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RAPFERTY'S PUD. �,.sm AS-1 VICINITY MAP 03/23/95 17-95 RAFFERTY'S PUD - Preliminary Aj 0 Rafferty's P.U.D. Overall Development Plan & Phase 1 P.U.D., Preliminary, #17-95 May 22, 1995 P & Z Meeting Page 6 RECOMMENDATION: Staff recommends approval of Rafferty"s P.U.D., Overall Development Plan and Phase 1 P.U.D., Preliminary - #17-95. NOTE: This preliminary P.U.D. approval is for the restaurant portion of the O.D.P. only. The future office uses are subject to the preliminary P.U.D. review process at such time that they are proposed for development. Rafferty's P.U.D. Overall Development Plan & Phase 1 P.U.D., Preliminary, #17-95 May 22, 1995 P & Z Meeting Page 5 parking lot lighting to be used, the height of the proposed buildings, and the nature of the buffering/landscaping between this restaurant/office park and the neighborhoods. A copy of the minutes of the meeting is attached to this staff report. 5. Transportation: The restaurant/office park will gain its access from a single curb cut on Boardwalk Drive (a collector street connection between East Harmony road and South College Avenue) and a single curb cut from Whalers Way (a local street serving the residential neighborhood to the east). The location for the access on Boardwalk Drive has been determined by the necessary stacking distance for southbound vehicles at the intersection of Boardwalk Drive and Harmony Road. The access from Whalers Way has been located to align with the existing access into the Boardwalk Office Park to the north. FINDINGS of FACT/CONCLUSIONS: In evaluating the request for the Rafferty's P.U.D., Overall Development Plan and Phase 1 P.U.D., Preliminary, staff makes the following findings of fact: * The O.D.P. is supported by the City's Land Use Policies Plan. * The Phase 1 P.U.D., Preliminary is in conformance with the O.D.P. and scores 55% on the Business Service Uses Point Chart (exceeding the minimum 50% requirement). * The Phase 1 P.U.D., Preliminary meets the applicable All Development Criteria in the L.D.G.S. * The O.D.P. and Phase 1 P.U.D., Preliminary are in conformance with the Harmony Corridor Plan and the Harmony Corridor Design Standards and Guidelines; * All aspects of proposed signage for this restaurant/office park will be regulated by Section 29- 593.1 "Residential Neighborhood Sign District" of the Fort Collins Sign Code that is administered by the Zoning Department. Rafferty's P.U.D. Overall Preliminary, #17-95 May 22, 1995 P & Z Meeting Page 4 3. Design: Architecture: Development Plan & Phase 1 P.U.D., The proposed Rafferty's Restaurant is a 6,623 square foot building that will be a maximum of 25'-9" in height (equivalent to two - stories). The exterior building materials are a horizontal rough sawn cedar siding with a stone veneer as a low, foundation accent material along portions of the south, east, and west elevations. This same stone will be used on the chimney and the exterior walls of the entry portico. The roofing material will be comprised of concrete shingles. Landscaping: The proposed landscaping for the Phase 1 P.U.D., Preliminary (Rafferty's Restaurant) is in conformance with the Harmony Corridor Design Standards and Guidelines. Parking: There are 175 parking spaces to be developed with Phase 1 of the Rafferty's P.U.D. These spaces, along with future parking in the office portion of the O.D.P., will be included in a shared cross - access (vehicular and pedestrian) and parking agreement between the restaurant and the office uses. Signage: The project location is included in the Residential Neighborhood Sign District, which was established for the purpose of regulating signs for non-residential uses in geographical areas of the City which may be particularly affected by such signs because of their predominantly residential use and character. The requirements in this District are generally more restrictive than in other areas. All aspects of proposed signage for this restaurant/office park will be regulated by Section 29-593.1 of the Fort Collins Sign Code that is administered by the Zoning Department. 4. Neighborhood Compatibility: A neighborhood information meeting was held on December 19, 1994 at the Evangelical Covenant Church. Approximately 25 people (including residents, representatives for the development, and a City planner) were in attendance. The main concerns expressed dealt with the increased traffic in the area associated with any new development (especially on Boardwalk Drive and Whalers Way), the type of Rafferty's P.U.D. Overall Development Plan & Phase 1 P.U.D., Preliminary, #17-95 May 22, 1995 P & Z Meeting Page 3 service provisions for water and sanitary sewer, streets, police and fire response capabilities, and availability of a park are established in this area. 29. City provided services and facilities shall be utilized as a tool to direct or discourage development in desired areas. City provided services and facilities are present in this area, thereby encouraging development to occur here. The Rafferty's P.U.D., O.D.P. (restaurant/office park) is in conformance with the Harmony Corridor Plan. Phase 1 P.U.D., Preliminary - Rafferty's Restaurant: The Phase 1 P.U.D., Preliminary (Rafferty's Restaurant only) is in conformance with the O.D.P. and the Harmony Corridor Plan. It was evaluated against the applicable All Development Criteria and the Business Service Uses Point Chart of the L.D.G.S. The request scores 55% on the point chart (exceeding the minimum 50% requirement), earning points for: a) being outside of the "South College Avenue Corridor"; b) being part of an office park (Rafferty's P.U.D.); c) its outside boundary having more than 1/6 contiguity to existing urban development. Harmony Corridor Plan: The property is zoned by - Planned Business with a P.U.D. condition. Uses allowed in this zoning district are defined as "any land use located on a P.U.D. plan as defined, processed, and approved according to Section 29-526 (the L.D.G.S.)". The site is located in the Harmony Corridor and is identified as a Basic Industrial and Non -Retail Activity Center in the revised Harmony Corridor Plan and Harmony Corridor Standards and Guidelines. The proposed office uses are permitted principal uses in this type of activity center. The proposed sit-down restaurant use is a secondary or supporting use and is permitted providing that it does not occupy more than 25% of the total gross area of the O.D.P. or P.U.D. As configured, the proposed Rafferty's Restaurant and parking directly associated with it will occupy approximately 15% of the O.D.P. The remainder of the parking to be constructed at the same time Rafferty's Restaurant is constructed will be included in a shared cross -access (vehicular and pedestrian) and parking agreement between the restaurant and future office uses. Rafferty's P.U.D. Overall Preliminary, #17-95 May 22, 1995 P & Z Meeting Page 2 COMMENTS: 1. Background• Development Plan & Phase 1 P.U.D., The surrounding zoning and land uses are as follows: N: BP; existing office park (Boardwalk) S: rp; existing regional shopping center (Harmony Market) E: RLP; existing single family residential (Whalers Cove) W: RLP; existing convenience store, day care, multi -family residential (7-11, La Petite Academy, Pier Condominiums) The property was annexed into the City with the Landings First Annexation in September, 1977. 2. Land Use• This is a request for overall development plan (O.D.P.) approval for a restaurant/office park on 5.21 acres and preliminary planned unit development (P.U.D.) approval for Phase 1, a 6,623 square foot standard sit-down restaurant, of the O.D.P. Overall Development Plan: The proposed restaurant and office land uses on the O.D.P. are supported by the following policies in the City's Land Use Policies Plan• 14. Urban development standards shall apply to all development within the urban growth area. The existing streets, sidewalks, street lighting, underground utilities, and park in the area all meet the City's development standards. 22. Preferential consideration shall be given to urban development proposals which are contiguous to existing development within the City limits or consistent with the phasing plan for the City's urban growth area. This development proposal is contiguous to existing urban development (in all directions) and it is consistent with the City's phasing plan for the urban growth area. This proposal is considered to be Ifinfill" development. 26. Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City. ITEM NO. 4 MEETING DATE 5/22/95 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Rafferty"s P.U.D., Overall Development Plan and Phase 1 P.U.D., Preliminary - #17-95 • APPLICANT: Steve Maxwell 631 2nd Avenue South Nashville, Tennessee 37210 OWNER: Rafferty's Restaurant 1945 Scottsville Road Bowling Green, Kentucky PROJECT DESCRIPTION: This is a request for overall development plan (O.D.P.) approval for a restaurant/office park on 5.21 acres and preliminary planned unit development (P.U.D.) approval for Phase 1, a 6,623 square foot standard sit-down restaurant, of the O.D.P. The property is located at the northeast corner of East Harmony Road and Boardwalk Drive and is zoned by - Planned Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This request for O.D.P. and Phase 1 P.U.D., Preliminary approval: * Is supported by the City's Land Use Policies Plan; * is in conformance with the O.D.P. and scores 55% on the Business Service Uses Point Chart (exceeding the minimum 50% requirement); * meets the applicable all Development Criteria of the Land Development Guidance System (L.D.G.S.); * is in conformance with the Harmony Corridor Plan and the Harmony Corridor Design Standards and Guidelines; * is located on a site that is included in the Residential Neighborhood Sign District; therefore, all signage will be regulated by Section 29-593.1 of the Fort Collins Sign Code that is administered by the Zoning Department. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT