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Home My WebLink AboutAMIGOS AT SOUTH COLLEGE PUD - 31 91 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPROJECT: Amigos at South College PUD Preliminary-#31-91 APPLICANT: Tony Hughes Vaught -Frye Architects 2900 South College Avenue Fort Collins, CO 80525 OWNER: College LTD. 4212 Wellington Drive Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request for a Preliminary PUD for a 3200 square foot fast food Amigos restaurant with a drive through lane, an 1850 square foot 3 bay lube center, and a 6 bay 2550 square foot car wash. The site is the entire College Limited property as indicated on the Superblock #1 plan for South College Properties. The property is located at the southeast corner of College Avenue and the proposed East Kensington Drive, approximately 2600 feet north of the intersection of South College Avenue and Harmony Road. The property is zoned b-p, planned business with a PUD condition. RECOMMENDATION: Denial EXECUTIVE SUMMARY: The applicant proposes a total of 7,600 square feet of auto related commercial uses on a 1.61 acre site located on the southeast corner of College Avenue and proposed East- ---Kensington—Dr.iy_e. Architectural character will be consistent among all uses, with beige stucco buildings and red tile pitched roofs. The landscape, signage and lighting package will be consistent with other PUD developments on College Avenue and will present a cohesive look to this center. The proposed preliminary plan, with the entire right-of-way of Kensington Drive constructed with this project, is in conformance with the Superblock #1 plan for South College Properties and would meet the All Development Criteria and the Auto -Related and Roadside Commercial Point Chart of the Land Development Guidance System. A proposed temporary plan for access from a private drive on the southern half of the Kensington right-of-way does not address the criteria of the Land Development Guidance System. The applicant has requested a variance to the absolute criteria concerning primary vehicular access and to the criteria that a project must li Ip 1-IOLTER �\ ICI . Ba BONE I, a ZONEt a . a„ 1 I f � xy. VL THE GATEVJAY4T NARMONY ROAD P U. D. I' uB Zon.B \� r.IcoorvoLos i ---_------__.......... _.__._.._._._�—_.._.__.____ ABBREVIATIONSI ..a...w..._ ARBOR PLAZA P.U.D. ! i I ,I SCHRADER eP ZONIE I I BL ZON IN b I� FORT COLLINS PLANNING VCJtLI IVtb ASSEMaLAGE m �IN ME I' 1 LEGAL DESCRIPTION —J \ UGII'I FORT COL-1 _�SEMBLAGc AMIGOS AT SOUTH SP ZONE COLLEGE P.U.D. %IELYI.rPY — LAND USE sl.e INTILA. ERIM STREET DESIGN _ 4 \I 'I R I II Y N w yyII Y •� �1p'nlyl ��:�I ��) A 1 W 1 g � �I a J 4\ J I I r— �y I I� I � \ I I 11 mn roro pry / I �I NG TREE TO REUWE 2 r E%ISTNG TREE TO REIN I pi 1 O ® DECIDUOUS TREES �jII ORNM ENiA TREEs sao O CONIFEROUS MM r-- ,RY6, — 7 SNRURS PERENNAL AMIGOS AT SOUTH COLLEGE P.U.D. -----7f II i f .TANOMG BYN MENU BOANC =N LOW Q£ARANCE 9qX TYPICAL SIGNAGE FOR AMIGOS AT SOUTH COLLEGE P.U.D. CCALE TNPEE EXINTNB OF AN NON TO OWE FOOT IVEROREll1 TICIM✓t ORNAMENTAL iREE1Ml , 1 EAST KENSINGTON DRIVE ELEVATION SOUTH COLLEGE AVENUE ELEVATION Y —t BN°BF BqX dINC TMII BpM Ail .I..... ... e e. u A [SLY el net P."LAA .UW m4. a L. • ufm ..t..a.. w...a eq OW CI r aun .— A.." MN UN rM P.Nm NwYN.N w .�w.. ..�..w.i:f "i —th mon - o .un. avaeal .Ml.mtue.l °wtJL. qw 6nF. . 0uunlm °ua�r.�uwrr fief •a. a. on .. 1MIeril to .'it tWW'Jet[YWCIut .YAM.q^•AN WA- NAYS - SNav N.LL AFATAN lu —ANAW Y•... ... Yw c..n. Nm umar .1w te ..a.Lvw: A .o N.... Yooxe - u.won. ANY ..L INNYeY °woPR - vwo� M [[WR aBN6 souP1YN - TT. Yueln. AUJ.IN N rMXAD stCN6 - oY . MYS116 0..VvwveO -.lulcea TO OFrvC-TNFOUON CANOFv •��•• 11 1 SOUTH COYEOE VAUCHT FRYE AMIGOS AT SOUTH COLLEGE P.U.D. PRELIMNARY ELEVATIONAL STUDY SCALE ONE NCN TO EI T FEET W mem .1-m T.. SHEET12 MCDONALDS W W J J 0 0 r H VAUGHT FRYE 2900 S. College Avenue Fort Collins , Colorado, 8o525 (303)223-290B AMIGOS AT SOUTH COLLEGE P.U.D. access e5a N 16 NL EQ _ BP ZONE I , I j &. :n KENSINGTON DRIVIL ------ �] ---- - �' �� In (LECTOR) __ I Bvv.ee' r 4 PROPOSED 12C (TYP . ) .,. R 12' _ _ I.D. ...... ` �./ .....•; .. S16N F 15' R TYP LLBE % I O �- M I ' �-- I I OAR WA IT ' I 1.61 PES N I 1 P ZONED r ' 10 I I I 4• 4• �) f- I;45' Q 45• I I a' T I e' z b I I 7 PaoPo ' I 0 12 n1 }- I I R . O . W . ArDARD f , I m PARKING , . • .' - � I I DRY OFF i I I I r I7 (TYP.) O Q 2 EXISTI�G P P. C . "• .: I.. i- F 1 � � 12 _j Cn I I UNIE- V. TALL R c1 J r2 5 24' 17 I IT I 120• 18. 99, (V co CA I.D. 8 '�' -------- - 1� R�oT IUDot T o ULL 1 , FOR .' cy N _ I IGOR ".P'Aw•` R s` 15' R -i .110 ErNEt..OPE i m Lo l o R r D E-W-EANEI -- < yN Lo 3 aw46'1 ' t I d TYP .) L S7ACg F9RJ — 'TITIA I I I I 60.04 - B06 46'14' l io 300. DO ------ I r -�- T5' (TYP�PROPEPROPOSED Lt F- (TYP .) OTy pLf 4= I I � I I 514. R.10. i---------- `. r Cif Tins of �ibrl f cbn sv �" I ------------fiev° --------------------- o —.� — - A-------- 7b A 3 - A Lq 1 1 a' 1 a' o• Rou� dI 91 VIP A �0 " cn NON I STRa?', sir dp 90 0 am I I I;pp G a� m - r 42.5' ' 24' 17' c acn I AMI i o m RES URA T 320 A �. IA O -I I z 34' Al I 6 -BAY CAR W ASH 70' ---- _-- V �i --- 2 5 50 SF 3 -BAY AUTO F..-,----', ; -- - - ---= -- ---- -- LUBE CENTER I :` 1850 F I I -, ---- 80,-- --- g ^� 0 o. I ®l `~i n Dx -4 Is i I i — - — - — - — - — - r- 0 1 Ip 72— a' O' `. I tJ70 PRIVATFz' DRIVE �`�5'-0 o.c. Amgos Ats. io - ALL DEVELOPMENT: NUMBERED CRITERIA CHART - ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the crdenon cppitcOble? 'Nill the cntencn be sanstie0? If no, please explain oe\��, °°tea ves No NEIGHBORHOOD COMPATABILITY 1. Social Compataollity ✓ ✓ 2. Neighborhood Character ✓ 3. Land Use Conflicts 4. Adverse Traffic Impact yt.;VNA-0JV 10trt L* W PLANS AND POLICIES twin J mot .5 of sorrwrKJ,�N 5 Comprehensive Plan u PUBLIC FACILITIES & SAFETY G ( Plans. 6. Street Capacity v ✓ 7. Utility Capacity ✓ ✓ Design Standards ✓ ✓I Dralclawd 16t in WV\ SC 9. Emergency Access �/ GI n t I A 10. Security Lighting I-s*sn `C 11. Water Hazards ✓ i/ �G /118K ♦ �d RESOURCE PROTECTION 12. Sons & Slope Hazard ✓ ✓ 13. Significant Vegetation ✓ 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit ✓ 17. Eco-Sensitive Areas �/ I 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality ✓ ✓ 20. Water Quality �/ ✓ 21. Noise 22. Glare & Heat 23. Vibrations V' 24. Exterior LignTing ✓ 25. Sewages & WdSTes ✓ ✓ SITE DESIGN 26. Community Organization ✓ V0, 27, Site Organization +/ ✓ 28. Natural Features ✓ ✓ 29. Energy Conservation �/ ✓ 30. Shadows 31. Solar Access ✓ 32. Privacv 33. Open Space Arrangement 34. Building Height ✓ 5 Vehicular Movement ,/ I ✓ 1 �OJ 36. Vehicular Design 1/ �% ►N00 ut C 37. Parking ✓ I 38. Active Recreational Areas I V 39 Private Outdoor Areas 40. Pedestrian Convenience �/ I 41. Pedestrian Conflicts ✓ve 42. Lanascaoinai0cen Areas 43. LonascaoinaiBuiidings ✓ 44. Lanascaping/Screening ✓ .i 45. Public Access V 46 Sians ✓ I -12- Amy` s �f �vY�. C'//e�ce v d AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Appllcaole Points a. Not at Two Arterials X X I 2J 0 4 b. Part of Planned Center X X 2 0 3 1 G' 6 c. On Non -Arterial X X 2 CO 4 `> 8 d. Two Acres or More X X lz2\ 0 3 Q 6 e. Mixed -Use X X 20 0 3 6 f. Joint Parking 1 2 1 0 3 — — g. Energy Conservation X 1 1 1 2 3 4'0 2 8 h. Contiguity X X L.2 0 5 11, 10 i. Historic Preservation 1 2 0 2 j. 1 2 0 k. 1 2 0 I. 1 2 0 Totals v vi Percentage Earned of Maximum Applicable Points V/VI = VII vu Am166. 47- & rift ( �G)u6�'E Ptl/) PI&IIIn/nr/I-PY q/- ql AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Is the I �I III IV Criterion Crfteron Applicable Circle the Multlpller Points Earned Maximum Appllcaole Yes No Correct Score Ixll Points a. Not at Two Arterials X X 0 2 4 b. Part of Planned Center X X 2 0 3 6 c. On Non -Arterial !�� X X ;2 0 4 g 8 Ve�0l d. Two Acres or More, X X 2 0 3 +✓ 6 e. Mixed -Use X X 2 0 3 6 f. Joint Parking 1 2 0 3 — — g. Energy Conservation X 1 1 21314 J 2 L 8 h. Contiguity X X 21 0 5 10 i. Historic Preservation 1 2 0 2 — — j. 1 2 0 k. 1 2 0 1 2 0 Totals 2 Y 8 v vi Percentage Earned of Maximum Applicable Points V/VI = VII _ % vu VAUGHT FM 7u architects July 15,1991 Kirsten Whetstone City Planning Department P.O. Box 580 Fort Collins, CO 80522 Re: Amigos at S. College P.U.D. #91-36 Dear Kirsten, Further to our phone conversation on Thursday, 7-11-91, 1 would like to offer the following comments to three items discussed: Auto -Related and Roadside commercial Points Chart D. Absolute Criteria #1. Does the project gain its primary vehicular access from a street other than South College Avenue? I have answered "yes" to the criteria. 80% of the traffic going to the Amigos P.U.D. will use Kensington Drive as its primary access. This assumes that Kensington is a fully developed public street, as shown on the P.U.D. Site Plan. If Kensington is temporarily developed as a private driveway, as shown on the "Interim Design" site plan, then 56% of the traffic going to the Amigos P.U.D. will use this as its primary access, with only a limited right -in right -out access at College/Kensington, as suggested by the City Transportation Director. However the applicant requests that this interim design be limited to right -in, right -out and left -in turns only at the College/Kensington intersection. 73% of the traffic using the Amigos at S. College P.U.D. would then have its primary access off a street after than College. Please refer to memorandum from Matt Delich traffic consultant for traffic figures generated by the Amigos at S. College P.U.D. 2. Area Map Please refer to attached "Future Area Street Pattern". This shows Kensington going east, crossing the Larimer Co. canal No. 2, and intersecting a public street which runs from Harmony Road north to Pavilion and J.F.K. Parkway. This outline is conceptual at this stage and is of course, subject to much detailed design and public and private scrutiny, but this should give you some idea of the projected development of Kensington, and circulation to J.F.K. Parkway. land planning • architecture 2900S.CollegeAvenue. 1"01'1(;ollius.(:uluriido.80525 (303)223-28(IS Amigos at South College PUD - Preliminary, #31-91 July 22, 1991 P & Z Meeting Page 2 earn at least 50% of the maximum applicable points on the Auto - Related and Roadside Commercial Point Chart. Staff does not support the variance requests and also does not believe that All Development Criteria #4, #5, #8 and #35 have been adequately addressed by the proposed temporary access plan. COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: b-p; vacant (Holter property as indicated on the Superblock #1 plan for South College Properties) S: b-p; Schrader gas, auto service, car wash, and convenience center E: b-p; Fort Collins Assemblage properties as indicated on the Superblock #1 plan and residential (Pioneer Mobile Home Park) W: H-B; vacant (approved Gateway at Harmony Road PUD for a standard restaurant, gas station, and convenience store. The property is zoned b-p, planned business with a PUD condition. This site is the entire 1.61 acre College Limited property on the approved Superblock #1 plan for South College Properties and is currently vacant. The property has been used in the past for a sales lot for mobile homes. The property is located at the southeast corner of College Avenue and proposed Kensington Drive approximately 2600' north of Harmony Road. This request is for preliminary approval of 7,600 square feet of auto related commercial uses. The applicant is partial owner of the surrounding property -to —the east and southeast and has presented a conceptual plan for those properties known as the Fort Collins Assemblage and indicated as such on the Superblock #1 plan (see attached conceptual plan). The intent of future development is to continue Kensington Drive east to intersect with a north -south street connecting Harmony Road with Pavilion Lane. 2. Land Use• The proposed use consists of a 3200 square foot fast food restaurant with a drive -up lane, a 2500 square foot 6 bay car wash, and an 1850 square foot 3 bay auto lube center. The Preliminary PUD (for the design with the entire width of Kensington Drive built) scores a 58% on the Auto -Related and Roadside Commercial Uses Point Chart of the Land Development Guidance System. Points Amigos Page 2 3. Traffic Numbers Generated by the Amigos at S. College P.U.D. Please refer to memorandum from Matt Delich which refers to traffic figures for Kensington as a full -turn City street, and for Kensington as a private Drive with limited turns at College. See also item (1) of this letter. Trust the above information is useful hesitate to contact me. Sincerely, 10 Tony Hughes Enclosed: Copy: College Ltd Amigos If you have further questions please do not MEMORANDUM tn 0 co o To: Fort Collins Planning Staff r Tony Hughes, Vaught*Frye O a Bill Strickfaden, Fort Collins Assemblage J a 10 19 Q o M From: Matt Delich 0 Z s `y Date: July 15, 1991 w o Subject: Traffic projection of the Amigos at South College • PUD (File 9126MEMO) W Z UJ This memorandum documents the traffic projections using za the College/Kensington intersection and the right-in/right- out access at the south property line for the Amigos at South a College PUD. In performing these analyses, the following assumptions were made. " - Trip generation considered is only for the Amigos restaurant, the auto lube center, and the auto car wash. - Trip distribution was 60 percent to/from the north and 40 percent to/from the south. - Full -turn access would occur at the College/Kensington intersection. - Right-in/right-out access would occur at the access between this site and the Schrader property. The trip generation from the proposed uses is shown in � ? Table 1. This peak hour generated traffic was assigned to W the two accesses as shown in Figure 1. All lube center and — LU ?— -- car-- wash traffic was assigned to the College%Kensington z intersection. It is not likely that traffic generated by U- J these two uses would access the right-in/right-out driveway. a > That trip would require a circuitous route through the Amigos parking lot and entrance back on to Kensington Drive due to x access restrictions to these uses. It is expected that c� o approximately 80 percent will use the College/Kensington -� intersection to access the Amigos at South College PUD. W O cc a z The peak hour assignment with right-in/right-out access at both locations is shown in Figure 2. With this type of access, it is assumed that traffic from the north will enter 3 the site via a right turn from College Avenue, and traffic to u.i the south will exit the site via a right turn to College _ Avenue. Both of these right turns, require a U-turn or use of another street in order come from or go to the desired Q direction. It is expected that 56 percent will use the College/Kensington intersection to access the Amigos at South College PUD with this access scheme. With right-in/right-out/left-in access amount of traffic using Kensington will be percent of the site generated traffic. at Kensington, the approximately 73 Land Use Amigos - 3.2 XSF Lube Center - 3 bay Car Wash - 6 bay Total Table 1 Trip Generation Daily Trips 1630 80 650 2360 Noon Peak Trips Trips in out 59 56 6 6 24 24 89 86 P.M. Peak Trips Trips in out 44 42 6 6 14 14 64 62 w 45 W -J r O zAl b M k� .3s/z4 h f N O tom• NO M —+- N ti k-- ► 7/1 a NOON/PM K ENS I MG TO N RIGHT-►N/R►sNT-ou-r DRIVEWAY PEAK HOUR TRAFFIC ASSIGNMENT WITH FULL -TURN ACCESS AT KENSINGTON FIGURE I WX u N 00 N1 Pt OwN91NGTON :NT-IN/RIGHT-OUT DRIVEWAY PEAK HOUR TRAFFIC ASSIGNMENT WITH RIGHT-IN/MGHT-OUT ACCESS AT KENSI NGTON FlG V RE 2 VAUGHT FRYE architects June 10, 1991 Kirsten Whetstone City Planning Department P.O. Box 580 Fort Collins, CO 80522 Re: Amigos at South College P.U.D./91-36 Dear Kirsten, Please find enclosed copy of the Interim Street Design for Kensington Drive. We seek approval for this at the July 22nd 1991 Planning & Zoning Board Meeting. The Amigos plan submitted for approval on June 3rd 1991, shows our ideal "built -out" design for Kensington Drive, as a 50 feet wide street on a 68 R.O.W., equally on Holter & College Ltd Properties. However, because of Mr. Holter's present lack of interest in having the street and R.O.W. on his property, and College Ltd's vital need to usefully develop its property and frontage on S. College, we now propose our interim design for your consideration and approval. This features immediate dedication of 34 feet of R.O.W. on College Ltd. property and the construction of a 30 feet wide, 3-lane, private street, that will efficiently serve Amigos and future College Ltd. development to the east. Please refer to enclosed copies of Matt Delich's letter to Bill Strickfaden, dated June 22, and September 7, 1990, which address traffic movements at the College/Kensington, in detail. In particular Figures 3 and 4 of the June letter, show that the proposed off -set street location functions efficiently both with full-size passenger cars and WB-50 combination trucks. Mr. Delich further states "it is recommended that this design be considered for the east leg of Kensington Drive as a temporary condition, and if necessary, as a permanent condition." We hope it does not have to be a permanent condition! land planning • architecture 2900S.CollegeAvenue, Fort Collins.Coluradu,80525 (303)223-2808 K. Whetstone Page 2 It is clearly understood that when Mr. Holter develops his land, dedicates Kensington Drive Public R.O.W. and constructs the street on his land, at that time, College Ltd. will do same on its property. At that time, therefore, a total of 68 ft. of Public R.O.W. will have been dedicated and 50 ft. of Collector Street to City Standards, complete with Curb, Gutter and Sidewalks, will be in place (as illustrated on submitted Site Plan - June 3rd 1990). Until the time that Mr. Holter is interested in developing his property and builds his half of Kensington Drive, it is vital that an "interim" street be now built to serve the College Ltd. property and its proposed development. We trust this "interim street" proposal will have your active and constructive support, and that you will recommend its approval at the July Planning and Zoning Board Meeting. Sincerely, 4ry�� Tony Hughes Vaught*Frye Architects TH/rp cc: Rick Ensdorf Mike Herzig Matt Delich College Ltd. Amigos Growth Management W a x c-3 J W G Q W S H 1-- 4 CD N Of (D tD CD M MEMORANDUM To: Bill Strickfaden, Fort Collins Assemblage Bob Pennock, Coolldw�el�llBBanker From: Matt Delich Date: September 7, 1990 Subject: Geometric analysis of College/Kensington intersection The following conclusions summarize my further analysis of the geometries and turning movements at the College/Kensington intersection. This analysis was performed to provide the City of Fort Collins staff with further information regarding allowance of full -turns at this intersection with a temporary condition on the east leg. 1. There is a one lane (10'-121) offset for eastbound and westbound crossing movements on Kensington. The westbound offset is more pronounced due to angle of the east leg and the left -turn lane on the west leg. CD z EE w 2. Westbound left turns from Kensington should not conflict Z with eastbound through movements on Kensington. W 3. Eastbound left turns from Kensington will conflict with westbound through movements on Kensington. However, the number of eastbound and westbound through vehicles are • expected to be very low or none at all. Therefore, the o probably of this conflict occurring will be very small F(approaching zero). cc O N 4. There should be no conflicting movements for northbound a or southbound vehicles (throughs, right turns, or left turns) cc on College Avenue, as demonstrated in June 22, 1990 • memorandum. U LL LL cc The attached 1"=40' drawing shows the through movement offset and potential eastbound left turn conflict. 40 R Amigos at South College PUD - Preliminary, #31-91 July 22, 1991 P & Z Meeting Page 3 are earned for a) not at two arterial streets, c) access on a non - arterial street, e) containing two or more significant uses and h) contiguity to existing development. At this time, the property owner to the north is unwilling to dedicate the north half of Kensington Drive and therefore, the applicant is proposing a temporary access design for right -in, right -out and left -in turning movements. The applicant proposes to dedicate and construct the south half of Kensington Drive as a temporary private drive until such time as the north half of Kensington is dedicated. This temporary situation scores 42% on the Auto=Related and Roadside Commercial Uses Point Chart. Points are earned for a) not at two arterial streets, e) containing two or more significant uses and h) contiguity to existing development. Primary access to the activity would be from a private drive not a non -arterial street. The minimum required score is 50%. The applicant has requested a variance to the absolute criteria concerning primary vehicular access and to the criteria that a project must earn at least 50% of the maximum applicable points on the Auto -Related and Roadside Commercial Point Chart. Variances can be granted by the Planning and Zoning Board to the'provisions of the Land Development Guidance System 1) if the applicant demonstrates that the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested and 2) staff has reviewed the variance requests and believes that neither criteria for granting a variance has been substantiated by the applicant. The remainder of this section of the staff report further details staff s reasons for not supporting the requested variances. Staff does not support a variance to the Point Chart to allow _the temporary access because there is no guarantee that Kensington Drive would eventually be built, nor is the timing of construction specified. Furthermore, there has been no provision made by the applicant (via an Overall Development Plan) to show how Kensington could connect to the East. The property owner to the north is apparently not interested in dedicating the necessary right-of-way. Thus, staff can not support this temporary situation. In addition, the temporary situation does not meet the absolute criteria #1 of the Auto Related and Roadside Commercial Point Chart which asks if the project gains its primary vehicular access from a street other than South College Avenue. A private drive does not meet the definition of a "street other than College Avenue". Primary access in this temporary situation would in fact be from College Avenue. Staff does not support a variance to this criteria because the applicant has not substantiated that access is being 00 MEMORANDUM 00 • To: Bill Strickfaden, Fort Collins Assemblage O Bob Pennock, Coldwell Banker r Rick Ensdorff, Fort Collins Traffic Engineer od O 0; O ° From: Matt Delich ZLJT 0 Date: June 22, 1990 z 3 > Subject: East leg of College/Kensington intersection O J An Amigos restaurant has been proposed on a property known as D College, Ltd as shown in Figure 1. This property is bordered on the south by the Schrader property (gas station) and on the a north by the Holter property (vacant parcel on the south and a a motel on the north of the Holter property). At this time, 'z the owner of the Holter property is not interested in m developing the south portion of that parcel. He has expressed no interest in dedicating right-of-way so that the east leg M of Kensington Drive could line up with the west leg of Kensington Drive. The property line between the subject property and the Halter property is skewed to the southeast by 40 15' from perpendicular. This is also shown in Figure 1. As a result of this, the owner of College, Ltd proposed that the east leg of Kensington Drive be totally on the College Ltd property. Fort Collins staff requested an evaluation of whether the offset of Kensington Drive (east and west legs) and the skewed east leg will present operational problems. The South College Median Design, conducted by the City of Fort Collins, tins been completed in this area. These design plans were used in the following evaluations. z Figure 2 shows the South College median design in this area wwith the east leg of Kensington Drive drawn at the proposed ? location. The east leg of Kensington Drive is shown with a z 36 foot cross section which would allow one eastbound lane, ''! � and two westbound lanes (a left -turn lane and a through/right- ? turn lane). U s o Figure 3 shows the turning tracks for a full size passenger - P7- car. Figure 4 shows the turning tracks for a WB-50 w combination truck. These are the extremes of the vehicles o a that would be expected to use this intersection. Left -turn z ingress and egress at Kensington Drive do not conflict with each other when considering the offset street locations. It is concluded that this intersection can be handled by a signal 3 without separate phases for each leg of Kensington Drive or UJ separate phases for each left turn from College Avenue. S a s �~- ~ It is recommended that this design be considered for the east `= leg of Kensington Drive as a temporary condition and, if necessary, as a permanent condition. w W �. —� holter p ! U1 • . I, � , I•' i�r II 4S'l4"G-294r 8�' jl ft, collins ; ass,emb ale lcollegei, ltd. p I I -��'S' 4' 3oQ.DU' I r' c a schrader rl�, o f-SM,vI.' ARMbN ' . '�O I� SITE LocATION FIGURE I I • 0�1 * it -ell Lo co % r. It KENSima-ro"tNINi, DR r SOUTIA COLUEGE Y:q A.! MEblAtJ Vi ; A ib WITH L1 1 :_! + �: i4 ►n I•=� I I \ : S.i i 1 .1 i.(: ' ;' ` .+ [f�i1+;:,tM1l:''y' ' ' �. 'j •,1'��+,1 /•y'�1 � T1' •' ^ I � )'F i I f � 1 q 1 r f l'S1 •,• � , 1.\ it it f 1 1 _ r , 1 1 hI' . 1 I • I ( / � ..,1 • �f �'! I 1 �1 11 • 1 ' , f• f 1 �), •'1 1 I { ,l t!`r''- r•li.. f i [` ;Iw '''-:••' •i „ •;.]1l1 1'.r '1 .. 1 f''':i y ' !.�lrlI. .R ,:•' 1E1 �.f,l �' .4 i.r to C 1711 11 i.i I �1 f !,' i i..'yl .1 ,. ,� '.;+. .i.:�": .1y ��: ••':: j''.:, 1�1' II'i t11 •flr`. I1% 1 ): �::1 ,1 ♦ d^1.: ), 1�i i A, 1 •,/ �, y, 7i.••i� •fl ilI f 1 j �'' 1 / I l i 17 r�:y •:r . ` ',. „ •'J r l 1 { i,' i ' (T 1 S .' *'1' ,' ♦:.:. �1L', fl A 1 ,ti`i `� ,.l I , '1�'Ir �' : 1 i! �1 •'` r 7F>( �1 1�1 1r. 7 1 )7 . •� • )r, 1 : , , • 11' i, 1'r .1 1 jl it i-INp :.S lQ,•'�;. •I. F ! f .rr S'1' r I ' q �. )!,. • 1 i�: •: /-, .,1 i Y' )� F V i 1 : i � �,; ! `1(1~li , ,,, �(f lid '� :1, / •1 ,F, it Is ct lie zt ' } •I (' • ii rl F .! .'• ,,7 /`\ Q T i .,l r�i�i� 1i� r � t r�ur;. ' Q � :r /� ii� ii _ i.'�'� .1. � � fir) 4'Ifi �•1 �"'•,'.•.. � � j. I is _ ;., ,}.1: 1, ,�� :,:.-r�. �: , !..;��{ •�• •i. •i• KENSi1JGTON D....., ____ __. — 1 1. i •, •�.; I , . ,,, :., •- �: I �. ( � ,. i ill• Il •• .r. },L t mod[ 4t 1 ,� • I' IVA PC '- 1. .� ��S:��i.•.. f�� :: it,:;,, ,;,�• •'' ;� G" 4"+`r-� 'r''i ''.i►. 1 "' II . J, 7 ,"t, N 1 r O • - "►}[S(7 b. 2t` 1' i g (li it f�� , r �•� ��i� .Si=;M i i *IjT!1•� � � 'pppp��17 i'{�I' (3•�' 4� �' 3',: , I j' :��/ 1 , !�, F�� i �w • " , �11'�':1 '�,:'iy _r�, ..y .G .1� I, _, 1•(^..' I if � �. !�' � r iq �•77 (•I'~\ � '. ��: Y `F1'I� ' �� !�',h � �. ,f �1 : 1�1•i � L - ; I, J__ /q•�,,,, �'!yY I Ifs. � r. ,t; 1 .� I �, )11 I �. .!1 � ' • •' • i 1 I � ,:IYI , a ii� • : I.l' 1. �}` `V IN t� ) (b ! • Ft ��. Al '� t 1• ! I'1 r;1, ,, , PASSENGER CAR TURNING TRACKS I FIGUR<; .3 • .. t .1 � i. �, M) L• y ,, � it i r! •'' ' k-NI. to r .i'�• + �• I �' ,• I, ili: i ,`' , L ••:I ,.' ] ' ', 11 l+,.d I i� ,,,1;' •''t •'•' •+ i'', ..• t•+i I . i ;•. .•i 1 !'� .i/). (Y +•`i�•i��'•�.•'.1 'It� ' {,'�,l' ��1 !(• ,�1 (• ±•{ tl�" �I :�i' '+`. �� '�.1'..1 :�� A4`, ,'!' �.�� i 11. v r it � 1� 1 ;�.CC�` t � � y � l .�:.j 1 i.' �1.1 ++�� ''{ ��', � •:J � . � �./: 1 • �1 / 1 �1'' J. It • ,'.K�' i� . i•,• 1 . ( 1. yt. l :� i,' t i., ''i 1 1'.•'r.4� �1 1 1 � t I.r ,, ��1 y•1 ,� _i t�l. �� 1 �1 ll\ , (/' l'.I + .1 yl'., 1: h•'1'1ti ,•:' �i. '1. / ' I j3of i r 1 1 1 tu`' , .� .1 .,r f �. 1 1.1 't ++,1.• . y �• , 1 :1.; 't� 1 1 t Q i;� I� r QtJ .t . , , jl: •y:..x �' i :.' to t �,1' i 4 �J` I.iAAj t:j/ •.:t;, i y�1 4 , , I to h it I t. QD KE:WSlWGTON D�Z/ __. ' _ r , 1 t•.' s' ': :t a' 't I ' !. mcy In 1 it 1 1 j' , • i .• � ; • � I a i � ;9 t n tie ••�k ; N•'• / !1 �. 1 � 1 a � 4) i r Ilia ? i �Il.r / i 1 �'R!1`i �l�v F' 1` j�'`'. 1 ,'If,. �, .I ��j g 1 �q1"j i /♦1. .I', Jo 1 .� ` �. n J�•k t\ , � •.I i..l it I. .� • t \ WB-JO TupmmG TRACKS FIGu RE 4 a' HORSETODT- 1 P,oAp VICINITY MAP iL VpegzLccv 1.) ALL- FUE'5UL f lr T� kl ('�IVATE Dt`IVEWAYGi SHALL_ MF-� -FHE GI'^(5'• �h1C�llJ �INC� fL�QUIICEI'IF�1T5. 2) 4LL Nojrc�:D f}E2.EWIrH ISO MINT- To I,E '�t--Hr--r1AT le- ONLY 4 NOT I►JTENc>r--O A (-Ow'TQ-UGTIon4 DOGUMI; 4 — ANY L AB 17�� 14FT1QJS c71 ME NSION�, TD r;X!,&L4MO 5Y 2EC� I YLEp C)O NOT- 15,CAUE UzewlAlc7g drawr S UPr 2r.3LUGl< 4t4 / I % '5032 , _ m F_ D 0 U) N\ J=AV I L LO >IL �11 --Koitler sc racier A ✓ rO_f I -KIT I&L",\ Co�lj L'up Co TfbQL4TMNJ P"( elf, fte c I Ll i i n s as - 'flbla C A Qmr OW. "A LROMMMD MTIF fTI&L- rm & 6��e�lkleP POInJT HS9-r-- LOL&TICQ � PFh16rQ ( fUf>'LAC OFZ- PIZ.-Ivf-:: W&Yo of cUr kJILL- Pe-rwp Ljf7oN TYPE liTKI*Ily or ruToar-, L.Ujp U4v,;,- K-i6lHT iu� If CL47 ONLY. (PUPL4C- L-O"J- EE Ce-- OF C c l T \OJ(L.L [tiPeNp Or IrY 'k �YGE Of f::LATuer, L,&k)P r- klll� (NIT Amigos at South College PUD - Preliminary, #31-91 July 22, 1991 P & Z Meeting Page 4 provided from a street other than College Avenue. Staff also finds that the proposed preliminary PUD with the temporary access for right -in, right -out, and left -in does not adequately address All Development Criteria #4, #5, #8, and #35. Criteria #4 asks "Is the project designed so that the additional traffic generated does not have significant adverse impact on surrounding development?" The proposed. left turn into the site from College Avenue will conflict with the existing turning movements at the West Kensington Drive and College Avenue intersection. The Transportation Department has stated that there is not an acceptable design to restrict access to right -in and right -out and also allow a left -in without impacting the surrounding development. Criteria #5 asks "Is the development in accordance with adopted elements of the Comprehensive Plan, including but not limited to, Master Street Plan and other adopted street policies, etc.?" The Transportation Department does not support the temporary private drive as proposed, because the proposed turning movements on the off -set private drive are not in accordance with the approved South College Access Plan. Staff can not support a preliminary PUD which can not guarantee in writing that the entire street right-of-way will be dedicated and the street will be built. Criteria #8 asks "Does the project comply with all design standards, requirements and specifications for the following services (streets/pedestrian) or have variances been granted? Again, the requested left -in design for the off -set private drive does not comply with the standards, requirements, and specifications for a safe, efficient, acceptable intersection at this location. Criteria #35 asks "Does the street and parking system provide for the smooth, safe and convenient movement of vehicles both on and off the site?" The Transportation Department believes that there is not an acceptable way to design the intersection to allow the requested left -in without creating conflicting left -turn movements into West Kensington. The requested private access would create an awkward and unsafe situation. 3. Design: The entire site is 1.61 acres of which, 11% is in buildings, 45% in parking and drives, 14% is in right-of-way, and 30% is open and landscaped areas. The three buildings which make up the center will be consistent in architectural character, design, building materials, and color theme. The buildings will be a beige/ off- white stucco with red tiled sloping roofs and will not exceed 30 Amigos at South College PUD - Preliminary, #31-91 July 22, 1991 P & Z Meeting Page 5 feet in height. All roof top mechanical equipment and trash receptacles will be screened from view. The restaurant is set back 100' from the flow line of College Avenue. The auto service buildings occupy the rear of the site and are set back over 200' from College Avenue. A 34' landscaped buffer along College Ave will consist of street trees, a bermed turf area, a detached 5' walk, and two clusters of shrubs and evergreen trees. A 15' to 20' buffer with 5 street trees, berms, and shrubs will screen the parking area and auto related uses from Kensington. Additional evergreens and shrubs are placed throughout the site to screen and buffer the proposed parking from the neighboring properties. A private drive east of this property will be dedicated as an access easement to provide access for the auto related uses. Pedestrian access and circulation is provided to all buildings from the public side walk system and is handicapped accessible. Three monument signs are proposed for the center. The main sign for the center will not exceed 12' in height with the remaining two signs being substantially lower in height and impact. The ground mounted signs will be placed in well landscaped planting beds. All signage is proposed to be consistent throughout the center. The bases of monument signs will match the stucco material and color of the buildings. Building signage shall be reviewed at the time of final approval. All site lighting is proposed to be down directional with sharp cut-off with no light spillage off -site. 4,_ Neighborhood Compatibility The proposed land uses are surrounding area and therefore The existing residential uses ownership by the applicant and necessary. 5. Transportation: considered compatible with the no neighborhood meeting was held. to the east are under common he intends to relocate them, as The Transportation Staff has reviewed the amended traffic study and accepts the conclusion that this request will not impact the neighboring streets and circulation system, provided that the full width of East Kensington Drive be constructed from College Avenue to the east property boundary, if full turning movements at the Kensington and College intersection are desired by the applicant. A right -in and right -out at the temporary private drive is also acceptable by the Transportation Department provided that a pork Amigos at South College PUD - Preliminary, #31-91 July 22, 1991 P & Z Meeting Page 6 chop island, designed to City standards, is constructed to prevent left turning movements. An additional right -in and right -out curb cut located on the south property line between this property and the Schrader property would be acceptable if the property owner to the south, Schrader, is in agreement. At this time, Schrader is not agreeable to this proposal for a temporary private drive. He also does not agree with the internal circulation system which does not provide him with access to his site from Kensington Drive, something that he and the owners of College Limited had previously agreed on. The applicant's proposed temporary right -in, right -out, and southbound left into the site at the Kensington location would be allowed only if conflicting left turns could be controlled. The Transportation Staff believes that there is not an acceptable design for controlling conflicting turns because of the south off- set of the private drive from the location of West Kensington. The proposed left in would be unacceptable and unsafe from a traffic safety and operations standpoint and the Transportation Staff does not support this proposal. Left turns into the. site will be allowed when the entire width of Kensington is constructed at the location designated on the South College Access Plan. 6. Storm. Drainage The City Storm Water Utility has reviewed the Preliminary Storm Drainage Report and Plans for this project and finds that there are many shortfalls and design problems which must be addressed prior to final approval. Revised drainage and grading plans will need to be reviewed by the Storm Water Department upon final submittal. RECOMMENDATION: The proposed preliminary PUD, with primary access from Kensington Drive, provided that the entire right-of-way width is constructed with this project, is consistent with the Superblock #1 plan for South College Properties, the South College Access Plan, and .criteria of the Auto Related and Roadside Commercial Point Chart and the All Development Criteria of the Land Development Guidance System. The temporary access proposal for an off -set private drive does not meet the Auto Related and Roadside Commercial Point Chart. Staff finds that the absolute criteria of primary vehicular access from a street other than South College can not be met unless Kensington is dedicated and constructed as a public street. With the temporary access design the proposed project scores only 42% on the Auto Related Point Chart. Staff further finds that the proposed temporary plan is not in conformance with All Development Criteria Amigos at South College PUD - Preliminary, #31-91 July 22, 1991 P & Z Meeting Page 7 #41 #5, #8, and #35 of the Land Development Guidance System. which are as follows: #4 "Is the project designed so that the additional traffic generated does not have significant adverse impact on surrounding development?" #5 "Is the development in accordance with the adopted elements of the Comprehensive Plan, including but not limited to, Master Street Plan and other adopted street policies, Open Space Plan and other adopted open space policies?" #8 Does the project comply with all design standards, requirements and specifications for the following (streets/pedestrian) services or have variances been granted?" #35 "Does the street and parking system provide for the smooth, safe and convenient movement of vehicles both on and off the site?" The applicant has been unable to secure an easement or dedication of the north half of the proposed Kensington right-of-way and staff can not place a condition that the applicant acquire the necessary right-of-way from a third party in order to construct the street, therefore, staff recommends denial of the Amigos at South College PUD, Preliminary #31-91, including the temporary access proposal for a private access drive at Kensington. I AL 2 Zl� nor 7C, ---------------- n3m_ �c PLANNING OBJECTIVES GLP LEGAL DESCRIPTION Nt CHI, SC-/-D �OL�- AMIGOS AT SOUTH ........ ...... ....... ............ COLLEGE P.U.D. P��ARY LAND USE 51Q KA. 54 am. - -- ---------- --- ---- ONS