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HomeMy WebLinkAboutGATEWAY TO HARMONY ROAD PUD - PRELIMINARY - 1-88B - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICANT COMMUNICATION0 G GEFROH HATTMAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT 135 West Swallow Road Fort Collins. CO 80525 (303) 223-7335 SUBMISSION INFORMATION PERTAINING TO THE P.U.D. for the GATEWAY AT HARMONY ROAD LOCATED AT HARMONY ROAD AND COLLEGE AVENUE PREPARED BY: GEFROH HATTMAN INC. 145 West Swallow Road Fort Collins, Colorado 80525 PREPARED FOR: PAUL HEFFRON Box 1345 Boulder, Colorado 80306 ail GEFROH HATTMAN INC. ARCHITECTS/PLANNERS CONSTRUCTION MANAGEMENT 135 West Swallow Road Fort Collins, CO 80525 December 2, 1988 (303) 223-7335 Ms. Linda Ripley CITY OF FORT COLLINS Planning & Development Box 580 Fort Collins, CO 80522 RE: THE GATEWAY AT HARMONY ROAD FORT COLLINS, COLORADO Dear Linda: This project is submitted as a Preliminary P.U.D. for Staff review and Planning and Zoning action. The Gateway is conceived as a mixed use business service and roadside commercial project As South Fort Collins develops and businesses locate within the area, food and gas services become a necessary element to achieve consumer satisfaction and to reduce trips out of the area for those services. This P.U.D. is geared to provide basic services in the ever expanding market along College Avenue. This development at the intersection of Harmony and College is not intended to be a neighborhood convenience center as defined in the recently developed guidelines pending approval by City Council. The neighborhood convenience center criteria is developed, as we understand, for those centers which develop adjacent to residential neighborhoods. This project is located in an highly developed com- mercial area with regional draw characteristics. The P.U.D is submitted under the requirements set forth in the Land Development Guidance System as they relate to Business Services and Auto -Related and Road- side Commercial Uses. The Point Charts E and D are included for review and documentation. POINT EXPLANATIONS -- POINT CHART D AUTO -RELATED & ROADSIDE COMMERCIAL A. Not at two arterials: The project is located at the intersection of College Avenue, an arterial, and Harmony Road, an arterial. No points taken. B. Part of planned center: The project is located contiguous to the Arbor Plaza center and along College Avenue -- a major regional draw center. C. On -non -arterial: Access to the project is gained from Mason and Kensington which are full -turn movements. D. Two accesses or more: The project is approximately six acres in size. E. Mixed -use: The project contains two or more different uses. F. Joint parking: As indicated, this project is an integral part of a much larger regional draw retail center where off -site parking with direct vehicular and pedestrian access occurs. Arbor Plaza to the south contains parking area in excess of 10 spaces. Ms. Linda Ripley GATEWAY AT HARMONY ROAD December 2, 1988 Page 2 G. Energy conservation: Although we do not claim any points for energy conserva- tion, we fully intend to meet state and local energy standards in' -force. H. Contiguity: All of the property is contiguous to existing urban development. POINT EXPLANATIONS -- POINT CHART E, BUSINESS SERVICES. A. Transit route: College Avenue is on a major transit route. B. South College corridor: The project is within the defined College corridor. No points taken. C. Part of center: Reference criteria b, Point Chart D. D. Two acres or more: Reference criteria d, Point Chart D. E. Mixed -use: Reference criteria c, Point Chart D. F. Joint parking: Reference criteria f, Point Chart D. G. Energy conservation: Reference criteria g, Point Chart D. H. Contiguity: Reference criteria h, Point Chart D. LAND USE POLICIES POLICY 3a. "The City shall promote maximum Utilization of the Land Within the City.'' EXPLANATION: The property is situated on the west side of College Avenue, an im- portant N-S arterial street, and is contiguous with its boundaries to existing urban development. POLICY 21. "All levels of commercial development, including convenience...shop- ping which have significant negative transportation impacts on South College Avenue will be discouraged from gaining their primary access from College Avenue." EXPLANATION: While the project contains a limited right -in only from College, the primary access is from Mason and Kensington. POLICY 22. "Preferential consideration shall be given to urban development pro- posals which are contiguous to existing development within the City limits." EXPLANATION: The project enjoying contiguity with existing urban development sup- ports this policy. By its location the project takes advantage of existing urban level services, utilities and facilities, including police and fire protection, water, sewer, electricity, gas, telephone and cable TV. It will be served by ur- ban level streets with curb gutter and sidewalks. POLICY 26. "Availability of existing services shall be used as a criteria in de- termining the location of higher intensity areas in the City." EXPLANATION: The property is served by existing gas, water, electricity, telephone, sanitary and storm drainage facilities. POLICY 49. "The City's Land Use Policies Plan shall be directed toward minimizing the use of private automobiles and toward alleviating and mitigating the air quality impacts of concentrated use of automobiles." EXPLANATION: The project, located on a major transit route allows for but trans- portation. The services provided in the P.U.D. are intended to service employees within the work area as well as transit pass -through -uses. 0 • Ms. Linda Ripley GATEWAY AT HARMONY ROAD December 2, 1988 Page 3 PROJECT DESCRIPTION The project located at the intersection of Harmony and College provides the oppor- tunity to plan an important land area within an overall P.U.D. The uses are con- sistent with those found along College Avenue which are geared to serve users that travel along the major regional draw area of College Avenue. College Avenue has long been recognized as the major retail and employment area within Fort Collins. With the exception of widening a portion of College Avenue, all of the major street improvements have been completed for this property. A limited "right -in" only access cut occurs on College Avenue providing access to McDonald's and the standard restaurant. The primary access points occur on Mason Street and Kensington Drive. The uses on site consist of a McDonald's fast food restuarant with exposure on three sides -- College, Harmony, and Mason. Generous setbacks ranging from 45' along Harmony Road, 85' at the intersection of Harmony and College and a minimum of 50' along College occur surrounding McDonald's. This green space will be planted with street trees and smaller decorative shrubs and will have berms at key areas. The building is set back approximately 210, from College Avenue and approximately 70' from Harmony and approximately 140' from Mason. Signage proposed is standard and typical of the McDonald's Corporation as is a requirement for proper marketing especially given the fact that the building is set back over 210 feet from the intersection. The other known use at this preliminary stage is the Amoco Gas Station with an automatic Car Wash Bay located at the intersection of College and Kensington. This facility gets its access from Kensington Drive. The station will have four stations with the intention of expanding to six stations. The canopy covers the fill areas and the food shop portion of the use. The car wash allows for entrance from the gas service area and exits on to the adjacent off -site private drive. Signage is standard and typical of this franchized use. The standard restaurant located central to the project achieves access from College through the limited access and from Mason and Kensington. The user is unknown at this time. A Final P.U.D. will not be submitted unti a user is located. Retail/Service Buildings a and b, totaling 11,800 square feet are intended to serve as support type uses, as are indicated in both submitted point charts. Users are not known at this time. The Final Submission will better define uses and time frame for actual development. It is intended that both the McDonald's store, the Amoco Station will become First Phases to the project. Respectfully, GEFROH HATTMAN INC. James�A. 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