Loading...
HomeMy WebLinkAboutBEST WESTERN TRANSMISSION PUD LOT 1 FINAL - 15 93A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSJ& N TRIP DISTRIBUTION Figure 3 o CD A* o N �O \ 150/105 N �rl v, "' (n °O — 5/20 70/155 — 220/275 5/5 STUART /— 10/20 —Y ) + r 145/—� 10/15 --� to Ln o 5 5/5 /5 o 15/30 o ^ \ u7 0 rn to W C7 W J J 0 U 5/10 SITE AM / PM Rounded up to nearest 6 I I vehicules. �O mo 1993 + SITE PEAK HOUR TRAFFIC Figure 4 Lu O V J& N NO SCALE STUART STREET T e ° rExist. o IService� Station L - UTUR<1 RETAIL' Io a � o � ; BEST WESTERN TRANSMISSION o a I� SITE PLAN Figure 2 Table 1 1993 Peak Hour Operation Intersection College/Stuart (signal) Land Use. Level of Service AM PM B C 4 Table 2 Trip Generation Daily A.M. Peak P.M. Peak Trips Trips Trips Trips Trips in out in out Best Western Transmission Repair 50 Specialty Retail - 1.2 KSF 50 Total 100 10 3 3 10 4 4 3 3 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 4 N 1993 PEAK ' HOUR TRAFFIC AM / PM Figure 1 Since traffic appears to be stabilizing at/neat 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 will improve the operation and safety along College 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. Fc 11 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. G 0 r T 10 �o 0 Cl) LJ n I MEMORANDUM To: Russ Flowers, Best Western Transmission, Inc. Al Hauser, Architecture One Fort Collins Transportation Division 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 not changed significantly in the morning peak hour. 2. On the Stuart Street east approach, traffic volumes have decreased in the afternoon peak hour. 3. Traffic volumes on the west approach of Stuart Street are still low enough that they do not significantly impact the operation of the intersection. 4. In the morning peak hour, the traffic on northbound College Avenue has increased by 25 percent and the traffic on southbound College Avenue has increased by 45 percent. 5. In the afternoon peak hour, both the northbound and southbound traffic on College Avenue has not changed significantly. The College/Stuart intersection is signalized. During the peak hours, it operates acceptably as is shown in Table 1. 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 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 comer 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 FACSIMILE 303/669-9066 6EST tit drS TE A nl p d. o AUTO —RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is theII C �Of APP�obl� Yes No III IV Circle the Correct Score Mump/ar Paints Earned Ixll Maximum Applicave Paints a., Not at Two Arterials X X 0 2 L/ 4 b. Part of Planned Center X X 2 0 3 0 6 c. On Non -Arterial X X 2 4 8 d. Two Acres or More X X 2: AM 3 6 e. Mixed -Use X X 2 0 3 Q 6 f. Joint Parking 1 1@ 0 3 6 .g. Energy Conservation X 1112131901 2 $ 8 h. Contiguity X I X I ©0 5 p 10 is Historic Preservation )( 1 2 0 2 1 1 2 0 k. 1 2 0 I. No 1 2 0 Totals .2 S $ y v vi Percentage Earned of Maximum Applicable Points V/VI = VII vn &ST IJESTE4n1 T 1e 4/\)S%9ITS 16AJ L 0 T Olv , f iNAL Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? i If no, please explain a a z Yes No A 1 . COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan ✓ ✓ 1.3 Wildlife Habitat ✓ 1.4 Mineral De osit ✓ 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance ' 1.7 Energy Conservation ✓ ✓ 1.8 Air Quality✓ 1.9 Water Quality✓ ✓ 1.10 Sewage and Wastes ✓ ✓ A2. NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian, Bike Transportation 2.2 Building Placement and Orientation ✓ 2.3 Natural Features AL 2.4 Vehicular Circulation and Parkin ✓ 2.5 Emergency Access ✓ 2.6 Pedestrian Circulation ✓ 2.7 Architecture ✓ ✓ 2.8 Building Height and Views ✓ 2.9 Shadin ✓ ✓ 2.10 Solar Access ✓ 2.11 Historic Resources 2.12 Setbacks ✓ 2.13 Landscape ✓ ✓ 2.14 Signs ✓ ✓ 2.15 Site Lighting' ✓ ✓ 2.16 Noise and Vibration ✓ ✓ 2.17 Glare or Heat ✓ ✓ 2.18 Hazardous Materials ✓ A3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards • 3.4 Geologic Hazards PLANT MATERIAL 80-FOULE comma, w•c norawcx Mxs elm aTP m W xWM1RW1.YnLN a�ib MWf�"IwJ •/Fa• TfJI IYLWtl a mIC etl WOE. O'l.Wrt4i• YGLL. Aw pYl1• Y�rosiV wrJ �.YNI hWros.wKRO haul IT. d•J.e Y Y1�l...MJ1Y I®LV •F�M•MYlroI.IIYTlIN. •Jh. NlR�'M'1 AN!•ro •NM•R'•PIMR •YL. 6'OG n u v v.oeaaN! +y w:vlaw nuur •J.l w nair naa .wFwr.w..ra sell ii ulew.wn van +•va•s o.w•mvota Jell _ N NIMM1lALCILN TR.MAAI1MIYa•/Nala vNa1M •e.L 1'nL ,,, a .I.. .NNE K>•�ilua - m ,l W $ STUART STREET (M' IF01W J^ e f� STAT = i 01eo sr! •NJv�rt r"A'�J m•ro rv». -rMMz CF. ,I — M etbT ueJmw sli neauenm a fJ02a 9FJ �FJI LO 2 w ... 4 i' I ' I I it LANDSCAPE PLAN aeP LANDSCAPE NOTES i M..M1�4 WLL GPR+IIM GRN.T Mx a+MOM6a M1'M .•`u l`�AL Nro,T, an>u n.v.Ta+v.a, a e�c® Mm ". .li aaocm new Nu vJu.+m vvaw u+nJ wwN... N'.m+wm w a clwc+Noa •n iom u. nu ro. owm w Y.f NIL MY.I Mt LmYa /.W MLYI[NT I.VMN ngWI..IWO •I2 MWl! ImNtd • n.Ta na+ YA O+••I•CCT_ nXLc alm. ¢wis pC.l•m aa`CM MA. .W.Ylro.l•MN ®sTOI MYID w�r�IvbC011�'311 X !V Yw�l� dA"+OY Pw�Mbm pArovKlt CrtO+ .s•Isv.e. • �laM1...».o� aai �n�wroMn mMlar ao-ws � .a.x�M1aN WN.w "E•...p]"MeeVvlw�p.wJaL v. .0 urovc.•e.IeN ro...a.".w.r so...a. •nlo— vw.�Nna....a ....o,Al la. Nrw...mn illwnw a.,.ro, W� I��.l.a.�N.raM+a.loMmvw. ,a,um..nNM"cTMJNJ.(a.m.e. +4m.p uW .V• v wn+ NMh M MAIAA IKC/ XAn 1a IO'O -.NY WM•0. VµYC 1G R pCT M aTMpMb Y}! V/yK lnas • ..�C �41.n00 Te.wM![O.Md11lG.•MGT MIOIOI llm Pl bRm N IOI®W TU WLYM RM •If LMIm.IA•d aIIRV/9 W MMLK 1UWfPay. IWm uJ.nFCGY! AR A�A�YJOYlIm MPMO .wuWT..m.ew a o.�l r.ac .•a•.0 s v",na_ i�. mN.K WNAnLtA NQW+-+Gb NYNN.•M�O"4.hA NT.ItAnP. �. L YnY WFI�NiM�®OR 8. .1®IF.I.W ^� /CGNS VTR w..lNT. ®GIIM. CJ /•IPLR•W'E !W ro. .u:noaullnM• ra•.vNh. M41C.iN 11MT M'W ro ru"+m M M Min RW.OaM+. J iV LI •I4x..•Ild p„ MY•R rl VICINITY MAP xue. r.sm wol:Tw uoxwwnomartmor m��u.YO+m1P10snm°.aw W°�O'nOe Zo� y N i 4 � 2 '10NI1'ENT SIM4 DETAU_ _ LOT I >�a �vam`a�ee-e Y, Exlwr Z m • 4 SITE DEVELOPMENT PLAN ex�ermr, zaumG - Ie•� LEGAL DEWWIP IO mi rx�as�evrww,a.vn.wmr..asman FMewlnN aaF amo •/dmR.lYi V®w..lM s uoi�w.ie rm�nroiaw.'o.'nu:rwwi�w .�emewvmnrawmm:osaaa aww.nm w neowmma�w�maemmm BITE DEVELOA'IENT DATA �"a`m os:w s ioe: any W w dim .+. s.wf ro.r wJ �m.a wr m. rem iwwa+s'� .:wo r rorrYmaa. s.iwf •.waa ouwrc ma uwrrmema�aw e.�.�f win ma.a.®+r ims M - .IIM� YI.YC tlf l�r.PO.�b�l/...Z •..VIY• .AA.A IY •.,V �aO faw w� ar u OENER4L NOTES x. �avrofcvv.m.�e ivx rm wr,n..w m. Y. M mm�va OYPY 6 N R TN6m) aM A10m WO Nn,mroA.oC V mmY Afs..vq.Ywmna 'V urym Rom, amxmiC� Tlc�wwlM � K'�®YWY erg R/fL OAMR CERTIFICATION PLAWNG AND ZONMG CERTIFCATION J� :f q mold 11 InunVunl Q¢q p m m r Q G b wNC) H`DU u 0 >U u¢� 3 C� m a $ uU ppW S 0 1i1 �. .' mm� " Mid �.. AV .IAI0Ll,I I1.` II* Best Western Transmission PUD, Lot One, Final, #15-93A April 25, 1994 P & Z Meeting Page 5 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 decisional of the Board shall be deemed to have been made at the time of this conditional approval; 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 Iffinal decision't shall be counted from the date of the Boardis decision resolving such dispute. Best Western Transmission PUD, Lot One, Final, #15-93A April 25, 1994 P & Z Meeting Page 4 P.U.D., therefore, is considered feasible from a traffic engineering standpoint. RECOMMENDATION: In reviewing the request for Final P.U.D. for Lot One of Best Western Transmission P.U.D., Staff finds the following facts to be true: 1. A variance from the absolute criterion that the project gain its primary vehicular access from a street other than South College Avenue was granted by the Planning and Zoning Board on April 26, 1993. 2. The Final P.U.D. is in substantial conformance with the Preliminary. 3. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. 4. The P.U.D. scores 52% on the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. 5. The P.U.D. has been reviewed and approved by both the Colorado Department of Transportation and the City of Fort Collins Department of Transportation and found acceptable. Staff, therefore, recommends approval of Best Western Transmission, Lot One, Final P.U.D., #15-93A, subject to the following condition: 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 27, 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. Best Western Transmission PUD, Lot One, Final, #15-93A April 25, 1994 P & Z Meeting Page 3 B. Variable criteria In April of 1993, the Preliminary P.U.D. was evaluated by the variable criteria of the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The P.U.D. scores 52% which exceeds the required minimum of 50%. Points were awarded for not being at two arterials, for providing joint parking, and for being contiguous to urban development. Further, points were earned for energy conservation by use of an existing building. 3. Design• The primary design feature of the P.U.D. is the consolidation and relocation of curb cuts on both College Avenue and Stuart. Out of the five total curb cuts, three will be closed permanently. The College Avenue frontage will be reconstructed to add a seven foot wide detached sidewalk. A parkway strip will be planted with a combination of deciduous and ornamental trees designed in conjunction with Lot Two. A row of evergreen shrubs will be planted in front of the parking bay facing College Avenue. The building will be painted to match the proposed Best Western Transmission building on Lot Two. There will be no major architectural changes to the structure. 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." Construction of the new sidewalk, curb cut closure, and landscaping will be coordinated with the improvements associated with Lot Two. 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 Colorado Department of Transportation has reviewed this P.U.D. and will allow one access to College Avenue, which is restricted by an existing median. 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 redevelopment of these two lots. These levels of service are considered acceptable by the City's Transportation Department. The Best Western Transmission PUD, Lot One, Final, #15-93A April 25, 1994 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; Vacant (Lot Two, Future Auto Repair) 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 with the building remaining. Lot Two was formerly a motel with the building demolished. Underground gas tanks, gas pumps, and gas canopies have been removed. The previous use (Amoco) has been abandoned for more than 12 consecutive months. On April 26, 1993, the Planning and Zoning Board granted Final approval for Best Western Transmission on Lot Two. At the same time, Lot One received Preliminary approval only since there was no end user at the time. 2. Land Use: The Preliminary P.U.D. indicated that the future use on Lot One would be auto related. The request for vehicle emission testing and lubrication, therefore, conforms to the Preliminary P.U.D. In addition, the Final P.U.D. is in substantial conformance with the Preliminary. A. Absolute Criterion - Variance Granted 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. Best Western Transmission P.U.D. received a variance from this absolute requirement from the P & Z Board in April of 1993. The justification for this variance was that two existing curb cuts on College Avenue would be closed, in favor of one curb cut for both lots to be located as far south of the intersection with Stuart Street as possible. With a cross -access easement, a median in College Avenue, and approval from the Colorado Department of Transportation, the new construction is considered an improvement over the existing situation. ITEM NO. 9 MEETING DATE 4/25/94 STAFF Ted Shepard - - - PLANNING AND ZONING BOARD -- - STAFF REPORT PROJECT: Best Western Transmission, Lot One, Final P.U.D., 15-93A APPLICANT: Larry Tomek c/o Architecture One 150 East 29th Street, Suite 200 Loveland, CO 80538 OWNER: Larry Tomek Midway Realty 333 West Drake Road, Suite it Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request for Final P.U.D. on Lot One of Best Western Transmission P.U.D. The request is for an auto related use to occupy the existing service station. Lot One is 10,057 square feet. The existing structure is 1,160 square feet. The site is located at the southeast corner of College Avenue and Stuart Street. The zoning is H-B, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Best Western Transmission P.U.D. consists of two lots under separate ownership. The request on Lot One is for vehicle emission testing and lubrication, an approved use under the Preliminary P.U.D. The Final P.U.D. is in substantial conformance with the Preliminary. A variance to allow direct access onto South College Avenue was granted with the Preliminary P.U.D. in April of 1993. The request satisfies both the All Development Criteria and the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The project has been reviewed and found acceptable by the 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 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT