HomeMy WebLinkAboutNorth College Taco John's - PDP - 13-10 - Recommendation/Report REPORTS - 08/19/2010North College Taco John's P.D.P., #13-10
August 19, 2010 P & Z Hearing
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4. Findings of FacVConclusion:
In evaluating the request for the North College Taco John's P.D.P, Staff makes the
following findings of fact:
A. The proposed land use, drive-in restaurant, is a permitted land use in the
Service Commercial zone, subject to Planning and Zoning Board review.
B. - The P.D.P. complies with the applicable General Development Standards of
Article Three and the C-S zone district standards of Article Four.
RECOMMENDATION:
Staff recommends approval of North College Taco John's P.D.P., #13-10.
North College Taco John's P.D.P., #13-10
August 19, 2010 P & Z Hearing
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chiller unit. The colors in the front ("gold coast") and two sides ("peppery") are vivid.
The back of the building and chiller unit will be painted gray ("prairie clay").
L. Section 3.6.4 — Transportation Level of Service Requirements
According to the Transportation Impact Study:
• The development of Taco John's is feasible from a traffic engineering
standpoint.
• The joint access driveway intersection with North College Avenue will not be
signalized and will operate acceptably with one exception.
• The calculated delay for the afternoon peak hour for cars exiting the site and
trying to turn left will experience LOS E . This is considered normal during the
peak hour at stop sign controlled intersections along arterial streets.
• In the long range, this access will be restricted to right-in/right-out when the
North College Access Control Plan is fully implemented.
• Bicycle LOS C can be achieved.
• Existing sidewalks in the area are sporadic. Acceptable pedestrian level of
service cannot be achieved for all pedestrian destinations. The construction of a
new sidewalk along North College Avenue will link the site north to the traffic
signal at Willox Lane. There is no sidewalk south of the site; however the
private walkway connecting the mobile home park will be benefit park residents.
• The project will be served by Transfort Route Eight.
North College Taco John's P.D.P., #13-10
August 19, 2010 P & Z Hearing
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drive aisle. This walkway will double as an outdoor patio. Internally, a private walk
will connect to the mobile home park at the southwest corner of the site.
G. Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and sharp cut-off fixtures. There
are no foot-candles that exceed the maximum allowable. In particular, lighting
levels are reduced along the western and southern edges of the project to minimize
light intrusion along the shared property line with the mobile home park. Wall -
mounted lighting will decorative in function with low illumination.
H. Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. In this case, there are no buildings of significance in the
immediate vicinity.
Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and
Parking — Orientation to a Connecting Walkway
As mentioned, there is a direct connecting walkway out to public sidewalk along
North College Avenue without crossing a driveway. This walkway has been
integrated into a front patio which highlights the entrance.
J. Section 3.5.3(B)(2)(a) — Relationship of Buildings to Streets, Walkways and
Parking — Build -to Lines
North College Avenue is classified as a four -lane arterial street. The building is
brought up to within 25 feet of the right-of-way, thus not exceeding the required 25
foot build -to line.
K. Section 3.5.3(D)(1 — 6) — Character and Image
At 757 square feet, the building is very small. By way of comparison:
• Human Bean — 821 N. College Ave. — 357 square feet
Human Bean — 1822 S. College Ave. — 499 square feet
• Bean Trees — 432 12th Street — 500 square feet
The building features a synthetic stone and glass vestibule along the east elevation.
Behind this is a raised parapet topped by a rounded shape. The north and south
elevations feature the dispensing windows each with a small canopy and topped by
a rounded parapet wall. The back of the building is box -shaped with an attached
North College Taco John's P.D.P., #13-10
August 19, 2010 P & Z Hearing
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3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the building where there are no
conflicts with paved areas. Street trees are provided along North College Avenue.
Foundation shrubs are provided around the building.
B. Section 3.2. 1 (E) (4) (a) — Parking Lot Perimeter Landscaping
To the west and south, the vehicle use area will be effectively screened with a six
foot solid wood fence.
The parking lot perimeter is landscaped along the shared access driveway along
the north property line with shade trees on 40 foot centers. There is a mix of shade
and evergreen trees along the west. To the south is a stormwater detention pond
that is upgraded with evergreen trees.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The project has 10 parking spaces which require a minimum of 6% interior
landscaping in the form of islands. The parking lot features three islands and
interior landscaping and, therefore, exceeds the required minimum.
D. Section 3.2.1(F) — Tree Protection and Mitigation
Several Siberian Elms will be removed requiring no mitigation due to being an
invasive species. One deciduous shade tree will be removed requiring mitigation.
As a result, five new shade trees will be up -sized from 2.5 to 3.0 inches in caliper as
per the requirements of the City Forester.
E. Section 3.2.1(E)(6) — Screening
The trash enclosure will be constructed of textured concrete block, painted to match
the building's exterior. Doors will be metal.
F. Section 3.2.2(B) — Access Circulation and Parking and Section 3.2.2(C)(5) -
Walkways
Sole access is gained by the shared driveway along the north property line. There
is a direct connecting walkway that links the building to the new public sidewalk
being constructed by this P.D.P. along North College Avenue without an intervening
North College Taco John's P.D.P., #13-10
August 19, 2010 P & Z Hearing
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COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: C-S; Carwash and Self -Storage, Drive -through Restaurant and Fuel Facility
S: C-S; Mobile Home Park
E: C-S; Shopping Center (Supermarket, Drive -through and Fast Food Restaurant,
Bank, Retail, Fuel Facility, Vehicle Minor Repair, Retail Store with Vehicle
Servicing)
W: C-S; Mobile Home Park
Zoning History:
B-G, General Business, from 1965 to 1976;
H-B, Highway Business from 1976 to 1997;
C-N, Commercial North College, from 1997 to 2009;
C-S, Service Commercial, from 2009 to present.
All current and previous zone districts permitted drive -through restaurants.
Between 2000 and 2005, building permit records indicate that there were repeated
violations with regard to dangerous and unsafe conditions of the buildings at 1603 and
1605 North College Avenue. The notification letters to the owner indicate that there was a
history of vagrants illegally occupying the structures and frequent instances of vandalism
and fire. Finally, in 2005, the buildings were demolished.
2. Service Commercial Zone District:
A. Permitted Uses
Drive-in restaurants are a permitted use in the Service Commercial zone, subject to
Planning and Zoning Board Review.
B. Land Use Standard
The building is one story, thus below the maximum height of three stories.
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iiEMNO Z
MEETING DATE if to
STAFF
PLANNING & ZONING BOARD
PROJECT: North College Taco John's P.D.P., #13-10
APPLICANT: Taco John's International, Inc.
c/o Northern Engineering
200 South College Avenue, #200
Fort Collins, CO 80524
OWNER: Evir Lopez and Orlando Hernandez
6115 Polaris Drive
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for a new 747 square foot restaurant featuring two drive -through lanes.
The site is now vacant and located 1603 and 1605 North College Avenue. The site is .75
acres in size and will share an access drive with the existing Executive Carwash and Self -
Storage, the adjoining parcel to the north. The parcel is zoned C-S, Service Commercial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed land use is permitted in the Service Commercial zone district. The P.D.P.
satisfies the applicable criteria of the General Development Standards of Article Three and
the C-S district standards of Article Four.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750