HomeMy WebLinkAboutTHE CARPET EXCHANGE PUD - PRELIMINARY - 94-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM No 6
PLANNING AND ZONING BOARD MEETING OF December 19, 1988
STAFF REPORT
PROJECT: Carpet Exchange P.U.D., Preliminary, #94-88
APPLICANT Hunter Architectural Group, Ltd.
5378 Sterling Drive
Boulder, CO 80301
OWNER: Denny Odette
1133 South Platte River Dr.
Denver, CO 80223
PROJECT PLANNER: Linda Ripley
PROJECT DESCRIPTION: This is a preliminary request for 66,400 square feet
of retail on 3.4 acres located on the east side of South College Avenue, north
of Fossil Creek Parkway and south of the Fred Schmid Appliance Center. The
property is zoned B-L Limited Business with a planned unit development
condition.
RECOMMENDATION: Approval with a condition.
EXECUTIVE SUMMARY: The applicant is requesting preliminary approval for
a retail sales complex for home improvement merchandise. The proposed
development will include approximately 64,000 square feet of floor area. The
purpose of the project is to provide space for the sale of home improvement
items to the public at discount prices. The complex will include a 20,000 square
foot furniture store, an 18,000 square foot carpet store and other smaller stores
featuring paint, wallpaper, draperies and other home improvement merchandise.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P O. Box 580 • Fort Collins, Colorado 80522 • t303)
SERVICES, PLANNING DEPARTMENT
Carpet Exchange P.U.D., Preliminary - #94-88
P & Z Meeting - December 19, 1988
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: BL - Retail; Fred Schmid Appliance Center
S: BP - Undeveloped; Retail/Office; West Fossil Creek Master Plan
E: BL - Undeveloped
W: BP - Mill Brothers Landscape Nursery
Cameron Office Park; County Subdivision
This property was annexed into the City as part of the Fossil Creek First
Annexation in June, 1984.
2. Land Use:
The city's LAND USE POLICIES PLAN defines a regional/community shopping
center as " a cluster of retail and service establishments designed to serve
consumer demands from the community as a whole or larger..... usually totaling
more than 90,000 square feet of retail trade space." Community shopping
centers should locate in areas easily accessible to residential areas; near
transportation facilities that can offer the required access without exceeding
the capacity of the existing transportation network; and in areas served by
existing water and sewer facilities. The site addresses these policies. The LAND
USE POLICIES PLAN also encourages new shopping centers locating within
the proximity of existing community shopping centers to b-e designed as a
single commercial district. Although the continuation of Snead Drive and a
shared access point on College Avenue will accomplish this to a certain extent,
the applicant was unable to integrate the design of this project closely with the
Fred Schmid Appliance Center or the master planned area to the south.
The project scores 52% on the Business Service Uses point chart, earning credit
for being on two acres or more, having direct vehicular and pedestrian access
between on -site parking areas and adjacent future off -site parking areas which
contain more than ten spaces, for reducing non-renewable energy usage through
the application of alternative energy systems, and/or committed energy
conservation measures beyond that normally required by City Code and for
being contiguous to existing urban development. .
3. Neighborhood Comyatibility
A neighborhood meeting was held October 26, 1988. Issues raised included truck
traffic on Snead Drive, storm drainage concerns, and signage. A summary
report is attached.
Carpet Exchange P.U.D., Preliminary - #94-88
P & Z Meeting - December 19, 1988
Page 3
4. Design
There is significant topography on the site ranging from elevation 4980 at the
northwest corner to elevation 4942 at the southeast corner of the site, resulting
in an average slope of 6% across the property. The building complex is a
combination of one and two story spaces, stepped in two places to accommodate
the sloping site. Building materials are a combination of patterned and polished
concrete block, with a standing seam metal roof. Generous amount of glass,
interesting architectural detail, a combination of sloped and flat roofs, and
canvas awnings combine to make the building complex unique and visually
interesting on all sides.
The landscape plan provides street trees along College Avenue, a well
landscaped parking lot, foundation plantings and substantial screening of
loading dock areas. A more detailed landscape plan with species names and
plant material sizes will be required at final review.
The applicant proposes one free standing, project identity sign located along
College Avenue. All other signage will occur on the sign band portion of the
awnings.
5. Transportation
Access to the project is planned to be a "right in/right out" only at the north
end of the site combined with a connection to Fossil Creek Parkway to the
south approximately 150 feet east of College Avenue. Both points of access are
considered temporary and will be removed when Fossil Creek Parkway is
realigned approximately 300 feet to the south as planned for in the South
College Access Control Plan. Future access to the project will be provided by
a single "right in/right out" shared with the property to the south. The only
other access to the property will be via Snead Drive, which will eventually
connect to Fossil Creek Parkway.
The transportation issues have been reviewed by the Transportation Engineer
and are in compliance with the South College Avenue Access Control Plan.
RECOMMENDATION:
The Carpet Exchange Preliminary Plan is supported by the City's GOALS AND
OBJECTIVES and the LAND USE POLICIES PLAN and meets the development
criteria of the LDGS. Staff recommends approval of The Carpet Exchange
P.U.D., Preliminary, #94-88 with the following condition:
The applicant verifies that the project will reduce non-renewable energy usage,
through the application of alternative energy systems or through committed
energy conservation measures beyond that which is normally required by City
Code.
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Developwt. Services •
Planning Department
City of Fort Collins
MEMORANDUM
TO: Planning and Zoning Board
FROM: Linda Ripley ;` r
RE: Item #6 - The Carpet Exchange PUD - Preliminary
Please find attached revised point charts for the Carpet Exchange PUD. After
reviewing the Business Service point chart submitted by the applicant, staff has
come to the conclusion that the Community/Regional Shopping Center point
chart would be the most appropriate chart to use in evaluating this project
given the community shopping nature of the proposed land uses.
Using the Community/Regional Shopping Center chart eliminates the need for
the applicant to earn points for energy conservation. Therefore staff is
recommending approval of the project without the condition outlined in the
staff report regarding verification of energy conservation.
xc: Tom Peterson, Director of Planning
Joe Frank, Assistant Planning Director
300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
PROJECT NUMBER:
ALL DEVELOPMENT- NUMBERED CRITERIA CHART
CRITERIA
APPLICABLE CRITERIA ONLY
--ALL
CRITERION Yes Na If no, please explain
NEIGHBORHOOD COMPATABILITY
1, Social Cornpafilbiiily
2. Neighborhood Character
3. Land Use Conflicts
4. Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
7. Utility Capacity
8. Design Standards
9. Emergency Access
10. Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
14. Wildlife Habitat
15. Historical Landmark
16. Mineral Deposit
17, Eco-Sensitive Areas
18, Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quality
21. Noise
22 Glare & Heat
23. Vibrations
24. Exterior Lighting
V/
25. Sewage & Wastes
SITE DESIGN
26. Community Organization
27, Site Organization
28. Natural Features
7
29. Energy Conservation
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30. Privacy
31, Open Space Arrangement
32. Building Height
33, Vehicular Movement
El
34, Vehicular Design
35. Parking
36. Active Recreational Areas
37. Private Outdoor Areas
38. Pedestrian Convenience
39. Pedestrian Conflicts
40. Landscaping/Open Areas_
. . . . . .
41. Landscaping/Buildings
42. Landscaping/Screening
43. Public Access
44. Signs
-12-
Community / [deg iona I
ACTIVITY Shor,
�ping C..nter
DEFINITION
A cluster of retail and service establishments designed to serve
consumer demands from the community as a whole or a larger area. The
primary functional offering is at least one full -line department
store. The center also includes associated support shops which provide
a variety of shopping goods including general merchandise, apparel,
home furnishings, as well as a variety of services, and perhaps enter-
tainment and recreational facilities.
CRITERIA' Each of the following applicable criteria must be
answered "yes" and implemented within the development
plan. Yes No N9
1. Does the project gain its primary vehicular access V7
from a street other than South College Avenue?
r 2. Are all repair, painting and body work activities,
including the storage of refuse and vehicle parts, ❑ ❑
planned to take place within an enclosed structure?
3. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM
POINTS AS CALCULATED ON "POINT CHART C" FOR THE E]F
FOLLOWING CRITERIA:
a. Is the project located within "north" Fort Collins?
b. Is the project contiguous to a collector and/or arterial
street?
c. Is the project contiguous to an existing transit route?
d. Is the project adjacent to and functionally a part of an
existing community/regional shopping center?
1_
continued-
-16-
1
confih .l
e. Does the project gain its primary vehicular access from a
non-art�-:rial sz:-eet?
f. Is there direct vehicular and pedestrian access between
on -site parking areas and adjacent existing or future off -site
parking areas which contain more than ten (10) spaces?
g. Does the activity reduce non-renewable energy usage, through
the application of alternative energy systems, use of existing
buildings, and through committed energy conservation measures
beyond that normally required by City Code?
h. Is the project located with at least 1/6th of its property
boundary contiguous to existing urban development?
i. If the site contains a building or place in which a historic
event occurred, which has special public value because of
notable architecture, or is of cultural significance, does the
project fulfill the following criteria:
i. Prevent creation of influences adverse to its preserva-
tion;
ii. Assure that new structures and uses will be in keeping
with the character of the building or place. Imitation
of period styles should be avoided; and
iii. Propose adaptive use of the building or place that
will lead to its continuance, conservation, and improve-
ment in an appropriate manner while respecting the
integrity of the neighborhood.
-17-
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COMMUNITY/REGIONAL
SHOPPING CENTER
a
POINT CHART C
For All Critera
Applicable Criteria Only
Criterion
Is The
Criterion
Applicable
Yes No
I II III Iv
Circle
The
Correct
Score
Yes Wd' No
Multiplier
Points
Earned
1x11
Maximum
Applicable i
Points
a. "North" Fort Collins
X
X
2
1
O
2
b. Arterial street
X
X
0
2
4
c. Transit route
X
2
2
p
d. Partof regionai center IX
X'
21pY
3
p
b
e. Non -arterial access
X
X2
0
2
¢
4
f. Joint parking
1
C01
2
¢
g. Energy conservation
X
1
2
0
4
8
h. Contiguity
X
Ix
0
5
/D
10
i. Historic preservation
1
2
0
2
j,
1
2
0
k.
112
0
I.
1112
0
~ VW —very Well Done Totals ZZ ¢Z
v v
-.+age Earned of Maximum Applicable Pc'^*s
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sm
i
Planning Objectives - Item `fa
Although, we have reviewed all the land use policies, I have limitted
the following written objectives to those with significant bearing on
the project.
It is our intent that this project will go beyond the minimum level of
development to provide a high level of quality and design in
accordance with the goals stated in your land development guidance
system. To achieve this goal we have specifically addressed the
following items:
1. This project should not significantly affect the overall growth of
Fort Collins. Although, some new employment will be created, the
major thrust will be to serve current population.
2. This site is zoned as a limited business district, and in
accordance with the comprehensive plan which allows retail use, Re:
Section 29-302-7.
1`t. All streets, curbs, gutters, side walks, street lighting and
underground utilities will be provided for to the City standards.
is1S. This project is located within an area currently being served
with utilities.
21. Although, this project is a commercial property whose thrust is
retail shopping, the type of retailer which we will cater to, will
generate relatively few vehicular trips, therefore, it will generate
very little negative impact on South College. We will be providing a
traffic study to verify this impact.
22. The current zoning for this site is BI. This zoning is
contiguous to the north and east with BP to the west and HB to the
south. Only the site to the north and some of the sites to the west
are currently developed. However, these developed sites do account
for more than 1/6 of the perimeter of the site.
2't. All utilites are currently available to the site.
25. With utilities currently in place this 'site falls within an area
of desired direction of growth.
26. This project does not require higher intensity than allowed.
27. This project should not place undo stress on existing levels of
protection from police and fire departments or use of city parks and
• utilities. 28. This site lies within the city'
1
29. This project should not be revised services because it complies .
with the sliding emphasizing growth direction and utility development
speciFying policies. rS-PB.
Policy items 31-42 do not apply.
43. Open space and areas indicated as landscaping will incorporate
drought resistant varities. Along with developed areas to create a
balanced city scape.
4Lf. This project will not generate excessive noise nor is it located
within a noise impact zone.
q6. The buildings have been planned to allow the use of alternative
energy sources, however, none are planned during initial construction.
q8-50 By providing retail centers near residential areas in
accordance with the master plan, private automobiles trips will be
shorter. Also, locating projects on major streets will allow the
effective use of mass transit. Both will improve air quality.
51. This project is designed to provide storm drainage to Fossil
Creek, and existing drainage network.
63. This center is within walking distance to residential areas
located east of the project. •
611. Sidewalks and bike paths are incorporated within the project.
6S. This project is located within an area currently served by
existing water and sewer.
Proposed Ownership - Item gib
All property within this project is to remain under private ownership.
Covenants will be developed to allow public access.
Employees - Item `tc
Initial estiamtes are for 30-50 employees all in retail business.
Development Schedule - Item S
The schedule currently calls for construction to begin on Phase One
during the spring of 1989 with completion in late fall or early
winter. Construction of Phase Two will be determined by market
demand.
2
Leigh, Scott & Cleary, Inc.
TRANSPORTATION PLANNING
& TRAFFIC ENGINEERING CONSULTANTS
Offices in Denver and Colorado Springs
November 22, 1988
Mr. Kenneth P. Goff
Hunter Architecture Group, Ltd.
5378 Sterling Drive
Boulder, CO 80301
Dear Mr. Goff:
1889 York Street
Denver, Colorado 80206
(303) 333-1105
RE: Traffic Impact Report
The Carpet Exchange
Fort Collins, CO
( I,SC #881.130 )
In accordance with our agreement, we are pleased to submit our report
of the traffic impacts associated with the proposed Carpet Exchange project
in Fort Collins, Colorado. This report provides a summary of existing and
future roadway and traffic conditions in the vicinity of the development,
estimates of the amount and directional distribution of vehicular traffic
to be generated, and an evaluation of the ability of the future roadway
system to accommodate the traffic. The following summarizes our findings.
• Intr.odtiction and Background
The Carpet Exchange is a planned, 3.2-acre retail sales complex for
home improvement merchandise. The proposed development will include
approximately 64,000 square feet of floor area. The purpose of the project
is to provide space for the sale of home improvement items to the public at
discount prices. The complex will include an approximate 20,000-square-
foot furniture store, an 18,000-square-foot carpet store, and miscellaneous
other home improvement stores including paint stores, wallpaper stores,
drapery shops, etc.
The location of The Carpet Exchange is shown in Figure 1. It will be
located on the east side of South College Avenue approximately 3,000 feet
south of Harmony Road. The site will be adjacent to, and immediately south
of, the existing Fred Schmid appliance store.
L�
Existing Traffic Conditions
The Carpet Exchange center will have about 460 feet of frontage along
South College Avenue. College Avenue (US Highway 287) is an 88- to 96-foot
wide major arterial roadway with two moving lanes in each direction, a 16-
to 20-foot wide painted median, and a continuous right -turn lane along each
side of the roadway. It has complete curb and gutter construction along
Trarimnrration Svstems • Transit 0 Parking 0 Vehicular Access 0 Pedestrian & Bicycle Planning • Traffic Operations & Safety • Signal Design 9 Traffic Impact Studies
Mr. Kenneth P. Goff Page 2 November 22, 1988
•
the edges of the pavement. The speed limit along College Avenue is 50
miles per hour.
As shown in Figure 1, The Carpet Exchange site is located midway
between existing, full -movement intersections at Fairway Lane and Fossil
Creek Parkway. The northern site boundary is about 400 feet south of the
Fairway Lane intersection; the southern boundary is about 150 feet north of
the Fossil Creek Parkway intersection.
Figure 1 also shows estimated 1988 average weekday traffic volumes
along College Avenue, together with the results of recent peak -hour
turning -movement traffic counts at the intersection of College Avenue and
Fossil Creek Parkway. The peak -hour counts verify that the estimated
average daily traffic along College Avenue in the vicinity of the site is
approximately 27,000 vehicles per weekday.
Future Traffic Conditions
The section of South College Avenue from Harmony Road south to Trilby
Road is part of a comprehensive corridor study now under way by the City of
Fort Collins. The purpose of this study is to develop a master plan for
the corridor, establishing the location of major intersections which would
be signalized, together with the locations and characteristics of minor
intersections which may be allowed between the signalized intersections.
In the vicinity of The Carpet Exchange site, it appears that the Corridor
Study will recommend potential future signalized intersections at Fairway
Lane north of the site and at a relocated intersection between College
Avenue and Fossil Creek Parkway. This latter intersection would be located
approximately 300 to 400 feet south of the present intersection. The
City's preferred access plan for South College Avenue is shown in Figure 3.
In addition to the access control plan along College Avenue, the Corridor
Plan envisions the construction of a system of east and west reliever
roadways parallel to College Avenue and set back a distance of 200 to 300
feet or more from College Avenue. In the vicinity of the site, Snead
Drive, which is an existing short north -south roadway along the east side
of the Fred Schmid store, would be extended southward to Fossil Creek
Parkway along the rear, or east boundary, of The Carpet Exchange stores.
Thus, future access to The Carpet Exchange could be provided from both the
Fossil Creek Parkway and Fairway Lane full -movement access (FMA) points.
Traffic, Generation
The Carpet Exchange Center, with 64,000 square feet of gross floor
area, is planned to contain a 20,000-square-foot furniture store, an
18,000-square-foot carpet store, and other smaller stores featuring paint,
wallpaper, drapery, and other home improvement types of merchandise.
Traffic -generation rates for these kinds of uses typically range from a low
of less than five trips per 1,000 square feet for typical furniture stores
to a high of over 50 trips per 1,000 square feet for paint and hardware •
stores. Because the exact mix of stores is not known, and generation rates
9 Mr. Kenneth P. Goff Page 3 November 22, 1988
have not been established for shops such as drapery and wallpaper stores, a
composite traffic -generation rate has been assumed for the whole complex.
As shown in Table 1, it is estimated that the complex would generate about
30 trips per 1,000 square feet per day. During the morning peak hour,
about 0.5 trips per 1,000 square feet would be generated and during the
afternoon peak hour, approximately 4.5 trips per 1,000 square feet would be
generated. These estimates represent reasonable rates, probably on the
high or conservative end, for estimating traffic associated with The Carpet
Exchange stores. Based upon these generation rates, the Carpet Exchange
complex would generate approximately 1,900 vehicle -trips on an average
weekday. The evening peak -hour traffic associated with the complex would
be heaviest with approximately 290 vehicle -trips generated during that
time.
Distribution of Generated Traffic
The Carpet 9xchange stores, as specialty retail stores, will have a
regional draw within both Loveland and Fort Collins. Thus, the directional
distribution of traffic to the north and south is expected to be about 60
percent to the north and 35 to 40 percent to the south. Assuming that
Fossil Creek Parkway will be extended eastwardly to Lemay Avenue, a minor
amount of traffic, two to five percent, has been assigned to that
direction.
Site Access and Resultant Traffic Volumes
Because of the preliminary nature of the access control plan for South
College Avenue, and the undeveloped state of much of the surrounding
property and roadway systems, two different access systems have been
planned for The Carpet Exchange stores. Figures 4 and 5 illustrate the
initial access plan while Figures 6 and 7 illustrate the ultimate access
plan. In each case, Figures 4 and 6 illustrate the directional
distribution of generated traffic associated with each access plan while
Figures 5 and 7 illustrate the assigned morning and evening peak -hour
traffic.
Initially, it is planned to serve The Carpet Exchange site with a
temporary roadway extension to the site from existing Fossil Creek Parkway.
This extension, through property not a part of The Carpet Exchange site,
would be located approximately 100 feet east of College Avenue, as shown in
Figure 4, This temporary access road would provide access to Fossil Creek
Parkway which now has full access at the College Avenue intersection. In
addition to the temporary access road, the site would be served with a
temporary right -in, right -out access along the north boundary of the site.
Figure 6 illustrates the ultimate access plan following the relocation
of Fossil Creek Parkway to a point approximately 300 feet south of the
existing alignment. In conjunction with this realignment, it is planned to
extend Snead Drive to the south to intersect with the realigned Fossil
Creek Parkway. Under the provisions of this plan, there would be a
Mr. Kenneth P. Goff Page 4 November 22, 1988 0
right -in, right -out access to The Carpet Exchange development on the south
boundary of the development. The primary access to the site would be by
way of the Fossil Creek Parkway intersection with direct service to the
site from Snead Drive. Snead Drive to the north would also provide access
to the site by way of the Fairway Lane intersection located on the north
side of the Fred Schmid store. As shown in Figure 6, the right -in,
right -out access would provide for about 60 percent of the exiting traffic
and 33 percent of the entering traffic.
When the traffic distribution percentages of Figures 4 and 6 are
applied to the generation amounts in Table 1, the corresponding morning and
evening peak -hour traffic volumes at the access points can be calculated.
These are shown in Figures 5 and 7 for the initial and ultimate access
plans, respectively.
_Future Background Traffic
Estimated Year 2010 traffic on the roadway system in the vicinity of
The Carpet Exchange is depicted in Figure 8. Because of the retail nature
of this site, only evening peak -hour traffic volumes have projected,
because they represent the "worst case" situation relative to traffic
operations. On College Avenue, traffic volumes are estimated to be in the
1,900 to 2,300 vehicles per hour range which is equivalent to an average
weekday traffic volume on this roadway of 40,000 to 42,000 vehicles per
day. Traffic volumes at the intersection of College Avenue and relocated
Fossil Creek Parkway assume full development on all four quadrants of this
intersection.
Traffic Tmpar.ts
When site -generated traffic is added to background traffic_., the
resultant total traffic volumes can be determined. These are illustrated
in Figure 9, which shows traffic volumes associated with the ultimate
access system for The Carpet Exchange. As shown in Figure 9, traffic
volumes generated by The Carpet Exchange will constitute about 2 percent of
the traffic on College Avenue south of Fossil Creek Parkway and from 2 to 3
percent of the traffic on College Avenue north of Fairway Lane. On Fairway
Lane, Carpet Exchange traffic will constitute about 12 to 13 percent of the
total traffic while on Snead Drive east of the site, the site -generated
traffic, will constitute about 15 to 20 percent of total traffic.
Based upon an evaluation of the traffic volumes at the intersection of
Fossil Creek Parkway and College Avenue, this intersection would operate at
Level of Service "C" or better. Because of the uncertainties relating to
the extension of Fossil Creek Parkway eastward to Lemay, it is difficult to
estimate the amount of through traffic on this roadway. With a strong
eastern extension, through traffic could be higher than indicated, but the
intersection would still operate well within Level of Service "C."
0 Mr. Kenneth P. Goff Page 5 November 22, 1988
•
•
Access conclusions
The access plan for The Carpet Exchange complex should work well under
both initial and ultimate plans. For the initial access, the temporary
access road to Fossil Creek Parkway can be located at the indicated
100-foot distance from College Avenue. Because of the low traffic volumes
on this roadway at the present time, there would be negligible interference
between traffic associated with The Carpet Exchange complex and existing
traffic on Fossil Creek Parkway. The latter traffic now amounts to 150
trips per hour in the evening peak hour. Left -turn stacking for four cars
will provide more than enough capacity for the intersection.
The ultimate access plan for The Carpet Exchange should be implemented
following the southward relocation of Fossil Creek Parkway or the eastern
extension of Fossil Creek Parkway to Lemay Avenue, whichever comes first.
Because this access plan depends upon the extension of Snead Drive, the
City of Fort Collins will have to assume leadership for the construction of
this extension.
It is suggested that the access plan for The Carpet Exchange might
provide for an access to Snead Drive along the northern boundary of the
complex. This drive could also serve the existing Fred Schmid appliance
store to the north.
Summary
The 64,000-square-foot Carpet Exchange Center will be a moderate
generator of traffic, generating no more than 1,900 vehicle -trips per day
at full buildout of the center, The consequent traffic impacts associated
with the development will also be moderate. Access can easily be
accommodated during both the initial and ultimate buildout development
stages with the access plans as shown.
I hope the preceding information will be useful in the planning of The
Carpet Exchange. If you have any questions please feel free to call.
Respectfully submitted,
LEIGH, SCOTT & CLEARY, INC.
By
Robert E. Leigh, P.E.
REL/mlc
Enclosures: Table 1
Figures 1 through 9
Land Use
Home Improvement Stores
Table 1
ESTIMATED TRAFFIC GENERATION
THE CARPET EXCHANGE.
Fort Collins, Colorado
Trip Generation Rates/Unit(1) Trips Generated
------------------------------- ------------------------------
A. M. P. M. Average A M. P. M.
Trip Average Peak Hour Peak Hour Weekday Peak Hour Peak Hour
Generation Weekday --------- ---------- --------- ---------
Units Traffic In Out In Out Traffic In Out In Out
64,000 30.00 0.40 0.10 2.00 2.50 1,920 26 7 128 160
Planned uses in The Carpet Exchange Center include a 20,000-square-foot furniture store, an 18,000-
square-foot carpet store and several other home improvement stores including paint and wallpaper
stores, drapery shop, etc. Trip -generation rates for these types of stores range from a low of 4 trips
per 1,000 square feet for furniture stores to a high of over 50 trips per 1,000 square feet for paint
and hardware stores. The rates shown above represent a reasonable composit of generation rates.
Source: Institute of Transportation Engineers, "Trip Generation," 1987, and estimates by Leigh,
Scott & Cleary, Inc.
� *I
101
•
X X
27,000
Vehicles / Day
CO
N
27,600 Vehicles / Day
Harmony Rd
SH -68
X
mer ur
Fairway Lane
Site
C
26,500 Vehicles / Day
t C
663 O /
22 1297 9 9 / LL
14 171 Fossil Cr
Peak Hour 2 , 1 Creek
j p
Traffic
8-19-88 a_� > —o �6y
m
_m
? 919 is o Figure 1
9113 U
' SITE LOCATION AND
ESTIMATED TRAFFIC VOLUMES
The Carpet Exchange
<[>NO SCALE
Leigh, Scott & Cleary, Inc.
PREFERRED ACCESS PLAN
South College Avenue
QDNO SCALE
Leigh. Scott & Cleary. Inc_
•
LEGEND: AND ASSIGNMENT OF
^ 60%' PAVeragefDailyrTfed'creffic GENERATED TRAFFIC
The Carpet Exchange
4DN0 SCALE
Leigh, Scott & Cleary, Inc_
0
Fairway Lane
a
m
m
X X
50%
5% 1
1
I
Temporary
Access Road I
x----r- x x--1
I I
10 % L2%
I
33%43% � I
93%
C�
1110
°s
I s��
c,.
I 9®
'Ok
I wY
Figure 4
DIRECTIONAL DISTRIBUTION
AT SITE ACCESS
INITIAL ACCESS PLAN
The Carpet Exchange
Leigh, Scott & Cleary, Inc_
16
77
LEGEND:
AM
PM
Fairway Lane
Q
a
m
m
X X to
4
80
1
2 \
7
1
Temporary
Access Road I
X—r---- X X--1
3 I 0 I
1 69 /3
�6 I
1
I
25 _J I
19 ,,
a9
s
I 9+
'Ok
IwY
Figure 5
GENERATED
PEAK -HOUR TRAFFIC
INITIAL ACCESS SYSTEM
The Carpet Exchange
Leigh. Scott & Cleary. Inc.
40% 20'
1 L
X
Fairway Lane
X
60%
X X
F33
40%
0
a
m
m
c
20%
X
0%,
40% T 47%
5%
35% 5 %
(Assumes Fossil Creek
Extends East To Lemay)
�2%
Figure 6
DIRECTIONAL DISTRIBUTION
AT SITE ACCESS
ULTIMATE ACCESS PLAN
The Carpet Exchange
Leigh, Scott & Cleary, Inc.
11 5
51 28
Fairway Lane
X
4
98
X.
9
42
11 0
51 0
3
56
X
X
I F,
3
9
42
LEGEND: 9 _-AM
42 PM
8
5
28
X
0
0
3 12
84 � 80
1
3 g
58
6
11
54 Figure 7
GENERATED
PEAK -HOUR TRAFFIC
ULTIMATE ACCESS SYSTEM
The Carpet Exchange
Leigh, Scott & Cleary, Inc.
Leigh, Scott & Cleary, Inc.
1.15/42.0/50.0 J
m
Q
m
CD
(D
0
U
0.77/41.6/50.0 ---Z�X
0.38/3.0/5.0
Fairway Lane
X
X
/ 1501850300
50850300
IN
150
Iv
200
100
150
150
160
250 210
\ 1600
100
50
JI
—X
50 --!
1
65 --) 8075
170 60 I � 60
J L 150
Fossil Creek Pkwy
110
400 Figure 9
2010 TOTAL TRAFFIC
7/41.2/50.0 AND TRAFFIC IMPACTS
The Carpet Exchange
LEGEND: 0.7/41.2/50.0
Site Total Roadway
Tratlic TraItic / capacity
Leigh, Scott & Cleary, Inc.
City of Fort Collins
Development Services
Planning Department
NEIGHBORHOOD MEETING
ITEM: The Carpet Exchange, Preliminary P.U.D.
DATE: October 26, 1988
LOCATION: Werner Elementary School
APPLICANT: The Carpet Exchange
CONSULTANT: Dan Hunter/Ken Goff
QUESTIONS, CONCERNS COMMENTS:
1. There is a concern about truck traffic on Snead Drive, the timing of
deliveries and the amount of noise produced.
The anticipated use for this project will generate fewer truck trips
than a standard retail center. Without knowing the nature of each
business to be located in the center, it is difficult to project the
amount of truck traffic accurately. It is anticipated that approxi-
mately 5% of the trips generated by the center will be trucks utiliz-
ing Snead Drive.
2. How will storm drainage be handled?
The site will be graded to carry the runoff from the front or west
side of the building southerly on the surface of the parking area to
the south property line and then easterly to Snead Drive. The east
half of the building and the area lying east of the building will also
drain into Snead Drive. The storm water will be carried under Fossil
Creek Parkway in a storm drain to Fossil Creek. The storm drain will
be designed in conjunction with the realignment of Fossil Creek
Parkway.
3. How much signage will there be? Where is it located? How will it be
illuminated?
The plan indicates one project identity sign located on College
Avenue near the south property line. All other signage will be
incorporated into the awning sign band on the buildings. All signage
will be internally illuminated.
s0(1 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
i •
STATE OF COLOKADO
• DIVISION OF HIGHWAYS
P.O. Box 850
Greeley, Colorado 80632-0850 I ay
(303) 353-1232
ITV 1 61988�:��:,�
November 14, 1988 Larimer Co., S.H.
Carpet Exchange P.U.D.
Ms. Linda Ripley ? Between Fairway Ln. and
Planning Department Fossil Cr. Pkwy. on
City of Ft. Collins E. Side 287
P.O. Box 580
Ft. Collins, CO 80522 DOH File 45100
Dear Ms. Ripley:
•
•
We have reviewed the Carpet Exchange Preliminary P.U.D., and we have
the following comments:
1. Projected traffic on S.H. 287 indicates the need for a 140-foot total
right of way, 70 feet each side of the highway centerline. Since the
existing width along this property is 50 feet east of the centerline,
additional width to meet the projected need should be protected by
reservation or, preferably, dedication, as permitted by City regulations.
2. Access to this property has been discussed in relation to the South
College Avenue Access Control Plan. The Draft Plan allows for a single
right -turn -only access to S.H. 287 between the planned southerly
relocation of Fossil Creek Parkway and Fairway Lane. This access must
serve both properties north of Fossil Creek Parkway and will be
permanently located on the Carpet Exchange south property line to be
shared with the adjacent property.
However, as a temporary solution pending the relocation of Fossil Creek
Pkwy., the City and State Highway Dept. would permit a temporary right -
turn -only access near the north property line as shown on the Site Plan.
An Access Permit from the City with concurrence by this office would be
required. This permit would clearly specify the conditions under which
a temporary access would be allowed and should identify the responsibility
for closure and permanent access construction.
In addition, we must emphasize that alternative access to this site is to
be provided by a southerly extension of Snead Dr. along the east property
line. A "Temporary Access Road" to Fossil Cr. Pkwy. through the property
to the south is also shown. The provision of these alternative means of
access must be coordinated with the City.
Thank you for the opportunity to review this P.U.D. Please contact
Wally Jacobson at 350-2168 if you have any questions.
Very truly yours,
DOUGLAS RAMES
DISTRIC GIN ,
ohn Crie
JKC:mbc(WJ) Dig;e'rict Planning/Environmental Manager
cc: D. Yost
Area Foreman
File: Crier -Jacobson via Rames
4
12-19-88
We represent the homeowners of Fossil Creek Meadows and are here to
request that the Planning and Zoning Board adhere to the Review Process as
stated in the Land Development Guidance System. In regard to the Carpet
Exchange Warehouse preliminary P.U.D. (#94-88) we ask that the requested
variance be denied. We are not opposed to development, but feel the full
seven week process is vital so that we may have the opportunity to express
our concerns as homeowners, neighbors, and citizens.
Some of these concerns are:
1. Time needed to retain legal counsel.
2. Notice of this proposal was not received until December 12, 1988. This did
not allow homeowners sufficient time to submit letters of objection.
3. Complete information was not available until Friday, December 16, 1988;
thus making it impossible to study these plans in any detail.
4. We believe the implications of this project go beyond the immediate
matter at hand; especially traffic, air pollution, and drainage.
Granting this variance would deny us the opportunity to research and
express our concerns as citizens of the community. We know the City of Fort
Collins prides itself on this citizen input and we encourage you to follow the
Review Process.
Fossil Creek Meadows Homeowners
Land Development Guidance System criteria to be met:
1. Most decisions have implications that go beyond the immediate matter at
hand. This project in conjunction with Fred Schmid, and the proposed PACE
Warehouse will have major affects on traffic, air pollution and water runoff.
2. LDGS stipulates property development conform to certain general criteria
designed to protect and improve the health, safety, convenience and general
welfare of the people of Fort Collins. This project violates this criteria.
3.,. Land Use Policies Plan, Goals and Objectives assures new development
meets not only physical but social economic and aesthetic needs of the City of
Ft. Collins. (-i-; I -A)
4. Provide for the use of solar energy in land use regulation. The plans we
have seen do not have any indication of use of solar energy in this project.
(ii-; 5)
5.' Criteria are established which insure that each land use will be compatible
With adjacent land uses as well as foster a healthy growth pattern for the
community as a whole. A warehouse strip does not foster a healthy growth
pattern.
6.; Requires a high level of design to ensure neighborhood quality. (-iii-; 1,3)
7. System includes extensive considerations based upon design factors to
ensure neighborhood compatibility. "The developer will get his profit; the
neighbor gets his protection." We do not feel this project is compatible, nor
are we protected. (-iv-; 6)
8. * Citizens give direction to the development of their neighborhood by
delineating neighborhood values, goals, and objectives. As concerned citizens
we wish to exercise this right. (-v-; 8)
9. Any land use likely to occur in Ft. Collins can in most cases be made
compatible with any neighboring land use through careful design and
buffering. How could the Carpet Warehouse plans be modified to meet this
criteria?
-3
10. The city should encourage larger scale development on the periphery of
the city, although this should not be done at the expense of the established
areas... we certainly believe this project is at the expense of the established
neighborhood. (-vi-D; 1,5)
11. The system calls for trade-offs among quality attributes of a pro-Ject.
What are the quality attributes of this project? (-vii-; 9)
12. In regard to Ordinance *44, paragraph 3--Energy Conservation Plan, what
are the plans to utilize energy conservation?
13. Has the developer provided a note on the site plan indicating that the
project will reduce non-renewable energy usage?
14. One purpose of LDGS is to "ensure that future growth and development
which occurs is in accord with the adopted elements of the Comprehensive
Plan and all planning policies of the City." Several requests were made for a
copy of the Comprehensive Plan just last week to no avail. We were
informed there wasn't one.
15. Another purpose is to "encourage patterns of land use which decrease trip
length of automobile travel and encourage trip consolidation." According to
the Traffic Impact Analysis 35-40 percent of traffic will be drawn from the
South and 60 percent from the North of town. How does this encourage the
above mentioned patterns? How does it reduce energy consumption and
demand?
16 Another purpose is "to protect existing neighborhoods from harmful
encroachment by intrusive or disruptive development..." We find this an
intrusive and disruptive development for a variety of reasons, including air
quality, traffic infringements, drainage and incongruency with existing
neighborhood development. (-1-B;1,6,8,13)
*All development criteria:
17. "Have all differences between the applicant and the affected neighborhood
as to the social compatibility of the project been resolved?" We do not believe
differences have even been addressed, let alone been resolved.
• • Y
18. "Is the project designed so that the additional traffic generated does not
have significant adverse impact on surrounding development?" Access will be
in conflict with the entry lane onto Hwy 287 for Fossil Creek homeowners,
will violate the easement rights of the existing Fossil Creek Parkway. We sit
in a low-level basin and are concerned with the air quality 1900 vehicle trips
per day will generate. (-5-; 1, -6-; 4)
19. *Public Sevices and Safety.... storm drainage.
20 "Does the design and arrangement of the site plan contribute to the
overall reduction of energy use by the project?"
21. "Does the design and arrangement of buildings and open space areas
contribute to the overall aesthetic quality of the site configuration?" The
available site plans, while minimal in depth do no show neighborhood
aesthetic quality. (-9-; 29 & 31)
22. ` "Does the landscape plan provide for treatment adjacent to the building
which increases the overall visual quality of the building design?" (-10-; 41)
*All Development: Numbered Criteria Chart
Our understanding is that this chart was to be completed by the developer.
None was available to us as of December 16, 1988. This unavailability adds to
our need for the entire time for review.
*Community/Regional Shopping Center Criteria Chart. Question answers to the
criteria. Question points allowed for non -arterial access, joint parking,
contiguity.
23. Preliminary Plan Submittal should include, among other things; (a)
description of rationale behind the assumptions and choices made by the
applicant; (b) detailed description of how conflicts between land uses are being
•
•
avoided or mitigated; (c) statement of design methods to reduce energy
consumption including expected savings. (-41-; d,f,g)
24. Appendix C: Land Use Conflicts
Development Criterion *1 requires that conflicts be mitigated as a condition for
approval of the development plan. In addition to the architectural
considerations involved in mitigation through orientation, the materials,
colors, scale, and prominence of buildings in adjacent land uses can be
coordinated so there is a gradual transition from one land use to another
rather than a sharp and displeasing contrast. (C-2; Para. 5)
25. Appendix D: Identifying Impacts on Social Compatibility.*
DAN HUNTER AIA
Architect / Planner
•
December 12, 1988
Tom Peterson
Planning Director
City of Fort Collins
300 LaPort Avenue
Fort Collins, CO B0522
Dear Mr. Peterson:
DEC 12 1988
We are currently involved in your review process for a
preliminary P.U.D. on South College Avenue For the Carpet
Exchange project. At this point we have submitted our
drawings in which we have addressed all of the covenants provided
to us by Linda Ripley and other members of the Design staFF For
the December 19th P.U.D. meeting. Because we have addressed all
OF the staFF comments we Feel conFident the project will be
approved without signiFicant revisions and be ready to enter the
Final review process.
It is this seven week Final review period which has created
a hardship. The owners of this property had discussed with one
OF your Planners prior to entering into their purchase agreement,,
the review process For P.U.D. projects. Unfortunately they
understood the entire process to be seven weeks, not just the
preliminary review. Based on this information, a timetable for
our project including several key dates, i.e., property closings,
lease terminations and construction schedules, were implemented.
As we now know, our schedule is just ha1F the time required.
For this reason I would like to request a variance to your
schedule for Final approval. Ihsomuch as our preliminary plan
should be approved with very little, iF any, change, the only
additional requirement for final approval are the plat, Final
landscape plan and the utility plans. We would like to submit
.these drawings by the end of this week, and iF at all possible,
get on track For the January meeting. E
I realize that this schedule will be extremely demanding and
will take an extra effort for both my Firm and your staFF, but
we would be very grateFul iF such a variance were possible.
Thank you For considering this issue. I will contact
You on Tuesday of this week for your response.
Best egards
Kenneth P. Go
5378 Sterling Drive • Boulder, Colorado 80301 • (303) 443-3094 J
�J
•
ORDINANCE NO. 4_, 1982,
OF THE COUNCIL OF THE CITY OF FORT COLLINS
REPEALING AND REENACTING SECTION 83 OF CHAPTER 118
OF THE CODE OF THE CITY OF FORT COLLINS BEING
A PART OF THE ZONING CODE INSOFAR AS IT RELATES TO
THE LAND DEVELOPMENT GUIDANCE SYSTEM FOR PLANNED
UNIT DEVELOPMENTS
WHEREAS, the laws of the State of Colorado and the Charter of the
City of Fort Collins provide for regulation of land use development;
and
WHEREAS, the City has adopted a Land Use Policies Plan which contains
provisions calling for the development of a point assessment system for
the evaluation of development; and
WHEREAS, the City has adopted an Energy Conservation Plan which
calls for development in a manner that conserves energy and maximizes the
use of renewable energy resources; and
WHEREAS, the Land Development Guidance System for Planned Unit
Developments provides fTexibilfty for land use fn a manner consistent- with
the Land Use Policies Plan and the Energy Conservation Plan as adopted;
and
WHEREAS, the System allows for a mixed land use pattern provided
adverse impacts of land uses are minimized; and
WHEREAS, the System contains criteria for the evaluation of develop-
ment which provides for a clear and consistent understanding of the de-
velopment review process; and
WHEREAS, the System provides for appropriate development of infill
areas and new developing areas; and
WHEREAS, the System sets forth absolute and variable criteria which
are used to evaluate a development to determine whether approval would be
in the public interest; and
WHEREAS, the System is designed to provide for the development of
compatible land uses; and
WHEREAS, the System has been publicized throughout the community
and the public has had numerous opportunities to comment; and
WHEREAS, the Planning and Zoning Board reviewed and unanimously
recommended approval of the System to the Council; and
Develooent Services •
1 Planning Department
_.z
City of Fort Collins
December 1, 1988
Ken Goff
c/o Hunter Architectural Group Ltd.
5378 Sterling Drive
Boulder, CO 80301
Dear Mr. Goff:
Staff has reviewed the revisions for the Carpet Exchange - Preliminary PUD
#94-88, and has the following comments:
1. The location of the temporary access to Fossil Creek Parkway is acceptable
as shown 150 feet from College Avenue. The site plan needs to indicate that
the north access to the site is temporary and will be removed when Fossil
Creek Parkway is realigned. There is no guarantee that Snead Drive will
connect to Fossil Creek Parkway at that time.
2. Provide a note on the site plan indicating that the project will reduce
non-renewable energy usage, through the application of alternative energy
�`1J �b'u, systems or through committed energy conservation measures beyond that
normally required by City Code. Verification of energy conservation mea-
sures will be provided at final review.
3. Snead Drive needs to be extended to the project phase line, with a 80 foot
diameter temporary turn -a -round provided at the end.
4. The 35 foot maximum width for a curb cut is measured along the curb line.
Please adjust the site plan accordingly.
5. Staff is concerned about the northern most loading zone. It appears that
trucks backing in to service the area would block traffic on Snead. Design
the loading zone to accommodate the entire length of the truck.
\ 6. City standards require the minimum setback from College Avenue to the
first parking stall be 100 feet.
7. Provide handicap access ramps at all intersections.
8. Provide a "Planning and Zoning Board Certification" on the site plan.
300 LaPorte Avenue - P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
Page 2
9. The sidewalk along College Avenue needs to be located 10 feet from the
curb line. Locate street trees 3 feet from the sidewalk on the west side of
the sidewalk.
10. Add a note to the site plan indicating that all landscaped areas will be
equipped with an automatic underground irrigation system.
11. The proposed free standing sign does not meet the City's sign code setbac.:
requirements.
12. Parking stalls which overhang into landscape areas can be 17 feet.
13. The site plan needs to specifically state that the land uses proposed for the
site are low intensity retail use such as a carpet warehouse, furniture storc
and related home improvement retail stores.
14. A decel lane will be required for the south entrance on College Avenue.
Please note this on the site plan.
15. Include the legal description on the site plan.
16. The "BK" zone indicated on the plan is really a "bl" zone.
17. The drainage sub -basin north of this site was not taken into account when
calculating the gutter flow in Snead Drive. The red lined drainage report
has been forwarded to the project engineer.
18. The City will accept a 15 foot utility easement in lieu of a 70 foot half
right of way along College Avenue.
19. As your site plan indicates, the construction of the project will remove
several existing trees. A preliminary inspection by the City Forester has
determined that four Siberian Elm in the 20-30" caliper range and one
35-40" caliper Cottonwood tree would be considered valuable natural
resources. Since the project you are proposing does not provide an opportu-
nity to preserve the trees, staff suggests that you upgrade the proposed
landscape plan in quantities and sizes of plant material to mitigate the loss
of this natural resource.
20. The parking lot turning radius in the area of the west fire hydrant does
not provide the required 20 foot inside and 40 foot outside turning radius
for emergency vehicles. This situation will not be acceptable when the
northerly access is closed unless the buildings are sprinklered. Provide the
following note on the site plan,"All portions of the exterior walls of the
first floor of all buildings will be located within 150 feet of an approved
access roadway in which emergency fire equipment can be maneuvered or
the building will be provided with an approved automatic fire extinguish-
ing system."
' . .
DATE: 1vi�
DEPARTMPNT:-s7rcrm wet
ITEM:
No Prob ei s
°a concerns (see below)
/�F'�ti�`ZLO��l/i iC�.CJ"1iC✓X�ty�/F ./J�i��6����!`.""�`��,� ' ��' f' ' -_' ""� .
CC ;
Date Signatures
0
COMMUNITY/REGIONAL
SHOPPING CENTER POINT CHART C
For All Critera
L Applicable Criteria Only
I II III IV
Grcie
Criterion
Is The
The
iv;&mum
Criterion
Correct
Pcints
Acc!iccl.le
Applic=ie
Score
Multic!ier
Ecrned
Points
`!es No
I Yes Mt* No
1x11
a. "North" Fort Collins X, I X121&1 1 O 1 2
b. Arterial street I X 1XI �, 0 2 4
7
c, Trans►trou►e E ;:I2 2 O
r
., a. r arror r�gio� �cai cc�-�ter�' �f O
e. Non -arterial access X AL410 2 I 4
,
i f. . hint r;rrleinn
g. Energy conservafiion
E110?101 2 � �
X1 11"2101 4 8 f
h. Contiguity X � X� 01 5 f /D '110
i. Historic preservation 1 112101 2 I
). 112101
k. 1 I 1120
1 11i210ii I {
I I ! f
i F
� • VW —Very Well Done Totals
I
r�_ :-,•.- , .,� nna„ y r�i c hlc pv.n
vie i
-la-
e. Non -arterial access X AL410 2 I 4
,
i f. . hint r;rrleinn
g. Energy conservafiion
E110?101 2 � �
X1 11"2101 4 8 f
h. Contiguity X � X� 01 5 f /D '110
i. Historic preservation 1 112101 2 I
). 112101
k. 1 I 1120
1 11i210ii I {
I I ! f
i F
� • VW —Very Well Done Totals
I
r�_ :-,•.- , .,� nna„ y r�i c hlc pv.n
vie i
-la-