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Home My WebLink AboutMULBERRY LEMAY CROSSING, PHASE 3 (KFC/TACO BELL) - PDP & FDP - 36-96F & G - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSTaco Bell/ KFC hybrid planned for neW , center By JUUE GORDON g —;)'b 1 JulieGordon@coloradoan.com Kentucky Fried Chicken has given business a boost by offer- ing Taco Bell food at many of its locations. Already, there are 28 KFC lo- cations in the United States that feature Taco Bell food. The nearest — at least for now = is in Loveland. But KFC is planning to open a combination store in Fort Collins; at the Mulberry-Lemay Crossing shopping center. It would be the center's first commercial user other than the new Wal-Mart Supercenter, scheduled to open in October. A large home improvement store also might move into the area KFC would be able to attract a lot of customers at the new com- bination restaurant by virtue of being next to Wal-Mart, said Mark 'Goldberg, president of Goldberg Property Associates, developer of the Mulberry- Lemay Crossing shopping center. "I think. it will be very good for them and their customers," Goldberg said. KFC officials submitted a pro- posal to the planning depart- ment last week and expect to hear back in the next three weeks. The new location would open early next year. -,,"We think it will be a really nice store," said Karen Bellini, real-estate director/secretary for Harman' Management Corp., which operates 300 KFC restau- rants 'in Colorado, Utah, Wash- ingfon`,and California. The KFC-Taco Bell combina- tionlocations have been successful — in some instances more suc- cessful - than traditional KFC restatuant%' Bellini said. They are perfect for families where some members like KFC and others pre- fer Taco Bell. Parents can get the chicken they want and Taco Bell for their children— all in one stop. The additional revenue KFC gener2t9by selling Tam Bell food can help offset the high cost of de- veloping'the restaurants, Bellini said. " I'he ground's not cheap," she said. "Building is not cheap." We have also taken into consideration the building as an "island" in terms of the overall site design. Most fast-food restaurants have the drive -through lane wrapping back around the front of the building. However, we have turned the drive -through lane away from the building to link -up with the internal drive to the east, keeping the area in front of the building open for additional landscaping and pedestrian traffic. In order to present a unified architectural image across the site, we have taken numerous measures to match the architecture of the neighboring shopping center. First, we have incorporated both the center's color and material palettes. The KFC and Taco Bell colors are being used as accent colors. In addition, a masonry wainscot has been provided around the entire building. The masonry has then been extended up the faces of the KFC and Taco Bell tower elements. We have also included the gooseneck light fixtures and the Galvulume metal roofing found on the neighboring center. The proposed KFC/Taco Bell restaurant will be open Monday through Thursday from 10:00 AM to 10:00 PM, and Friday through Sunday 10:00 am to 12 midnight. At peak times there can be as many as eight employees, but during normal business hours there are four to five employees on duty. In terms of a development schedule, we anticipate receiving a building permit in the middle of October. It will then take approximately 75 days to complete the site work and restaurant. The project will be completed and open by late December. Hopefully, this letter along with the accompanying PDP submittal package have adequately addressed all of your and the City's requirements and concerns. If you have any questions please give me a call at (480) 894-4637. Thank you for your assistance. Sincerely, *ate Matthew Pridemore Architekton -- orc n it, kton -. Matthew Pridemore Architekton 398 S. Mill Ave. #301 Tempe, AZ 85281 (480) 894-4637 July 17, 2001 Ted Sheppard Current Planning Department City of Fort Collins Dear Mr. Sheppard, I am writing in regards to a new KFC/Taco Bell project proposed at the southeast comer of South Lemay Avenue and East Magnolia Street, which is part of the Mulberry and Lemay Crossings Development. A portion of the aforementioned property is being leased by our client Harman Management Corporation, which will be maintaining both the building and landscaping within the leased area boundary. As one will see, our site and building have been designed to both meet and exceed the City's design principles. The site has been designed to include a considerable amount of open -space for landscaping. In addition, the landscaping on our site has been designed to blend in with the landscaping of the entire center in order to present a unified appearance. Large tree - lined landscape buffers have been provided along all street frontages. As part of this design a large "park -like" area as been incorporated to the north of the building. This area not only welcomes pedestrians onto the property, but it provides a nice area in which to relax and enjoy their meal. Pedestrian paths have been provided to create a promenade style entrance to the front of the store from all areas of the surrounding property. Per City requirements, landscape islands have also been provided in the parking lot to break up the rows of parking stalls. Great care has also been taken in the design of the vehicular (car and bicycle) and pedestrian circulation paths across the site. Safety is the most important design criteria. The building has been positioned on the site to maximize pedestrian access while limiting pedestrian/vehicular connections. For example, pedestrians at the corner of Lemay and Magnolia can reach the restaurant without having to cross a driveway or drive -aisle. 398 S Mill Ave, 301 Tempe, AZ 85281 .. 4Yri 894.4538 F IT 14111111111111 ■o .o .o •• 0 .o .m Mm 0 .. o -- --i o � o 0 O nElFAT ZZ mom= r a r r w a+ m R1 iD O {Ca <1 R. Rt ai EXTERIOR nNISH SCHEDULE AWA C= LN iv TT T*% NORTH ELEVATiON ------------- ............ ... . .. .... ..... ...... 10 C3 ID 3- WEST ELEVATION IM Flv,imw= r••. V4. 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MULBERRY-LEMAY CROSSINGS, PHASE THREE, KF:C:/TAC:C BELL, PORTION OF LOT ro, FILING TWO ........................................................ .......................... ....... .... . ................ - - 11 - . - ............................................................................... - -.- - ---- ---------- - .......... ------------------------------------ - ----- ------- ----------------------- ...... ------------------- ------------------- -------- -- - ------- - --- ------- m �l (CUSTOM) 7/2/01 1 of 4 No Text Mulberry — Lemay Crossings, Phase Three, K.F.C./Taco Bell, PDP, #36-96F January 17, 2002 P & Z Meeting Page 7 C. Transportation and Circulation — Section 3.6 (1.) Section 3.6.4(C) — Transportation Impact Study This standard requires that a T.I.S. be submitted to identify those facilities that may be required to meet Level of Service standards for vehicles, bicycles and pedestrians. A T.I.S. was done for the entire shopping center in conjunction with the Preliminary P.U.D. This study assumed that there would be approximately 26,000 square feet of "high -turnover (sit down) restaurant." While the proposal is considered a "drive-in" restaurant, it is only 3,661 square feet in size. Accordingly, the city traffic operations engineer has determined that the impact of the K.F.C./Taco Bell is sufficiently accounted for in the trip generation assumptions for the overall shopping center. All affected intersections, street widening, and other traffic -related public improvements for this center have been completed with Filing One (Wal-Mart). 4. Findings of Fact/Conclusion: In evaluating the request for K.F.C./Taco Bell at Mulberry — Lemay Crossing Shopping Center, Staff makes the following findings of fact: A. The land use, drive-in restaurant, is a permitted use, subject to Planning and Zoning Board review, in the C, Commercial zone district. B. The P.D.P. complies with the applicable Development Standards of the Commercial zone (Article Four). C. The P.D.P. satisfies the applicable General Development Standards (Article Three). RECOMMENDATION: Staff recommends approval of Mulberry — Lemay Crossing, Phase Three, K.F.C./Taco Bell P.D.P., #36-96F. Mulberry — Lemay Crossings, Phase Three, K.F.C./Taco Bell, PDP, #36-96F January 17, 2002 P & Z Meeting Page 6 The P.D.P. provides two walkways connecting the north and west entrances to the public sidewalk along Magnolia Street. Neither of these walkways cross a drive aisle. (2.) Section 3.5.3(B)(2) — Orientation to Build -to Lines for Streetfront Buildings This standard requires that buildings form a consistent relationship to the public street in order to form visually continuous, pedestrian -oriented street fronts with no vehicle use area between the building and the street. This is the "build -to" line standard, which calls for a 15-foot setback from Magnolia Street. The P.D.P. satisfies the exception to this standard by providing an outdoor landscaped space with picnic tables. This is an attractive space designed for outdoor dining. (3.) Section 3.5.3(D)(1) — Character and Image and Site Specific Design This standard requires that building design contribute to the shopping center in terms of materials, color and features so the center forms a cohesive place. The P.D.P. features a building design the complements the architectural theme of the overall shopping center. The standardized prototype has been modified to incorporate similar exterior materials and elements as the Wal-Mart and the specifications called for on the approved P.U.D. for Mulberry — Lemay Crossings, Filing Two, Final P.U.D. (4.) Section 3.5.3(D)(2) — Fagade Treatment This standard requires that building facades feature no blank walls and provide sufficient variety to promote a pedestrian scale and visually interesting architecture. The P.D.P. provides two types of exterior materials; jumbo brick with sandblast finish as a wainscot, and synthetic stucco for the walls. The roofline is capped by a cornice. There are two projecting elements highlighting the north and west entrances. One of these projections features a small pitched roof, colonial red, as an accent that matches the window awnings. The building features an obvious base, middle and top in compliance with the standards. Mulberry — Lemay Crossings, Phase Three, K.F.C.iTaco Bell, PDP, #36-96F January 17, 2002 P & Z Meeting Page 5 The P.D.P. provides an eight foot wide walkway that connects the entrance to the crosswalk on Magnolia Street. An eight -foot wide walkway along the south property line connects Lemay Avenue to the balance of the shopping center. Crosswalks are provided wherever there is a drive aisle. (8.) Section 3.2.2(H) — Drive-in Facilities This standard requires that drive -through facilities be secondary in emphasis to other access and circulation functions, and not interrupt pedestrian access. The drive -through lane, menu board, pick up window are all located on the east side of the building facing the internal shopping center, not Lemay Avenue. A direct sidewalk connection to Magnolia does not cross the drive -through lane. The stacking for both entering and exiting the drive - through lane is adequate and does not interfere with walkways. (9.) Section 3.2.2(K)(2) — Parking This standard requires that the P.D.P. not exceed 15 spaces per 1,000 square feet or 54 spaces. The P.D.P. provides 33 spaces which is below the allowable maximum. (10.) Section 3.2.4 — Lighting This standard requires that lighting not exceed specified maximum foot- candles and conform with shopping center lighting. The P.D.P. provides for illumination levels that do not exceed the standards. The light source, high pressure sodium, and fixtures, will match the approved lighting for Mulberry — Lemay Crossing, Filing Two, Final P.U.D. B. Mixed -Use, Institutional and Commercial Building Standards — Section 3.5 (1.) Section 3.5.3(B)(1) — Orientation to a Connecting Walkway This standard requires that at least one entrance face and open directly onto a connecting walkway. Mulberry — Lemay Crossings, Phase Three, K.F.C./Taco Bell, PDP, #36-96F January 17, 2002 P & Z Meeting Page 4 The P.D.P. provides continuous shrub beds around the parking lot and drive -through lane. (3.) Section 3.2.1(E)(5) — Parking Lot Interior Landscaping This standard requires that at least 10% of the parking lot feature landscape islands. The P.D.P. provides 10% interior landscaping in the form of islands. (4.) Section 3.2. 1 (E) (5) (d) (e) — Walkways, Driveways, Parking Bays These standards require that connecting walkways and driveways feature one shade tree per 40 lineal feet and that there be a landscape island every 15 parking stalls. The P.D.P. provides shade trees along all walkways and the drive -through lane. Landscape islands are provided every 10 parking stalls. (5.) Section 3.2.1(E)(6) — Screening This standard requires that landscape and building elements screen areas of low visual interest. The P.D.P. provides a solid screen for the trash dumpster and screening on three sides for the electrical transformer. The drive -through lane is screened by a double row of shade trees and a continuous shrub bed. (6.) Section 3.2.2(C)(3) — Site Amenities This standard requires site amenities that enhance safety and convenience and promote walking or bicycling. The P.D.P. provides an outdoor gathering space featuring shade trees and picnic tables located near the entrance. (7.) Section 3.2.2(C)(5) — Walkways This standard requires walkways be provided that are direct, continuous and link street sidewalks with building entries. Mulberry — Lemay Crossings, Phase Three, K.F.C./Taco Bell, PDP, #36-96F January 17, 2002 P & Z Meeting Page 3 B. Development Standards Section 4.17(E)(2)(a) states: "Pedestrian -oriented outdoor spaces shall be placed next to activity areas that generate the users (such as street corners, shops, stores, offices, day care and dwellings). Because liveliness created by the presence of people is the main key to the attractiveness of such spaces, to the maximum extent feasible, the development shall link outdoor spaces to and make them visible from streets and sidewalks. Sculpture, kiosks or shelters are encouraged to be prominently placed in outdoor spaces." The orientation of building is intended to create a visually interesting and pedestrian -oriented streetscape along Magnolia Street. With the front door facing Magnolia, and an outdoor lawn area located between building entrance and public sidewalk, an area is provided for outdoor picnic tables. An eight -foot wide walkway connects the public sidewalk to the building entrance without crossing an intervening drive aisle. It is anticipated that future development of Mulberry — Lemay Crossing, Filing Two will also orient a building along Magnolia to contribute to the positive relationship of placing buildings along public streets. 3. Compliance with Applicable General Development Standards: A. Site Planning and Design Standards — Section 3.2 (1) Section 3.2. 1 (D) (1) (c) (2) — Full Tree Stocking This standard requires trees be planted in adequate numbers along high visibility areas and that street trees be planted along public streets. The P.D.P. provides trees around the building and parking lot. A mix of shade and evergreen trees are provided. Ornamentals are included for variety. (2.) Section 3.2. 1 (E) (4) (a) (b) — Parking Lot Perimeter Landscaping These standards require that access, circulation and parking areas be adequately screened by trees and shrubs. Mulberry — Lemay Crossings, Phase Three, K.F.C./Taco Bell, PDP, #36-96F January 17, 2002 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: C; Wal-Mart S: C, Vacant (Lot 6, Mulberry-Lemay Crossings, Filing Two) E: C; Vacant (Lot Two, Mulberry-Lemay Crossings, Filing Two) W: CCR; Link `N Greens Golf Course Historically, the site has been part of a 51 acre irrigated agricultural field. The area was annexed in 1995 as part of a larger 39 acre annexation that also included Buffalo Run Apartments. The Mulberry-Lemay Crossings Overall Development Plan was approved on March 24, 1997. Buffalo Run Apartments Final P.U.D. was approved on October 2, 1997. The Planning and Zoning Board denied the Preliminary P.U.D. for the 42.98 acre community/regional shopping center on November 5, 1998. The Preliminary P.U.D. was then considered on appeal to City Council, which upheld the denial on December 15, 1998. The project was then the subject of a voter initiative and presented to the general electorate. On April 7, 1999, the electorate voted to overturn the City Council denial and approve the Preliminary P.U.D., as conditioned by Staff. Mulberry Lemay Crossings, Filing One, Final P.U.D. was approved by City Council on March 28, 2000. Mulberry Lemay Crossings, Filing Two was approved by the Planning and Zoning Board on December 7, 2000. The Certificate of Occupancy for Wal-Mart was issued in October of 2001. 2. Compliance with Commercial Zone District: A. Land Use The land is classified as a "drive-in restaurant' which is permitted as a Type Two use in the Commercial zone. ITEM NO. 1 MEETING DATE 1 17 02 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Mulberry — Lemay Crossings, Phase Three, K.F.C./Taco Bell P.D.P. #36-96F APPLICANT: Harman Management Corporation C/o Mr. Mathew Pridemore Architekton 398 South Mill Avenue, Suite 301 Tempe, AZ 85281 OWNER: Goldberg Property Associates, Inc. 1120 Lincoln Street, Suite 1101 Denver, CO. 80203 PROJECT DESCRIPTION: This is a request for a 3,661 square foot drive -through restaurant on 1.08 acres on a portion of Lot 6 of Mulberry — Lemay Crossings Shopping Center, Filing Two. The parcel is located on the southeast corner of Lemay Avenue and Magnolia Street. The property is zoned C, Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: A. The land use, drive-in restaurant, is a permitted use, subject to Planning and Zoning Board review, in the C, Commercial zone district. B. The P.D.P. complies with the applicable Development Standards of the Commercial zone (Article Four). C. The P.D.P. satisfies the applicable General Development Standards (Article Three). COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT