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HomeMy WebLinkAboutINTERSTATE LAND PUD, 1ST FILING (HARLEY DAVIDSON) - FINAL - 34-88C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS• • ITEM NO. 14 MEETING DATE 5/20/96 STAFF Mitch Haas City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Interstate Land P.U.D., First Filing (Harley Davidson), Final, #34- 88C APPLICANT: Heath Construction Co. % Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Overlook Farm, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for final planned unit development (PUD) approval for 26,220 square feet of highway business uses on 4.0 acres located along the west side of the 1-25 frontage road at the Prospect Road interchange. The site is broken into two lots and a tract, and is bounded by the frontage road to the east and Boxelder Creek to the west. Lot 1 use would be motorcycle sales and service, and accessory retail; the proposed uses of Lot 2 may include retail, financial institutions, personal services, offices, or other business service uses. The tract (Tract A) contains the Boxelder Creek corridor and an area for on - site stormwater detention. The property is in the hb - Highway Business Zoning District, with a PUD condition. RECOMMENDATION: EXECUTIVE SUMMARY: Approval with a condition This request for final PUD approval: ► is in substantial compliance with the approved Preliminary P.U.D. for this site; ► is in conformance with the Prospect Road Streetscape Program, an element of the City's Comprehensive Plan; ► meets the applicable All Development Criteria of the Land Development Guidance System (L.D.G.S.); COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT • C� Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C May 20, 1996 P & Z Meeting Page 2 ► is located on a site that is excluded from the Residential Neighborhood Sign District. All signage will be regulated by the Fort Collins Sign Code, which is administered by the Zoning Department; and, with the required improvements, is feasible from a traffic engineering standpoint. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: hb; vacant (further north is the Smithfield Industrial Park subdivision, in the County) S: hb, RC; vacant (remainder of Interstate Land preliminary, then Prospect Road, then the City of Fort Collins Resource Recovery Farm) E: ip; vacant, then 1-25, then more vacant (on other side of 1-25) W: hb; vacant (Boxelder Creek floodplain) The property was annexed into the City with the Interstate Lands First and Second Annexations in April of 1989. This 4.0 acre parcel is part of a 190 acre (+/-) property that is under one ownership; however, the existing Boxelder Creek drainage way presents a significant physical barrier between this parcel and the remainder of the property. Because there are constraints that preclude vehicular connections between this area and the area to the west of Boxelder Creek, an overall development plan was not required for the entirety of the 190 acres. The Interstate Land Preliminary P.U.D., #33-88B, was approved by the Planning and Zoning Board on March 6, 1996, with the condition that each subsequent final submittal/filing be accompanied by an updated traffic study. 2. Land Use: This is a request for final planned unit development (PUD) approval for 26,220 square feet of highway business uses on 4.0 acres located along the west side of the 1-25 frontage road at the Prospect Road interchange. The site is broken into two lots and a tract, and is bounded by the frontage road to the east and Boxelder Creek to the west. Lot 1 use would be motorcycle sales and service, and accessory retail; the proposed use(s) of Lot 2 may include retail, financial institutions, personal services, offices, or other business • Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C May 20, 1996 P & Z Meeting Page 3 service uses. The tract (Tract A) contains the Boxelder Creek corridor and an area for on - site stormwater detention. All of this information, while currently proposed, was approved as part of the Preliminary P.U.D. for this site; therefore, it follows that this proposed Final P.U.D. is in substantial compliance with the approved Preliminary P.U.D. for this site. • L.D.G.S.: The request has been evaluated against the Auto-Related/Roadside Commercial and Business Service Uses Point Charts and the All Development Criteria of the L.D.G.S. The request continues to satisfy all of the applicable All Development Criteria of the L.D.G.S. At Preliminary, the request scored 56% on the Auto-Related/Roadside Commercial Point Chart, and 52% on the Business Service Uses Point Chart. The Final P.U.D. continues to exceed the minimum scores on these point charts. • Prospect Road Streetscape Program: Part One of the Prospect Road Streetscape Program consists of existing conditions and analysis, design concepts, and implementation. The site is in the Highway Corridor District: Interchange Style, with the potential to be developed as a regional commercial area with highway business, shopping and industrial park land uses. This district has one of the primary interchanges from 1-25 into Fort Collins, with sweeping views to the Front Range, the river and the city. The interchange area has the potential to be developed as a focal point along 1-25 and it should project a high quality image from a design standpoint. The proposed land uses (a Harley Davidson motorcycle dealership, and either retail, financial institutions, personal services, offices, or other business service uses) are considered to be appropriate at this major interchange. Part Two contains the design standards and guidelines for the four "character and style" areas along east Prospect Road. The site of this Final P.U.D. falls under the standards and guidelines of the "Interchange Style" of the Prospect Road Streetscape Program. The standards and guidelines will be discussed further in the following architecture and landscaping sections under 3. Design. 3. Design: • Architecture: This site is in the "Interchange Style" area of the Design Standards and Guidelines section of the Prospect Road Streetscape Program. As a standard, the buildings shall be designed to ensure that all elevations include architectural detail and enhancement, rather than placing heavy emphasis solely on the front elevation and ignoring the need to apply • Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C May 20, 1996 P & Z Meeting Page 4 aesthetic enhancement to other elevations. As a guideline, the predominant architectural building finish in the Highway Corridor District should be brick, tile, other masonry material or concrete. The architecture of the two buildings in this development proposal will reflect compatibility of scale, form, materials, and colors of the buildings. The Harley Davidson dealership will be approximately 24' in height, with parapet walls extending to 28' (+/-) in the center portion of the building. The roofing materials will consist of standing seam metal. The siding materials on the east and south elevations will consist of gray -colored coated insulation masonry/stucco with block glass windows in bronze -colored aluminum frames; there will also be accent striping in a darker gray color. The gray coated insulation siding will wrap around the corners of the north and west elevations, leading into metal siding along the remainder of the north and west elevations. The west elevation is the loading, trash and service area of the building, while the north elevation faces the Smithfield Industrial Park subdivision in the County. It should also be noted that the metal siding portions of the building will be painted to match the color of the coated insulation masonry portions of the building, and the same accent striping will be continued on all sides. (See architectural elevations) The other building in this P.U.D. (Lot 2) will be approximately 20' in height, with a flat asphalt roof. The siding materials on this building will be the same coated insulation system as will be used on the Harley Davidson dealership. The colors will be compatible, as will the design of the accent striping. This building, too, will have block glass windows in bronze -colored aluminum frames. The planes of the walls are broken up by multiple setbacks and recessions. (See architectural elevations) It is staffs opinion that both the letter and spirit of the Highway Corridor District: Interchange Style of the Prospect Road Streetscape Program, with respect to architectural design are being met. • Landscaping: This site is in the "Interchange Style" area of the Design Standards and Guidelines section of the Prospect Road Streetscape Program. The frontage roads create a unique opportunity for an expanded entry area by defining four large developable quadrants of land. Street trees in a staggered row are recommended around the frontage roads to reinforce the perimeter definition and unify the area. The frontage roads maintain a 30' minimum setback to allow for generous and cohesive entryway landscaping. Due to Colorado Department of Transportation (CDOT) and Engineering requirements for sight distance and other easements, the exact letter of the Prospect Road Streetscape Program with regard to street tree plantings could not possibly be met; however, the applicant has, • 0 Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C May 20, 1996 P & Z Meeting Page 5 in staffs opinion, satisfactorily met the spirit of the street tree planting standards. That is, the 30' setback is being maintained; within this setback will be a parkway strip of ten feet in width, a six foot wide sidewalk, a grass/lawn area with 24"- 48" high berming as space and sight lines allow, and a formally spaced row of trees behind the sight -distance easement lines. The applicant was fully willing to meet the letter of the Prospect Road Streetscape Program; however, physical constraint precluded that. Thus, a legitimate and, in staffs opinion, satisfactory effort was made to meet the spirit of these standards. In total, the landscape plan calls for generous plantings along the street frontage and entry ways as well as around the perimeters of the buildings. The parking areas will be adequately screened from public view, and the landscape treatment of the Boxelder Creek corridor is commendable. It is staffs opinion that, to the degree possible, the intent of the Prospect Road Streetscape Program will be maintained by this development. • Parking: The overall parking ratio for the entire development is 3.01 parking spaces per 1,000 square feet of gross leasable floor area. This breaks down to 72 standard parking stalls, 4 handicapped spaces, and 3 motorcycle spaces, totaling 79 parking spaces for 26,200 square feet of buildings. There will also be two bicycle racks, each with a capacity of 6 bikes, on site. Therefore, with the inclusion of bicycles, there is a total of 91 spaces, or 3.47 parking spaces per 1,000 square feet of gross leasable floor area. Either way, the parking provisions are considered to be adequate for the mix of proposed uses. • Signage: This request is on a site that is excluded from the Residential Neighborhood Sign District. All aspects of proposed signage for this development will be regulated by the Fort Collins Sign Code, which is administered by the Zoning Department. 4. Neighborhood Compatibility: A neighborhood information meeting was held on April 20, 1995 at the Holiday Inn Holidome, at the intersection of East Mulberry Street and 1-25 prior to the submittal of the Preliminary P.U.D. for the entire 190 acre area. There were 56 neighbors and affected property owners in attendance. The primary concerns that were expressed dealt with access into the existing residential neighborhoods to the west and north, and buffering between the proposed uses in this development and the existing neighborhoods. It should be noted that the developer was still contemplating submittal of the entire 190 acre ODP at the time of this neighborhood meeting, and that is what was presented to those in attendance. This development request, however, is for only four acres located along the Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C May 20, 1996 P & Z Meeting Page 6 west side of the 1-25 frontage road at the Prospect Road interchange. There is a significant distance between this development and the existing neighborhoods, separated by the Boxelder Creek drainage way and nearly half of a mile, that mitigates immediate impacts to the neighborhoods. According to the Prospect Road Streetscape Program, an element of the City's comprehensive plan, the site is in the Highway Corridor District: Interchange Style, with the potential to be developed as a regional commercial area with highway business, shopping and industrial park land uses. Therefore, staff believes the proposed use is appropriate for the site. 5. Transportation: Access to the site will be from two curb cuts along the 1-25 Frontage Road. There will be a continuous northbound left -turn lane serving the two access points. At preliminary, a condition of approval was placed on this proposal; this condition involved the possible need for additional right-of-way which, at that time, was thought to have the potential to require changes to the layout of the development. Through continued review of this concern and revisions to the engineering plans, the CDOT requirements have been adequately addressed without significant changes to the proposed layout of the site plan. Therefore, the above described condition of approval that was placed on the Preliminary P.U.D. for this site has been satisfied. The other condition placed on the Preliminary P.U.D. required that a separate traffic study be submitted for each subsequent final submittal/filing. This has been done. The "Interstate Land, Lots 7 and 8 traffic study" (Delich, March 12, 1996) states that the 1996 background plus Lots 7 and 8 (the development site as numbered with the Preliminary P.U.D.) Peak hour traffic on Prospect Road, west of the Frontage Road, is calculated at less than two percent (1.6%) of the traffic on Prospect Road. It was "concluded that development of Lots 7 and/or 8 will cause minimal impact to the key intersections and street segments. All intersections operate acceptably." The traffic study goes on to state that "based on State Highway Access Code criteria, a westbound right -turn auxiliary lane and an eastbound left -turn auxiliary lane are required on Prospect Road at the Frontage Road intersection." It was also noted that "these lanes are required even if Lot 8 does not develop." Further, "a westbound right -turn acceleration lane is required on Prospect Road. This lane would leave the CDOT right-of-way just west of the Frontage Road." "No auxiliary lanes are required at the Frontage Road accesses." (Delich, March 12, 1996) 0 • Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C May 20, 1996 P & Z Meeting Page 7 Consequently, the applicant has placed a note in the "General Notes" section of the site plan which reads as follows: "Additional turn lanes (as described in the traffic impact analysis for this Final P.U.D.) will be included in the civil plans and development agreement for this project, and will be constructed with this development." In addition, the addendum to the traffic study submitted with the Preliminary P.U.D. (Delich, January 19, 1996) states that "acceptable operation can be achieved at all of the key intersections, regardless of whether the Timberline Road Extension is completed. This development is not dependent upon the completion of the Timberline Road Extension." With the implementation of the above described improvements, this Final P.U.D. proposal is feasible from a traffic engineering perspective. 6. Storm Drainac e and Resource Protection: Storm drainage and water quality control will be handled by an on -site detention pond that has been reviewed by the City's Stormwater Utility Department. As agreed upon by City staff and the applicant, the site plan establishes a 30' minimum setback/buffer between the existing top of the banks of Boxelder Creek and the closest points on the proposed building and parking areas. It will be necessary for a twenty-four inch (24") ELCO (East Larimer County) water line to cross Boxelder Creek in order to serve this site with water. The specific location and design of this water line has not yet been finalized. Two primary options are being considered. These options are an underground crossing of the creek and an aerial crossing. If an aerial crossing is decided upon, a pedestrian bridge will be constructed across the creek in order to visually screen the pipe, while providing access to the planned trail that Parks and Recreation and Natural Resources would eventually construct. In addition, substantial landscaping along the creek would further aid in visually screening the aerial waterline crossing. On the other hand, if the waterline will cross below the surface of the creek, a bridge would not be constructed. Due to topographical, stream bank stability, engineering, and aesthetic concerns, this has proven to be a difficult issue. However, this is not a land use issue and, as such, staff has determined that the location and design of this waterline crossing could adequately and appropriately be determined during the development agreement stages of review (i.e., administratively, after Planning and Zoning Board Hearing). To ensure that the City will make the final determination as to the disposition of this waterline crossing, the following note has been placed on the site and utility plans: E Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C May 20, 1996 P & Z Meeting Page 8 Design details of the bridge construction (if necessary) and waterline crossing of Boxelder Creek are to be reviewed and approved by the City of Fort Collins prior to the execution of a development agreement and/or the issuance of a building permit in order to assure that the engineering and designs minimize site disturbance and are sensitive to the aesthetics and function of the natural stream system. In addition, a hold will be placed on building permit issuance for this site until the conditions of the above note are satisfied. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C, staff makes the following findings of fact: ► The Final P.U.D. is in substantial compliance with the approved Preliminary P.U.D.; ► The Final P.U.D. is in conformance with the Prospect Road Streetscape Program, an element of the City's Comprehensive Plan; ► The Final P.U.D. meets the applicable All Development Criteria of the Land Development Guidance System (L.D.G.S.), and at Preliminary, the request scored 56% on the Auto-Related/Roadside Commercial Point Chart, and 52% on the Business Service Uses Point Chart. The Final P.U.D. continues to exceed the minimum scores on these point charts; ► The Final P.U.D. is located on a site that is excluded from the Residential Neighborhood Sign District. All signage will be regulated by the Fort Collins Sign Code, which is administered by the Zoning Department; ► With the required improvements, the Final P.U.D. is feasible from a traffic engineering standpoint; and, ► Storm drainage and resource protection are being handled in a manner acceptable to City staff. RECOMMENDATION: Staff recommends approval of the Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C, with the following condition: The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, Interstate Land P.U.D., First Filing (Harley Davidson), Final, #33-88C May 20, 1996 P & Z Meeting Page 9 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 (July 22, 1996) 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 or the City staff, 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. 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, as necessary, 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 decision" shall be counted from the date of the Board's decision resolving such dispute. 0 0 VICINITY MAP #34-88C INTERSTATE LAND PU D FINAL 05/09/96 N 1"= 2000' hb SITE bp ip Q `n N Z H O Q U. N L N uJ t- Z ECT ROAD RC Cit Li VICINITY MAP 05/09/96 #34-88C INTERSTATE LAND PUD �j FINAL 1"-300 u a, w i W W In a i r 0 c m W m 2 18141 O i r � i 0 9 3 y 3 a co 6 Q pqga g 99999 yn p CL n.•in ...„.. .Aef.a.e. eeaa•S„e YAir.AA n.A ?alga sfeae saaaaaaiaaaaaasa a3asaa a�3 i ! 3i�:a�3a ,llPam i✓ j§j§+ HII a In law € I Iacaa:4e y 9Z 31VIS83iNI �a 4 I � 11y� 17r'� �ala ..:TA 0 �I v r m •nm ��iwa '00 NO OD �a.` a�.' o.' dnoi - . a3mona NOSCHAVO AiUVH SNHOf -IUVHH.13 I Ivm�oag4��V JOj AMIOQj MON posodOJd z 0 F a J W 0 0 O3 NOLL'H1Y1SN0O dnoicj � i T {] avnooati [uv3H-3-u .,nj3ajjy3,v -:1 opejoloo 'su!lloo lUod A11-1IaVd 1IV138 a3sodo8d • 0 pia ,.e a R cz 4� j;� �s 3F_gF. ea e: cir�,�;c: s' �s'i^•^Y�}a ;{ � 0 LU�^d 9x.1s;sZ"s x=a! PT >w w¢ O iN ¢a _. sz airisa�IN i _- 3- - — -- — — — --- 0 CF r � .�\_—\�—� \ \\ ��I it — \• ` \ �i• � 1 s ifty� agXl e4� YypY� • .•'�i ii 11 11' Q \� _ _T_aap Qv O VN fill EJ CL Ito \ . .I I .I 0 II a g o I 4-1 I •lr F,17--,A-M LAW P.Q., Activity A: ALL DEVELOPMENT 7 RITERIA 05+88C ALL C T EF 1, 1 A PP 11=cRr- s the crtenon Will the c=ercni CNLY acclicame? ix satlsriec? Yes INc I If no, pieesa exp12in ;i. CCMti1UNt7�-WIDE CR1 CiGt n C I._ -Ian Vf1 1.3 Wiiciffe - I re'e? ea 6 L=^dS C� r.C^�^.,;`,'r`i (ti<<CCr•c: C? I r�Se,-v?� I . 1.6 Air.UaEii - :. _ I n/ - =. O CCti1F---ic(L1TY CRIT-'1,A I -- �iand Gr'er;a ICi I i✓ : I I c =: ZrC VI NS L .r rii rll ,r �� L.0 VI Kell7C 2.1 G Sc: a..-,t,.=-=Stz � =.-T C R-=S -.r. 2.12 S-:aCxiz ,` L. I - SIC,3. 2.1, S Site L c; zinc 2.16 Ncise and V'i�r�.;cn 2.17 Gera cr He.=_ 2.18 tt Hazzrdcus IMa:=!' als A 3. ENGINE=R1NG CRITERIA 3.1 Utiiit/ Circac:nl 3.2 Desicn Stanch. -Cs 3.3 Wate, Ha-ar-s .;.4 Gecicgic Hem_-=s i i ! ! ✓ ! i I I I I I i Land Development Guidance System for Planned Unit Developments i ne Ciry of Fort Collins, Colorado, Revised . 1994 _ -61- A-5US� Iin P.t�r�►. Ai _ I -A (,A i .1 ,th J K DEFINITION; Those retail and wholesale commercial activities which are generally considered and typically found alone highways and arterial streets. Uses include free-standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales, and repair; fuel -and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theaters; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRI J Ef \ /- teach of the followina applicable criteria must be answered "yes" and implemented within the deveiopment Dian. Ye No N/A l . Does the project gain its primary vehicular access from a street other than 3 South College Avenue? 2. Are all repair, painting and body work activities, including the storage of refuse and ehtcte parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended to provide adult amusement or entertainment, does it meet the following requirements? a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church, and/or school meeting all of the requirements of the compulsory education laws of the State of Colorado?; b. Is the use established, operated, or maintained no less than one thousand (LOOM feet from another similar use? 4. DOES THE PROJECT EARN AT FAST FIFTY (50%) PERCENT OF THE MAXIMUM POINTS AS CALCULATED ON POINT CHART "B" FOR THE FOLLOWING CRITERIA? a. Is the activity located other than at the intersection of two arterial streets? b. Is the project contiguous to and functionally a pan of an existing neighborhood or community/regional shopping center, office, or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on at least two (2) acres of land? e. Does the project contain two (2) or more significant uses (for instance retail, office, residential, hotel/motel, or recreation)? Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 F I KIM E • Auto -Related and Roadside Commercial (continued) f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally required by the Modei Energy Code as adopted by the City? Refer to Appendix " E" for energy conservation methods to use for calculating energy conservation points. h. Is theproject located with at least one -sixth (1/6) of its property boundary contiguous to existing urban development? L If the site contains a building or place in which a historic event occurred, has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria? 1. Prevent creation of influences adverse to its preservation; 2. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styies should be avoided; and 3. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 • • • AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Is the I II III IV Criterion Criterion Appficoble Circle the Mutttplier Points Earned mmamum APDllcable - Yes No CorreCT Score Ixll Points a. Not at Two Arterials X I IX 12 10 2 4 b. Par of Planned Center X IX 1 2 I 0 3 ©I 6 c. On Non -Arterial FX IX 1 2 ( 0 4 ( 8 1 8 d. Two Acres or More I X I IX 1 2 10 I 3 6 e. Mixed -Use I X I I X 12 1 01 3 1 1 6 f. Joint Parking I I 11 1 2 101 3 g. Energy Conservation X( 111 213I410I 2 o I 8 h. Contiguity I X I X 2 I 0 5 10 L Historic Preservation ( 1 1 2 I 0 2 �. j. I I11210 k. 1 2 I 0 I. �1 2 I0 Totals GjG� V V1 Percentage Earned of Maximum Applicable Points V/VI = VII Vii Land Development Guidance System for Planned Unit Developments The City of Fora Collins, Colorado, Revised March 1994 - 70 . • • ACTIVITY: Business Service Uses DEFINITION; Those activities which are predominantly retail. office, and services uses which would not qualify as a her,ghborhocd sen, -ice, neiEhborhood convenience, or community/regional shopping center.Jses include retaii shops: offices: personal service shops: financ:ai institutions; hoteis/mote?s; medical clinics: health clubs: membership clubs: standard and fast-food restaurants. hospitals; ;mortuaries; indoor theat=: recreation uses: smail animai veterinary clinics: printing and newspaper offices; and, other uses which are of the same _enermi character. CRI i zkIA; Lach of :he following arudcabie crater -a :must be answered "-:es" and impiemented within the development plan. Yes No N/,'-', 1. Does the proiec: gain its pr�tnary vehicular access from a street other than South Coilege .ivenue? 2. DOES ir.� PROTECT EARN A—, LEAST F= () PERC - 1 OF 77�- VIAY11VIL7_'V1 ?OL'17S AS CALC:,_LA= ON PONT C::AR': "3" FOR=- `OLTOWING CR.I7—_.RTA? a. is the activity contiguous to an existing tt ME route (not appiicabie for uses of less than twenty-five thousand [25,0001 square feet Gi.A or with less than twenty-five [2.Sj emplovees, or located in the Central 3usiness District)? b. is the project located outside of the "South College Avenue Corridor"? c. is the project contiguous to and functionally a part of a neighborhood or community)rregionai shopping center, an office or industrial park, located in the Central Business District, or in the case of a single user, employ or will employ a :oral of .-'ore :ran one hundred (100) full-time employees during a single eight (8) hour shift? d. is the proiec: on at least two (2) acres of land, or located in the Central Business District? e. Does the project contain two (2) or more significant uses (for instance retail, office, residential, hote;lmotel, or recreation)? f. is there direct vehicular and pedestrian access between on -site panting areas and adjacent existing or future off -site paridng areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally .required by the Model Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to use for calculating energy conservation points. Land ueveiopment Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 • • -71- Business Service WeS (ccni nued) h. Is the proj= located with at least one -sixth (1/6) of its property boundary contiguous to existing urban dzvelopment? i. If the site contains a building or place in which a historic event occurred, has special public value be== of notabie architermre, or is of cultural significance, does the project fulfill the following criteria? 1. -Prevent creation of influences adverse to its preservation; _'• Assure that new structures and uses will be in keeping with the character of the building or place. Imitatton of period styles should be avoided; and 3. .impose adaptive use of the building or place that will lead to its continuance, conservation, and improvement m an appropriate manner while respecting the integrity of the nei ahborhood., Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised Match 1994 -?2- BUSINESS SERVICE USES POINT CHART E For All Cri t 2ric Criterion C. Transit Rcute b. South College Corridor c. P^r; cf Cen I =r d. T we Acres cr More e. itiiixec-Use I .'oin I Parking IAcclicacle Criteria Only Is the III IV Criterion AF,licc:nie C:rcia -re Mu:-ciier Points Mcximurn Yes Nc Ccrrec- Score Ecrrec I A.cciicccie Panrs Ixll I I IX 2I01 2 ! .- A i IAA I01 z- 8 8 x1 1x 01 1 1 2= o C X I vi ^ iii I n 1 0 / C X 1 2 j 0 1 20 g. Energy Conservation X 1121;; �0 2 8 h. Contiguity X I X 1 2 i 0 � © 10 i. Hiistoric Preservation I 1, 2 0 2 �1,210 k.1 1 2 0 I' i 12 0 Percentage Earned of Maximum Applicable Points V/Vl = VII � *7-- % Vu Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -73- • THE NEW CACHE LA POUDRE IRRIGATING COMPANY THE CACHE LA POUDRE RESERVOIR COMPANY (303) 352-0222 May 17, 1996 Planning and Zoning Board RE: Intererstate Land First Filling P.U.D. Harley Davidson Sir: This letter pertains to the positions of both The Cache La Poudre Reservoir Company and The Lake Canal Company which both are impacted by this development site. I am addressing both companies concerns in one letter because the companies management and operations are interrelated and particularly so at this site. The Cache La Poudre Reservoir Company and The Lake Canal Company have no objections to the site plans as being proposed provided their access easements are for operations and maintenance are clearly noted on the plat. The easement area includes that as shown on the final site plan as ditch access area plus that area lying between the canals and the north building envelope. The access areas will be required to be designated as easements and not some other more diluted privilege. All easement area must be contiguous and connect to the public right-of-way. The Cache La Poudre Reservoir Company and The Lake Canal Company have verbally committed to entering a contract position with the owner of this site to allow landscaping and development of portions of the easements. Such development shall be at the sole discretion of The Cache La Poudre Reservoir Company and The Lake Canal Company, the granting of which will not be unreasonably withheld. In return, the current and future owners of this tract will forever indemnify The Cache La Poudre Reservoir Company and The Lake Canal Company for any damage that may occur to the canals as a result of development in the easement area and for any damage that may occur to the improvements itself. This contract must be signed and recorded before the plat is completed so that the recording book and page can be referenced on the plat, making clarity of the privileges and restrictions governing the easement area easily accessible. This contract shall be perpetual with and forever cloud the title of the property. 33040 Railroad Avenue • P.O. Box 104 • Lucerne, Colorado 80646 • 0 Any expenses incurred by The Cache La Poudre Reservoir Company and The Lake Canal Company in preparing legal documents shall be reimbursed before the plat is signed. A signature of both The Cache La Poudre Reservoir Company and The Lake Canal Company will be required on the plat before either company will sign. As was stated above, the operations of these irrigation companies are interrelated. I will not recommend that either company sign the plat until the concerns of both companies are met. The Cache La Poudre Reservoir Company and The Lake Canal Company have no objection to this development site progressing and finalizing the details of easements and indemnification during the development agreement stage. Continuing into the development agreement stage is a commitment to this end by The Cache La Poudre Reservoir Company, The Lake Canal Company, City of Fort Collins Planning and Zoning, the developer and his agents. Sincerely, Don Magnus Superinte ent cc ew,bt • East Larimer County Water District April 3, 1996 Stan Whitaker LGT 3555 Stanford Ft. Collins, CO 80525 0 RE: Boxelder Creek Crossing - Interstate Lands PUD Dear Mr. Whitaker: East Larimer County (ELCO) Water District has facilities available to serve the Interstate Lands PUD. Water service for the first phase of the project requires that a 12" water line be installed across Boxelder Creek in the vicinity of the proposed Harley Davidson dealership. The original plan was to install the 12" water line beneath Boxelder Creek. A copy of the profile of the creek crossing that was originally proposed is attached. If installed as originally planned, the water line would have been approximately 19' below finished grade and within the parking lot for the proposed building. Construction of a water line that deep would have been extremely difficult and disruptive to the surrounding area. Maintenance of a water line within a parking lot at that depth is impossible. It is just too deep. To avoid problems associated with installing and maintaining a large utility line 19' under a parking lot, an aerial crossing of Boxelder Creek was designed. An aerial crossing is the only reasonable solution to extending a water line across Boxelder Creek at the location required to serve the proposed Harley Davidson dealership. Please contact me if you have any additional questions about ELCO's requirements for the Boxelder Creek crossing. Sincere y, Webster Jon , P.E. Manager, ELCO Water District Enclosure 232 South Link Lane, P.O. Box 2044 • Fort Collins, Colorado 80522 9 Phone (303) 493-2044 • Fax (303) 493-1801 1 Date - _ c0 I rn j cno ............ � . .. °�' of rn( .... .. _P C PIPE.: i i I"-��--- QO .LF.. NSf110N WLTi�-I ... �2 C9Y0 PVC PIPE I �,1 419 00 L C90Q PV PIPE - --- r'- .- TRANSITION W► FITTINGS TH - _ -- -- r� 1 45' -FITTINGS•� , 1. --- I. STEEL CASING PIPE I:j-.PROP.OSEiD GRADE EXISTIN� i \ o i ( GROUN I C j i t r- -1--� pl l i I " JI UI 1 QI J1 I I U I ~I I ( U-I Ni I Z_. ol9 - Z f -� -- o �� wl j j 1 `�'�loio,01 0 � 0 01 •oi o+ ui( of . 18 I!5.0% Engineering Consultants ■ Ilk I -r r—m r 00 Cn Ln 0 co O c o Q� r 0 0: J �Q O v 0 0 grn w 0 J 11J D z W a z a r z a m M M z E w w z c� z LLi `L' . 2 a. _> V = z v o J C LLJ 0 0 n. n z a -� Cr cv W U_ = c act H F-- MEMORANDUM TO: Eldon Ward, Cityscape Stan Whitaker, G. T. Land Colorado Mitch Haas, Fort Collins Planning Department Eric Bracke, Fort Collins Traffic Engineer FROM: Matt Delich DATE: March 12, 1996 SUBJECT: Interstate Land, Lots 7 and 8 traffic study (File: 9536MEM2) This memorandum documents the traffic impacts of Lots 7 and 8 of the Interstate Land PUD. The Fort Collins Planning and Zoning Board approved the overall development of the Interstate Land PUD with a condition that a traffic analysis of each phase of the development would be required. This memorandum covers Lot 8, motorcycle sales/service (Harley Davidson), and Lot 7, a retail building. The existing peak hour traffic is provided in Appendix A. This is Figure 3 from the "Interstate Land PUD Site Access Study," November 1995. These counts were obtained in May 1995. In order to reflect a 1996 condition, these peak hour counts were factored by 2.5 percent and rounded up to the nearest five vehicles, as shown on the second page of Appendix A. The key intersections operate as indicated in Table 1. Calculation forms are provided in Appendix B. With the expected signal and geometric improvements at the Prospect/ Summit View intersection, all key intersections operate acceptably. Trip generation for Lots 7 and 8 is shown in Table 2. Trip Generation, 5th Edition, ITE was used as the reference for this information. Lot 8, motorcycle sales/service, is oriented to I-25, and Lot 7, the retail building, is not oriented to I-25. The trip distribution is shown in Appendix C. The 1996 background plus Lot 8 peak hour traffic is shown in Appendix D. The Lot 8 traffic on Prospect Road, west of the Frontage Road, is calculated at less than one percent (0.7%) of the traffic on Prospect Road. All intersections operate acceptably as indicated in Table 3. Calculation forms are provided in Appendix D. Based upon State Highway Access Code criteria, a westbound right -turn auxiliary lane and an eastbound left -turn auxiliary lane are required on Prospect Road at the Frontage Road intersection, using the traffic sh6—.,Tn in Appendix D. However, it is noted that these lanes are required even if Lot 8 does not develop. A westbound right -turn acceleration lane is required on Prospect Road. This lane would leave the CDOT right-of-way just west of the Frontage Road. It has been the City of Fort Collins' practice to not install acceleration lanes on city streets. No auxiliary lanes are required at the Frontage Road accesses. The 1996 background plus Lots 7 and 8 peak hour traffic is shown in Appendix E. The Lots 7 and 8 traffic on Prospect Road, west of the Frontage Road, is calculated at less than two percent (1.6%) of the traffic on Prospect Road. All intersections operate acceptably as indicated in Table 4. Calculation forms are provided in Appendix E. No additional auxiliary lanes, other than those mentioned in the previous paragraph, are required. It is concluded that development of Lots 7 and/or 8 will cause minimal impact to the key intersections and street segments. All intersections will operate acceptably. Right - turn and left -turn auxiliary lanes are required on Prospect Road at the Frontage Road intersection with just the background traffic. Table 1 1996 Peak Hour Operation Level of Service Intersection AM PM Prospect/I-25 NB Ramps (stop sign) NB LT/RT D D EB LT A A Prospect/I-25 SB Ramps (stop sign) SB LT B C SB RT B B WB LT A A Prospect Frontage Road (stop sign) NB LT/T/RT C C SB LT/T/RT C C EB LT A A WB LT A A Prospect/Summit View (signal) B B Land Use Lot 8 - Motorcycle Sales 19.0 KSF Lot 7 - Retail - 7.0 KSF Table 2 Trip Generation Daily A.M. Peak P.M. Peak Trips Trips Trips Trips Trips in out in out 910 26 11 20 29 380 5 3 18 18 Table 3 1996 Plus Lot 8 Peak Hour Operation Intersection Prospect/I-25 NB Ramps (stop sign) NB LT/RT EB LT Prospect/I-25 SB Ramps (stop sign) SB LT SB RT WB LT Prospect Frontage Road (stop sign) NB LT/T/RT SB LT/T/RT EB LT WB LT Prospect/Summit View (signal) Frontage Road/Access D (stop sign) EB LT/RT NB LT Frontage Road/Access E (stop sign) EB LT/RT NB LT Level of Service AM PM D D A A C C B B A A C C C D A A A A B B A A A A A A A A Table 4 1996 Plus Lot 8 and Lot 7 Peak Hour Operation Level of Service Intersection AM PM Prospect/I-25 NB Ramps (stop sign) NB LT/RT D D EB LT A A Prospect/I-25 SB Ramps (stop sign) SB LT C C SB RT B B WB LT A B Prospect Frontage Road (stop sign) NB LT/T/RT C D SB LT/T/RT C D EB LT B A WB LT A A Prospect/Summit View (signal) B B Frontage Road/Access D (stop sign) EB LT/RT A A NB LT A A Frontage Road/Access E (stop sign) EB LT/RT A A NB LT A A