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HomeMy WebLinkAboutGATEWAY AT HARMONY ROAD PUD, 3RD FILING, LOTS 1 & 2, M & O TIRE AUTOMOTIVE - PRELIMINARY & FINAL - 1-88G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • ITEM NO. 4 MEETING DATE 6/26/95 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Gateway at Harmony P.U.D. , Third Filing, Lots 1 & 2 (M & 0 Tire & Automotive Service Center) , Amended Preliminary & Final - #1-88G APPLICANT: Ripley Associates 223 Jefferson Street, Suite A Fort Collins, CO. 80524 OWNER: J. Paul Heffron/Kensington Properties Ltd. c/o Western Equities P .O. Box 1345 Boulder, CO. 80306 PROJECT DESCRIPTION: This is a request for an amended preliminary and final planned unit development (P.U.D. ) approval for a 4 , 176 square foot tire and automotive service building on 1 . 36 acres located at the southeast corner of Mason Street and Kensington Drive . The property is zoned HB - Highway Business . RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This request for amended preliminary and final P.U.D. approval : * Is in substantial conformance with the approved Gateway at Harmony Road Overall Development Plan (O.D.P. ) and previous preliminary approvals; * meets the applicable all Development Criteria of the Land Development Guidance System (L.D.G. S . ) ; * scores 5295 on the Auto-Related and Roadside Commercial Point Chart in the L.D.G. S . , which supports the proposed land use; * is located on a site that is excluded from the Residential Neighborhood Sign District; therefore, all aspects of proposed signage will be regulated by the Fort Collins Sign Code that is administered by the Zoning Department . COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303)221-6750 PLANNING DEPARTMENT • • Gateway at Harmony Road PUD, 3rd Filing, Lots 1 & 2, M & 0 Tire Automotive - Preliminary and Final, #1-88G June 26, 1995 P & Z Meeting Page 2 COMMENTS: 1 . Background: The surrounding zoning and land uses are as follows : N: HB; existing automobile dealership (Pedersen Toyota-Volvo-Saab) S : HB; existing fast food restaurant (McDonald' s) E : HB; existing convenience store and lube service, undeveloped (Jiffy Lube) W: HB; existing home improvement center (United Building Center) The property was annexed into the City with the Horsetooth - Harmony Annexation in July, 1978 . The subject property was designated for retail uses on Lot 3 of the Gateway at Harmony Road overall development plan (O.D. P. ) and preliminary P.U.D. which were approved by the Planning and Zoning Board in February, 1988 for retail, convenience store, auto-related commercial, and fast food restaurant uses on 6 . 61 acres . The subject property was designated for retail uses on Lot 4 of the Gateway at Harmony Road P.U.D. , Preliminary that was approved by the Planning and Zoning Board in February, 1989 for retail/service, gas station/car wash, standard restaurant, and fast food restaurant uses on 4 . 5 acres . The southerly portion of the subject property was approved as the Gateway at Harmony P.U.D. , Third Filing, Preliminary by the Planning and Zoning Board in March, 1990 for a muffler and auto tune shop on 0 . 90 acres . 2 . Land Use : This is a request for amended preliminary and final P.U.D. approval for a 4, 176 square foot tire and automotive service building on 1 . 36 acres, being Lots 1 & 2 of the Gateway at Harmony P.U.D. , Third Filing. This site has been master planned and received preliminary approval for retail and a tire shop on several occasions; therefore, the request is considered to be in substantial conformance with the O.D. P. and previous preliminary approvals. The proposal was evaluated against the Auto-Related and Roadside Commercial Point Chart and the All Development Criteria of the Land Development Guidance System. It scores 52% on the chart (exceeding the 50o minimum requirement) , earning points for: a) being located other than at the intersection of two arterial streets; b) gaining • • Gateway at Harmony Road PUD, 3rd Filing, Lots 1 & 2, M & 0 Tire Automotive - Preliminary and Final, #1-88G June 26, 1995 P & Z Meeting Page 3 primary access from a non-arterial street (Kensington Drive and internal driveway) ; c) joint parking; d) its outside boundary having 1/6 contiguity to existing urban development . The point chart supports the proposed land use . 3 . Design: Architecture: The building footprint is 4 , 176 square feet in size and rectangular in shape . The majority of the building will be 20' in height, with a 13 ' -4" high section at the west end. There will be 6' high trash and transformer enclosures at the east end. The primary exterior material will be standard concrete masonry painted a #2 gray color. There will be a foundation base course of scored concrete masonry, two scored concrete bands midway up the building, and a scored concrete masonry band at the top of the building. All of these bands will be painted a gray #1 to match the adjacent Jiffy Lube building, providing horizontal relief to the building elevations . There will be accent stripes (painted yellow, red, and black) on the upper portion of the building on the north, south, and east elevations . The O.D. P. and previous preliminary P.U.D. approvals set forth specific design criteria pertaining to building materials, colors, and architectural style. The M&0 Tire & Automotive Service Center building will conform to the architectural intent of the P.U.D. Landscaping: The site will include a formal row of street trees along Kensington Drive and Mason Street, evergreen trees at the ends of an island providing separation between two parking lots, shade trees in islands in the parking areas, and deciduous and evergreen shrubs as visual relief for the building and parking areas . Parking: The Site Plan provides a total of 76 parking spaces in two relatively small areas separated by a 13 . 5' wide island containing a detention facility. The southerly parking area will be a shared lot for M&O Tire & Automotive Center, the existing McDonald' s Restaurant, and a future user on the undeveloped parcel to the east, south of Jiffy Lube . Signage: The project is located on a site that is excluded from the Residential Neighborhood Sign District; therefore, all aspects of • Gateway at Harmony Road PUD, 3rd Filing, Lots 1 & 2 , M & 0 Tire Automotive - Preliminary and Final, #1-88G June 26, 1995 P & Z Meeting Page 4 proposed signage will be regulated by the Fort Collins Sign Code that is administered by the Zoning Department . Two freestanding, monument signs are proposed. The one on Lot 1 is at the southeast corner of Kensington Drive and Mason Street and the one on Lot 2 is at the southeast corner of Mason Street and the driveway into the south parking lot . Three wall signs on the building are proposed, one each on the north, south, and east elevations . 4 . Transportation: The site will be accessed by a shared access with Jiffy Lube from Kensington Drive (to the north) , a shared access with McDonald' s Restaurant from the south (at the southeast corner of the site) , and a new access from Mason Street at the southwest corner of the site . FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Gateway at Harmony P.U.D. , Third Filing, Lots 1 & 2 (M&O Tire & Automotive Service Center) , Amended Preliminary & Final, staff makes the following findings of fact : * The request is in substantial conformance with the approved Gateway at Harmony Road O.D. P. and previous preliminary approvals for the service center. * The request meets the applicable all Development Criteria of the L.D.G. S. * The request scores 520 on the Auto-Related and Roadside Commercial Point Chart in the L.D.G. S . , which supports the proposed land use . * The property is located on a site that is excluded from the Residential Neighborhood Sign District; therefore, all aspects of proposed signage will be regulated by the Fort Collins Sign Code that is administered by the Zoning Department . RECOMMENDATION: Staff recommends approval of the Gateway at Harmony P.U.D. , Third Filing, Lots 1 & 2 (M&O Tire & Automotive Service Center) , Amended Preliminary & Final - #1-88G, with 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 Gateway at Harmony Road PUD, 3rd Filing, Lots 1 & 2 , M & 0 Tire Automotive - Preliminary and Final , #1-88G June 26 , 1995 P & Z Meeting Page 5 planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (August 21, 1995) 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. I!__J!: . .../ 1I .ni •♦..., .laa♦ ♦♦♦ ♦1 ♦♦ �' att.. •����'mit. 1,�/\♦- ♦��I� •►♦ ♦1♦f. •• Ate� �111 ■ — ♦•l. ♦Z n-�►� nnl■.0�... ua ♦ ►i.■1 ���► _own in■ n .f.:.1♦'Ii 1�� �•t111 1: 111110/1111111 j L�+►�\�►Lilial:�.,.,t . . ..loon..: r or • ..,-tilluui•oo. A•_ 2.2.1 r0r. IW ♦1' •+Illt= ♦ ♦ ♦ • RAW pn1•♦ ...ea■..,♦ .51 �` MI, /r 7�I�t•ut•;+!C qv:: ♦A.�„O♦OHO♦�_I �._ 1����L.'1► �. 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I , 1( e3 II I 4 4�TN nip 0 /�!X- s i.-7 K ry, 4 i i it .• :.,=?II '�� _ 3 m n ilf•rii v.e. �� yam. �� v:1f � � i1n _�Y 4rd ! , �� ��i : an a 4 � �1�ar ut c11 oi 4 trip .0000t,o_____) -ffi tn.o"s2 aayls Nosvw ar 12 uiz • • w g F C rl ■■ Q aae ' 9 . a II — ■■ 1, f h:hilt. ..- U - - _ �: 0 .I■I I 6 ii h _ _ W o L . /`'-' cc z w f a t I . �: t — _ ■ II r Ili 9 ~ 0 7 7p�p O ._: i C J �—I I � I I I 1 I il i ', I. I, I i I � 9 IHPiii. r 8____ u 11 PI !' OU I■ e 8 PPP C' 1 I II -I • 'i f 1 d y d d — 1 i, 1 — i1i 61 161 Ili ] hi ii 4 I c �4 I_ ■■ _ W ii ■■ II -III • April 24, 1995 Planning and Zoning Board Members C/O Ted Shepard Project Planner 281 North College RIPLEY ASSOCIATES Fort Collins, CO 80524 Landscape Architecture RE: Planning Objectives for M&O Tire and Automotive Service Center Urban Design Preliminary/Final P.U.D. Planning 223 Jefferson street The proposed M&O Tire and Automotive Service Center P.U.D. is located south of Suite Kensington Drive and east of Mason Street. The project as planned, serves two Fort Collins,Colorado 80524 PliONE(303)224 5828 functions. The north half of the 1.36 acre site will include a 4,000 square foot FAX(303)224•2956 automotive center with associated parking, while the south half of the site is designed as a parking lot intended to serve the existing McDonalds restaurant. The two land uses are separated by a small detention facility. Surrounding land sues include Mini U Storage located north of Kensington Drive, Jiffy Lube is located east of the site, McDonalds restaurant borders the property on the south and BMC West Building Materials Center is located to the west across Mason Street. The project utilizes shared access drives with McDonalds off of Mason Street and with Jiffy Lube off of Kensington Drive. The project scores 52% on the Auto-Related and Roadside Commercial Point Chart D gaining points for not locating at the intersection of two arterials, taking access from a non-arterial street, providing joint parking opportunities and for being contiguous to existing urban development. City Land Use Policies that support the proposed development include: 64. Alternative transportation modes such as pedestrian and bike access shall be planned 65. Neighborhood service centers should locate in areas served by existing water and sewer facilities .... 66. Neighborhood service centers should locate at the intersection of a collector and an arterial. We believe the proposed M&O Tire and Automotive Service Center P.U.D. is well suited to this infill site. Thank you for your consideration and we look forward to working with you throughout the development review process. Sincerely, RIPLEY ASSOCIATES (Ad - Linda Ripley Principal • INA*0 -rt. 4 A' A/k/Uest,U-e, - f:gt-F Activity A. ALL DEVELOPMENT CRITERIA - ' ALL CRITERIA I APPLICABLE CRITERIA ONLY is the c:denon Will the c.^teno applicable? be satisfied? � CRITERION = = a Yes No If no, please explain Al. COMMUNITY-WIDE CRITERIA II 1.1 Sciar Orientation I I I t/ I I 1.2 Comprehensive Plan I I 1.3 Wildlife Habitat I I IA 1.4 Mineral Deposit I I✓ I 1..5 Ecoiccicaily Sensitive Areas I reserved I I _ 1.6 Lands cf Acricultural Imccrtance I reseried 1 I 1.7 E;ercv C cnseniancn I %/fie ✓I 1.8 Air Quality • ✓ I t/ I 1.9 ,/eater Qualliv I v' I ✓I I 1.10 Se` ace ar'.c \J =si,=S I ✓ ( I ✓/jI 1.11 Water Conservation 1 l/1 1 ✓ I 1.12 Residential Density I . I ✓I I A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA! 1 2.1 Vehicular. Pedestrian. Bike T r ansccnation I I k I ✓I I 2.2 Buiidinc P!acement and Orientation I I ✓r I ✓ I 2.3 Natt.2raI ;eztures . I I ✓I I ✓I 1 ' 2.4 Vehicular Circuiaticn and Parkinc I✓ I t/ f I , 2.5 EmergencyAccess - I I✓ I ✓ I 2.6 Recestr ion Circulation I I ✓ I ✓ I 2.7 Arcnitecture I 1✓I1 ✓ I 2.8 Suiidinc Heicnt and Views I I I I 2.9 Shading I I t/ I ✓ I ' 2.10 Solar Access I I ✓I I ✓I I .- 2.11 Historic Resources i I I ✓ /-I 2.12 Setbacks I I ✓I I ✓ ,I I 2.13 Landscape I I ✓/ I ✓I 2.14 Sicns I I vi I ✓ 2.15 Site Lighting I. I ✓I I %/ I 2.16 Noise and Vibration I 14 / A I ' 2.17 Glare cr Heat I I I I 2.18 Hazardous Materials I 14 • A 3. ENGINEERING CRITERIA I I 3.1 Utility Capacity I ✓, I 3.2 Desicn Standards I ✓ I V I 3.3 Water Hazards I I t/ I 3.4 Geologic Hazards I I ✓I I - Land Development Guidance System for Planned Unit Developments The City of Fort Collins,Colorado,Revised h 1994 -61 - • NIA O Tt re- 4.-LA-c)w�.o-�L Ue - *F • ACTIVITY: Auto-Related and Roadside Commercial D _ ......_ 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; - 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. / - . CRITERIA: Each of the following applicable criteria must be answered"yes"and implemented within the �. development plan. Yes No N/A : 1. Does the project gain its primary vehicular access from a street other than ❑ ❑ �; South College Avenue? - 2. Are all repair,painting and body work activities,including the storage of ❑ Cl ❑ "` refuse and vehicle 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 Q- Colorado?; - b. Is the use established,operated,or maintained no less than one thousand(1,000')feet from another similar use? 4. DOES THE PROJECT EARN AT LEAST FIFTY (50%)PERCENT OF ❑ Cl ft- 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? a b. Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center,office,or industrial park? p. c. Is the primary access to the activity from a non-arterial street? a.. • 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)? - i Land Development Guidance System for Planned Unit Developments .:..: The City of Fort Collins,Colorado,Revised March 1994 - 68 - • • Auto-Related and Roadside Commercial (continued) 7.3 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 Model Energy Code as adopted by the City?Refer to Appendix"E"for energy conservation methods to use for calculating energy conservation points. h. Is the project located with at least one-sixth(1/6)of its property boundary contiguous to existing urban development? i. 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 styles 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. `_y r■1 rr _3..A _r31 Land Development Guidance System for Planned Unit Developments The City of Fort Collins,Colorado,Revised March 1994 -.a -69- • • iiiIii AUTO-RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only i . the I II III IV �- Criterion Criterion Applicable Circle Multiplier Points Maximum the Earned Applicable .it-' Yes No Correct Score Points IxII r— a. Not at Two Arterials X X 2 0 2 A- 4 b. Part of Planned Center X X 2 0 3 0 6 , c. On Non-Arterial X X 2 0 4 e2 8 d. Two Acres or More X X 2 0 3 0 6 e. Mixed-Use X X 2 0 3 d 6 f. Joint Parking 1 2 0 3 Co Go r irt g. Energy Conservation X 11213 4 0 2 v 8 v__. h. Contiguity X X 2 0 5 ( 0 10 i, Historic Preservation 1 2 0 2 a J. 1 2 0 k. 1 2 0 I. 1 2 0 Totals 2.,0 z__ V VI ' Percentage Earned of Maximum Applicable Points V/VI = VII 2 VII • Land Development Guidance System for Planned Unit Developments The City of Fon Collins,Colorado,Revised March 1994 - 70- €� e� 1