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HomeMy WebLinkAboutRAISING CANE'S - PDP - 6-04 - REPORTS - RECOMMENDATION/REPORTRaising Cane's Drive -Through Restaurant PDP, #6-04 May 20, 2004 P&Z Meeting Page 8 In terms of noise, the outdoor patio is located on the west side of the building along College Avenue. Generally, the manager has a vested interest in maintaining a clean site that is accepted by the neighborhood and free from late night rowdiness. The store manager is motivated to maintain the property and operate within the law. 5. Findings of Fact/Conclusion: A. A drive -through restaurant is a permitted use in the C, Commercial zone district, subject to review by the Planning and Zoning Board. B. The P.D.P. complies with the applicable General Development Standards. C. A neighborhood information meeting was held on November 10, 2003. Traffic at Remington and Dartmouth will be monitored. Any nuisance problems fall under the jurisdiction of the nuisance section of the City Code. RECOMMENDATION: Staff recommends approval of Raising Cane's Drive -Through Restaurant, P.D.P., #6- 04. Raising Cane's Drive -Through Restaurant PDP, #6-04 May 20, 2004 P&Z Meeting Page 7 adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -modal Transportation Level of Service Manual for the following modes of travel: motor vehicle, bicycle and pedestrian. Traffic Operations will continue to monitor the Remington and Dartmouth intersection. Additional traffic control, such as a stop sign, will be installed but only if warranted. 4. Neighborhood Compatibility: A neighborhood meeting was held on November 10, 2003. Minutes to this meeting are attached. Briefly, the compatibility issues, and their resolution, are summarized as follows: A. Traffic on the "Frontage Road" There was a concern about traffic using the frontage road that serves three properties south of Rutgers. In response, the frontage road is not really a publicly dedicated right-of-way. Rather, it is merely private property that was used by the previous owners as a private drive. This private drive will be eliminated. Therefore, with this P.D.P., this road will now terminate at the north end of the Rutgers Office Building property and the south end of Enterprise Rental Car property. Primary access to the property will be from the outside northbound lane of College Avenue, not the frontage road. B. Traffic at Remington and Dartmouth There was a concern that this is an uncontrolled intersection. Typically, the southbound left turning maneuver slices the left turn into the northbound lane on Dartmouth. In response, the easterly access to the site is considered secondary and will likely be used only by residents of the immediate neighborhood. Left turn slicing is usually modified in the presence of another car. Traffic Operations will continue to monitor the intersection and install a stop sign, if warranted. C. Hours of Operation There was a concern about the hours of operation, noise and general late night rowdiness. In response, the applicant stated that the store manager would have discretion as to the hours of operation on weekends. While the store manager is interested in serving the late night trade, this does not necessarily translate into the restaurant becoming a teen hangout. This is similar to other drive-in restaurants on College Avenue. Raising Cane's Drive -Through Restaurant PDP, #6-04 May 20, 2004 P&Z Meeting Page 6 building. The patio is setback from the property line by 19 feet, within the build -to line. (2.) Both the City and CDOT require that parking stalls be setback from the outside travel lane of College Avenue by a minimum of 75 feet so internal parking maneuvering does not impede traffic flow on the roadway. The placement of the building is designed to relate to this mandatory parking lot setback. (3.) There is no intervening parking lot or drive located between the building and College Avenue which is the fundamental purpose for the standard. (4.) There is no uniform building placement between Spring Creek Drive and Rutgers Drive. The building to the north faces Rutgers. Should the property to the south re -develop, it will face the same parking stall setback from flowline of 75 feet. Therefore, the 43.5 setback will not appear out of alignment within the context of the block. (5.) Staff considers the 18.5 feet divergence in the build -to line to be a nominal and inconsequential when considered from the perspective of the entire development plan, and that the P.D.P. will continue to advance the purpose of the standard. N. Section 3.5.3(D)(1 — 6) — Character and Image The building will feature a brick base and synthetic stucco field. The north, south and west facades include windows and awnings. There are two projecting modules, one on the north elevation and one on the west. These modules are half -round in form and project out from the wall plane and project above the flat roofline. Roof -top equipment will be screened. The entrances are clearly defined and framed by sheltering elements. The flat portions of the roof feature a small cornice. Overall, the building includes a distinct base, middle and top, with neutral colors. O. Section 3.6.4 — Transportation Level of Service Requirements The Transportation Impact Study has been reviewed and evaluated by the Traffic Operations and Transportation Planning Departments. The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities necessary to maintain the Raising Cane's Drive -Through Restaurant PDP, #6-04 May 20, 2004 P&Z Meeting Page 5 L. Section 3.5.3(B)(1) — Orientation to a Connecting Walkway Both entrances are oriented to a six-foot wide walkway that connects to the public sidewalk on College Avenue, without crossing a parking lot or drive. M. Section'3.5.3(B)(2) — Orientation to Build -to Line for Streetfront Buildings This standard requires that the building be placed between ten and 25 feet from the right-of-way line of South College Avenue. The edge of the outside patio wall is setback from College Avenue by 19 feet. The building is setback by 43.5 feet. While the building placement exceeds the required build -to line by 18.5 feet, Staff considers the standard met based on the provisions that allow certain exceptions to the standard. Exceptions are permitted in the two following cases: "In order to form an outdoor space such as a plaza, courtyard, patio or garden between the building and the sidewalk. Such a larger front yard area shall have landscaping, low walls, fencing or railings, a tree canopy and/or other similar site improvements along the sidewalk designed for pedestrian interest, comfort and visual continuity." `7f the building is abutting 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 connecting commercial destinations due to one or more of the following constraints: • high volume and/or speed of traffic • land form • an established pattern of existing buildings that makes a pedestrian -oriented streetfront infeasible. Both conditions exist. The larger front yard, patio and landscaping are placed within the ten to 25-foot build -to line. In addition, South College Avenue is a six - lane, high volume arterial street that does not lend itself to pedestrian oriented street -fronting buildings. Staff finds that the building placement accomplishes the overall purpose of the standard based on the following: (1.) An exterior, street -facing patio is a very desirable component for both the streetscape and the restaurant. Since the patio will be formed by a low masonry wall that matches the building, the patio will appear from College Avenue to be an integral part of the Raising Cane's Drive -Through Restaurant PDP, #6-04 May 20, 2004 P&Z Meeting Page 4 The sidewalk circulation system provides for a direct connection from College Avenue to the patio and both entrances. The parking circulation system is based on a right-in/right-out access from northbound College Avenue which is controlled by a raised center median. The first bay of parking is one-way diagonal to reinforce this traffic pattern. In addition, there is secondary access from the Remington/Dartmouth Trail intersection which provides a direct link to the neighborhood. F. Section 3.2.2(C)(5)(a) — Walkways and Street Crossings The internal walkways are designed to allow pedestrians to gain access from either College Avenue or Remington Street. G. Section 3.2.2(D)(1 and 2) — Access and Parking Lot Requirements The parking lot is designed to be safe, convenient and attractive for all modes. The design of the parking lot does not cause cars to slow down or stack in the travel lanes of College Avenue, Remington Street or Dartmouth Trail. H. Section 3.2.2(H) — Drive-in Facilities The single drive -through lane is located on the east and north sides of the building. There is adequate stacking before and after the two service windows. Pedestrians from College Avenue do not conflict with the interior drive -through lane. Pedestrians from the east make one crossing of the drive-thru lane at a crosswalk. Section 3.2.2(J) — Parking Lot Setbacks The parking lot is setback from College Avenue 50 feet and from the east property line by 25 feet thus exceeding the required minimum standards. J. Section 3.2.2(K)(2) — Parking — Maximum Number of Spaces The parking lot contains 49 spaces which is three spaces below the allowable maximum. K. Section 3.2.4 — Site Lighting Parking lot and building lighting will feature down -directional and sharp cut-off fixtures. The pole closest to the apartment building will feature a "house -side shield." There are no foot-candles that exceed the maximum allowed. Raising Cane's Drive -Through Restaurant PDP, #6-04 May 20, 2004 P&Z Meeting Page 3 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 entire site. Six street trees are provided along College Avenue. Along the east property line, trees will be clustered to provide additional screening for the apartment building. In addition to street trees, ornamentals will be provided around the outside patio. B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities The east property line forms a zone district boundary between the Commercial and Low Density Mixed -Use Neighborhood zone districts. The abutting land use is an existing three-story apartment building. An existing retaining wall runs for about 100 feet north from the south property line. A new 4.5 feet high retaining wall will be constructed to supplement this wall along a portion of the east property line. This wall will contribute to screening headlights and noise help buffer the apartment building from the impacts associated with the proposed restaurant. For the segment where the grade flattens out and there is no wall, there will be a dense hedge of Common Lilac for screening. Four shade trees, three ornamentals and two pine trees will supplement this wall and hedge combination. C. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping Since the site is benched into a hill, an existing retaining wall provides the parking lot screening along the south property line. (This wall will be reinforced with a new concrete wall and will be mitigated with landscaping.) As mentioned, a portion of the east property line will also be screened by a new retaining wall. The balance of the east property line is buffered by a aforementioned hedge of Common Lilac, in addition to four trees planted along the stormwater detention pond. The north property line abuts Enterprise Car Rental, which is lower in grade, and is treated with a combination of trees and shrubs. All three sides of the parking lot exceed the minimum required width of five feet. D. Section 3.2.1(E)(5) - Parking Lot Interior Landscaping The parking lot exceeds six percent interior landscaping in the form of islands which exceeds the required minimum for lots with less than 100 spaces. E. Section 3.2.2(B) — Access Circulation and Parking Raising Cane's Drive -Through Restaurant PDP, #6-04 May 20, 2004 P&Z Meeting Page 2 COMMENTS Background: The surrounding zoning and land uses are as follows: N: C; Existing Rental Car Agency (Enterprise Rental Car) and the Arthur Ditch S: C; Existing Office Building (Rutgers Office Building) E: L-M-N; Existing Multi -Family (The Chalet Apartments) W: C; Existing Retail and Service Shops The property was formerly a building materials retail store with a lumber yard (U.B.C). It was later converted to a pawn shop (Mister Money). There were two buildings on the property. The blizzard of 2003 damaged both buildings beyond repair. They were immediately condemned by the City of Fort Collins Building Department and fenced off from the public. No improvements or planning activity has occurred on the site since condemnation. 2. Compliance with Applicable Commercial Zone District Standards: A. Permitted Land Use A drive-in restaurant is a permitted land use in the Commercial zone, subject to P & Z (Type Two) review. B. Applicable Standard The only applicable standard requires that: ...pedestrian -oriented outdoor spaces to be placed next to activity areas that generate the users (such as street comers, shops, stores, offices, day care and dwellings). To the maximum extent feasible, the development shall link outdoor spaces to and make them visible from streets and sidewalks. The P.D.P. complies with this requirement by providing an outdoor seating area between the front of the restaurant and South College Avenue. ITEM NO. 5 MEETING DATE 5/20/04 STAFF , Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Raising Cane's Drive -Through Restaurant P.D.P., #6-04 APPLICANT: Raising Cane's Restaurants, LLC 1212 Acadian Thruway Baton Rouge, LA 70806 C/o V-F Ripley and Associates 401 West Mountain Avenue Fort Collins, CO 80521 OWNER: Everitt Companies 3030 South College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for a 3,533 square foot, drive -through restaurant located at 2104 South College Avenue. The property presently contains the partially demolished Mister Money building which was condemned due to the March 2003 blizzard. The site is 1.53 acres in size located between Enterprise Rental Car on the north and the Rutgers Office Building on the south. The property also has frontage on Remington Street to the east. The parcel is zoned C, Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: A drive -through restaurant is permitted in Commercial zone subject to review by the Planning and Zoning Board. The P.D.P. complies with the applicable standards of the Commercial zone and the applicable General Development standards. A neighborhood meeting was held on November 10, 2003. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT