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Home My WebLink AboutCHICK-FIL-A, MINOR AMENDMENT - MA0900004 - CORRESPONDENCE - (25)(Ste wOlt ick-Fil-A,Allen Ginsborg.Le'' 09-10-08.doc Page 3 The section further states that such an alternative to the street sidewalk must include a connecting walkway(s) and may include internal walkways or other directly connecting outdoor spaces such as plazas, courtyards, squares or gardens. It is possible that the developer and City staff could discuss, and possibly agree upon, a layout and design of the site that would be considered to satisfy this section of the LUC based on the allowable exceptions to the build -to line standards. If this were accomplished it could have an effect on the project's ability to satisfy the requirement set forth in Section 3.5.3(B)(1), as discussed in comment #5, above. Section 3.5.3(C) of the LUC sets forth variation in building massing standards. 8. Section 3.5.3(D) of the LUC sets forth standards relating to site specific design, building facade treatment, building entrances, awnings, building base and top treatments, encroachments, drive -through lane width limitations, and illumination (lighting) prohibitions. 9. Section 4.21(E) in the Commercial District section of the LUC sets forth several Development Standards that you should be aware of. Please let me know if this satisfies your immediate questions. These comments are in addition to the comments made at conceptual review on August 4, 2008. City staff can be available to meet with you, if necessary, sometime next week when you return from California. Sincerely, Steve Olt, Interim Current Planning Director cc: Jeff Scheick, PDT Director Sheri Langenberger, Engineering Helen Migchelbrink, Engineering Steve Olt- ;hick _Fil-A,Allen Ginsborg.Le`' 19-10-08.doc Page 2 not be shown on the plans. The drive-in restaurant building and drive -through lane as shown on the conceptual plan do satisfy the "build -to" line requirement set forth in Section 3.5.3(B)(2)(c) of the Land Use Code (LUC). Based on the conceptual plan, at least 30% of the proposed building would be located at least 10' and no more than 25' behind the ROW line of the adjoining street (Horsetooth Road). It appears to be 22' - 23' from the ROW line. Due to the existing Larimer County No. 2 Canal east of the site the proposed drive-in restaurant development cannot (and will not be required to) satisfy the build -to line standard for South College Avenue. 5. The drive-in restaurant building and drive -through lane as shown on the conceptual plan do not satisfy the Orientation to a Connecting Walkway requirement set forth in Section 3.5.3(B)(1) of the LUC. This section states (in part): At least one main entrance of any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage. Based on Figure 10 in this section it appears that the plan as presented at conceptual review would not satisfy this standard; therefore, a request for a Modification of Standard, per Division 2.8 of the LUC, would have to be submitted by the developer for review and decision by the Planning & Zoning Board at a scheduled and advertised public hearing. 6. The drive-in restaurant building and drive -through lane as shown on the conceptual plan do not satisfy the Orientation to Build -to Lines for Streetfront Buildings requirement set forth in Section 3.5.3(B)(2) of the LUC. This section states: "Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street." This section of the LUC does have exceptions to the build -to line standards that shall be permitted. In Section 3.5.3(13)(2)(d)2 it states that if the building abuts a four -lane or six -lane arterial street, and the Director has determined that an alternative to the street sidewalk better serves the purpose of the connecting commercial destinations due to one or more of the following constraints: a. high volume and/or speed of traffic on the abutting street(s), b. landform, c. an established pattern of exiting buildings that makes a pedestrian -oriented streetfrnt infeasible. Steve.Olt-Chiok-Fit-A,Allen Ginsborgl& -09-10-08.doc Page 1 September 10, 2008 Allen Ginsborg NewMark Merrill Mountain States 5700 Hearthstone Circle Fort Collins, CO 80528 Dear Allen, This letter is intended to outline City staffs concerns regarding your proposal to develop a Chick-Fil-A drive-in restaurant in the Cottonwood Shopping Center. This would replace the vacant Nate's Restaurant building. The following items represent staffs positions & concerns: The change -of -use from a standard sit-down restaurant to a fast food restaurant with drive-in can be reviewed and possibly approved through the City's Minor Amendment process. 2. An eastbound right -turn lane from Horsetooth Road to South College Avenue is needed. If an attached sidewalk is acceptable along the south side of Horsetooth Road then an additional 12' (minimum) of right-of-way (ROW) must be acquired from the adjacent property owner. The City will pay for the ROW. Because the additional ROW will have a dramatic impact on the site to be redeveloped for a drive-in restaurant, staff would like to meet with the potential developer to discuss a possible reconfiguration of the parking lot due south of this site to allow the future building and drive -through lane to be moved south to accommodate the increased ROW width. 3. Will the potential developer be responsible for any street and sidewalk improvements to South College Avenue and Horsetooth Road east of the site and the existing Larimer County No. 2 Canal? This may be dependent on how the ownership of the properties in the Cottonwood Shopping Center is broken down. If the existing attached sidewalks along South College Avenue and Horsetooth Road are in good condition it is unlikely that improvements to these sidewalks will be required. The Developer is responsible for repairing/ replacing any damaged curb, gutter and sidewalk existing prior to construction adjacent to the site, as well as streets, sidewalks, curbs and gutters, destroyed, damaged or removed due to construction of this project. Any damaged items shall be replaced or restored in like kind at the Developer's expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. The limits of the repairs will be identified in the field by the City Engineering Inspector prior to and over the course of the project and will Page 1 of 1 From: Steve Olt To: aginsborg@poudre.net Date: 9/10/2008 12:14 PM Subject: possible Chick -Fill -A restaurant CC: Helen Migchelbrink; Jeff Scheick; Peter Barnes; Randy Maizland; Sheri Langenberger Allen, Please see the attached letter outlining City staffs positions & concerns (in addition to the comments made at your conceptual review on August 4, 2008) related to your proposal to construct a Chick-Fil-A drive-in restaurant on the site at the southwest corner of South College Avenue and Horsetooth Road, in the Cottonwood Shopping Center. We will be available to meet with you when you return from California if you still have questions about your proposal. Steve Olt, Interim Current Planning Director 970-221-6341 solt(afcaov.com file://CADocuments and Settings\solt\Local Settings\Temp\GW}00002.HTM 9/11/2008