner of this corner property (Lot 1) will be Mr. Larry
Tomek of Midway Realty in Fort Collins. The southern portion of this P.U.D. (Lot 2) will
be owned by Mr. Russ Flowers of Colorado Springs. His business use, Best Western
Transmission, will occupy this lot.
150 EAST 29TH STREET PALMER GARDENS, SUITE 200 LOVELAND, COLORADO 80538 303/669-9060
Fareineu F Ana/AAQ-QnsA
36. other methods (to accommodate new technology). Points
will be assigned on a proportionate basis by comparing the
amount of energy that can be saved by the proposed measure
with the amount of energy that can be saved by utilizing
other items from the Method Two listing.
Introduced, considered favorably on first reading, and ordered published
in summary form this 19th day of March, A.D. 1991, and to be presented for final
passage on the 16th day of April, A.D. 1991.
4 �
yor
ATTEST:
d
City Clerk
Passed and adopted on final reading this 16th day of April, A.D. 1991.
�v
ayor
ATTEST:
'�Wl':
City Clerk
-w' UAIT u�� �M RE -AT ]_ rtE AU-MM971vE
iNo �AY� AF-i, K�,TF-OfiTTEP 7-0 BUS U,�,�p
T�Ai1�M 1��i0t� rt,U► [7 ►N Ue�U OF Naiv pAL,
UtJI� P�o�1>7� APP►�OXIMA-1 6Oy
OF _TA E 13U��i7tiJ(�'� �>S� i�tE1742. A �51AAti,
�i M-APAn, 6A2 F��P FL)g,\1Ac E
I1M, 0�-tcE PORTION of -R+f- J!?7)UIL,1�(>
EQu1VRLrN T 7n --77r 1 4ta ' •, .2, ,
17. Boilers or furnaces used with firing efficiencies greater
than 82% 0.2
18. Automatic spark ignition used for gas -fired boilers,
furnaces, unit heaters, etc.
0.1
19. Automatic dampers used in combustion air intakes
0.1
20. Outside air reset used for boiler supply water
temperature control (boiler water temp reset inversely from
outside temp)
0.3
21. Exhaust or condenser heat recovery utilized
0.3
22. Waste water heat recovery utilized (car washes,
�^� UNIT N�ry,��S
laundries, etc.)
2.0
(
23. Ice or low temperature water storage system utilized for
off-peak air conditioning and reduced air conditioning
equipment sizes
1.0
24. Electric resistance heat not used
p.2
25. Night air used for pre -cooling space with building air
handling system, automatically controlled
0.1
26. Fluorescent lamps and electronic ballasts are used
throughout building
27. Motion detector lighting control is used for all lighting
0.2
28. Lighting watt density less than 2 W/sq ft
0.3
29. Building uses active solar, geothermal, wind, or other
non -depleting energy source (capable of collecting, storing
and distributing) for space heating with a minimum
savings fraction of 0.4
3.0
31. Radiant heating used in lieu of unit heaters 0.2
32. Roof automatically cooled with water spray 0.1
33. Windows are shaded from summer sun (overhangs, window
coverings, deciduous trees) 0.2
34. Computerized energy management system used with
capability to cycle equipment, automatic lights
on/off, optimum start, night/weekend setback 1.0
35. Use of an existing structure that is in compliance
or is brought into compliance with the adopted Model Energy
Code (entire structure must be in compliance) 1.0
$Pl�j WEB `�r��Ml�lOfs P.U.D.
I
0.6
- 1.5
1 point
1.6
- 2.5
2 points
2.6
- 3.5
3 points
3.6
or more S -
�-� 4 points
Method Two Energy Conservation Measures:
1. Long axis of building is East/West (building oriented
to south, with
majority of windows on south wall)
0 2
2. Ratio of exterior wall area to interior floor area is
less than 1.5
� 3
3. Mass of exterior building walls greater than 30 lb/sq ft
0.2
4. Passive solar heating.utilized by building heating system
with
a minimum savings fraction of 0.4 (using orientation
that
maximizes solar gain and window coverings)
3.0
5. Natural daylighting utilized, with automatic insulated
covers, with minimum R value of 2.5
0.3
6. Overall wall U value is < 0.2
1.0
'. Overall roof U value is < 0.06
8. Reflective glass or film used on all windows
0.2
9. Vestibules, air locks, or revolving doors used on all
entrances
0.2
10. Automatic night/weekend temperature setback is provided
11. "Free Cooling" (using outside air) used for fan systems
of less than 5000 CFM
0.2
12. Low leakage outside air and exhaust air dampers used;
1% leakage max.
at 5" W.C.
-
0.3
13. Variable air volume system used, with inlet vanes or
variable speed drives
0.5
14. High efficiency motors (as labeled by manufacturer)
used
15. Water-cooled condensers used for mechanical cooling
systems
0.2
16. Evaporative cooling used in lieu of mechanical cooling
0.4
BEST Al rSTER AI-rRANSM,%r ri0A) P d • D.
AUTO -RELATED AND
ROADSIDE COMMERCIAL
POINT. CHART D
For All Criteria
Applicable Criteria Only
Criterion
the
ttorion
Applicable
Yes No
I II III IV
Circle
the
Correct Score
MutIpYer
Points
Earned
I><II
Maximum
Appicaole
Points
a. Not at Two Arterials
X
1XIO
0
2
y
4
b. Part of Planned Center
X
X
2
0
3
0
6
c. On Non -Arterial
X
X
2
gi
4
Q
8
d. Two Acres or More
X
X
2
3
6
e. Mixed -Use
X
X
2
0
3
Q
6
f. Joint Parking
1
0
3
('
.g. Energy Conservation
X
111231901
2
$
8
h. Contiguity
X
1XIO
0
5
10
10
i. Historic Preservation
X
1
2
0
2
J•
1
2
0
k•
1
2
0
I
1.
2
0
Totals $ $ y
v vi
Percentage Earned of Maximum Applicable Points V/VI = VII
vu
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
Is the criterion opplicable7
win the criterion
be satisiledl
CRITERION
:��' d�°°0'
e F ,,
Yes No
If no, please explain
BEST WESTERN TRANSMISSIONS
9DB MGM®N19NNlY
SCAM 11I
LI11.�1ATED EEN
--- r
m
CAP FLASHING N1®)
SPllf PoL4 011NJ( �m)
GONG ftGOI SCOREDC %P (PIf11®)
I®® SPUR PACE BIDE( FAI I
. .. GDOOOR STOITI[M: EfY1C6.IE
- (SJ' HG H SIDR�! WALL)
EXISTING SERVICE STATION (REMODELED)
SERVICEE THE IS
NOTE ONSET ONE
ON LOT ONE LED S WILL DE THE
SECOND PHASE OF THIS P.U.D.
— -
9CgLE IIC�I'V
PRELIMINARY APPROVAL ONLY FOR THIS
TIME_ FINAL APPROVAL WILL BE
SUBJECT TO FURTHER REVIEW BY FORT
COLLMS PLANNING AND ZONING BOARD.
EX61T1IS �� (RNTED) / —�
R IS ANTICIPATED THAT AN AUTO
RELATED USE WILL OCCUPY THIS
PROPERTY
EML4ING GUI VENEER IRANIID)
EM STNG GLAZING
SING METAL ROOfN'
r
QfYIIfl1 O C1Ml}IfW
Su'
.r` nrl
IL
rhv
SU"Am mexpll nrlMa
.ov au-���w.aaw Baas
OVERALL UTILITY PLAN
PLANT MATMAL OCHEDULE
.ar
acwc+. xRXe
wcwrx Yus
Ms
e•rCw
w
.
YwmaoK,wva
�w NramRw Ywr
ram..
xe.vRr•e
K
•
fMVi�0.1Y RNa�
IL41•f.Y.10.Y0
111'wL
.!(OIWY
Y
f
Yw1•WM
NYYMR
MMbR
14 MY•O
Y
(
VY�w..1f/�1�W
�••.Y.�sw.lOM1(0.•
•YL
w
l•
JVRYOYTYA
RXR••YWiWM
•W.
Vw:
u
e
•reRa•�
Wfw•o•N aui•r
••Y.
m
W
Y
IYYKJ.I�
J.A••Y�K1rtM.•MYI�'
•\K
VOG
b
M
W�R0.0w40
Yil.•ONMMDY0.O'
•01L
V
N
MYYAJtlNIM
� iNRnA..11!•
•wL
X'OG
//// gYnY.pB MYd.Y Kw AIY in•(KI<•1•
STUART STREET
(✓ 1(GYU
y,
LANDSCAPE NOTES
a. .m uwi..me.ao..s NOY rmw em wnu Xor
s na.`x'�`oo.i: i� nIpNL1p�NW n w a�`n a roY aNa
s. nwronu •a(RRo narns�vo- .m smw uiu wxc nin
�. R�i(x mrzius �nv swami pus wowzinvr°�.neiY
iYnw n wro N(a rwi s RSRnm.
.. �wr.ar.w.nn(�.a' K•"`«N�•fRr mX wa�r•��
s roKnww mRwowwNMlR��WL.LB YRm
nocR w.0 s r oY. ro r oY. Nr®•wRc �mw� onw
Y•IK•nR
w Nwiva nva•rR.xxwYnrerc•Y wRaswRe v.ioe
iRem rwe vasm xe �ac�w
i NFU �NXMnnM 0•f rMni RKnVn.m iCr l
IINAGM[ nl.N F M.L MaM.�[ igi•�tq� M9.0.�
riKMIM A n4NRMiYM>.RY ROnPL�•i YTnv Wj[� YIt
0.f liPW.i1LN 4AfAN8fAITK.AM• n•NUm.!Kw YV
WJN• M tX•Y.i M.V VIi Oa.1! iMinlY.`.Pa CUWnDx
�iM6l iOix� I•�Iw //NtlaA�)•
9RT RRNAd NR Mt ®6
in•�!O Wl•.Vn IV IRnY RA00 p ld1IRA !/fA lV➢
Y.O'<YfIf.T e.tP'Mf T 4 cM 4R
4YIOf'IN lm n11G VKM
-.w. raYRRa vnivn ro s an m •...ero Ya v..�.e wm
R. nPR MJ INYYp IrwRlNit COMRm no.
. 4`1V �ln.�M=
� m...R.Raaif.e.Kd.r Na.c vi:nR
Nn✓ii..vi�C�at O�x .T'RO� 4MWfJ.KMW.i
n •eerw runwncrtw roaY•nv uec�n+n.Yn W.sur�..la.
LL .Vi Ln10YMIM MRRRR/IlA GR1W.®N111 /M
VNlMlltil EPGIpddYC
lO M t•1RQ (A P O.IGR C. gfORM.Gi.
pum W pY.rtsY
✓cw�nb�'m gwru�+wv.
Y f6T.G.Vo i�
ycerY, vnu�
aMpurngr
SHRUB PLANTM
xm re- -•-
CONIFEROUS TREE PLANTING
u. ro KME
A
N/rtC! AxlnWr INeR
�Run•x xroa srvun
{. OR0. I95i IX UNi6.YRBEV a0i�
—waovoxn Yna
dn..wveo Nw
mwurm wexrw
DECIDUOUS TREE PLANTING
t'x ILgy
�
Jkb •.
R
ip
iL ICJ
(3�)
I
1
VICINITY MAP
xaaN
2
xQ.R rlml
x�R YMYWwMY W!!e
m•
�•1
M'
ZpZ
N^
2
TR •N
TEANSMLU9EIOION
R
s
n
w
oeoaRaNum��
-lat•➢PEW SIGN DETAIL --LOT ]
TRANSMISSION
wu�wwmw
iure..smswm-rm
pe.n.ex.w.e
BLD& MOLNTED SIGN DETAIL _ LOT 2
EXISTING ZONING - HG
-------------
5TREET
817E DEVELOPMENT PLAN
wvxwrewlwrrilNx Leo. .,_ r.xee• `
LEGAL DESOlIPTION
w mr u.
xe s wm 1 ew+! cwwr.n's+ea.. w... wa.sn
�leuwelnrzsrnenoa.rm.. ro.e.u.�.n... ,
to ear mr v+v.w.+..mem o�..m w. w� wa
uw nm v.
s x rie a wm 1 xw! in««�!1 e w a w va: uewx s..m
�eerww`4x!°xrue`�v 'vz�icaw+�essw�'
weermna•vwswlesmwm
SITE DEVELORENT DATA
waw ie,m! m.a� Nu w.n
.m°ONM.x"or.l. s:wWie� i°e:w .�cr ima
�iwaaam wwv lnw � �w!
inK wiDM M. ..'iS ie. �t
��waaww roar ! w.w
uiarrmlerau rr s,iw! �w_sw
nuew YDMf.aMI w � .
ppnN �y w - MIYw.• Y11l�
.®lam al�ew
GENERAL NOTE5
v �.:w �vwweervw wo wwv.l mr
www.w vrr loisw•�ux
w �vsmui¢n. rinlnanu xon��ewre
ai�iw.»u! ww.�i.m n.corr�w
�aanr Nwmm woneriunr�lrrns!
r� frw. nxnw.s rormo®rRcnu wnu's
eelwewcnax... a xa� aien w«a!
w .ax�w.c+aw v.exxzm! � w i N r «wa
virm T.w neea rye. +.... erws la.
a eve• «weaver lu m« �nw.err. w.rw
aneewsnw.w iw. a w• «weever w m«
w YL�Y McMI(!wR!
MOMrICF qO �f.
.. NY WIW! W rl! «L➢. YI®Inerm m M
IVIm R1 rIWr IIIr C4eW�ex [IMIMeY....
M RMie I1RlGw Pblr�w�
w n.u.r ro aawe worn
w onwmrua.unv.w wawa Nerl�m
m fP RTM AMNW (�.ia4
l ®fImIT1 ANMOM.NmlMi71 dMM
w! KQMteRe leMrMWwrlel �aw�
ie NM61n R.Nl
n. w vrz� xx � s we�.�i.inrnw�Awu n.v'�`i`
� ur m omcnA
wn rasN rrzwlew w.t! ne! we ! rawwcmx
xe roewc.wwi z�Rw ler i un¢. ww a meerm
wa.rrovrs ww�wl.>o.
wao�i!'�cnx rtwremwwr®m...x wm
OUNER CERTIFICATION
PLANNING AND ZONING CERTIFICATION
ATTOWEY CERTFICATION
No Text
Best Western Transmissions PUD - Preliminary and Final, #15-93
April 26, 1993 P & Z Meeting
Page 6
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).
If this condition is not met 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 decision"
of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that a
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 $final
decisionle shall be counted from the date of the Board's
decision resolving such dispute.
Best Western Transmissions PUD - Preliminary and Final, #15-93
April 26, 1993 P & Z Meeting
Page 5
4. Transportation:
As stated previously, five of the existing curb cuts on College and
Stuart will be consolidated into two. Each remaining curb cut is
located as far away from the intersection as possible. The State
of Colorado Department of Transportation has reviewed this P.U.D.
and will allow one access to State Highway 287 (College Avenue).
The P.U.D. indicates cross access between lots. This will allow
each lot to gain access from either College or Stuart. A seven
foot detached sidewalk will be constructed along both street
frontages.
The traffic impact analysis indicates that the present level of
service at the College/Stuart intersection is "B" in the a.m. and
"C" in the p.m. This level of service will not change with the
redevelopment of these two lots. These levels of service are
considered acceptable by the City of Fort Collins Transportation
Department. The project is considered feasible from a traffic
engineering standpoint.
RECOMMENDATION:
Staff recommends approval of the variance from the absolute
requirement that the project gain its primary vehicular access from
a street other than South College Avenue. The P.U.D. closes two
existing curb cuts but allows one, right-in/right-out access on
College Avenue. This one access has been reviewed and accepted by
the State of Colorado Department of Transportation and will have no
impact on the operation of the College and Stuart intersection.
Staff, therefore, finds that the P.U.D., with the variance, is
equal to or better than such a plan incorporating the provision for
which a variance is requested.
Staff finds that the P.U.D. satisfies the All Development Criteria
and scores 52% on the Auto Related and Roadside Commercial Point
Chart of the L.D.G.S. Staff, therefore, recommends approval of
Best Western Transmission Preliminary P.U.D. (Lot One) and
Preliminary and Final P.U.D. (Lot Two), #15-93, subject to the
following condition attached to Lot Two:
1. 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 (June 28, 1993) of the Planning
Best Western Transmissions PUD - Preliminary and Final, 015-93
April 26, 1993 P & Z Meeting
Page 4
request for the new building on Lot Two achieves a raw score of
5.5. This raw score allows the project to earn four points (the
maximum possible) on the Auto Related and Roadside Commercial Point
Chart. The most innovative energy reducing technique is the use of
unit heaters in the automotive work bays which are retrofitted to
burn used transmission fluid in lieu of natural gas. These unit
heaters will provide approximately 80% of the building's heating
needs.
Thus, the P.U.D. is supported by satisfying the variable criteria
on the Auto Related and Roadside Commercial Point Chart of the
L.D.G.S.
3. Desian•
The primary design feature of the P.U.D. is the consolidation of
curb cuts on both College and Stuart, cross -access easements
between two separate lots, and pedestrian and landscape
improvements to both streetscapes. The College Avenue frontage
will be reconstructed to add a seven foot wide detached sidewalk.
A nine foot wide parkway strip will be planted with a combination
of deciduous shade trees on 40 foot centers and ornamental trees
placed in between.
Best Western Transmission (4,020 square feet) will be a new, one-
story building. The setback is 68 feet from the flowline of
College Avenue. The automotive bays will face south. The exterior
materials will be a combination of split face, scored, and ribbed
concrete block painted white.
The existing building (1,160 square feet) on Lot One, a former
service station, will be painted to match the new building. There
are no major architectural changes planned for this building. It
is anticipated that at the time of Final P.U.D. for Lot One, minor
remodeling of the structure will be proposed to meet the specific
needs of the end user.
The P.U.D. states: "All repair, painting, and body work activities,
including storage of refuse and vehicular parts, shall take place
within enclosed structures."
Signage for Best Western Transmission will consist of one ground
mounted pedestal sign (27 square feet per face) with an overall
height of six feet, and one wall sign on the west elevation (49
square feet). Signage on Lot One will be reviewed at the time of
Final P.U.D.
Best Western Transmissions PUD - Preliminary and Final, #15-93
April 26, 1993 P & Z Meeting
Page 3
2. The two lots will share a cross -access internal drive
that will allow customers to gain access to either
College or Stuart. In addition, the two curb cuts on
Stuart Street will be consolidated into one. Again, the
sole curb cut on Stuart will be located as far back from
the intersection as possible.
3. College Avenue is equipped with a median. Thus, left
turns into the site and left turns exiting the site are
physically prohibited from South College. The only turn
movements allowed at the one College Avenue curb cut will
be a right -in or a right -out.
4. A traffic impact study was prepared to analyze the
redevelopment of the two lots based on the closure of
three out of the five total curb cuts. The study
concludes that the proposed uses, with restricted turn
movements at one curb cut on College Avenue, will have
little impact on the College/Stuart intersection. The
study also concludes that consolidation of curb cuts will
improve both the operation and safety in the area.
Staff, therefore, finds that the variance request to allow one
access on South College Avenue is justified based on the benefit of
a joint P.U.D. on both lots and the improvement to operations and
safety over the current situation.
The Planning and Zoning Board is empowered to grant variances to
the provisions of the L.D.G.S. if the applicant demonstrates that
the P.U.D. as submitted is equal to or better than such a plan that
could normally be developed on the property.
staff, therefore, recommends approval of the variance request to
allow one curb cut on South College Avenue based on satisfying the
criterion that the P.U.D. is equal to or better than such a plan
incorporating the provision for which a variance is requested.
B. variable Criteria
The P.U.D. was also evaluated by the variable criteria of the Auto
Related and Roadside Commercial Point Chart of the L.D.G.S. The
project scores 52% which exceeds the minimum required score of 50%.
Points were awarded for not being at two arterials, for providing
joint parking, and for being contiguous to urban development.
The P.U.D. gains the maximum allowable points for reducing non-
renewable energy usage, through the application of alternative
energy systems (Lot 2), and by the use of existing buildings (Lot
1). Using Method Two of the Energy Conservation Worksheet, the
Best Western Transmissions PUD - Preliminary and Final, #15-93
April 26, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background•
The surrounding zoning and land uses are as follows:
N: H-B; Medical Office Building
S: H-B; Retail Optical Business
E: R-M; Multi -Family and Dog Grooming
W: H-B; Retail and Fast Food
The site consists of two platted lots within Moran's Subdivision,
recorded in 1948. Lot One was formerly an Amoco service station.
While the building remains, the underground gas tanks and gas
pumps, have been removed. Lot Two was formerly a motel which has
since been demolished. Both of these previous uses have been
abandoned for more than 12 consecutive months.
2. Land Use:
The P.U.D. is a combined request for a Preliminary and Final for
Best Western Transmission on Lot Two. The request on Lot One is a
Preliminary only since there is no end user in place at this time.
As stated on Note #11 of the Site Plan, it is anticipated that an
auto related use will occupy Lot One. Such a future user must
still be processed as a Final P.U.D. in order to gain approval.
As a two -lot P.U.D., the project was evaluated by the absolute and
variable criteria of the Auto Related and Roadside Commercial Point
Chart of the L.D.G.S.
A. Absolute Criteria
One of the absolute criteria of the Auto Related and Roadside
Commercial Point Chart is that a P.U.D. must gain its primary
vehicular access from a street other than South College Avenue.
The P.U.D. does not satisfy this criterion with one right-in/right-
out curb cut proposed along South College Avenue. The applicant,
therefore, requests a variance from this absolute criterion.
Staff has evaluated this variance request and has made the
following findings:
1. The two lots are currently developed with three curb cuts
on College Avenue. The proposed P.U.D. would consolidate
these curb cuts by closing the two closest to College
Avenue. The remaining curb cut would be located as far
back from the intersection of College and Stuart as
possible. This consolidation is considered an
improvement over the present situation.
ITEM NO. 8
MEETING DATE 4/26/93
STAFF Ted Shepard
PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Best Western Transmission, Preliminary and Final
P.U.D., #15-93
APPLICANTS: Russ Flowers and Larry Tomek
c/o Architecture One
Palmer Gardens, Suite 200
150 East 29th Street
Loveland, CO 80538
OWNERS: Russ Flowers
Best Western Transmission
920 Delaware Drive
Colorado Springs, CO 80909
Larry Tomek
Midway Realty
333 W. Drake Road, Suite 11
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for Preliminary P.U.D. on Lot One (10,057 square
feet) for an auto related use to occupy the remodeled service
station (1,160 square feet). This is also a request for
Preliminary and Final P.U.D. for Lot Two (18,583 square feet) for
a transmission repair shop (4,020 square feet). The site is .66
acre and is located at the southeast corner of College Avenue and
Stuart Street. The zoning is H-B, Highway Business.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a two lot P.U.D. with each lot under separate ownership.
The P.U.D. combines the two lots by consolidating curb cuts,
providing cross access, and sharing the same overall landscape
plan. Lot One (Preliminary only) is the existing building which
will be remodeled for a future user. Lot Two (Preliminary and
Final) will feature a new building for Best Western Transmission.
A variance is recommended to allow one curb cut on College Avenue.
The P.U.D. satisfies the All Development Criteria and scores 52% on
the Auto Related and Roadside Commercial Point Chart of the
L.D.G.S. The project has been reviewed and found acceptable by the
State of Colorado Department of Transportation and the City of Fort
Collins Transportation Department.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fart Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT