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HomeMy WebLinkAboutPEDERSEN TOYOTA VOLVO SAAB PUD PRELIMINARY AND FINAL - 26 91 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 7 MEETING DATE FL, Ai STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Pedersen Toyota Volvo Saab PUD Preliminary and Final- #26-91 APPLICANT: Sinnett Builders, Inc. c/o Dana Lockwood- Architect 420 S. Howes, Suite 107 Fort Collins, CO 80521 OWNER: Gerry Pedersen Colorado Import Motors 1113 N. College Avenue Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a Preliminary and Final PUD for a 27,222 square foot auto dealership building, for auto sales and service, on a 2.79 acre site located at the northwest corner of College Avenue and Kensington Drive. The property is zoned H-B, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant proposes a 27,222 square foot auto sales and service building on this site. The project scores 58% on the Auto -Related and Roadside Commercial Point Chart. A minimum of 50% is required for approval. The site gains access off of Kensington Drive. There is no direct access off of College Avenue. The perimeter of the site has been creatively landscaped to provide good visual screening and buffering of the car lot from the street frontages, while at the same time meeting the visibility needs of such a use. Interior landscaping exceeds the minimum standards of the City Parking Code and is an attractive combination of evergreen and deciduous trees and shrubs. The PUD is considered compatible with the surrounding area. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Intended Future Ownership of P.U.D.: Intended future ownership of the P.U.D. is intended to remain with the current owners of Colorado Import Motors. The dealership will operate under the new name of PEDERSEN TOYOTA VOLVO SAAB. No change in ownership is anticipated in the near future. Estimate of Employees: Colorado Import Motors currently employs approximately 44 persons. The maximum number of employees, following implementation of this PEDERSEN TOYOTA VOLVO SAAB P.U.D., is anticipated to be approximately 56 persons. Erosion Control During Construction; During construction operations the current City of Fort Collins Standards for erosion control shall be adhered to. Measures to inhibit and/or eliminate erosion runoff onto adjacent City rights -of -way or other properties adjacent shall include temporary barriers, such as straw bales, other temporary drainage containment structures, proper location of earth stockpiles and earth berming. Erosion control planning and proper sequencing of construction activities are to be observed. Description of Rationale Behind Decisions and Choices: Colorado Import Motors (soon to be doing business as Pedersen Toyota Volvo Saab) is an established and successful business. However, the business has outgrown it's current facilities. The decision to pursue a new location is based on a direct and real need to improve service to it's clientele, improve it's ability to stock and display inventory (autos), and improve visibility in the community. The proposed South College Avenue site offers convenient access, sufficient lot size, and is located quite appropriately for its' auto related services. The proposed exterior architecture design concept is intended to meet certain tangible objectives, including recognition, consistent use of color, materials that are durable and easy maintenance. These address certain franchise image objectives mandated by the auto manufacturers. Foundation landscape plantings are proposed at designated areas adjacent tall elements of the proposed building. Of primary concern was the scale and visual impact of the massive service portion of 'the building,.highly visible from - College Avenue. An landscaped elevated auto display is proposed. It is to be bermed and landscaped, thereby softening and reducing the scale of the otherwise massive structure beyond. It is no secret that a significant aspect of any auto dealership, in business, is to market and sell automobiles. This merchandise must be'inventoried and displayed. The display of these automobiles, as products, is very important to this business. However, the proposed site plan mitigates a_conti.nuous_patte.r_n_of d_i.splay_ed_autos on College Avenue, yet satisfies a basic need to display those autos. The plan incorporates landscaped islands located at the perimeter and within the interior of parking areas. A small number of display parking spaces (two) are turned 90 degrees and backed up by landscaped islands. These islands soften and shade hard surface areas in addition to breaking up an otherwise continuous pattern of cars. Orienting these islands parallel to College Avenue increases the landscape exposure of landscaping to this arterial. It should be noted that it is very important to this business that the designated address for this project be a South College number. Land Use Conflict Mitigation: This proposed project is an auto dealership planned in a Highway Business (HB) zone. The site is greater than two acres and is•contiguous to existing urban development with no apparent critical conflicts. Visual and functional interaction between this project and the existing. development will be minimal. Pedersen Toyota Volvo Saab P.U.D. is consistent with the Land Use Policies Plan in regard to infil development. The project is not located at a corner of two arterials, instead taking access from a non -arterial street, Kensington Drive. The proposed parking and new curb cut locations are compatible to the South College Corridor Plan and will not conflict with the implementation of that plan. The proposed new development will incorporate the entire site, which is currently void of trees and landscaping. Landscape buffers will be provided at the site's perimeter in addition to added landscaping at the site's interior to soften the effect of the hard surfacing and facilities required for the intended use. Of key concern is mitigating the effect of the development from College Avenue, parkways and landscaping buffers are to be provided. The proposed new building for the P.U.D. orients the auto service functions of the facility to the rear (west) of the site. This allows for the typically lower and less massive portions of the facility to be located to the front, helping to screen the utilitarian functions of the operation from College Avenue. The architectural quality of will be compatible with exist This new construction will en the proposed new construction ing construction in the area. area, helping to shield the existing the west. e appearance or Lne mini -storage units to Design Methods to Reduce Energy Consumption: The proposed new construction construction will incorporate large W & V) overhangs, at walls with significant glazed surfaces, which shade glazed openings and reduce solar gain in summer months, thereby reducing cooling demand. Energy efficient, gas fired HVAC systems will be utilized. All glazed surfaces will be thermal paned in frames with thermal breaks. The proposed new structure will also be well insulated. Development Schedule and Phasing: It is the desire of the Owner to construct the project in one (1) phase. It is the Owner's intent to begin construction as soon as possible following the Planning and Zoning Board's final approval for the project. Construction completion is anticipated for early to mid 1992. ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Nil the ahteflon M the rntenon opWknbb9 be fate CRITERIONYes No If no, please explain NEIGHBORHOOD COMPATABILITY 1, Social Compatabllity 2. Neighborhood Character 3. Land Use Conflicts I •J..... T-. 1--A PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 11. Water Hazards RESOURCE PROTECTION 14. Wildlife 15. Historic( 16. Mineral ENVIRONMENTAL ST Access 4 r. 1791 AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion tit CrMerion Applkdble Yes NO 1 11 111 IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Applicable Points a. Not at Two Arterials X X1(f 0 2 4 b. Part of Planned Center X X 2 01 3 0 6 c. On Non -Arterial X X L2 0 4 8 d. Two Acres or More X X n2 0 3 (0 6 e. Mixed -Use X X 2 0 3 Q 6 f. Joint Parking 1 1 2 0 3 - g. Energy Conservation X 112131410 2 8 h. Contiguity X X f, 0 5 -/d 10 i. Historic Preservation 1 2 0 2 j. 1 2 0 -k. -- 1- -2--0- V. 2 0 Totals ,2� vI vi Percentage Earned of Maximum Applicable Points V/VI = VII vu W d x C� J W G W x F- MEMORANDUM To: Dana Lockwood, Architect Eric Bracke, Fort Collins Transportation Planner Fort Collins Planning Staff From: Matt Delich Date: May 6, 1991 Subject: Colorado Imports Traffic Study (FILE 9122MEM1) Colorado Imports has proposed to locate an automobile sales and service business on South College Avenue north of Kensington Drive in Fort Collins, Colorado. In February, 1988, The Auto Avenue Site Access Study was submitted for auto related retail uses on the same parcel. This memorandum serves as an update of that site access study. The Auto Avenue Site Access Study assumed various auto retail uses: (1) special retail; (2) convenience store with gas; and (3) a quick lube store. The trip generation for that study was estimated using Trip Generation, 4th Edition, ITE. The trip generation for the Auto Avenue uses. are shown to Table 1. Table 2 shows the trip generation from Colorado Imports use. The auto dealership is listed in Trip Generation, 4th Edition as Land Use Code 841 -- New Car Sales. The following statement defines New Car Sales, from Trip Generation, 4th Edition. "New car sales facilities are generally located as strip development along major arterial streets which already have a preponderance of commercial development. Generally included are auto services and parts sales along with a sometimes substantial used -car operation. Some dealerships also include leasing activities and truck sa-l-es-and-ser_vi.aing_."The_pr_o.po.sed Colorado Imports appears to closely fit this definition. The trip generation shown in Tables 1 and 2 depict daily trips, noon peak hour trips, and afternoon peak hour trips. A trip is defined as having either an origin or destination at the proposed site. Comparing Table 1 and Table 2 shows that the proposed auto dealership is less intense from a travel perspective than the uses proposed on the Auto Avenue site. The daily trips in Table 2 is 52 percent of the Auto Avenue trip generation. The noon peak hour in Table 2 is 81 percent of Table 1 and the afternoon peak hour in Table 2 is 50 percent of Table 1. The percentage change in travel is significant; however, the absolute change in the number peak hour trips is very small compared to the existing and future traffic volumes on College Avenue and Harmony Road. The changes in travel caused by this change of use are not significant enough to warrant a complete revision to the Auto Avenue Site Access Study. I Table 1 Trip Generation (from Auto Avenue Site'Access Study) Daily Noon Peak P.M. Peak Land Use Trips Trips Trips Trips Trips in out in out Special Retail 780 30 30 40 40 C-store/gas 1500 61 61 76 76 Lube Store 200 10 10 10 10 TOTAL 2480 101 101 126 126 Table 2 Trip Generation (for Colorado Imports Auto Dealership) Dai-1-y Noon-P-eak P_..M.._P_eak Land Use Trips Trips Trips Trips Trips in• out in out Colorado Imports 1290 91 72 54 71 New Car Sales (27.2 ksf) Two accesses were proposed to the Auto Avenue site: (1) a full -turn access from Kensington Drive, and (2) a right -in only from College Avenue. Colorado Imports is proposing one access from Kensington Drive. Kensington Drive is a short (470 feet long). street which connects College Avenue and Mason Street. An existing mini -storage complex, west of the site, gains access from Kensington Drive at the present time. Kensington Drive is 36 feet wide. College Avenue has three through traffic lanes in each direction adjacent to this site. There is a 14-16 foot painted median which serves as a left - turn lane for several street and driveway intersections in this area. A southbound right -turn auxiliary lane has recently been built on the west side of College Avenue extending from Harmony Road to the south property line of the Target Store. The peak hour traffic counts at the College/Harmony and Harmony/Mason intersections used in the Auto Avenue Site Access Study are provided in Appendix A. The City of Fort Collins obtained morning, noon, and afternoon peak hour traffic counts at the College/Harmony intersection in 1969. These are shown in Figure 1. Comparing the noon and afternoon peak hour traffic for 1987 and 1989 reveals the following: (1) the north leg has decreased by 6 percent; (2) the south leg has increased by 2 percent; (3) the west leg has increased by 29 percent; and (4) the east leg has increased by 17 percent. These varying rates of change were used to develop traffic projections for the short range (1995) and long range (2010) futures. The site plan for.Colorado Imports is shown in Figure 2. The single point of access proposed to this site is located 170 feet west.of the west curb of College Avenue. It is slightly offset (2 feet) from an access shown in the Auto Avenue Site Access Study for a convenience/gas store on the south side of Kensington Drive. This amount of offset is insignificant and will not affect operation or safety. . Using the 1989 peak hour traffic volumes shown in Figure 1 and the existing geometrics•, the College/Harmony intersection operates acceptably. Calculation forms are provided in Appendix B. Lengths of some phases were adjusted as necessary to improve the operation in this analysis. The phase lengths may not be exactly as described in the Fort Collins VMS. In the afternoon peak hour, some movements on the east and west legs 'are in level of service E; however, the overall operation of the intersection is in level of service D. During the summer of 1991, the City of Fort Collins will construct a raised median on College Avenue north and south of Harmony Road. The new approach geometry,on both legs of College Avenue will be: one right -turn lane, two through lanes, and two left -turn lanes. Subsequent analyses performed cl) rn co cc co to O N r � � O CO Ch CM N N CO N r � � N 't CO U) CA In 11 r 68/117/157 539/259/295 98/.109/91 188/236/296 198/222/555 211/175/313 tr HARMONY r W co ao O LO rcoN r co N CO N co d' co r co O rr` N AM/NOON/PM h I 1989 PEAK HOUR TRAFFIC Figure 1 Pedersen Toyota Volvo Saab PUD - Preliminary & Final, #26-91 June 24, 1991 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: H-B; Target Store (Target PUD) S: H-B; Proposed Amoco Convenience Center and existing McDonalds restaurant (Gateway at Harmony Road PUD) E: b-p; undeveloped and College Inn Motel h-b; Pavilion Shopping Center (Ft. Collins Retail Center PUD) W: H-B; mini storage units (Mini-U-Storage PUD) The property is zoned H-B, highway business. Auto sales is not a use by right in this zone and therefore this request must be reviewed as a PUD. This site is a replat of lots 1 and 2 of the Auto Avenue Mall PUD which was given final approval by the Planning and Zoning Board on May 23, 1988 for various auto related uses, including a convenience/gas station. Auto Avenue Mall PUD replatted the one lot U-Haul PUD which was approved August 27, 1984 for a 43,700 square foot U-Haul rental/repair facility with household storage. The site is located on the west side of College Avenue north of Kensington Drive. The South College Avenue Highway Access. Control Plan was adopted in 1988 and affects potential access points to this site. There will be no access off of College Avenue. All access will be off of Kensington Drive which will eventually be signalized. 2. Land Use• The proposed use consists of a 27,222 square foot building on a 2.79 acre site. The Preliminary and Final PUD scores 58% on the Auto -Related and Roadside Commercial Uses point chart of the Land Development Guidance System. This exceeds the minimum required score of 50%. Points were earned for the following lettered criteria: a) not at two arterial streets, c) access on a non - arterial street, d) a site of 2.0 or more acres and h) contiguity to existing development. The site is located at the corner of College Avenue and Kensington Drive where access is from Kensington Drive only. Kensington Drive is not an arterial street. The site is contiguous to existing and proposed urban development on the north, west, south and part of the east side. kY / PARKING %-PARKIN C7 _Z Y cr Q a J � Ni0 r i m Z W a W co W J, Q N KENSINGTON DRIVE SITE PLAN Figure 2 in this study will use these new geometrics. The geometry on Harmony Road is not proposed to be changed at this time. The generated trips from Colorado Imports were assigned to the College/Harmony and College/Kensington intersections. This assignment used the trip distribution shown in Figure 3. Figure 4 shows the short range (1995) peak hour traffic at the two College Avenue intersections. Background traffic was increased appropriately based upon historic data. Since the status of development between the McDonald's Restaurant and Kensington Drive is not known at this time, the assumed uses for these parcels from the Auto Avenue Site Access Study were not included in this short range assignment. Based upon the volumes shown in Figure 4, traffic signals would not be warranted at the College/Kensington intersection. Therefore, this intersection would continue with stop sign control. Table 3 shows the short range peak hour operation at the two College Avenue intersections. Calculation forms are provided in Appendix C. With the future geometrics, the noon peak hour operation will be at level of service D. There will be no movements worse than level of service D. During the afternoon peak hour, level of service is not determined for the entire intersection, since the V/C is greater than 1.2 for at least one movement. This movement is the eastbound left - turn on Harmony Road. Many iterations of phasing were rVn with the one shown in Appendix C as the best. The eastbound through/right movement and the westbound left -turn movement are less than level of service D. The operation was improved to level of service D (28.6 S/V) with the addition of an eastbound right -turn lane and an additional westbound left - turn lane. This calculation form is also provided in Appendix C. Improved geometry on Harmony Road should be considered by the City in the future. The traffic which precipitates this recommendation is background traffic. With stop sign control, left -turn exits from Kensington will operate unacceptably. This intersection will be signalized in the future according to the Soutli College Avenue Access—Control—P-1-an.. There —is nothing that can be done to improve this operation short of signalization. These movements'do have alternative means of egress via Mason Street. In the long range future assignment, it was assumed that the property between McDonald's Restaurant and Kensington Drive would be developed. Traffic estimates were made for the east leg of Kensington Drive without, the benefit of any detailed trip generation analysis, except the assumptions used in the Auto Avenue Site Access Study. There are no proposals for properties that might be served by Kensington east of College Avenue. A more rigorous analysis for this leg is beyond the scope of this traffic analysis. Figure 5 shows the long range (2010) peak hour traffic at the two College Avenue intersections. It is expected that at or before this future SHORT RANGE % / LONG RANGE % TRIP DISTRIBUTION Figure 3 r KENSINGTON HARMONY SHORT RANGE FUTURE PEAK 25/25 —r 22/22 ` W W J J O 0 N 0 O W N O Of N co N't' r— (D N 458/523 193/161 63 roM r O c r N \ N N ei 387/475 351/876 276/494 N (D 0) rn (D• n CO N co U) � N HOUR TRAFFIC NOON / PM Q N Figure 4 Table 3 Short Range Peak Hour Operation Intersection College/Harmony (signal) College/Kensington (stop sign) EB LT EB RT NB LT Level of Service (Delay) Noon PM D (25.3 s/v) " E E A A C D LOS and delay not meaningful when any v/c is greater than 1.2. Table 4 Long Range Peak Hour Operation Level of Service (Delay) Noon PM College/Harmony (signal) D (29 A s/v) • College/Kensington (signal) C (16.0 s/v) C (16.5 s/v) x LOS and delay not meaningful when any v/c is greater than 1.2. KENSINGTON HARMONY LONG RANGE FUTURE PEAK to co 00 0 N 0 � 0 co 00 -� . �O N 115/90 NOM. 135/115 W (7 W .J J 0 0 0 0 o co 0 to r O C.4 � 0 000 O r to r r M 250/300 500/600 230/200 130/110 NOM. 80/90 to to 0 co r co O ^� 0 O 0 0 r 400/500 400/900 300/550 000 000 MN M � r � 00 It 0 r N O.N N r HOUR TRAFFIC NOON / PM Q N Figure 5 year, a signal would be installed at the College/Kensington intersection. Table 4 shows the long range peak hour operation at the two College Avenue intersections. Calculation forms are provided in Appendix D. The noon peak hour operation will be at level of service D with only improvements to College Avenue as described earlier in this memorandum. There will be no movements worse than level of service D. During the afternoon peak hour, level of service is not determined for the entire intersection, since the V/C is greater than 1.2 on a number movements. Further operation analysis iterations indicated that acceptable operation could be achieved at the College/ Harmony intersection during the afternoon peak hour only with geometric improvements to the intersection. These improvements are: an exclusive right -turn lane on the,west leg of Harmony Road; double left -turn lanes on the east leg of Harmony Road; and a combined through/right-turn lane on both legs of College Avenue. The operation was improved to level of serviceD (37.1 S/V) for the overall intersection. The calculation form for this analysis is also provided in Appendix D. Even though the operation of the intersection is at level of service D, there are three movements that are at level of service E operation.The six lane cross section of College Avenue is the level of improvement indicated in the North Front Range Corridor Study. With the warranted signal, the College/Kensington intersection will operate acceptably. The future geometrics on Kensington Drive should be an eastbound left -turn lane, a combined eastbound through/right- turn lane, and a single westbound lane. Conclusions/Recommendations It is concluded that the existing Auto Avenue Site Access Study, February 1988, along with this memorandum, can serve as the traffic study for this property with the proposed Colorado Imports automobile dealership. The 1991 improvements to Corr-ege--Avenue--wihl—improve--the—operation—at—the College/Harmony intersection in the short range future. The City of Fort Collins should consider geometric improvements to Harmony Road at this intersection in the future. With stop sign control, the left -turn exits from Kensington Drive will operate unacceptably. This operation will be acceptable when the intersection is signalized. This proposed use will take all access from Kensington Drive. The proposed use will have less impact on the area streets than the formerly proposed Auto Avenue uses. Pedersen Toyota Volvo Saab PUD - Preliminary & Final, #26-91 June 24, 1991 P & Z Meeting Page 3 3. Neighborhood Compatibility South College Avenue from Prospect to Harmony has been defined as a community/regional shopping center, therefore, the request for an auto dealership has been interpreted to be compatible with the surrounding area. For this reason, no neighborhood meeting was held. 4. Design: This proposal for an auto sales dealership consists of a 27,222 square foot building for auto sales, service, and office uses. Part of the building will be two stories, with no part of the building to exceed 40 feet in height. The second story will add an additional 7,585 square feet of office space to the 19,637 square foot first floor building footprint. The entire perimeter of the site would be landscaped with a variety of deciduous and evergreen shrubs and trees. The exterior building surfaces are proposed to be a white synthetic stucco with red and dark grey accents. The trash enclosure and used oil storage enclosure will be constructed of similar materials. Glazing elements of the showroom on the east and south elevations will be anodized aluminum storefronts with dark frames to reduce glare. Construction will include 4-5' overhangs, at walls with significant glazed surfaces, to shade glazed openings and reduce solar gain in summer months, thereby reducing cooling demand. The entire building will be provided with a fire sprinkler system. The building is set back 115' from the flow line of Kensington Drive and 81' from the flow line of College Avenue. There is a 10, landscaped buffer behind the 4' connected walk on Kensington and a 26' landscaped buffer which includes the 7' detached walk along College Ave. A combination of shade and ornamental trees, shrubs, turf and flower beds provide a visual buffer, seasonal screening and color, and provide an attractive setting for vehicle display which is a necessity of this proposed use. The applicant has provided three spaces along College to display vehicles "sideways". These areas are more heavily landscaped on both sides of the display area and function in part to break up the line of car grills as seen from College. A cluster of evergreen trees and shrubs has been provided at the northeast corner of the site to provide some screening of the interior of the site from southbound lanes of College Avenue. The entire north property line will be planted in a combination of shade trees and evergreen Pedersen Toyota Volvo Saab PUD - Preliminary & Final, #26-91 June 24, 1991 P & Z Meeting Page 4 shrubs to provide additional buffering of the car lot from the north property line. There are existing shade trees along the west property line on the Mini-U-Storage PUD property. The applicant proposes a 4' landscaped strip of fescue mix along this property line. The applicant is proposing one elevated landscaped area for the display of one car in the interior of the site. The applicant is not proposing any car racks at this time. Any racks proposed in the future would require an administrative change, would not exceed 4' in height and would be restricted to the horizontal plane. No angled display racks would be allowed on this PUD. Building signage is proposed to be individual pan channeled letters which are internally illuminated. No cabinet signage is proposed on the building. The Pedersen Logo has not yet been designed, but the lettering and size will be similar to that shown on the architectural elevations. In any case, lettering on the east elevation will not exceed the size of the fascia band. Wall signage on the south elevation above the service area will be no larger than 18 inches in height and limited to that shown on the plans. Two ground mounted internally illuminated monument signs are proposed. The applicant has provided descriptions of these signs on the architectural elevations. The base is proposed to match the stucco of the building. The color of the letters has yet to be determined but would likely be blue, red, or gray to match the building accents and trim. The signs would be just over 10' high and would be placed in landscaped planting areas. Any signage (other than directional signage) that is not shown on the plans will not be allowed on this PUD without further review by the Planning Department and/or Planning and Zoning Board. Staff has reviewed the lighting plan and initially had concerns about how much illumination the flood lights would give off. All lighting on the site will be down directional with sharp cut-off luminares and no light spillage off the site. The poles for the light fixtures will be a dark color, they will not be white or silver. Staff compared the lighting levels for other car dealerships along the South College Corridor from Drake Road to Harmony Road and have requested that the applicant provide documentation that this PUD will have a similar level of light maintained on the front row as do Markley Motors, Dellenbach Chevrolet, Ed Carroll Motors, and the new Saturn dealership. The amount of light at Spradley Barr Ford is not acceptable. Pedersen Toyota Volvo Saab PUD - Preliminary & Final, #26-91 June 24, 1991 P & Z Meeting Page 5 The applicant's electrical design engineer, John Benson, stated that the lighting design for Pedersen Toyota, Volvo, Saab PUD will result in approximately 15 to 25 foot candles (FC) of illumination maintained on the front row, tapering off towards the interior of the site. As a reference, industry standards for foot-candle illumination of parking lots is between 5 and 10, baseball infields are 10 to 50 (FC), gas station pump areas are 30 (FC), and illumination of a dark monument or wall is 50 (FC). According to the lighting engineer for Tynan's Nissan, the current illumination on the front row of the Nissan dealership on South College is approaching 280 FC. Staff feels that an illumination level of 15 to 25 (FC) would be reasonable and justified for this use. Any increase in lighting levels would require review by the Planning Department and/or the Planning and Zoning Board. 5. Transportation: Access to the Pedersen Toyota, Volvo, Saab dealership site will be off of Kensington Drive. There will be a loop drive around the building for circulation and emergency access. The two north -south drives will be signed "Fire Lane -No Parking". Access to the service center is from the entrance drive directly north to the entrance on the south side of the building. Serviced vehicles exit to the north and are parked in the north lot or are brought around the building to the south lot. Sixteen customer parking spaces are provided close to the building. One handicapped space is available close to the entrance, 45 employee parking spaces are provided to the rear of the building near the service exit area, and 118 display spaces are provided along the perimeter and at the north side of the site. There is no direct vehicular access to South College Avenue from this site. This design is in conformance with the South College Access Plan which was adopted in 1988. A detailed traffic study for the Auto Avenue Mall PUD was submitted and reviewed by the Transportation staff in February of 1988 and an amended traffic study was submitted with this request. The Transportation Staff has reviewed the amended traffic study and accepts the conclusion that this request will be less intense than the previously approved retail, convenience store, and auto related uses. In the short term analysis, the intersection of College and Kensington is indicated for stop sign control. Left turns for eastbound traffic would be difficult. Left turns for northbound traffic would operate acceptably. These movements would have alternative means of egress via Mason Street. The long range Pedersen Toyota Volvo Saab PUD - Preliminary & Final, #26-91 June 24, 1991 P & Z Meeting Page 6 analysis, which considers the build out of the Gateway at Harmony Road PUD and development of East Kensington across College, indicates that a traffic signal will be required for the Kensington -College intersection in the future. This is in accordance with the South College Access Plan. The City's Transportation Staff has accepted the conclusions of the submitted traffic study. 6. Storm Drainage The City Storm Water Utility has reviewed the revised Storm Drainage Report and Plans for this project and finds that they adequately address their concerns for erosion control measures, storm drainage, water quality, and on -site detention requirements. RECOMMENDATION: This proposal for a Preliminary and Final PUD for the Pedersen Toyota, Volvo, Saab auto dealership meets the criteria of the Auto -Related and Roadside Commercial Uses Point Chart and the applicable criteria of the All Development Criteria of the Land Development Guidance System. Therefore, staff recommends approval of Pedersen Toyota Volvo Saab PUD Preliminary and Final PUD- #26- 91. No Text No Text PEDERSEN TOYOTA VOLVO SAAB P.U.D. College Avenue & Kensington Drive Fort Collins, Colorado submittal date: May 5, 1989 revised Statement of Planning Objectives The existing Toyota/Volvo/Saab Dealerships have outgrown their current facilities on North College Avenue and need to improve their ability to service clientele. To better service it's clientele a new location and facilities are required.. The primary objective is to create new, efficient, convenient and attractive facilities to enable Pedersen Toyota Volvo Saab (currently doing business as 'Colorado Import Motors) to enhance its established operation. City Land Use Policies Achieved: Policy 3a: The property has existing development on the north and west boundaries, College Avenue is to the east and an approved P.U.D. to the south. This should qualify this project as an infil project, thereby assisting to satisfy th City'.s policy of maximizing the utilization of land within the City. Policy 21: Primary access for the project is from Kensington Drive. There is a south bound right turn deceleration lane from College Avenue onto Kensington Drive.The auto related land use and Kensington Drive access for this site is consistent with the City's South College Corridor Plan and Land Use Policies Plan. Policy 22: Contiguous development surrounding this proposed project include a Target store to the north, a mini storage complex to the west, College Avenue and Kensington Drive to the east and south respectively. The property to the south (across Kensington Drive) is an approved P.U.D.. This project should receive preferential consideration.