HomeMy WebLinkAboutGATEWAY TO HARMONY ROAD PUD - PRELIMINARY - 1-88B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSirEH -,,,14
PLANNING AND ZONING BOARD MEETING OF February 27, 1989
STAFF REPORT
PROJECT: Gateway at Harmony Road P.U.D.- Preliminary, #1-88B
APPLICANT Paul Heffron
c/o Gefroh/Hattman Inc.
145 West Swallow Road
Fort Collins, CO. 80525
OWNER: Paul Heffron
1221 Pearl Street
Boulder, CO. 80302
PROJECT PLANNER: Joe Frank
PROJECT DESCRIPTION: This is a preliminary request for a fast food
restaurant, standard restaurant, gas station/car wash, and retail/service land
uses on 4.5 acres located at the northwest corner of College Avenue and
Harmony Road, zoned H-B Highway Business.
RECOMMENDATION: Approval with conditions.
EXECUTIVE SUMMARY: The applicant is requesting preliminary approval for
a fast food restaurant, standard restaurant, gas station/car wash, and
retail/service land uses on 4.5 acres located at the northwest corner of College
Avenue and Harmony Road. The City's GOALS AND OBJECTIVES and LAND
USE POLICIES PLAN encourages urban development adjacent to existing urban
development where utility, transportation and other urban services are readily
available. Generous landscape setbacks are provided along both arterial street
frontages and the buildings on the site are designed to be architecturally
compatible. Two unresolved traffic issues still exist dealing with installation of
a raised median in College Avenue and approval of the right turn -in -only
access point. Conditions are recommended which address these traffic concerns.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P 0. Box 580 • Fort Collins. Coioraco 80522 • = = --
SERVICES, PLANNING DEPARTMENT
Gateway at Harmony Road
P & Z Meeting - February
Page 2
COMMENTS
1. Background:
P.U.D.- Preliminary, #1-88B
27, 1989
The surrounding zoning and land uses are as follows:
N: HB - Mini -warehouse storage
HB - Undeveloped; (Proposed retail/service uses in the Auto Avenue Mall
P.U.D.)
S: HB - Undeveloped (Proposed retail in the Arbor Plaza P.U.D.)
E: BP - gas station/convenience store
BP - undeveloped
W: HB - Retail (Wickes Lumber)
This property was annexed into the City as part of the Horsetooth - Harmony
Annexation on July 5, 1978. The Planning and Zoning Board approved Enter-
prise Commercial P.U.D., consisting of retail and restaurant land uses April 30,
1981. That plan expired October 30, 1982. Kensington Auto Park P.U.D. was
proposed for the property, approved by the Planning and Zoning Board on
November 18, 1985 and subsequently expired November 18, 1986. A master plan
and first phase preliminary plan consisting of fast food, auto -related and retail
land uses was submitted for review in December, 1987. The project was
withdrawn because of an inability to resolve traffic concerns and project
access.
2. Land Use:
The City's GOALS AND OBJECTIVES and LAND USE POLICIES PLAN
encourages urban development adjacent to existing urban development where
utility, transportation and other urban services are readily available.
The project scores 56% on the Auto -Related and Roadside Commercial point
chart. Credit is earned for being located on a site larger than two acres, taking
its primary access from a non -arterial street and for being contiguous to
existing urban development and joint parking.
3. Neighborhood Compatibility
The project is surrounded by existing and proposed commercial development.
Neighborhood compatibility has not been an issue and no neighborhood meeting
was required.
4. Desi n
Buildings, circulation and landscape areas are arranged in a way that separates
each land use, while still allowing shared parking during peak demand.
Gateway at Harmony Road P.U.D.- Preliminary, #1-88B
P & Z Meeting - February 27, 1989
Page 3
Generous landscape setbacks are provided along both College and Harmony
Road street frontages. Special landscape treatment is provided at the
College/Harmony intersection emphasizing the importance of an attractive
gateway entrance to Fort Collins. Street trees, landscape berming, and shrubbery
combine to provide low level buffering and visual variety along the arterial
street frontages. The project design objectives in regard to architectural
treatment of the buildings indicates that the two major users, Amoco and
McDonalds restaurant, will utilize the same building materials, although the
building forms will be the corporate standard for each. Other buildings on the
site as well as sign bases and trash enclosures will use building materials and
colors compatible with Amoco and McDonalds.
Project signage includes three free standing signs along College Avenue and one
on the Harmony Road frontage. In addition, McDonalds will have a menu
board, directional signage (less than 4 sq. ft. each), and McDonald logos on
three sides of the building. The raised beams on the McDonald roofline will be
lighted, however, the illumination will be half that of the existing McDonald's
restaurant on College. The Amoco gas canopy will have the corporate name
with red, white and blue striping. The food shop and car wash will have
identification signage as well as the corporate striping. The proposed signage
meets the requirements of the Fort Collins sign code.
5. Transportation
The site is surrounded by College Avenue (state highway -major arterial),
Harmony Road (major arterial), Mason Street (arterial), and Kensington Street
(commercial collector). The intersections of Harmony/College and
Mason/Harmony are currently signalized. There is a potential for a signal at
the Kensington/College intersection. There are two proposed access points from
the project to Kensington Drive, a point of access from Mason Street, and a
right turn -in -only access point from College Avenue.
Considerable analysis have been conducted by the applicants, City staff, and
the State Highway Department regarding the transportation impact of this
project. While the access points to Mason Street and Kensington Street meet
City design standards and have been justified from a traffic engineering
standpoint, there are two traffic issues yet unresolved regarding College
Avenue. First, according to the Traffic Study, the development of this site
will require the redesign of the existing striped median in College Avenue to
accommodate left -turning movements to Kensington Street and to provide for
double left -turning movements to Harmony Road. The State Highway Depart-
ment has stated (see letter from Douglas Ramos to Mike Davis, dated February
8, 1989) that these left turn movements could not safely be accommodated
without a raised median in College Avenue. Secondly, the applicant is
proposing a right turn -in -only access on College Avenue.
Both the installation of the raised median and the right turn -in -only access
point is inconsistent with current City Council policy and the South College
Gateway at Harmony Road P.U.D.- Preliminary, #1-88B
P & Z Meeting - February 27, 1989
Page 4
Access Plan as adopted by City Council. This Plan has not yet been adopted
by the State. The Colorado Department of Highways staff has indicated that
the Plan is not acceptable in its current form due to the condition that was
added by the City Council which stated the raised medians in College Avenue
would not be installed until other road improvements were made in the area,
including the extension of JFK Boulevard and Kensington Street.
The State Highway Department and City transportation planning staff believes
that the raised median improvement and right turn -in -only access point are
justified and are needed for this development. However, due to the fact that
both of these improvements are inconsistent with the South College Avenue
Access Plan and City Council policy on the installation of the raised medians,
the Staff cannot at this time recommend unconditional approval of the
Gateway P.U.D.
The City Council is currently reviewing a request from the members of the
Planning and Zoning Board and the applicants that further clarification be
provided on these two traffic issues. It is not expected that resolution of these
issues will be available by the hearing on February 27th.
The staff believes that it is appropriate for the Planning and Zoning Board to
proceed with reviewing the proposed development plan without resolution of
these two traffic issues by placing the following two addition on the approval
of the project:
1. That the applicants gain the approval of the State Highway Department of
the proposed right turn -in -only access point and meet the requirements of
the State and City in terms of necessary street and traffic improvements
which are required to offset the impacts of the proposal, including, but
not limited to, raised medians in College Avenue.
2. That the approval by the City Council and State Highway Department be
granted for certain proposed amendments to the South College Access Plan
which have been deemed necessary and desirable for the Gateway P.U.D.,
including raised medians and the right turn -in -only access point from
College Avenue.
RECOMMENDATION:
The Gateway at Harmony Road 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
Gateway at Harmony Road P.U.D., Preliminary, #1-88B with the following
conditions:
1. That the applicants gain the approval of the State Highway Department of
the proposed right turn -in -only access point and meet the requirements of
the State and City in terms of necessary street and traffic improvements
r
Gateway at Harmony Road P.U.D.- Preliminary, #1-88B
P & Z Meeting - February 27, 1989
Page 5
which are required to offset the impacts of the proposal, including, but
not limited to, raised medians in College Avenue.
2. That the approval by the City Council and State Highway Department be
granted for certain proposed amendments to the South College Access Plan
which have been deemed necessary and desirable for the Gateway P.U.D.,
including raised medians and the right turn -in -only access point from
College Avenue.
TO: Members of the Planning and Zoning Board
FROM: Joe Frank, Assistant Planning Director -
DATE: February 22, 1989 %
RE: Gateway at Harmony Road P.U.D.
Two conditions for approval have been recommended by City Staff on the
Gateway at Harmony Road P.U.D. These conditions are in regard to certain
needed improvements to College Avenue including raised center medians and
the approval of a right turn -in -only access from College Avenue. Further
clarification by City staff is offered on these two conditions as they relate to
phasing of the project.
The phasing of the land uses within the project will affect the timing for
certain improvements and approvals. The applicants have proposed phasing the
project in four stages as follows:
Lot 1 - Gas Service
Lot 2 - Standard Restaurant
Lot 3 - Fast Food
Lot 4 - Retail Service
From a traffic flow standpoint, the installation of the right turn -in -only is
required for the Standard Restaurant (Lot 2) and the Fast Food Restaurant (Lot
3) only. The Gas Service (Lot 1) and the Retail Service (Lot 4) can take their
access solely from Kensington and Mason streets. Therefore, the conditions for
approval recommended by Staff regarding right turn -in -only access apply only
to the Standard Restaurant (Lot 2) and the Fast Food Restaurant (Lot 3). In
other words, the development of the Gas Service (Lot 1) and the Retail Service
(Lot 4) could proceed without the approval of the City Council, State Highway
Department and City Staff regarding the right turn -in -only access point to
College Avenue. The improvements to College Avenue, including center
medians, are needed to accommodate development of the Fast Food Restaurant
(Lot 3), Standard Restaurant (Lot 2) and the Gas Service (Lot 1). The raised
center medians are needed to safely accommodate left turns from College
Avenue to Kensington Street and double left turns from College Avenue to
Harmony Road. The median improvement would not appear to be required for
the Retail Service (Lot 4) as it is oriented toward Mason Street. Therefore, the
conditions suggested by Staff regarding the approval of the City Council and
State Highway Department of certain College Avenue improvements, including
center medians, is applicable to all phases of the project, with the exception
that the median improvements in College Avenue would not apply to the Retail
Service (Lot 4).
The staff recommends that these points of clarification be added to the Board's
motion on the proposed planned unit development.
Thank you.
300 LaPorte Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (303) 221-6750
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bl THE GATEWAY
Ewe at Harmony Road .4d
MINI'6aNiC4 -
prel iminary GEFROH HATTMAN NC.
ARCHITECTS MINEPf CL
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McDonalds
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WEST SIDE [College]
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SOUTH SIDE I Harmony I
NORTH SIDE
Standard Restaurant
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AMOCO
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GAS SERVICE -NORTH SIDE IKENSINGTONI
GAS SERVICE- EAST SIDE I COLLEGE]
CARWASH -NE SIDE
Retails Service (a & b)
I concept)
NW SIDE
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EAST SIDE
THE GATEWAY at HARMONY RD.
PRELIMINARY ELEVATIONS
6BAW IWIMYI NC 0— =- ,.
w.a.w.wnrn 4.41
GATEWAY AT. HARMONY ROAD if
LAND USE ANALYSIS
LAND
SQ. FT.
ACRES
PERCENT
OVERALL SITE
GROSS AREA OF LAND
196,698
14.516
100
AREA OF PUBLIC R.O.W.
3,906
0.090
2
NET AREA OF LAND
192,792
4.426
98
LOT 1
38,080
0.875
100
GAS SERVICE & CAR WASH BU 11. D I NG
(:UVERAGL
", 000
5
AREA OF PARKING & DRIVES
21,070
S6
AREA OF LANDSCAPE & OPEN SPACE
15,010
39
TOTAL PARKING ON SITE
5
GAS SERVICE SPACES
12
LOT 2
44,242
1.016
100
STANDARD RESTAURANT BUILDING COVERAGE
6,000
14
AREA OF PARKING & DRIVES
23,478
53
AREA OF LANDSCAPE & OPEN SPACE
14,764
33
STANDARD PARKING ON SITE
62
SPACES
(10.3 Per
1000)
HANDICAPPED
1
SPACE
MOTORCYCLE
2
SPACES
LOT 3
70,100
1.609
100
TM FOOD RESTAURANT BUILDING C"lA
1. f<;,AGE
.) , 200
8
AREA OF PARKING & DRIVES
111,992
50
AREA OF LANDSCAPE & OPEN SP/\CE
29,908
42
STANDARD PARKING ON SITE
63
'PACES
(1?.3 Prr
1000)
HANDICAPPED
I
SPACE
MOTORCYCLE
Z
SPACES
LOT 4
40,370
0.926
100
RETAIL A & P BUILDING COVERAGE
10,000
�5
AREA OF PARKING & DRIVES
18,504
46
AREA OF LANDSCAPE & OPEN SPACE
11,866
�9
STANDARD PARKING ON SITE
33
SPACES
(3.3 Per
1000)
HANDICAPPED
1
Space
MOTORCYCLE
1
Space
e
PROJECT NAME: 4AiZM 0 f %1 Q0-40 1,a-4v /a N P,
,*ROJECT NUMBER:
DATqP ZlL/ f it 7
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
Will the criterion
Is the criterion applicable? be satisfied?
CRITERION Q`e`�s�aF;no` Natp�P"`awe Yes No If no, please explain
NEIGHBORHOOD COMPATABILITY
1, Social Compatibility
2. Neighborhood Character
3. Land Use Conflicts
`,
✓
4. Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
t/
7. Utility Capacity
1/LZ
8, Design Standards
` ' ✓
9. Emergency Access
9 Y
✓
�s...,,
10. Security Lighting
✓
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
IN
v ,;
14. Wildlife Habitat
15. Historical Landmark
.�
16. Mineral Deposit
✓ € `>
17, Eco-Sensitive Areas
✓ `,. "
18. Agricultural Lands
zt;
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quality
✓
21. Noise
✓
22. Glare & Heat
•<:>:s:
23, Vibrations
t/
24. Exterior Lighting
µ .:..
25. Sewage & Wastes
SITE DESIGN
26. Community Organization
✓
27. Site Organization
✓
M`> '�
28. Natural Features
29. Energy Conservation
✓
30. Privacy
31. Open Space Arrangement
32. Building Height
33. Vehicular Movement
✓
�/
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
t/
43. Public Access
✓
44, Signs
-12-
An 0
•
AUTO -RELATED AND
ROADSIDE COMMERCIAL
POINT CHART D
For All Critera
Applicable Criteria Only
Criterion
Is The
Criterion
Applicable
Yes No
I II III IV
Circle
The
Correct
Score
Yes WV' No
Multiplier
Points
Earned
1x11
Maximum
Applicable
Points
a. Notattwoarterials
X
X
2
2A
4
b. Part of planned center
X
IX
21M
3
p
6
c. On non -arterial
X
X
0
4
$
8
d. Two acres or more
X
X
40
3
6
e. Mixed -use
X
I
X
2
iw0,
3
O
6
f. Joint parking
X,
1
-2;
0
3
g. Energy conservation
X
1
2
4
p
8
h. Contiguity
X
IX2fO
5
1p
10
i. Historic preservation;
4
1
210
2
— -
--
J•
1
2
0
k.
1
2
0
120
" VW — Very Well Done .-
Totals r
V VI
Percentage Earned of Maximum Applicable Points V/VI = VII iv %
VII
-21-
: - 11
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6VWV%4j SLdr 5
7
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
Fori Collins, Colorado 80525
PREPARED FOR:
PAUL HEFFRON
Box 1345
Boulder, Colorado 80306
aft
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-
nlercial 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.
0 •
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 •inJorce.
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.
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 franch ized 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. Gefroh
Pres i ¢lent
kam /!
enc.
GATEWAY P.U.D.
ACTIVITY Auto- Related and D
Roadside Commercial
DEFINITION:
Those retail and wholesale commercial activities which are generally
considered and typically found along highways and arterial streets.
Uses include: free standing department stores; auction rooms; auto-
mobile 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
bookstores; eating places with adult amusement or entertainment; adult
photo studios; adult theatres; any uses intended to provide adult
amusement or entertainment; and, other uses which are of the same
general character.
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 Exl
from a street other than South College Avenue? El
2. Are all repair, painting and body work activities,
including storage of refuse and vehicle parts, �jx 1:111
planned to take place within an enclosed structure? 11_9
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
the requirements of the compulsory education
laws of the State of Colorado?
b. Is the use established, operated or maintained
no less than 1,000 feet from another similar
use?
4. DOES THE PROJECT EARN AT LEAST 50;0 OF THE MAXIMUM ❑
POINTS AS CALCULATED ON "POINT CHART D" FOR THE X
FOLLOWING CRITERIA:
inued
-19-
a. Is the act ty located other than at the i'rsection of two
arterial sits?
b. Is the project contiguous to and functionally a part 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 acres of land?,
e. Does the project contain two or more significant uses (for
instance, retail, office, residential, hotel/motel and rec-
reation)?
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.
-20-
M
• • GATEWAY P.U.D.
AUTO -RELATED AND
ROADSIDE COMMERCIAL
POINT CHART D
For All Critera
Applicable Criteria Only
Criterion
Is The
Criterion
Applicable
Yes No
II ul IV
Circle
The
Correct
Score
'Yes �W* No
Multiplier
Points
Earned
1x11
Maximum
Applicable
Points
a. Notattwoarterials
X
X
2
0
2
4
b. Part of planned center
X
X
2
0
3
6
6
c. On non -arterial
X
X
2
0
4
s
8
d. Two acres or more
X
X
2
0
3
6
6
e. Mixed -use
X
X
2
0
3
6
6
f. Joint parking
1
2
0
3
6
6
g. Energy conservation
X
1
2
0
4
-
8
h. Contiguity
X
X
2
0
5
10
10
i. Historic preservation
1
2
0
2
-
j.
1
2
0
k.
1
2
0
VW -- Very Well Done Totals 42 54
`✓ VI
Percentage Earned of Maximum Applicable Points VNI =VI 78 %
VII
ACTIVITY:
DEFINITION
i
Business Service
GATEWAY P.U.D.
Uses 1:1
Those activities which are predominantly retail, office, and service
uses which would not qualify as or be a part of a neighborhood or
community/regional shopping center. Uses include: retail shops;
offices; personal service shops; financial institutions; hotels/
motels; medical clinics; health clubs; membership clubs; standard and
fast-food restaurants; hospitals; mortuaries; indoor theatres; retail
laundry and dry cleaning outlets; limited indoor recreation uses;
small animal veterinary clinics; printing and newspaper offices;
neighborhood convenience center; and, other uses which are of the same
general character.
CRITERIAEach 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
from a street other than South College Avenue?
2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM
POINTS AS CALCULATED ON "POINT CHART E" FOR THE X
FOLLOWING CRITERIA:
a. Is the activity contiguous to an existing transit route (not
applicable for uses of less than 25,000 sq. ft. GLA or with
less than 25 employees) or located in the Central Business
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/regional shopping center, an office
or industrial park, located in the Central Business Dis-
trict or in the case of a single user, employ or will employ a
total of more than 100 full-time employees during a single
8-hour shift?
d. Is the project on at least two acres of land or located in the
Central Business District?
continued
e. Does the project contain two or more significant uses (such
as retail, office, residential, hotel/motel, and recreation)?
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 it,,, continuance, conservation, and improvement
in an appropriate manner while respecting the integrity
of the neighborhood.
to 0
LEGAL DESCRIPTION
Lot 1, Harmony P.U.D., Fort Collins, Colorado, EXCEPT the
following described portion thereof: Begin at a point on
the Southeasterly boundary line of said Lot 1 which bears
N 890 53' 00" W 150.20 feet, and again N 00' 02' 00" E 31.40
feet, and again N 45' 04' 30" E 113.00 feet from the
Southeast corner of Section 32, Township 7 North, Range
69 West of the Sixth P.M., Larimer County, Colorado, and
run thence N 00' 01' 00" E 380.67 feet; thence along the
arc of a 15.00 foot radius curve to the left a distance
of 23.54 feet, the long chord of which bears N 44' 56' 06"
W 21.20 feet to a point on the South right-of-way line of
Kensington Drive; thence along said South right-of-way line
S 890 53' 13" E 10.00 feet; thence along the arc of a 15.00
foot radius curve to the right a distance of 23.54 feet,
the long chord of which bears S 44' 56' 06" E 21.20 feet
to a point on the East line of said Lot 1; thence along
said East line S 00' 01' 00" 370.66 feet, and again S 45'
04' 13" W 14.13 feet to the point of beginning.
Tha above described tract contains 4.4259 acres more or
less.
•
STATE OF COLORADO
DIVISION OF HIGHWAYS ENT of
P.O. Box 850
Greeley, Colorado 80632-0850
(303)353-1232
December 15, 1988
Ms. Linda Ripley
Planning Department
City of Ft. Collins
P.O. Box 580
Ft. Collins, CO 80522
Dear Ms. Ripley:
OF co
Larimer Co.,
The Gateway at Harmony
Road P.U.D.
NW of Harmony Rd. and 287
DOH File 45100
We have reviewed the Gateway at Harmony Rd. P.U.D. (previously reviewed
on 1/12/88), and we have the following comments:
1. Projected traffic on S.H. 287 indicates the need for 140-foot total
right of way, 70 feet each side of the highway centerline. Since the
existing width along this property is 50 feet west of the centerline,
additional width to meet the projected need should be protected by
reservation or, preferably, dedication, as permitted by regulations.
2. Access to this property from S.H. 287 has been reviewed in relation
to the Draft South College Access Control Plan. The only access to
S.H. 287 which has been approved to serve this P.U.D. is the Kensington
Street access along the north side of this property. Based on our
review of the Access Plan, we cannot support the proposed right -in
access from S.H. 287•
Construction of the Kensington St. access and the right -turn lane for
Harmony Road require Access Permits. We agree that a southbound
right -turn deceleration lane should be provided on S.H. 287 for
Harmony Road. The permit for Kensington St. was initiated by the City
but never completed.
3. The previous site plan for this development indicated that surface runoff
flows toward the highway drainage system. That system is for the
protection of the State Highway right of way and is not intended to
accommodate drainage from abutting properties beyond that which has
historically been accepted. Therefore, we ask that on -site detention of
surface runoff be provided so that the historical runoff rate will not be
exceeded due to this development.
4. The previous landscape plan showed landscaping within the State Highway
right of way. We allow such landscaping provided that it is maintained
by the adjacent private property owner, does not impair sight distance at
any highway access, does not present a safety hazard, and would not
unreasonably conflict with future highway expansion. New trees are
normally not permitted since they can be difficult to relocate.
LINDA RIPLEY
December 15, 1988
Page Two
5. The previous site plan also indicated that a connection to an existing
42-inch line in the S.H. 287 right of way is to be made. This utility tap
requires a Utility Permit from this office.
Thank you for the opportunity to review this P.U.D. Please contact me
at 350-2168 if you have any questions.
Very truly yours,
DOUGLAS RAMES
DISTRICT ENGINEER
Wallace R. acobson
Development Planning/ ccess Coordinator
WJ:mbc
cc: D. Yost
Area Foreman
File: Jacobson via Crier/Raines
• •
STATE, OF COLORADO
DIVISION OF HIGHWAYS
SENT OF
P.O. Box 850
Greeley, Colorado 80632-0850
(303) 353-1232
�Of CO�OO
FED 1 6198ZI
February 14, 1989
Mr. Joe Frank
Planning Department
City of Ft. Collins
P.O. Box 580
Ft. Collins, CO 80522
Dear Mr. Frank:
Larimer Co., S.H. 287
The Gateway at Harmony Rd.
P.U.D. , lst and 2nd Filings
NW of Harmony Rd. and 287
DOH File 45100
We have reviewed the Gateway at Harmony Rd., lst and 2nd Final Filings,
and we have the following comments.
This P.U.D. has been reviewed by this office on several occasions dating
back to January 1988. Our comments have addressed a number of issues
involving S.H. 287, including: additional highway right of way, access to
S.H. 287, surface runoff control, landscaping along S.H. 287, and new utility
line connections. More recently this P.U.D. has been discussed in relation
to the Draft South College Access Control Plan. Since the lst and 2nd Filing
plans do not address surface runoff, landscaping, or utilities, we will limit
the following comments to the access and right of way issues.
Our District Engineer, Douglas Rames, has re-evaluated the proposed
right -in -only access to this P.U.D. based on a 1/30/89 memorandum by Matt
Delich. Due to this analysis and his concern about potential left -turn
conflicts on Kensington St. without the requested access, he is now willing
to allow it as shown on the Final P.U.D. plans with certain conditions.
These conditions are as follows:
1. A raised median shall be constructed between Kensington St. and
Harmony Rd. to physically prevent left -turn movements.
2. This median shall allow for double southbound left -turn lanes at
Harmony Rd. and a northbound left -turn lane at Kensington St.
3. A southbound right -turn deceleration lane shall be provided for
Kensington St., then continue to the Harmony Rd. intersection.
In addition to the above conditions we are requesting that the necessary
right of way for the ultimate long-range highway width and detailed design
plans be provided. Additional right of way to achieve the 75- or 76-foot
width identified by Matt Delich should be dedicated. Construction quality
plans for all widening along S.H. 287 should be prepared to fully identify
,
JOE FRANK
February 14, 1989
Page Two
how the access -related improvements will be accomplished. This is especially
important at Harmony Rd. due to the existing signal poles, curb and gutter,
and guardrail which will be affected by this highway widening and the
transition south of the intersection. These plans will be required for an
Access Permit to be approved by this office.
We look forward to continued coordination with the City on this project
and the South College Access Control Plan. As noted in our 2/8/89 letter to
Mike Davis, we hope to meet with the City to achieve a mutually acceptable
plan. Please contact me at 350-2168 if you have any questions.
Very truly yours,
DOUGLAS RAMES
DISTRICT ENGINEER
uE' ti d ln�c-
Wallace R. acobson
Development Planning/ ccess Coordinator
WJ:mbc
cc: D. Yost
Eric Bracke, Ft. Collins Transp.
File: Jacobson via Crier
ft
w
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MEHORANDUH
To: Ric
Ha.ttman,
Gefroh Hattman Inc.
o
Paul
Heffron,
Kensington Properties
C4
Jim
Clark, Mc
Donald's Corporation
o
Rick
Ensdor•ff,
Fort C:ol l ins Traffic
M
Fort
Collins
Planning Staff
CD
CM
From: Hatt
Del ich
Date: November
30,
1988
]IMP
Engineer
Subject: Gateway at Harmony Road traffic analyses
The newly proposed Gate,. -jay at Harmony Road retail
center consists of the fol 1 owi no uses: 1) HcDonal d'
Restaurant ; 2) h i gh turnover-, s i t-dov:in restaurant ; 3)
1 imi ted C:-storelga.s_/1 bay car wash; 4) and miscellaneous
retail space (7800 sq . f t .) . The trip generation for
these land uses is shown in Table 1. The trip
generation for the uses proposed in the Harmony Plaza.
Site Acces_s_. Study, December 1987, is s_.hov:ln in Table 2.
Using the daily generated trips, the newly proposed site
will generate less traffic (91 percent) than that under
the original proposal from the Above traffic report.
The peak hours have varying degrees of reduction. The
bottom of Table 1 shores the percent of the trip
generation of the new proposal as compared to the trip
generation in the original proposal. In all cases, the
trip generation is less with the new proposal. For
discussion purposes, the reduction is about 10 percent.
This reduction vti 1 1 cause a. nominal reduction of the
CM traffic assignments shownin the traffic report. For
LU design purposes_., the 2010 Peak Hour Traffic shown in
z Figure l can be used. This assumes full build -out of
z the site, a small retail area north of Kensington,
"' comparable developments on the east side of College
>_ Avenue, and 2010 background traffic volumes on bath
C-' College Avenue and Harmony Road.
o Considerable analyses have been conducted regarding
a signal at the College/Kensington intersection in the
0 South College Avenue Access Control Study, f4ovember
CL
1983. This intersection Has been identified as having a
potential signal. The above referenced site access
cc
study shoved that it is likely that signal warrants
vjould be met at this location when there is significant
LL development on this site. Hoviever, the critical concern
< is whether the necessary geometrics can be achieved on
~ College Avenue and on Kensington Street. Figure 2 shows
the geometrics on the streets surrounding this site
Assuming the design volumes shown in Figure 1 and signal
ti M
control at the College/Harmony, College/ Kensington, and
Harmony. M.=_kson intersections. It assumes a. right -in only
from College Avenue approximately 200 feet north of
Harmony Road, one access to Mason Street, and ttalo
accesses. to Kensington Street. The eastbound left -turn
lane requirement on Kensington with a signal at the
College/Kensington intersection is minimum 140 feet,
desirable 1510, with a cycle of 110 seconds.. This is the
storage length from the stop bar. The site plan shows
an access driveway to the south, 172 feet west of the
stop bar. A second access drivev)ay to Kensington is
shot.,in 93 feet further west. Based upon projected
traffic volumes on Kensington, the continuation of the
left -turn lane is not necessary. However, since
Kensington is built to a uniform 40 foot width, it may
be desirable to stripe the center lane of Kensington as
a two way left -turn lane for the remainder to Mason
Street.
The double southbound left -turn lane on College
Avenue at Harmony Road totals 430 feet. This is the
minimum length required for this movement. The left -
turn requirement for northbound College at Kensington is
160 feet. The design shown in Figure 2 shows that 170-
180 feet of storage are possible in this lane.
The geometrics shown in Figure 2 are the long range
needs at this site. There are likely to be some interim
geometrics that can be accommodated on both College
Avenue and Harmony Road. These can be negotiated
be tvleen City Staff and the developer.
ti
ft
0
Land Use
McDonald's
Sit DotiJn Rest.-
7.0 KSF
:Amoco? limited
C-Store, ga..,
car viash
Retail - 7.8 KSF
Total
Table 1
Trip
Generation
Daily
A.M.
Peak
P.M
Peak
Trips
Trips
Trips
Trips
Trips
in
out
in
out
2400
154
144
76
67
680
35
35
32
11
1320
47
47
60
60
650 1IN
c 10 38 40
5050 248 236 206 178
Percent the new trip generation is of the original trip
generation
91% 79% 80% 88% 88%
r
ti
Land Use
McDonald's - 3.5 KSF
Sit Down Restaurant -
8.0 KSF
G-Store
Gas
Retail - 3.2 KSF
Grease Monkey
Total
Table 2
Trip Generation
Daily
Noon
Peak
Trips
Trips
Trips
in
out
2400
154
144
778
52
44
P.M. Peak
Trips Trips
i n out
76 67
37 13
1125
54
54
54
54
1064
43
43
58
58
200
10
10
10
10
5567
313
295
235
202
in
J
In O
M
N O�0
D
p O a0
O N
F-35/40 Kcws N4TON
tf * 130 I10 r-
� 0
0 goo
N —
Z
O
N ld
U3
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N h t-I5/5
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1 � �
0 J
M
N
0
N 10 M
N _p �- 2l5/203 O °o -3501450
it — — •--425'/945 �I I in A-- 310/ 7G0
f-- 100/1`0 HARMONY J j--2,So/4so
100/ 1 z0--4 1 t r LSO / 300 -�'
4&0/52o --► 0 O o 300/400 -- $ p
I a0/250 N: N In N N
hN ° g�N
2O10 PeAK HOUR TRAFFICFULL BUILD-4UT)
FIGURE I
Ab I —A v I •
- RP
91IbVrICi SlfoYi s
7 2,-TIZAK
sl&vl S 2
•
•
l
5
AMOCO 142-1/2" TYPICAL FASCIAS .
th cb 4 (b 4
AMOCO ACM SIGN
45-10077
FOOD SHOP SIGN
45-10078
CAR WASH SIGN
45-10079
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•
Directional Sign /70-5M
70-5M
Alternate Approved Copy:
drive-thru
thanks you
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entrance
C> 1986 McL),-oiid's Corporation McD 14517, Confidential
No Text
r Pali 0
Vehicle Height Detector
�— 205.74 cm. _ --
6'
15.24 cm.
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Speaker Stand
511
4S4
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45 72 cm. 50 80 cm —"',
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HAPPY MEAL CHEESEBURGER
0.00
HAPPY MEAL CHICKEN McNUGGETS 0.00
LARGE FRENCH FRIES
0.00
FRENCH FRIES
0.00
BEVERAGES
COCA COLA ORANGE
040
DESSERTS
HOT APPLE PIE
0.00
PROMOTIONAL PIE
0.00
SUNDAES
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CONES — SOFT SERVE
0.00
McOONALDLAND COOKIES
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CHOCOLATY CHIP COOKIES
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EGG McMUFFIN 0.00
SAUSAGE McMUFFIN WITH EGG 0.00
BACON EGG AND CHEESE BISCUIT 0.00
SPRITE DIET COKE OAD
SAUSAGE BISCUIT WITH EGG
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ICED TEA OAD
SAUSAGE BISCUIT
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MILK SHAKES mxar� —WA w-w" 0,00
COFFEE 0.00
BIG BREAKFAST
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DECAFFEINATED COFFEE 0.00
HOTCAKES AND SAUSAGE
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LOWFAT MILK 2% 0.00
FLORIDA ORANGE JUICE WOO
HASH BROWNS
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DANISH
OAD
'84/5' x 7' (152.40 cm. x 213.36 cm.)
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Wall Logo
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1
1'/4"
-�` 3.18 cm.
4'-0"
121.92 cm.
4'-10"
147 32 cm.
6' 1"
185 42 cm.
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6O
1.91 cm. 15.58 cm. 111
9
22.816 cm
5 72 cm. 153 67 cm.
5 -4"
-- 162.56 cm
Window Decals
Available through:
MODAGRAFICS
5300 Newport Drive
Rolling Meadows, Illinois 60008
(312)392-3980
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Pan'A
Nominal size 12. � 18'
(30 cm t 43 cm. )
1'-5' --- -----
43 18 cm
2'-10"
86 36 cm
Pan'6'
Nominal size 24" 36"
(60 cm 86 cm )
Part'c'
Nominal size 48" � 66'
(120 cm 169 cm. )
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\ �.-- ------ 6 6 n - ------ - ----
168 91 cm