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HomeMy WebLinkAboutGATEWAY AT HARMONY ROAD PUD, TACO CABANA - PRELIMINARY & FINAL - 1-88H - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • • ITEM NO. 16 MEETING DATE 11/13/95 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Gateway at Harmony Road P.U.D., Third Filing, Lot 3 (Taco Cabana) - Amended Preliminary & Final - #1-88H APPLICANT: Ripley Associates 223 Jefferson Street, Suite A Fort Collins, CO. 80524 OWNER: Kensington Properties, Ltd. c/o J. Paul Heffron P.O. Box 1345 Boulder, CO. 80306 PROJECT DESCRIPTION: This is a request for an amended preliminary & final planned unit development (P.U.D.) approval for a 3,431 square foot sit-down, drive-thru restaurant on a 1.08 acre site that is located in the Gateway at Harmony Road P.U.D., on the west side of South College Avenue and north of West Harmony Road. The property is zoned HB - Highway Business. RECOMMENDATION: Approval with a condition EXECUTIVE SUMMARY: This request for an amended preliminary and final P.U.D. approval: * Is in conformance with the Gateway at Harmony Road O.D.P. that was approved by the Planning and Zoning Board in July, 1988, and the Gateway at Harmony Road P.U.D., Preliminary that was approved by the Planning and Zoning Board in February, 1989; * scores 52%on the Auto-Related and Roadside Commercial Point Chart (exceeding the required 50%minimum)in the Land Development Guidance System(L.D.G.S.); * meets the All Development Criteria in the L.D.G.S.; * 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 P.U.D. (Taco Cabana) - Preliminary and Final, #1-88H November 13, 1995 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: HB; existing convenience store and rapid lube (Jiffy Lube) S: HB; existing fast food restaurant(McDonald's) E: bp; existing convenience store (Schrader's Country Store) W: HB; vacant, planned auto-related (M&O Tire Center) The property was annexed into the City with the Horsetooth-Harmony Annexation in April, 1978. The property was originally subdivided and planned as the Harmony P.U.D. in February, 1984. This was approved by the Planning and Zoning Board for a new car dealership on the property located at the northwest corner of South College Avenue and West Harmony Road. The Gateway at Harmony Road O.D.P. was approved by the Planning and Zoning Board in July, 1988 for 28,500 square feet of auto-related and roadside commercial uses on 6.6 acres (gross) located at the northwest corner of South College Avenue and West Harmony Road. At that meeting the Board granted preliminary approval for 29,400 square feet of commercial uses on the site, including a fast food restaurant, retail convenience store, and auto-related uses. The Gateway at Harmony Road P.U.D., Preliminary was approved by the Planning and Zoning Board in February, 1989 for a fast food restaurant, standard restaurant, gas station/car wash, and retail/service land uses on 4.5 acres (net) located at the northwest corner of South College Avenue and West Harmony Road. The Gateway at Harmony Road P.U.D., Third Filing, Amended Preliminary was approved by the Planning and Zoning Board in March, 1990 for a 5,850 square foot building containing two automotive uses on 0.90 acre.The subject request corresponds to this parcel of ground in the P.U.D. The Gateway at Harmony Road P.U.D., Third Filing, Lots 1&2, Preliminary & Final was approved by the Planning and Zoning Board in June, 1995 for a 4,176 square foot tire and automotive center (M&O Tire) on 1.36 acres located north of the McDonald's Restaurant at the northwest corner of South College Avenue and West Harmony Road. The subject request is located on Lot 3 of the subdivision plat that was approved at that meeting. • • Gateway at Harmony Road P.U.D. (Taco Cabana) - Preliminary and Final, #1-88H November 13, 1995 P &Z Meeting Page 3 2. Land Use: This is a request for an amended preliminary & final P.U.D. approval for a 3,431 square foot sit- down, drive-thru restaurant on a 1.08 acre site that is located in the Gateway at Harmony Road P.U.D., on the west side of South College Avenue and north of West Harmony Road. It was evaluated against the All Development Criteria and the Auto-Related and Roadside Commercial Point Chart in the Land Development Guidance System. It scores 52% on the point chart, earning points for: a)being part of a planned center(Gateway at Harmony Road P.U.D.); b)Being two acres or more (as part of the Gateway at Harmony Road P.U.D.); c) providing joint parking with the existing McDonald's Restaurant to the south; and d)having greater than 1/6th contiguity to existing urban development. The point chart supports the request. 3. Design: Architecture: The building is to be one-story with a flat roof. The bulk of the building will be 18'-6" in height. Parapet walls will screen the roof-top mechanical equipment from view at street level. There will be three painted stripes, two pink and one turquoise blue, at the top of the parapets completely encircling the building. Pink awnings will be over all windows and doors on the north, south, and east elevations. These awnings will be opaque,canvas awnings and will not have any back lighting. The doors, door frames, and window frames will be of a metal material that will be painted a light (grayish)pink color. There will be three palm trees on the south building elevation that will be the same color as the doors and windows. Landscaping: The Landscape Plan provides for a variety of deciduous shade and ornamental trees,evergreen trees, deciduous and evergreen shrubs, ornamental grasses, and annual and perennial flowers as accent plants throughout the site. A retaining wall along the east end of the parking lot is highlighted with shrub beds and flowers on both the parking lot and South College Avenue street sides.A Cotoneaster hedge provides a medium to high separation between this site and the Jiffy Lube site to the north. There will be shade trees with foundation plantings along the south side of the restaurant and outdoor dining area and extensive shrub plantings along the north side of the outdoor dining area, separating it from the drive-thru lanes. Parking: There will be 44 parking spaces (including 2 handicapped spaces) on this site, which translates to 12.9 spaces per thousand square feet of gross leasable floor area. Recommended number of spaces • Gateway at Harmony Road P.U.D. (Taco Cabana) - Preliminary and Final, #1-88H November 13, 1995 P & Z Meeting Page 4 for a fast food, drive-thru restaurant range from 10 to 15 spaces per 1,000 square feet of gross leasable floor area. The parking is considered to be adequate for the proposed land use. Signage: The property is excluded from the Residential Neighborhood Sign District. All signage for this development is subject to the strict regulations of the City Sign Code that is administered by the Zoning Department. 4. Transportation: This project will gain its primary access from a shared right-in only turn lane from southbound South College Avenue. It will gain secondary access via two points: from a driveway from Mason Street, to the west, and; from a driveway from Kensington Drive, to the north. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Gateway at Harmony Road P.U.D., Third Filing, Lot 3 (Taco Cabana) - Amended Preliminary & Final, staff makes the following findings of fact: * It is in conformance with the Gateway at Harmony Road O.D.P. that was approved by the Planning and Zoning Board in July, 1988, and the Gateway at Harmony Road P.U.D., Preliminary that was approved by the Planning and Zoning Board in February, 1989. * It scores 52%on the Auto-Related and Roadside Commercial Point Chart(exceeding the required 50%minimum)in the Land Development Guidance System(L.D.G.S.). * It meets the All Development Criteria in the L.D.G.S.. * The project location 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 Road P.U.D., Third Filing, Lot 3 (Taco Cabana) -Amended Preliminary & Final - #1-88H, with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan • 0 Gateway at Harmony Road P.U.D. (Taco Cabana) - Preliminary and Final, #1-88H November 13, 1995 P & Z Meeting Page 5 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(December 18, 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. • II MEn t i- •►rrr■ i I , .. Mill►t i ' ►■! 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X .T. : ' ,f; meA lel "1 ' \ .A1 o �.0 Al i" i _1.11 /I ♦'!I l' y� o /� ' S t', 9 r :l ! •I BII !J. q '' O t \ # i 7 IRj M�,'�� nh 1 1 t, 81, 1 .10 u uJ Os'''' t P,... ��� 1 a � -1 x`0 Ya 1... I� M r.. Y ,4 c.::_ 1.43 M,00005 ac c.5 M.cs x.ans Y a f,03 z. • • �� - �e 1 g I r-1, , g g _c 1_,A1 tyl ., _ Ai 1 ..... —, ..... • I g I IO - m i S® 1 IO 1 ii �C I to 1 ti 1. I Ju -0 L--------------____L, ' 1.'1,p 1 • , 0 6 . ��� \ > Q 1� b I II 1 CD 2 I II I Q _ G"' ���� b III =ice ;s _ III' ` R ICI \ W. g IE. — C a i A.M II�!■ g s. • August 21, 1995 Planning and Zoning Board Members CIO Steve Olt Planning Department 281 North College Avenue RIPLEY ASSOCIATES Fort Collins, CO 80524 Landscape Architecture RE: Planning Objectives for: Urban Design Taco Cabana Restaurant Preliminary/Final P.U.D. Planning 223 Jefferson Street Founded in 1977, Taco Cabana owns and operates approximately 75 restaurants and Suite A also has franchisees who operate an additional 30+ restaurants, primarily in Texas Fort Collins,Colorado 80524 PHONE(970)224-5828 and other southwestern states. Taco Cabana restaurants feature generous portions of FAX(970)2242956 fresh, premium quality Tex-Mex and traditional Mexican style foods at low prices. The restaurants provide both interior seating and patio dining with a festive Mexican theme. The restaurants also have drive-thru facilities for those desiring take-home service. Unlike many of its competitors, Taco Cabana makes all menu items "from scratch", preparing each item fresh daily using no pre-packaged or frozen ingredients. Festiva Enterprises, locally owned and operated, will be opening their first Taco Cabana restaurant in Greeley later this month and has plans for another restaurant in Loveland in addition to the one proposed for Fort Collins. The 3400 square foot restaurant is proposed to be located north of the McDonald's restaurant on South College Avenue near the Intersection of Harmony Road. The site is relatively flat with two existing trees near the northwest corner of the property. Surrounding land uses include Jiffy Lube to the north, Country Store Gas Station across College Avenue to the east, McDonald's restaurant to the south and a parking lot located west of the property. The proposed project scores 56% on Point Chart E - Business Service Uses, gaining points for being part of a planned center, for being over two acres in size, for providing direct vehicular and pedestrian access between adjacent land uses, and for being contiguous to existing urban development. Planning objectives for the property are listed below: • Develop a restaurant facility with a distinct mexican theme that incorporates the corporate Taco Cabana design vocabulary. • Provide convenient and safe vehicular and pedestrian circulation, parking for 40-50 cars, and adequate stacking space for drive-thru customers. • Maximize outdoor dining opportunities that take advantage of south exposure. • Design a landscape that provides shade, screening where appropriate, and enhances the character of the building through the use of ornamental grasses. RIPLEY ASSOCIATES Planning Objectives -Taco Cabana 0). • • _ August 21, 1995 Page 2 City land use policies that support the proposed development include: 22. Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the city limits or consistent with the phasing plan for the City's urban growth area 68-73. Policies dealing with regional/community shopping centers. The restaurant site is an infill site within a regional/community shopping center. We believe the proposed Taco Cabana restaurant will be an attractive and enjoyable addition to the South College Corridor. Thank you for your consideration, and we look forward to working with you during the development review process. Sincerely, RIPLEY ASSOCIATES Linda Ripley Principal 0 --taf--,!9 a-[) u-i -e-AF'. 0 17 - 'V-k Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA I APPLICABLE CRITERIA ONLY c Is the tenon the c tendaccticabte? be satin;iec? • CRITERION = w- dI Yes INo If no, please exlin I Al. A COMMUNITY-WIDE CRITERIA I 1.1 Solar Orientation I I I ✓I I 1.2 Comprehensive Plan I I 1 I I 1.3 Wildlife Habitat I I I ✓ I 1.4 Mineral Deposit I I 1 ✓I I 1..5 Ecologically Sensitive Areas 1 reServed I I 1.6 Lands of Agricultural Imocrance I reserved I I 1.7 Enercv Ccnsen,atjcn 1 I✓I I " / I I 1.8 Air Quality I Iti I I I/ 1 I ' I 1.9 WaterQury I it/ I I ✓ 1 1.10 Sewace arc tAlast_s I !I I I ✓ I { 1.11 WaterConseniation 1 I✓ / I I 1 1.12 Residential Density 1 I VI I I i A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI I 2.1 Vehicular. Pedestrian. Bike i ransccnation I I ✓� I ✓ 1 I I 2.2 Euiidinc Placement and Orientation I I d 1 I I 1 d 2.3 Natural h'ea.,:re= 1 1 ✓I I 1 I 2.4 Vehicular Circulation and Parikinc I 1✓I I ✓ I 2.5 Emergency Access - I IV 1 I 1 I Crest_.. I I✓1 I ✓ I 1 1 2.., Pedestrian��n Circulationt/ I 2.7 Arcnitec:ure I III I I I I 2.8 Euiicinc Heicnt and Views I I I VI I I 1 2.9 Shading I I✓I I I I I 2.10 Solar Access I I ✓I I ✓ I 2.11 Historic Rescuroes I I /, ✓I I I , 2.12 Setbacks I I V I I I I i 2.13 Landscape ( 1 t/z1 1 I 1 2.14 Sicns I I✓ I 2.15 Site Lighting I/I I ✓ I 2.16 Noise and Vibration I I✓•1 1 I I I 2.17 Glare or Heat I I✓I ) 2.18 Hazardous Materials I I I I • A 3. ENGINEERING CRITERIA 1 3.1 Utility Capacity I 1 ti I I / 3.2 Design Standards I 1 ✓ I ) / I 3.3 Water Hazards I 1 I ✓ l I I 3.4 Geologic Hazards I 14 1 I -- 4. Land Development Guidance System for Planned Unit Developments T ne City of Fort Collins, Colorado, Revised, ch 1994 US - 51 - j Am im- T c o 4.4..t f UV 1 fre-j INA-t-I ZU-k-k *4 4-1 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 �s development plan. Yes No N/A s- 1. Does the project gain its primary vehicular access from a street other than ❑ Id or, South College Avenue? - 2. Are all repair,painting and body work activities,including the storage of ❑ ❑ '2( "" 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 ❑ ❑ id a entertainment,does it meet the following requirements? - a. Is the use established,operated or maintained no less than 500 feet A 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(1,000')feet from another similar use? 4. DOES THE PROJECT EARN AT LEAST FIFTY (50%)PERCENT OF I ❑ �_ 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? -- R b. Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center,office,or industrial park? A 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 -68 - NZ i f • Auto-Related and Roadside Commercial (continued) r _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? -3 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 4 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. :-r aul i M Land Development Guidance System for Planned Unit Developments The City of Fort Collins,Colorado,Revised March 1994 -69- • • . AUTO-RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Is I II III IV the •__' Criterion Circle Multiplier Points MaximumCriterion Applicable the Earned Applicable en- Yes No Correct Score Points Ixll if- a. Not at Two Arterials X X 2 0 2 ® 4 b. Part of Planned Center X X 2 0 3 ( 6 c. On Non-Arterial X 2 0 4 p 8 d. Two Acres or More X 2 0 3 (o 6 '= e. Mixed-Use X 2 0 3 0 6 f. Joint Parking 111111 1 2 0 3 (a g. Energy Conservation X 112 3 410 2 8 h. Contiguity X X 2 0 5 10 i, Historic Preservation 1 2 0 2 -- j. 1 2 0 k. 1 2 0 1 2 0 Totals 2,6 Percentage Earned of Maximum Applicable Points V/VI = VII °to vii r- Land Development Guidance System for Planned Unit Developments The City of Fort Collins,Colorado,Revised March 1994 - 70 - �'