HomeMy WebLinkAboutNORTH COLLEGE DRIVE THRU - PDP - PDP160014 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSAttachment 6
IV. CONCLUSIONS/RECOMMENDATIONS
This study assessed the impacts of the 1603 & 1605 North College development on
the short range (2021) street system in the vicinity of the proposed development. As a
result of this analysis, the following is concluded:
• The development of the 1603 & 1605 North College site is feasible from a traffic
engineering standpoint. At full development, the 1603 & 1605 North College site
will generate approximately 1240 daily weekday trip ends, 113 morning peak
hour trip ends, and 82 afternoon peak hour trip ends.
• Current operation at the North College/Willox and North College/Driveway
intersections is acceptable with existing control, geometry, and signal timing.
• Figure 10 shows a schematic of the short range (2021) geometry. It is important to
note that a southbound right -turn deceleration lane at the North College/Site
Access intersection is warranted with the short range (2021) total traffic volumes.
Requirement of this auxiliary lane rests with the City of Fort Collins and CDOT.
• In the short range (2021) future, given development of the 1603 & 1605 North
College site and an increase in background traffic, the North College/Willox and
North College/Site Access intersections will meet the City of Fort Collins Motor
Vehicle LOS Standard, the warranted auxiliary lane. The increase in delay at the
North College/Site Access intersection without the warranted auxiliary right -turn
lane will not be significant.
• Acceptable level of service is achieved for bicycle, and transit modes based upon
the measures in the multi -modal transportation guidelines. Pedestrian level of
service is achieved for all areas except for the residential neighborhood to the
west of the site. This mobile home park was constructed without sidewalks.
// LDELICH 1603 & 1605 North College TIS, April 2016
-7,1 [-ASSOCIATES Page 21
Attachment 6
TABLE 4
Short Range (2021) Total Peak Hour Operation
Intersection
Movement
Level of Service
AM PM
North College/Willox
(signal)
EB LT
C
C
EB T
D
C
EB RT
A
A
EB APPROACH
C
C
WB LT
C
C
WBT
C
D
WB RT
A
C
WB APPROACH
C
C
NB LT
A
A
NB T
A
B
NB RT
A
B
NB APPROACH
A
B
SB LT
A
A
SB T
B
B
SIB RT
A
A
SB APPROACH
B
B
OVERALL
B
B
North College/Site Access
(RT-in/RT-out)
EB RT
B
B
—//'DELICH 1603 & 1605 North College TIS, April 2016
-71 rASSOCIATES Page 20
Attachment 6
Using the traffic volumes shown in Figure 9, the North College/Willox and North
College/Site Access intersections operate in the short range (2021) total condition as
indicated in Table 4. Calculation forms for these analyses are provided in Appendix E.
The key intersections operate similar to the background operation with existing
geometry, control, and signal timing in the morning and afternoon peak hours. The
increase in delay at the North College/Site Access intersection without the warranted
auxiliary right -turn lane will not be significant.
Pedestrian Level of Service
Appendix F shows a map of the area that is within 1320 feet of the 1603 & 1605
North College development. There are four pedestrian destinations within 1320 feet of
the 1603 & 1605 North College development. These are: 1) the commercial area to the
north of the site; 2) the commercial area to the east and northeast of the site; 3) the
commercial uses to the south of the site; and 4) the residential neighborhood to the
west of the site. The 1603 & 1605 North College site is located within an area termed as
"activity center," which sets the level of service threshold at LOS B for all measured
categories, except for street crossing which is LOS C. The Pedestrian LOS Worksheet
is provided in Appendix F. Pedestrian level of service is achieved for all areas except 4)
the residential neighborhood to the west of the site. This mobile home park was
constructed without sidewalks. If this parcel redevelops, it is assumed that a new
development would construct sidewalks.
Bicycle Level of Service
Appendix F shows a map of the area that is within 1320 feet of the 1603 & 1605
North College development. There are three bicycle destinations within 1320 feet of the
1603 & 1605 North College development. These are: 1) the commercial area to the
north of the site; 2) the commercial area to the east and northeast of the site; and 3) the
commercial uses to the south of the site. The Bicycle LOS Worksheet is provided in
Appendix F. The minimum level of service for this site is C. This site is connected to
bike lanes on North College Avenue and Willox Lane. Therefore, it is concluded that
level of service C can be achieved.
Transit Level of Service
This area of Fort Collins is served by Transfort Routes 8 and 81.
—// LDELICH 1603 & 1605 North College TIS, April 2016
-7,1 [-ASSOCIATES Page 19
Attachment 6
TABLE 3
Short Range (2021) Background Peak Hour Operation
Intersection
Movement
Level of Service
AM
PM
North College/Willox
(signal)
EB LT
C
C
EB T
D
C
EB RT
A
A
EB APPROACH
C
C
W B LT
C
C
WBT
C
D
W B RT
A
C
WB APPROACH
C
C
NB LT
A
A
NB T
A
B
NB RT
A
B
NB APPROACH
A
B
SB LT
A
A
SB T
B
B
SB RT
A
A
SB APPROACH
A
B
OVERALL
B
B
North College/Driveway
(RT-in/RT-out)
EB RT
B
B
--// i—DELICH 1603 & 1605 North College TIS, April 2016
-7,1 [—ASSOCIATES Page 18
Attachment 6
Willox
Site Access
- Existing Lane
- Required Lane
SHORT RANGE (2021) GEOMETRY
N
Figure 10
--/1 J DELICH
-7 , I —ASSOCIATES
1603 & 1605 North College TIS, April 2016
Page 17
Attachment 6
Willox
I,. u')
o Co
tz m
o rn o
/ 1
721117
96/134
122/92
Site Access 61/54
U
t
0
0
z
72/250
70/166
86/135
00
w
0
uO
LO
AM/PM
SHORT RANGE (2021) TOTAL
PEAK HOUR TRAFFIC
N
Figure 9
--// f DELICH 1603 & 1605 North College TIS, April 2016
1 rASSOCIATES Page 16
Attachment 6
LO
co
1 � 6/5
Willox 3/2 � n�
r IN N
6
V
Site Access 55/39 t
IN
M
--w— AM/PM
SITE GENERATED
PEAK HOUR TRAFFIC
N
Figure 8
—// L—DELICH
—71 [—ASSOCIATES
1603 & 1605 North College TIS, April 2016
Page 15
Attachment 6
Trip Assignment
Trip assignment is how the generated and distributed trips are expected to be
loaded on the street system. The assigned trips are the resultant of the trip distribution
process. Using the trip distribution shown in Figure 6, Figure 8 shows the assignment
of the site generated peak hour vehicle traffic. Passby factors were applied according
to The Trip Generation Handbook, ITE and distributed based upon the existing
directional split on North College Avenue. The passby and assigned site traffic is
reflected in Figure 8. The site generated vehicle traffic was combined with the
background traffic to determine the total forecasted vehicle traffic at the key
intersections. Figure 9 shows the short range (2021) total peak hour vehicle traffic at
the key intersections.
Signal Warrants
As a matter of policy, traffic signals are not installed at any location unless warrants
are met according to the Manual on Uniform Traffic Control Devices. The North
College/Willox intersection is currently signalized. The North College/Site Access
intersection will not meet peak hour signal warrants, nor do the two intersections meet
signal spacing criteria.
Geometry
Figure 10 shows a schematic of the short range (2021) geometry. A southbound
right -turn deceleration lane is shown to be warranted at the North College/Site Access
intersection. The right -turn lane is required based upon the CDOT State Highway Access
Code and LCUASS criteria. The CDOT criterion requires a right -turn lane at more than 50
vehicles per hour (right-tums). This is exceeded by 26 and 5 vehicles in the respective
peak hours. Utilizing Figure 8-4 (LCUASS), the threshold requiring a right-tum lane is
exceeded by 35 and 12 vehicles in the respective peak hours. Based upon the recent
street improvements on North College Avenue, it is not known whether this right-tum lane
will be required. That decision rests with the City of Fort Collins and CDOT.
Operation Analysis
Operation analyses were performed at the North College/Willox and North
College/Site Access intersections. The operation analyses were conducted for the short
range analysis, reflecting a year 2021 condition. The current City signal timing was
used for the North College/Willox intersection. The following analyses reflect the
warranted right -turn deceleration lane at the North College/Driveway intersection.
Using the short range (2021) background peak hour traffic volumes, the North
College/Willox and North College/Driveway intersections operate as indicated in Table 3.
The key intersections operate acceptably with existing control, geometry, and signal
timing in the morning and afternoon peak hours. Calculation forms for these analyses
are provided in Appendix D.
--/y LDELICH 1603 & 1605 North College TIS, April 2016
-7,1 I —ASSOCIATES Page 14
Attachment 6
N lA
O C0
o 00 0
a�
m
0
U
L
0
O
Z
72/250
--a— 70/166
80/130
Willox
72/117
J
I(
96/134
Co
Co
119/90LO
C
Lo
Co
cc
Driveway 6/15
0
0
rn
v
AM/PM
SHORT RANGE (2021) BACKGROUND
PEAK HOUR TRAFFIC
d
Figure 7
—// L—DELICH 1603 & 1605 North College TIS, April 2016
-7/ [—ASSOCIATES Page 13
Attachment 6
N
0
0
N
10% 20%
H � �
WIIIOX
------------
O
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01
N
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z
SCALE: V=600'
TRIP DISTRIBUTION Figure 6
—/I I DELICH 1603 & 1605 North College TIS, April 2016
% 1 —ASSOCIATES Page 12
Atta
hment 6
SCALE: 1"=30'
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with drive thru
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Figure 5
_—// I DELICH
-71 [--ASSOCIATES
1603 & 1605 North College TIS, April 2016
Page 11
Attachment 6
III. PROPOSED DEVELOPMENT
The 1603 & 1605 North College development is a proposed fast-food restaurant
development. Figure 5 shows a site plan of the 1603 & 1605 North College
development. Access to the 1603 & 1605 North College site will be via an existing right-
in/right-out access to/from North College Avenue. The short range analysis (Year 2021)
includes development of the 1603 & 1605 North College site and an appropriate
increase in background traffic, due to normal growth, and other approved or expected
developments in the area.
Trip Generation
Trip generation is important in considering the impact of a development such as this
upon the existing and proposed street system. A compilation of trip generation information
contained in Trip Generation, gth Edition, ITE was used to estimate trips that would be
generated by the 1603 & 1605 North College project. Land Use Code 934 — Fast -Food
Restaurant with Drive -through was used for the trip generation calculation. Table 2
shows the daily and peak hour trip generation for 1603 & 1605 North College project. Full
development of the 1603 & 1605 North College site resulted in 1240 daily weekday trip
ends, 113 morning peak hour trip ends, and 82 afternoon peak hour trip ends.
TABLE 2
Trip Generation
AWDTE
AM Peak Hour
PM Peak Hour
Code
Use
Size
Rate
Trips
Rate
In
Rate
Out
Rate
In
Rate
Out
934
Fast -Food
2.5 KSF
496.12
1240
23.16
58
22.20
55
16.98
43
15.67
39
Restaurant
Trip Distribution
Trip distribution for the 1603 & 1605 North College development was based on
existing/future travel patterns, land uses in the area, consideration of trip attractions/
productions in the area, and engineering judgment. Figure 6 shows the trip distribution
for the short range (2021) analysis future. The trip distribution was agreed to by City of
Fort Collins staff in the scoping emails.
Background Traffic Projections
Figure 7 shows the short range (2021) background peak hour traffic projections.
Background traffic projections for the short range were obtained by reviewing the North
Front Range Regional Transportation Plan, and engineering judgment. Based upon
these sources, it was determined that the traffic volumes would increase by
approximately 1.0 percent per year.
—// I DELICH 1603 & 1605 North College TIS, April 2016
-71 [—ASSOCIATES Page 10
Attachment 6
Bicycle Facilities
Bicycle lanes exist along North College Avenue and Willox Lane within the study
area.
Transit Facilities
Currently, this area of Fort Collins is served by Transfort routes 8 and 81.
—// LDELICH 1603 & 1605 North College TIS, April 2016
-71 [—ASSOCIATES Page 9
Attachment 6
TABLE 1
Current Peak Hour Operation
Intersection
Movement
Level of Service
—
AM
PM
North College/Willox
(signal)
EB LT
C
C
EB T
D
C
EB RT
A
A
EB APPROACH
C
C
W B LT
C
C
WBT
C
D
W B RT
A
C
WB APPROACH
C
C
NB LT
A
A
NB T
A
B
NB RT
A
B
NB APPROACH
A
B
SB LT
A
A
SB T
A
B
SB RT
A
A
SB APPROACH
A
B
OVERALL
B
B
North College/Driveway
(RT-in/RT-out)
EB RT
B
B
--/J l---DELICH 1603 & 1605 North College TIS, April 2016
-7,1 [—ASSOCIATES Page 8
Attachment 6
N
m
0
U
L
0
O
N
CCG O
Z
(D CO CD69/239
a) r °'
f 67/159
76/123
Willox
69/111
/
92/128 —
I(
r) r, rn
114/86
LO M W
v
Driveway 6/15
0
0
M
ti
v
f AM/PM
FACTORED/BALANCED
RECENT PEAK HOUR TRAFFIC Figure 4
--/I L—DELICH 1603 & 1605 North College TIS, April 2016
%,1 [—ASSOCIATES Page 7
Attachment 6
m
0
U
r
C
N
0
Z
u7 Ln O
`—°
o
67/232
65/154
65/114
Willox
67l108
f
89/124 —
97/79
V N LO
M
Driveway 6/15 f
LO
Co
0
c')
ti
f AM/PM
RECENT PEAK HOUR TRAFFIC Figure 3
_—// I DELICH 1603 & 1605 North College TIS, April 2016
% ,1 [—ASSOCIATES Page 6
Attachment 6
Existing Traffic
Figure 3 shows recent peak hour traffic counts at the North College/Willox and
North College/Driveway intersections. The traffic counts at the North Collegemillox
intersection were obtained in July 2013 by the City of Fort Collins. Since there is a
closure on the west leg of Willox Lane (bridge out), these traffic counts were deemed to
be appropriate. The traffic counts at the North College/Driveway intersection were
obtained in March 2016. This driveway is located approximately 450 feet south of
Willox Lane. Raw traffic count data is provided in Appendix B. Since the counts were
done in different years, the counts at the North College/Willox intersection were factored
up to reflect a year 2016 condition. The volumes between the two intersections were
then balanced. The factored/balanced recent peak hour traffic is shown in Figure 4.
Existing Operation
The North College/Willox and North College/Driveway intersections were evaluated
using techniques provided in the 2010 Highway Capacity Manual. Calculation forms are
provided in Appendix C. Using the morning and afternoon peak hour traffic shown in
Figure 4, the peak hour operation is shown in Table 1. The current City signal timing
was used for the North College/Willox intersection. A description of level of service for
signalized and unsignalized intersections from the 2010 Highway Capacity Manual is
provided in Appendix C. Table 4-3 (revised per staff comments regarding type of
intersection) showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are
also provided in Appendix C. This site is in an area termed "Community Commercial
District" on the Fort Collins Structure Plan. The North College/Willox intersection is
assumed to be in an area termed "Commercial Corridor." In areas termed "Commercial
Corridor," acceptable overall operation at signalized intersections during the peak hours
is defined as level of service D or better. At signalized intersections, acceptable
operation of any leg and any movement is level of service E. At arterial/arterial and
arterial/collector or local stop sign controlled intersections, there is no acceptable level of
service indicated. The North College/Willox and North College/Driveway intersections will
meet the City of Fort Collins Motor Vehicle LOS Standard during in the morning and
afternoon peak hours.
Pedestrian Facilities
There are sidewalks along the east side of North College Avenue and along
Willox Lane, east of North College Avenue. There are sidewalks along the south side of
Willox Lane, west of North College Avenue, and along both sides of North College
Avenue. This area of North College Avenue has been under construction with the North
College Improvements.
—/y LDELICH 1603 & 1605 North College TIS, April 2016
% 1 [-ASSOCIATES Page 5
Attachment 6
Willox
Driveway
-u
-as - Denotes Lane
EXISTING INTERSECTION GEOMETRY
N
Figure 2
--// I DELICH 1603 & 1605 North College TIS, April 2016
- FASSOCIATES Page 4
Attachment 6
Willox
1603 & 1605
y
North Colleg
L
m m
E
a� y
O J
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r
0
z
Vine
SCALE: 1 "=2000'
SITE LOCATION
Figure 1
--//LDELICH
-7,1 rASSOCIATES
1603 & 1605 North College TIS, April 2016
Page 3
Attachment 6
II. EXISTING CONDITIONS
The location of the 1603 & 1605 North College development is shown in Figure 1.
It is important that a thorough understanding of the existing conditions be presented.
Land Use
Land uses in the area are primarily commercial and residential. There are
residential uses to the west of the site. There are commercial uses to the north, south,
and east of the site. The center of Fort Collins lies to the south of the proposed 1603 &
1605 North College site. Land adjacent to the site is flat (<2% grade) from a traffic
operations perspective.
Roads
The primary streets near the 1603 & 1605 North College site are North College
Avenue and Willox Lane. The existing geometry at the key intersections is shown in
Figure 2.
North College Avenue is to the east of (adjacent to) of the proposed 1603 & 1605
North College site. It is a north -south street classified as a four -lane arterial according
to the Fort Collins Master Street Plan and an NRB category highway according to
CDOT. North College Avenue has recently been improved. Currently, North College
Avenue has a four -lane cross section with a raised center median. At the North
College/Willox intersection, North College Avenue has northbound and southbound left -
turn lanes, two through lanes in each direction, and northbound and southbound right -
turn lanes. The North College/Willox intersection has signal control. The posted speed
limit in this area of North College Avenue is 40 mph. South of Willox Lane, on the west
side of North College Avenue, there is a 12-foot wide lane (10 feet plus 2 foot gutter
pan) that is designated as a bike lane. Given this width, it also functions as a right -turn
lane for the access to the Conoco/McDonalds site in the southwest quadrant of the
North College/Willox intersection. South of the access, the curb/gutter tapers to
become a standard bike lane to the south (adjacent to the existing car wash/storage use
and beyond). There is an 8-foot sidewalk, parkway, and street light standards in this
area.
Willox Lane is to the north of the proposed 1603 & 1605 North College site. It is
an east -west street classified as a two-lane arterial according to the Fort Collins Master
Street Plan. Currently, Willox Lane has a two-lane cross section with a center median
lane. At the North College/Willox intersection, Willox Lane has eastbound and
westbound left -turn lanes, one through lane in each direction, and eastbound and
westbound right -turn lanes. The posted speed limit in this area of Willox Lane is 30
mph.
--/! LDELICH 1603 & 1605 North College TIS, April 2016
-71 [—ASSOCIATES Page 2
Attachment 6
I. INTRODUCTION
This intermediate transportation impact study (TIS) addresses the capacity,
geometric, and control requirements at and near the proposed 1603 & 1605 North College
development. The proposed 1603 & 1605 North College development is located south of
Willox Lane and west of (adjacent to) North College Avenue in Fort Collins, Colorado.
During the course of the analysis, numerous contacts were made with the
owner/developer (Peak to Peak Properties), the project planner (Ripley Design, Inc.) and
the Fort Collins Traffic Engineering staff. This study generally conforms to the format set
forth in the Fort Collins transportation impact study guidelines contained in the "Larimer
County Urban Area Street Standards" (LCUASS). Appendix A contains the
Transportation Impact Study Base Assumptions form and related attachments for the
1603 & 1605 North College development. The study involved the following steps:
• Collect physical, traffic, and development data;
• Perform trip generation, trip distribution, and trip assignment;
• Determine peak hour traffic volumes;
• Conduct capacity and operational level of service analyses on key intersections;
• Analyze signal warrants;
• Conduct level of service evaluation of pedestrian, bicycle, and transit modes of
transportation.
—// it DELICH 1603 & 1605 North College TIS, April 2016
1 [—ASSOCIATES Page 1
Attachment 6
LIST OF FIGURES
1. Site Location............................................................................................................. 3
2. Existing Intersection Geometry ..................................................................................4
3. Recent Peak Hour Traffic.......................................................................................... 6
4. Balanced/Adjusted Recent Peak Hour Traffic........................................................... 7
5. Site Plan.................................................................................................................. 11
6. Trip Distribution....................................................................................................... 12
7. Short Range (2021) Background Peak Hour Traffic ................................................ 13
8. Site Generated Peak Hour Traffic........................................................................... 15
9. Short Range (2021) Total Peak Hour Traffic........................................................... 16
10. Short Range (2021) Geometry ................................................................................ 17
APPENDICES
A. Base Assumptions Packet
B. Recent Peak Hour Traffic
C. Current Peak Hour Operation/Level of Service Descriptions/Fort Collins LOS
Standards
D. Short Range (2021) Background Peak Hour Operation
E. Short Range (2021) Total Peak Hour Operation
F. Pedestrian/Bicycle Level of Service
--// 'DELICH 1603 & 1605 North College TIS, April 2016
-71 r-ASSOCIATES
Attachment 6
TABLE OF CONTENTS
I. INTRODUCTION........................................................................................................1
II. EXISTING CONDITIONS..........................................................................................2
LandUse.........................................................................................................................2
Roads.............................................................................................................................. 2
ExistingTraffic................................................................................................................. 5
ExistingOperation...........................................................................................................5
Pedestrians Facilities...................................................................................................... 5
BicycleFacilities..............................................................................................................9
TransitFacilities.............................................................................................................. 9
III. PROPOSED DEVELOPMENT...............................................................................10
TripGeneration.............................................................................................................10
TripDistribution............................................................................................................. 10
Background Traffic Projections..................................................................................... 10
TripAssignment............................................................................................................ 14
SignalWarrants.............................................................................................................14
Geometry......................................................................................................................14
OperationAnalysis........................................................................................................ 14
Pedestrian Level of Service........................................................................................... 19
Bicycle Level of Service................................................................................................ 19
Transit Level of Service................................................................................................. 19
IV. CONCLUSIONS/RECOMMENDATIONS..............................................................21
LIST OF TABLES
1. Current Peak Hour Operation.................................................................................... 8
2. Trip Generation.......................................................................................................10
3. Short Range (2021) Background Peak Hour Operation..........................................18
4. Short Range (2021) Total Peak Hour Operation..................................................... 20
--// t—DELICH 1603 & 1605 North College TIS, April 2016
-7,1 rASSOCIATES
Attachment 6
1603 & 1605 NORTH COLLEGE
TRANSPORTATION IMPACT STUDY
FORT COLLINS, COLORADO
APRIL 2016
Prepared for:
Peak to Peak Properties
P.O. Box 102291
Denver, CO 80250
Prepared by
DELICH ASSOCIATES
2272 Glen Haven Drive
Loveland, CO 80538
Phone: 970-669-2061
FAX: 970-669-5034
Project #1605
e'
Attachment 5
2. Right now that's a pretty tight turn. Will it work for the traffic volume expected for
a drive -through?
A. You're right, it's a tight turn. We will be widening this driveway to about 36 feet in
width and softening the turning radii to provide an easier right turn off North
College Avenue which is also State Highways 287 and 14 combined. With the
truck traffic, we are aware of the nature of the traffic on the highway and turning
right without the benefit of an exclusive right -turn deceleration lane.
3. Any problem with mixing traffic for multiple businesses with one driveway?
A. Not really, but we will be adding striping to help direct drivers to either north
(carwash and storage) or south (drive -through restaurant).
4. With the median, it looks like access will be controlled and limited to southbound
traffic only. Is that the case?
A. Yes, our driveway will be limited to right-in/right-out only turns.
5. Will there be access north into McDonald's and the fuel facility?
A. Not at this time. An access easement is in place on the carwash property, which
we own, that continues north to the south property line of McDonald's but they
have to agree to make the connection. We have not yet contacted them about
this possibility but plan on doing so as part of this process.
6. With no end -user, will you build a speculative restaurant?
A. No. Our approach is to entitle the site per the City's standards through the
normal course of the development review process. After entitlement, we may sell
or lease to an end -user. If the end -user needs to make changes to the approved
plans, then the City has a Minor Amendment process in place for that purpose
but only as long as the proposed amendments do not change the character of
the entitled plan.
7. Will there be enough stacking onsite without spilling over into the access
driveway?
A. Yes, we think there is sufficient stacking onsite. If the stack lane is too long,
customers will either drive on past or pull in to park.
2
Attachment 5
NEIGHBORHOOD INFORMATION MEETING
PROJECT: 1603 — 1605 North College Avenue — Drive -Through Restaurant
LOCATION: Same
DATE: March 24, 2016
APPLICANT: Chad Hirschfield
CONSULTANTS: Russ Lee, VF Ripley
Cody Snowden, Northern Engineering
CITY PLANNER: Ted Shepard, Chief Planner
The meeting began with a description of the proposed project. As proposed, the project
consists of developing the vacant parcel at 1603 —1605 North College Avenue for a
drive -through restaurant. The parcel is .69 acre and just south of the carwash. The
name of the drive -through restaurant is not known at this time. The building would be
approximately 2,500 square feet in size. The drive -through lane would be on the south
side of the building. There would be roughly 34 parking spaces. An outdoor patio is
included. Access from North College would be shared with the carwash to the north.
The site zoned C-S, Service Commercial. On August 19, 2010, the Planning and
Zoning Board approved a P.D.P. for Taco Johns drive -through restaurant on this site.
Taco Johns then withdrew their request prior to completing final review.
Unless otherwise noted, all responses are from the applicant or consulting team.
Questions, Comments, Concerns
1. Will the access driveway be shared with the carwash?
A. Yes, the existing driveway off North College Avenue that presently serves the
carwash and storage facility will also serve the proposed drive -through
restaurant.
NORTH COLLEGE DRIVE THRU
A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 2, TOWNSHIP 7 NORTH, RANGE 69
WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
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A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 2, TOWNSHIP 7 NORTH, RANGE 69
WEST OF THE 6TH PRINCIPAL MERIDIAN, CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO
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1 OF 6
Attachment 2
land planning landscape architecture urban design entitlement
North College Drive Thru
Project Development Plans
Planning Objectives:
North College Drive Thru is a commercial development that sits on a 0.693 acre site
located on the west side of North College Avenue, between Willox Lane and Cherry
Street. The site is zoned Service Commercial (CS). The proposed development consists
of a new 2,500 square foot building with a drive thru lane and parking. The goal of the
project is to entitle and design a lot that will serve a user that requires a drive thru. A
specific tenant is unknown at this time.
The development will share an access off College Avenue with the adjacent car wash to
the north. The shared access is proposed to have a softened southbound right turn
movement by increasing the turn radius and enlarging the entrance. This will keep cars
on southbound College from slowing down to speeds that could cause stacking
concerns before making the turn.
Currently, the site is comprised of two vacant lots that create a gap in the revitalized
commercial district that is North College. This development looks to fill that gap by
providing a property for a commercial use that requires a drive thru, since this zone
district is one of the few that allow such use. The site will utilize permeable pavers and a
raingarden as a drainage solutions, as well as enhance the appearance of the North
College street improvements. A native landscape with upsized trees will help to screen
the development from its neighbors and screen the car headlights generated by the
proposed drive thru lane. By combining forward thinking site improvements with
updated contemporary architecture and a native landscape, this development is
designed to expand the potential of a burgeoning commercial district.
Thinking outside of the box for over two decades
419 Canyon Ave. Suite 200 c Fort Collins, CO 80521 z tel. 970.224.5828 : fax 970.224.1662
www.ripleydesigninc.com
............................. SHARED ACCESS WITH
CARWASH TO NORTH
PAVERS
- s
............... EXISITNG STREETTREES r~
PATIO A `
TURF r C�
RIVETHRU
........ PLANTING BED
.....
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I land planning
#' landuape whnectum
urban dmign
entitlement
1 inch = 400 feet
1603/1605 N College Ave
w�
e
The City of Fort Collins will make reasonable accommodations for access to City services, programs, and activities and will make special communication
arrangementsforpersons with disabilities. Auxiliary aids and services are available forpersons with disabilities. V/TDD: Dial 711 for Relay Colorado.
Fsta es una notifrcaa'6n sabre la reunion de su vecindario o sobre una audiencia ptiblica sabre el desarrollo o proyecto en la propiedad cerca de donde usted es el
dueno de propiedad. Si usted desea que esta notificaci6n sea traducida al espanol sin costo alguno, favor enviar un correo electr6nico en espanol a la siguiente
direcci6nelectr6nica• translatena m2v.com.
Agenda item 2
• In the short range (2021) future, given development of the 1603 and 1605 North College site
and an increase in background traffic, the North College / Willox and North College / Site
Access intersections will meet the City of Fort Collins Motor Vehicle LOS Standard, the
warranted auxiliary (right -turn) lane. The increase in delay at the North College / Site Access
intersection without the warranted auxiliary right -turn lane will not be significant.
• The site project is served by Transfort Route Eight.
4. Neighborhood Meeting:
A neighborhood meeting was held on March 24, 2016. A summary of this meeting is attached. Those
attending the meeting expressed no opposition to the project.
5. Findings of Fact/Conclusion:
In evaluating the request for the North College Drive -Through 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 that the Planning and Zoning Board make a motion to approve the
North College Drive -Through P.D.P., #160014, based on the Findings of Fact on page
six of the staff report.
ATTACHMENTS
1. Rendered Site Plan (PDF)
2. Planning Objectives (PDF)
3. Site, Landscape, Architectural Elevations (PDF)
4. Plat (PDF)
5. Neighborhood Meeting Summary (DOCX)
6. Transportation Impact Study (PDF)
Item # 2 Page 6
Agenda Item 2
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 existing buildings in the vicinity that feature distinctive architecture or
are representative of any particular architectural style. The building, as designed, represents a
commercialized yet contemporary style that uses traditional materials (brick, synthetic stucco, lap
siding) that will both blend in and upgrade the immediate vicinity.
J. Section 3.5.3(B)(1) - Relationship of Buildings to Streets, Walkways and Parking -
Orientation to a Connecting Walkway
As mentioned, there are two direct connecting walkways out to public sidewalk along North
College Avenue without crossing a driveway. One leads to the main entry and one leads to an
employee entry/exit.
K. 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 19
feet of the right-of-way, thus not exceeding the required 25 foot build -to line.
L. Section 3.5.3(D)(1 - 6) - Character and Image
The 2,500 square foot building features four-sided architecture. The base is a dark brick. The
field is mostly synthetic stucco but accented by fields of brick and lap siding. The top is a
synthetic stucco cornice with two, two-inch in -steps. The north facing entry is highlighted by a
horizontal overhang. The south elevation includes the dispensing window which is also accented
by an overhang. The flat roof is broken up by vertical features that exceed the roofline.
(Architects now refer to these as "blades".) In general, the building is articulated by a variety of
wall planes and windows to mitigate the box -like character that is typical of drive -through
restaurant industry.
M. Section 3.6.4 - Transportation Level of Service Requirements
According to the Transportation Impact Study:
• The development of North College Drive -Through P.D.P. is feasible from a traffic engineering
standpoint.
• The joint access driveway intersection with North College Avenue is now restricted to right-
in/right-out only turns due to the recent construction of a median in North College Avenue.
• Current operation at the North College/Willox and North College/Driveway intersections is
acceptable with existing control, geometry and signal timing.
• Acceptable level of service is achieved for bicycle, and transit modes based upon the
measures in the multi -modal transportation guidelines. Pedestrian level of service is
achieved for all areas except the residential neighborhood to the west of the site as this
mobile home park was constructed without sidewalks.
Item # 2 Page 5
Agenda Item 2
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 new six-foot solid
wood fence. The height of the fence will be extended by two feet by an open weave design that
adds a measure of opacity and thus contributes to parking lot screening. The existing fence will
be demolished.
The parking lot perimeter is landscaped along the shared access driveway along the north
property line with three shade trees. There is a mix of shade and evergreen trees along the west
property line. To the south is a stormwater detention pond is upgraded with a mix of ornamental
trees and a variety of deciduous and evergreen shrubs.
C. Section 3.2.1(E) (5) - Parking Lot Interior Landscaping
The parking lot has 35 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, six 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 headlight glare from the drive -through lane will be screened with a hedge of seven
evergreen shrubs that are placed on a low earthen berm. Trash and recycling containers will be
attached to the west side of the building and not visible from North College Avenue.
F. Section 3.2.2(t3) - 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 are two direct
connecting walkways that link the building to the new public sidewalk along North College
Avenue without an intervening drive aisle. 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 and building -mounted exterior lighting will feature down -directional and sharp
cut-off fixtures. Pole lights located along the western and southern edges will feature house -side
shields to minimize light intrusion along the shared property line with the mobile home park-
H. Section 3.2.5 - Trash and Recycling Enclosures
As mentioned, the trash and recycling enclosure will be attached to the west side of the building.
This allows the enclosure to read as if it were an integral part of the building versus a stand-
alone enclosure in a remote part of the parking lot. In addition, the enclosure is designed to
accommodate containers for used cooking oil.
Item # 2 Page 4
Agenda Item 2
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.
In June of 2010, Taco John's International Inc. submitted the North College Taco John's P.D.P. (13-
10/A) for a drive -through restaurant. The P.D.P. was approved on August 19, 2010. On September 1,
2010, the Final Plan was submitted. On December 1, 2010, the applicants withdrew the Final Plan.
The City recently completed the North College Capital Improvement Project which included the frontage
along the subject parcel. The overall project budget was roughly $12 million for design, right-of-way
acquisition, and construction. Funding consisted of the following sources:
• Responsible Acceleration of Maintenance and Partnerships (RAMP);
• Transportation Enhancement (TE);
• Surface Transportation Program (STP)
• Keep Fort Collins Great;
• City Capital Projects Fund Reserves;
• City General Fund Reserves,
• City savings from the Vine to Conifer Capital Project.
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.
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 and foundation shrubs around the building where there are
no conflicts with paved areas. Street trees were planted along North College Avenue in
conjunction with the recently completed City of Fort Collins capital improvement project.
Item # 2 Page 3
-1
COMMENTS:
1. Background:
Agenda Item 2
1 inch = 400 feet
North College Drive -Through P.D.P. ?
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 [Drive -through and Fast Food Restaurants, Bank, Retail, Fuel Facility,
Vehicle Minor Repair, Retail Store with Vehicle Servicing and vacant space (former
Albertson's)]
W: C-S: Mobile Home Park
Item # 2 Page 2
Agenda Item 2
PROJECT NAME
NORTH COLLEGE DRIVE -THROUGH PDP#160014
STAFF
Ted Shepard, Chief Planner
PROJECT INFORMATION
PROJECT DESCRIPTION: This is a request to re -develop the now -vacant parcel at 1603 —1605
North College Avenue for a drive -through restaurant. The parcel is .69
acre and on the west side of North College Avenue and immediately south
of the existing carwash. The building would be approximately 2,500
square feet in size. The drive -through lane would be on the south side of
the building. There would be 35 parking spaces. An outdoor patio is
included. Access from North College would be shared with the carwash to
the north. The site zoned C-S, Service Commercial. On August 19, 2010,
the Planning and Zoning Board approved a P.D.P. for Taco John's drive -
through restaurant on this site. Taco John's then withdrew their request
prior to completing final review.
APPLICANT/OWNER: Mr. Chad Hirschfield and Mr. Jon Sites
c/o Ripley Design, Inc.
419 Canyon Avenue, Suite 200
Fort Collins, CO 80521
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.
Item # 2 Page 1