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HomeMy WebLinkAboutECKERD DRUG, COLLEGE & DRAKE - PDP/FDP - 25-03 - REPORTS - RECOMMENDATION/REPORTorder to provide bike lanes on Drake Road, the City made a decision to eliminate the dual left -turn lanes and accept the resulting motor vehicle level of service at this intersection. In light of this, level of service F for selected movements is deemed to be acceptable. For pedestrian level of service, there are existing sidewalks along all the adjacent public streets. As mentioned, a new sidewalk will be added to the frontage between Eckerd and Thunderbird Drive. The pedestrian level of service is acceptable for all factors, except for street crossings for the commercial areas west of College Avenue. It is not possible to achieve level of service B or better for this factor, since College Avenue is already more than six lanes wide. For transit, the area is currently served by Routes, 1, 7, 62 and 63. The Fort Collins Transit Map shows that College Avenue will have high frequency (20 minute) transit service in the future. Transit level of service will be acceptable at level of service B. 4. Findings of Fact/Conclusion: In evaluating the request for Eckerd Drug at College and Drake, Staff makes the following findings of fact: A. The land use, retail, is permitted in the C, Commercial zone, subject to Administrative Review. B. The P.D.P. complies with the Land Use and Development Standards of the Commercial zone district. C. The P.D.P. complies with the applicable General Development Standards. RECOMMENDATION: Staff recommends approval of Eckerd Drug at College and Drake, P.D.P., #25- 03. J. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways and Parking The west -facing entrance is highlighted by a small pedestrian plaza that forms a direct walkway to the sidewalk along the frontage road. This walk is not disrupted by a vehicular drive. K. Section 3.5.3(C)(D) — Variation in Massing and Character and Image The building provides architectural variety by the use of projecting elements on the north, south and west elevations. The covered entrance features a projecting element with variety offered by the sloping metal roof. The facades include two textures, one of brown split -face concrete block and one of light brown brick. With a variety of masonry materials, windows and doors there is a recognizable base, middle and top. L. Section 3.6.4 — Transportation Level of Service Requirements (1.) Access A transportation impact study was provided. The key provision is the closing of the existing right-in/right-out driveway on College Avenue. Instead, all traffic must now gain access from Drake, Thunderbird or the frontage road. The College/Thunderbird intersection is not signalized and, with the Eckerd Drug operation, will remain sufficient with just stop sign control. The three driveways on Drake will be consolidated to two. These two remaining driveways will continue to be restricted to right-in/right-out and controlled by the existing median. The existing access points to Sinclair will remain unchanged. If Sinclair redevelops, future access to the Eckerd parcel can be gained via the frontage road. (2.) Level of Service No new signals are warranted as a result of this project. In the short term (2005), the key intersections will operate acceptably. In the long term (2025), the key intersections operate acceptably during the peak hours except for some left -turn movements at the College/Drake intersection. When this intersection was re -built by the City, the design included dual eastbound and westbound left -turn lanes. With this geometric improvement, all movements would be acceptable. However, in A sidewalk will be added to the frontage road. The existing walk on Thunderbird Drive will be widened where it does not conflict with mature landscaping. The sidewalk on Drake Road was recently improved along with a comprehensive intersection widening project that was completed by the City several years ago. There will be safe access for bikes and pedestrians to gain access from the neighborhood, through the parking lot, to the store entrance. F. Section 3.2.2(H) — Drive-in Facilities The single lane drive-in facility is secondary in emphasis and priority to the other access and circulation functions. The location is on the side of the building and avoids potential pedestrian/vehicle conflict with a sidewalk that connects the entrance to the sidewalk out to the frontage road. There is stacking for three cars (one at the window and two behind) which is sufficient for the anticipated volume. The drive lane does not exceed ten feet. There is directional signage as well a height indicator. As required, there is walk-up service inside the store as well as drive-in service. G. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces As a general retail use, Eckerd is allowed a maximum of four spaces per 1,000 square feet of gross floor area. The square footage of 13,824 square feet yields a maximum of 55 spaces. The P.D.P. provides 55 spaces thus not exceeding the specified maximum. For background, the existing motel, two existing retail buildings and the Moot House contain 157 parking spaces. As proposed, the new Eckerd Drug, the one remaining retail building and the Moot House would contain 130 parking spaces for a reduction of 27 spaces. The entire site will be served by a cross -access agreement so all parking among all three users is shared. Section 3.5. 1 (C)(E)(F) — Building Project and Compatibility The primary materials are brown textured concrete masonry as a wainscot, light brown brick as the primary building field and copper - colored metal roof awning as an accent. Overall, the height, scale, roof form, building materials, and building color achieve a high level of quality that, while not matching the older remaining buildings, achieves a high level of quality that improves the surrounding area. B. Section 3.2.1(E)(4)(a) —Parking Lot Perimeter Landscaping The parking lot adjoins the rear lot line of Thunderbird Estates First Subdivision. This edge is defined by an existing concrete block wall, 5.5 feet in height, that is located within the rear yards of the individual lots. This wall also marks a change in grade between the lower back yards and the higher commercial parcel resulting in a higher appearance from the residential lots. This change in grade ranges from approximately 12 to 18 inches. In order to satisfy the standard for the entire length of the wall, one additional row of blocks will be added increasing the height by eight inches. Thus, the requirement for a six-foot solid fence separating a commercial parking lot from residential properties will be satisfied. In addition, a ten -foot wide landscape strip between the wall and the parking lot will be planted with a variety of trees and shrubs. For the owner of 2617 Harvard, the Duncan residence, a dense row of evergreen trees will be planted directly behind their property between the wall and the parking lot. The parking lot perimeter landscaping will contribute to the screening of the cars, especially the headlights, as well as the sound from College Avenue. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot exceeds 6% interior landscaping in the form of islands, which is the required minimum for lots with less than 100 spaces. D. Section 3.2.1(F) — Tree Protection and Replacement. There are four existing trees located within the parking lot between the Moot House and the west -facing wing of the motel. These trees will be preserved. E. Section 3.2.2(8) — Access Circulation and Parking College Avenue is classified as a major arterial. Drake Road is classified as a standard arterial and Thunderbird Drive is a local street. There is no direct access from College Avenue. The existing curb cut that serves the motel from College Avenue will be closed. Instead, northbound traffic will be routed from College Avenue onto Thunderbird Drive and then onto the frontage road. Access is also gained from a right-in/right-out movement on Drake Road. Thunderbird Drive will allow full -movement access. The drive -through lane will be one-way. The exit is out to the frontage road in a southbound direction leading to Thunderbird Drive. This way, there is no impact on northbound College Avenue. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: C; Existing Sinclair gas station and two existing commercial buildings S: C; Existing Moot House restaurant E: R-L; Existing single family homes and one home occupation W: C; Existing auto and truck dealership. Thunderbird Commercial Plaza was platted and developed in 1963. The first tenants were Sinclair on the corner, 7-Eleven convenience store in the middle and a multi -tenant medical building on the east. All three buildings remain. Of these three buildings, the middle one will be demolished. The motel was constructed in phases. The first phase was constructed in 1964 and consisted of the south -facing wing of the motel, the detached office and the pool. The second phase was the west -facing wing and constructed in 1976. All of these will be demolished. The Moot House restaurant was constructed in 1972 and it will remain. 2. Compliance with Applicable Standards of Commercial Zone — Article Four: The land use is considered a retail establishment which is permitted in the Commercial zone district subject to Type One (Administrative) review. There are no other applicable land use or development standards associated with a retail establishment located on South College Avenue. 3. Compliance With General Development Standards: A. Section 3.2.1(C)(D) — Landscaping and Tree Protection The P.D.P. provides full tree stocking and foundation shrubs around the north and west elevations. The existing street trees that separate College Avenue from the frontage road will be preserved. Three new street trees will be added along the edge of the parking lot that will help frame the frontage road. ITEM NO. MEETING DATE 12, - it - 03 STAFF %'E'i0 S NE PAR D City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Eckerd Drug at College and Drake P.D.P., #25-03 APPLICANT: Eckerd Drug C/o Mr. Scott Sinn B.H.A. Design 4803 Innovation Drive Fort Collins, CO 80525 OWNERS: K. Bill Tiley Steven & Yoon Jung Lee P.O. Box 471 2612 S. College Avenue Fort Collins, CO 80525 Fort Collins, CO 80525 PROJECT DESCRIPTION: Request to demolish the three buildings associated with the Inn at Fort Collins and construct a new retail store with a drive -through lane. The store would be 13,824 square feet in size. The site is located at the southeast corner of South College Avenue and Drake Road. As an infill project, the parcel is bounded by a Sinclair gas station, Moot House restaurant, one small commercial building, and existing single family homes in the Thunderbird Estates First Subdivision. The site is 2.47 acres in size and zoned C, Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The land use, retail, is permitted in the C, Commercial zone, subject to Administrative Review. The P.D.P. complies with the Land Use and Development Standards of the Commercial zone district. The P.D.P. complies with the applicable General Development Standards. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750 PLANNING DEPARTMENT