HomeMy WebLinkAboutGATEWAY AT HARMONY ROAD PUD, 1ST FILING - PRELIMINARY & FINAL - 1-88F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • 41
ITEM NO. 4
MEETING DATE 6/28/93
. ,,., STAFF Ted Shepard
IIIIIiiiiiiIMO
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: The Gateway at Harmony Road, First Filing,
Amended Preliminary and Final P.U.D. , (Jiffy Lube)
#1-88F
APPLICANT: Mr. and Mrs. Ralph Fuller
c/o Mr. Carr Bieker
The Architects' Studio
117 East Mountain Avenue
Fort Collins, CO 80524
OWNER: Mr. and Mrs. Ralph Fuller
Jiffy Lube
2549 South College Avenue
Fort Collins, CO 80525
PROJECT DESCRIPTION:
Request for an Amended Preliminary and Final P.U.D. of the First
Filing of The Gateway at Harmony Road to construct a lubrication
facility, one-bay automatic carwash, and cashier' s booth on .834
acre. Total building improvements equal 2 , 845 square feet. The
site is located at the southwest corner of South College Avenue and
Kensington Drive and is zoned H-B, Highway Business.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The original P.U.D. is current and is approved for Amoco gasoline
sales, convenience retail, with one-bay automatic carwash. The
amended P.U.D. replaces the convenience retail with a three-bay
lubrication shop and reduces the number of pump dispensers from six
to four. The amended P.U.D. continues to satisfy the Auto Related
Point Chart and the All Development Criteria of the L.D.G.S. The
design of the Jiffy Lube with Texaco gas sales complies with the
design parameters of the original P.U.D. Signage and landscaping
are similar to the approved P.U.D. Building configuration and
internal access are slightly altered to accommodate the circulation
and stacking needs of the new user. The P.U.D. is feasible from a
traffic engineering standpoint. A condition of approval is
recommended addressing the timely filing of Utility Plans.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303)221-6750
PLANNING DEPARTMENT
411
Gateway at Harmony Road PUD, 1st Filing - Preliminary and Final,
#1-88F
June 28, 1993 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: H-B; Auto dealership (Colorado Import Motors)
S: H-B; Vacant ("Retail", Gateway at Harmony Road O.D.P. )
E: b-p; Vacant and convenience retail (Schrader' s Country Store)
W: H-B; Vacant (Tract "Retail", Gateway at Harmony Road O.D.P. )
The Gateway at Harmony Road O.D. P. , approved in 1988, consists of
6. 61 acres and is bounded by College Avenue, Harmony Road, Mason
Street, and Kensington Drive. In April of 1989, both McDonald's
Hamburgers and Amoco were approved as separate P.U.D. 's, on
separate lots, with common design elements to promote a unified,
cohesive site. The Amoco project was approved and kept current via
extensions, but never constructed. The subject P.U.D. is an
amendment to the original Amoco at The Gateway at Harmony Road
P.U.D.
2 . Land Use:
The approved O.D.P. designates the subject parcel as retail. As
mentioned, Amoco at The Gateway at Harmony Road P.U.D. was approved
and maintains a current status. The Amoco project included retail
convenience sales, gasoline sales, and a one-bay automatic carwash.
The proposed P.U.D. for auto lubrication, gasoline sales, and one-
bay automatic carwash was evaluated by the Auto Related and
Roadside Commercial Point Chart of the L.D.G.S. Like Amoco, the
project scores 56% which exceeds the required minimum of 50%.
Credit was earned for being on at least two acres of land, taking
primary access from a non-arterial street, having joint parking,
and contiguity with existing urban development. Consequently, the
proposed use is appropriate at this location.
The P.U.D. gains credit for being on more than two acres by virtue
of the approved Preliminary P.U.D. of February 27, 1989 which
combined the McDonald' s and the Amoco lots which total 2 .50 acres.
The P.U.D. gains credit for having joint parking by virtue of the
vehicular and sidewalk connections within The Gateway at Harmony
Road O.D.P.
I !
Gateway at Harmony Road PUD, 1st Filing - Preliminary and Final,
#1-88F
June 28, 1993 P & Z Meeting
Page 3
3 . Design:
The primary design consideration for the Amended P.U.D. is to
comply with the design elements established on the original P.U.D.
These elements were specifically noted to create a blending of
McDonald's Hamburgers and Amoco. The guiding statement is:
"The Gateway at Harmony Road is to be designed as a specialty
user center. The two major users, Amoco and McDonald' s will
share common color values but building forms will be specific
to their corporate standards. Buildings - All exteriors will
be gray tones and charcoal accented with colored aluminum door
and window frames. Glass will be clear or tinted bronze.
Roofs will be pitched and flat. The roof material will be
gray tones. "
The proposed Jiffy Lube operation with Texaco gasoline sales
complies with these design criteria. All building exteriors (lube
shop, carwash, sales booth) will feature a gray-toned masonry with
gray roof shingles. The masonry material is characterized by a
"brick-like" pattern. The "Texaco" gasoline canopy matches the
"Amoco" by being black with a similar amount of signage. The use
of similar gray tones with charcoal accents complies with the
original P.U.D.
The two separate canopies are designed to break up a large massive
structure. Angling the canopy orientation to College Avenue is
considered more sympathetic to the College Avenue streetscape.
Landscaping includes street trees on both frontages. Along
College, these trees are located within the parkway strip. The
large existing cottonwoods to the south are located on the adjacent
lot and will be protected during construction. Three landscaped
berms are provided, one on each frontage and one on the corner.
The vehicular use areas are adequately screened at the perimeter
lot lines.
All proposed signage for Jiffy Lube and Texaco match the approved
signage quantities, and locations as approved on the Amoco P.U.D.
In addition, dimensions are roughly similar.
4 . Transportation:
As with Amoco, there will be no curb cut on College Avenue.
Primary access is gained from a curb cut on Kensington Drive which
aligns with the existing cut for Pedersen Toyota. The South
College Avenue Access Control Plan anticipates a traffic signal at
Gateway at Harmony Road PUD, 1st Filing - Preliminary and Final,
#1-88F
June 28, 1993 P & Z Meeting
Page 4
the College/Kensington intersection when conditions satisfy the
warrants. Since the original P.U.D. was approved, a raised median
has been installed in College Avenue with a gap for Kensington
traffic.
Unlike the Amoco, the nature of the internal cross access drive to
the adjacent lot to the south has changed. Since Jiffy Lube and
Texaco has two fewer gas dispensers but three additional
lubrication bays, there is less of a need for cross access but a
greater need for stacking. As a result, the direct internal
connection to the south is deleted. This is offset by the short
distance for a waiting lubrication customer to walk to visit
adjacent uses within the center. For example, McDonald's is
located approximately 300 feet away, as measured from the office.
Internal access for vehicles is gained via the exit lane for the
carwash.
The original traffic study (Delich, December, 1987) anticipated a
total number of 5, 567 daily trips for The Gateway at Harmony Road
with anticipated uses being McDonald's, a standard restaurant, a
convenience store with gas sales, and a Grease Monkey. The request
for a Jiffy Lube with Texaco gas sales is compatible with these
anticipated uses. The amended P.U.D. does not alter the existing
traffic improvements in the vicinity and the project is feasible
from a transportation standpoint.
RECOMMENDATION:
Staff finds that the request for Amended P.U.D. for the First
Filing of The Gateway at Harmony Road to allow a Jiffy Lube with
Texaco gasoline sales is a similar land use as indicated on the
original P.U.D. The request exceeds the minimum score on the Auto
Related and Roadside Commercial Point Chart and satisfies the All
Development Criteria of the L.D.G.S. Staff, therefore, recommends
approval of The Gateway at Harmony Road, First Filing, Amended
Preliminary and Final P.U.D. , #1-88F, subject to the following
condition:
1. The Planning and Zoning Board approves this planned unit
development final plan upon the condition that the development
agreement, final utility plans, and final P.U.D. , plans for
the planned unit development be negotiated between the
developer and City staff and executed by the developer prior
to the second monthly meeting (August 23, 1993) of the
Planning and Zoning Board following the meeting at which this
planned unit development final plan was conditionally
Gateway at Harmony Road PUD, 1st Filing - Preliminary and Final,
#1-88F
June 28, 1993 P & Z Meeting
Page 5
approved; or, if not so executed, that the developer, at said
subsequent monthly meeting, apply to the Board for an
extension of time. The Board shall not grant any such
extension of time unless it shall first find that there exists
with respect to said planned unit development final plan
certain specific unique and extraordinary circumstances which
require the granting of the extension in order to prevent
exceptional and unique hardship upon the owner or developer of
such property and provided that such extension can be granted
without substantial detriment to the public good.
If the staff and the developer disagree over the provisions to
be included in the development agreement, the developer may
present such dispute to the Board for resolution if such
presentation is made at the next succeeding or second
succeeding monthly meeting of the Board. The Board may table
any such decision, until both the staff and the developer have
had reasonable time to present sufficient information to the
Board to enable it to make its decision. (If the Board elects
to table the decision, it shall also extend the term of this
condition until the date such decision is made) .
If this condition is not met within the time established
herein (or as extended, as applicable) , then the final
approval of this planned unit development shall become null
and void and of no effect. The date of final approval for
this planned unit development shall be deemed to be the date
that the condition is met, for purposes of determining the
vesting of rights. For purposes of calculating the running of
time for the filing of an appeal pursuant to Chapter 2,
Article II, Division 3, of the City Code, the "final decision',
of the Board shall be deemed to have been made at the time of
this conditional approval; however, in the event that t
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.
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1st Filing - Preliminary & Final PUD North
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•
PLANNING OBJECTIVES THE GATEWAY AT HARMONY ROAD
1 . The Planning Objectives for the proposed amended plan remain
the same or very similar in scope, Land Use Policies,and energy
considerations to the original, approved PUD.
2 . Important modifications include the following;
* The new business will be open 17 hours versus 24 hours .
* There will be 4 gas dispensers in lieu of 6 to 8.
* Customer traffic volume is estimated at 50% of the
original plan, 12, 000 per month versus 25, 000 .
* Canopy above the gas dispensers are oriented 45 degrees
to College Avenue to lessen visual impact, and
combined are about 60% less than the original plan
in length.
3. Since the original plan was approved, Peterson Toyota and
street and utility improvements have occurred. Alignment with the
Peterson access at Kensington has been adjusted accordingly.
4. Basic Land Uses are the same as originally approved. Jiffy
Lube installs automotive fluids and lubrications, Texaco provides
fuel sales and the car wash remains as originally indicated.
5. Building exterior colors will coordinated with the intent of
the overall development to blend with existing and future buildings
in this development.
6. Landscape, although somewhat modified in choice of plant
material is similar in placement of plant materials.
7. It is estimated that nine employees will be working at any
single shift. Ample parking has been proposed to accomodate all
anticipated parking demand, on - site. This compares with 5 spaces
in the original plan.
The
ARCHITECTS'
STUDIO
117 East Mountain Avenue Suite 200 Fort Collins, Colorado 80524 303 482 8125
JIPPyLvar s., TA-xivo
THE GA741) AY AT NAiP411,0 I goRA - PasT r/L[N6 Illrenk3ep Pie_ t Emiez.
ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ti • ALL CRITERIA APPLICABLE CRITERIA ONLY
Will the criterion
Is the criterion applicable? be satisfied?
" ///7'CRITERION Q Yes No If no, please explain
-iii
NEIGHBORHOOD COMPATABILITY
1. Social Compatability y/ ✓ /
71
2. Neighborhood Character / / /
3. Land Use Conflicts / / ✓
r 4. Adverse Traffic Impact / ✓ ipe
PLANS AND POLICIES
- 5. Comprehensive Plan y / ✓
PUBLIC FACILITIES & SAFETY
- 6. Street Capacity / / /
7. Utility Capacity / j /
8. Design Standards 1 / /
9. Emergency Access ✓ ✓ ✓
: r 10. Security Lighting e e/ I✓
11. Water Hazards /
RESOURCE PROTECTION
12. Soils & Slope Hazard
.ii 13. Significant Vegetation
14. Wildlife Habitat if
;' 15. Historical Landmark ✓
16. Mineral Deposit /
17. Eco-Sensitive Areas /
in
18. Agricultural Lands p/
.,. ENVIRONMENTAL STANDARDS ✓
19. Air Quality of ✓
t 20. Water Quality ✓ V
21. Noise ✓
�, 22. Glare & Heat / / '✓
23.Vibrations ✓ / ✓
WI 24. Exterior Lighting / ✓ ✓
-- 25. Sewages &Wastes / ✓
rim
SITE DESIGN
26. Community Organization p p1 be
27. Site Organization / ./ ✓
elm
- 28. Natural Features ✓ d ✓
29. Energy Conservation , / i/ /
- 30. Shadows I to, ✓
31. Solar Access ✓ ✓ Di
"' 32. Privacy ✓ /
33. Open Space Arrangement p / ✓
an 34. Building Height /
35. Vehicular Movement / V ✓
36. Vehicular Design / ✓ ✓
37. Parking / ✓ /
;To 38. Active Recreational Areas
39. Private Outdoor Areas e ✓
y 40. Pedestrian Convenience 1
41. Pedestrian Conflicts / / /
J 42. Landscaping/Open Areas / /
43. Landscaping/Buildings / ,/ /
44. Landscaping/Screening I / /
45. Public Access ✓
.7:11 /
46. Sians /
-12-
i •
TILE CATEwaY e" Ntyic/"IaNY A'Ao, IIgST P-u..i616, eu.o
AUTO-RELATED AND
ROADSIDE COMMERCIAL POINT CHART D
For All Criteria Applicable Criteria Only
Is I II III Iv
tt,e
Criterion CVcle Multtpuer Pants Mox;mum
Criterion wcotda me Earned Apatcccie
Yes Correct Score Points
xli
a. Not at Two Arterials sO , X 2 2 Q 4
b. Part of Planned Center d X 2 3 0 6
.
c. On Non-Arterial U X 0) 0 4 g 8
d. Two Acres or More 6 X 0 3 6 6
0 .
e. Mixed-Use X 2 OJ 3 0 6
f. Joint Parking 1 lJ 0 3 (o (o
g. Energy Conservation X 1 2 3 4 0 2 8 8
h. Contiguity 0 X 0 5 J 0 10
i. Historic Preservation X 1 2 0 2 —
j. 1 2 0
k. 1 2 0
i. 1 • 2 0
Totals 3Q S'/
v VI
Percentage Earned of Maximum Applicable Points V/VI = VII G-G %
vu