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HomeMy WebLinkAboutBOSTON CHICKEN PUD PRELIMINARY - 79 93 - CORRESPONDENCE -Pennock Place PUD Comments October 27, 1993 Page 4 standing signs must be downsized accordingly. Each user will not be allowed a sign the size the Godfather's Pizza. Free-standing signage will be restricted in height in the six to eight foot range. Low rectangular or square signs are preferred over tall rectangular signs. 21. Staff will expect the two users to submit architectural elevations that demonstrate site unity and cohesion. Since the site is being developed as a unit, there must be a degree uniformity between the two users. Vastly different use of materials, colors, roof styles, etc. will not be permitted. If this means modification of a national, corporate standard, then Staff will work closely with the applicant so that our mutual goals are achieved. Pennock Place.PUD Comments October 27, 1993 Page 3 12. The site plan indicates a drive -through lane entrance near the Pennock/Lemay intersection. This will cause conflicts with stacking and should be re -designed. 13. The sidewalk system should be continuous from Riverside to Elizabeth. The developer is responsible for installing a five foot wide, detached sidewalk along the property's frontage. The walk should be setback from the flowline by nine feet. The sidewalk is allowed to meander and be located outside the public right-of-way as long as it is placed within a dedicated access easement. The City's Street Oversizing Fund will participate, to a limited degree, in the construction of this sidewalk. 14. The traffic impact analysis will determine the need for a deceleration lane on Lemay Avenue. If a decel lane is required, then the required right-of-way dedication for the arterial: cross-section must be expanded to account for the additional width. 15. The conceptual plan lacks the location of the trees, sidewalk, and decel lane, (if required). It is suggested that a meeting occur with the Planning, Engineering, and Transportation Departments prior to submittal of a Preliminary P.U.D. to discuss these issues. 16. The internal parking spaces near the Pennock/Lemay intersection may be too close and could interfere with traffic movements. 17. The developer is cautioned that modifications to the west side of the Pennock/Lemay intersection may have to implemented in order to gain the proper alignment on the east side. 18. The streetscape treatment along Lemay will be of critical concern, especially for such intense uses as two restaurants, with drive -through. There will need to be sufficient buffering so that parked cars, menu boards, and service areas are screened from one of the City's busiest arterials. This may require berming, evergreens, or a low decorative wall. Headlight glare onto Lemay will not be permitted. 19. Menu boards will count as free-standing signs and must obtain a variance from the Zoning Board of Appeals. 20. Signage is considered a critical design element of the P.U.D. Since there will be two users, Staff will not allow the two users to compete for signage by trying to "outshout" each other. Free-standing signage must be based on a monument that matches the building exterior. Wall signage must be individual letter or a cabinet where only the letters are illuminated and: the background is opaque. Large, glaring illuminated awnings will not be permitted. It is preferred that one free-standing sign serve both restaurants. If this is not possible, then individual free- Pennock Place PUD Comments October 27, 1993 Page 2 converted at some point in the future and new users could install frying equipment. Presently, the Building Inspection Division and the Water and Wastewater Department do not have a trigger mechanism by which to require a new user to install exterior grease traps. It may be that grease traps must be installed with the initial construction. Please contact Mark Taylor, 221- 6681, for further discussions. 7. Poudre Fire Authority may require an additional hydrant to be placed on -site to serve the southerly parcel. Fire access must maintained around both buildings. If there are uncontained areas greater than 5,000 square feet, then these areas must be equipped with an approved, commercial -grade, automatic fire extinguishing system. 8. There are large mature trees on the property which may or may not be in the future alignment of the extension of Pennock Place. The developer must contact the City Forester, . Tim Buchanan, 221-6640, for an evaluation of any trees before these_ trees are pruned, altered, or removed. (The City Forester and the Planning Department recently experienced a property owner who removed substantial mature vegetation on a site after bringing the site through the conceptual review process but before submitting for a Preliminary P.U.D. We are confidant that such bad -faith tactics will not be the case on this property and we look forward to resolving the tree preservation issue on a reasonable basis.) 9. The site is located in the Old Town Drainage Basin. As of this writing, there are no Storm Drainage Fees in this basin. The City Council, however, will take action in November and December of this year (1993) to approve a new Storm Drainage Fee in this basin. It is estimated that the fee will be in the $5,000 per acre range. 10. On -site stormwater detention will be required. It will be up to the developer's engineer to verify the capacityof the Riverside storm drain. A standard Drainage Report, Drainage and Grading Plan, and Erosion Control Plan will be required. These documents must be submitted in accordance with the checklist and criteria of the Stormwater Utility. If these documents do not satisfy the submittal requirements, the project will be held up and not forwarded to the Planning and Zoning Board for consideration until brought into compliance. 11. A traffic impact analysis will be required. The internal circulation must serve the adjacent properties so as to lessen the reliance on Lemay Avenue. The Transportation Department will assist the applicant in meetingwith the adjacent property owners to discuss internal connections. In Pennock Place/Lemay is signalized, then it will benefit the adjacent property owners to gain access to this intersection. CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: October 25, 1993 ITEM: Pennock Place P.U.D., Located on the East Side of South Lemay Avenue, 800 block, between Godfather's Pizza and Lemay Animal Hospital APPLICANT: Mark Nelson c/o Ed Zdenek, ZTI, 1220 South College Avenue, Fort Collins, CO. 80524. LAND USE DATA: Request for two standard restaurants, with drive -through, at the corner of Pennock Place and South Lemay Avenue across from Riverside Shopping Center. COMMENTS:. 1. There is three-phase electrical power along Lemay Avenue that is available to serve the site. An electrical contractor must complete the "Commercial -One" form to determine entrance capacity. Any modifications to the existing system is an expense borne by the developer. 2. Every attempt should be made to size the electrical transformer to serve both sites. The location should be such so that this can be accomplished. The transformer location will not be allowed to be placed along the Lemay Avenue streetscape. It must be located internal to the site and screened from public view by an approved enclosure meeting the minimum clearance requirements or by landscaping. There must be hard surface access from one side for emergency change -out capability. without destroying landscaping. 3. A water main is available on the east side Lemay. A sewer main is available on the west side of Lemay. 4. There is an old 4 inch diameter water line that is stubbed to the property which comes down from Elizabeth. This line should be abandoned according to the specifications of the Water and Wastewater Department. 5. The depth of the sewer may be problem. The developer is strongly encouraged to investigate and verify the sewer depths. 6. The Water and Wastewater Department is concerned about installing exterior grease traps for both restaurant users.. Although the proposed restaurants (Boston Chicken and an unnamed restaurant) are represented as not using fryers, there is a concern. that ownership could be ... ,I.,.,..,.: ENVIRONMENTAL SERVICES 281 NORTH COLLEGE P.O-BOX 580 FORT COLLINS, COLORADO 80522-0580 (303)221-0750 PLANNING DEPARTMENT Community fanning and Environmental Ser. _es Planning Department City of Fort Collins October 27, 1993 Mr. Ed Zdenek ZTI 1220 South College Avenue Fort Collins, CO 80524 Dear Ed, For your information, attached is a copy of the Staff s comments concerning the Pennock Place P.U.D., that was presented before the Conceptual Review Team on October 18, 1993. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, �l Ted Shepard Senior City Planner Attachment xc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Transportation Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 (303) 221-6750