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Home My WebLink AboutBOSTON CHICKEN PUD PRELIMINARY - 79 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSE--- Schlotzsky's SOUTHEAST ELEVATION SCALE: 1/4. V-0' NORTHWEST ELEVATION SCALE: va' . r-0 ..,.- ----- --r--1 SOUTHWEST ELEVATION SCALE. va'. 1' 0 WINDOW SIGN SCALE: V . 1`0' hlotzsky's MONUMENT SIGN SCALE: I/T . V-D' NORTHEAST ELEVATION SCALE: I/A. V-W FEBRUARY 11,1994 SCI-ILOTZSKY'b AT LEMAY & PENNOCK PUD 0 ZTI GROUP m'mme WEST ELEVATION EAST ELEVATION SCALE: 1/A' • 1'-0' SCALE: 1/4'- 1'-0' SOUTH ELEVATION SCALE: 114 • 1'-0' MONUMENT SIGN SCALE: 3/6'• 1' 0' IM NORTH ELEVATION BOSTON CHIC"A"EN .. _. AT LEMAY & ZTI PENNOCK PUD GROUP m. om 0 RIVERSIDE SHOPPING CENTERi PENNOCK PLACE IT 1 I ey I. I a i OIII!I1!0 ELISTING VE7 CLINIC BOSTON CHICKEN LOl 1 LOT 3 ' y�ldlin'AL I r EXISTING GODFATHERS PIZZA I I [ w Il;g :I� FRIES ENTERPRISES MINOR SUBDIVISION FOURTH FILING RIVERSIDE SUBDIVISION VI 1VPL I.C<E31 sevsrMELV ml oe 11 ' n4b o.e- �fQmr� i ram mintier �ps/n f p'm/Yq mi VICINITY MAP a1, DDLi ORs DEFILE _ �Fi nwa atMd'n CONFER TREE PLANTING FEBRUARY a. lea., SHRUB PLANTING IRRIGATED AREA PRELIM LANDSCAPE PLAN FIRST RIVERSIDE .0 E P. D. BOSTON 11 I I _ CHICKEN AT LEMAY & I V I unoscvE MOM .=-----Da��n PENNOCK PUD . EXISTING ` RIVERSIDE SHOPPING CENTER A� OUND ELECIAL B IFPf1E IEEWER IE AM' .T HANDICAPPED 00% i � I� R UGNf n h /T I� HANDICAPPED RAMP V MC VAULT DUIE sevlsrorr 1so.W D DIRECTIONAL 91GN Y MENU BOARD ' • MOP SIGN.. ... .. .. .. ... _— LEGAL DESCRIPTION A haCl al bq Nuale In Xy MadnI&R ua ai 5,FIR, 19. Tovmlp ) NMn. Rwge M WM al Xa. P.M. E CG , L., Ccvn, Cdwatlo, w K coaldRanp Me Wevl Yne OI wltl Nxll,well I M a. Read, N W p Eantl Wlln et IaM,W dan' ]1weN reMNe XrNo. b conlaM]. I Eau,Uvv IF Ctl' f NO.CO lex aM a9aN NIR 15E WXaml Ran ll,e Wx11/<aane,OlW Seclbn 18. ontl Run I . N MW E 5)1 i) firm Xw¢e 5!p y' E 1b W NM, IMte NW W' E )6 W f.1 1.— S 09 11' E 151.761est: IMn. S W . E 101 OB Ieel:ll DSOI (0'5]'W ]GS.JO MI: Hpnce5B4 15'W 251051eet1alM poF1IN OepYNp. .a.....ea«......,...,„, VICINITY MAP Al EXISTING , DOCTORS OFFICE FIRST RIVERSIDE P.U.D. FERRUARY 9, 199e PRELIMINARY SITE PLAN BOSTON ALRSi CHICKEN ATTORNEYAT LEMAY &.^S CERTIFICATION PENNOCK PUD PLANNING 820NING BOARD CERTIFICAM ...... e� O OWNERS CERTIFICATION17 o sq o ROioY° Oil IAMOY P1 PN0Y k i'Y OF FORT COLLIN ENERGY CONSERVATION WORKSHEET This worksheet must be completed and submitted at the time of application for all non-residential Preliminary PUD's requesting energy conservation points on the applicable Land Use Activity Point Chart. Please choose one of the two methods below. Be realistic in determining your commitment for energy conservation mea- sures. Failure to fulfill a commitment made for energy conservation measures may result in disqualification of a project under the applicable criteria of the LDGS. NAME OF PUD : Lemay and Pennock P,U,0. Submittal Date: nPramhar 6, 1993 METHOD ONE: I propose a percent reduction in the annual energy consumption for the structure(s) in this proposed PUD. This reduction receives point(s) for energy conservation. NOTE FOR THOSE PROJECTS USING METHOD ONE: Certification by a professional engineer, licensed in Colorado, and a summation of the engineer's calculation methods and results will be required to document energy conservation measures at the time of building permit application. METHOD TWO: I propose the following energy conservation measures for the structure(s) in this proposed PUD: Measure Long Axis of Building is East/West Ratio of Exterior Wall Overall Wall "U" Value Vestibules, Airlocks Used Automatic Spark Ignition Electric Resistance Not Used Total Points received from Method 2 Points 0.2 0,3 1.0 0.2 0.1 0.2 2,0 Preparer's Name: Edward G, Zdenek l AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only theII III IV Criterion Oftenon AWUcODN C:rc:e me mutlojer pants EarneG vcx:rm.,:^ ADDIiC:oie F Yea No Correct score ixu points t Two Arterials X Q 0 2 4 f Planned Center FX X 2 0 3 6 0 .on -Arterial X X 2 Q 4 0 8 d. Two Acres or More X X 010 3 .6 6 e. Mixed -Use X X 2 Q 3 6 0 f. Joint Parking 1 Q 0 3 6 6 .g. Energy Conservation X 1 31410 2 4 8 h. Contiguity X X Q 0 5 10 10 i. Historic Preservation 1 2 Q 2 0 0 J• 1 2 0 k. 1 2 0 I' 1 F2 1 0 Totals 30 54 V vi Percentage Earned of Maximum Applicable Points V/VI = Vil 55 vu Mod llll A 1111 k_ &lC Yes No 4. DOES THE PROJECT EARN AT LEAST 501. OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART D" El ❑ .FOR THE FOLLOWING CRITERIA? a. Is the activity located other than at the intersection of two arte- rial streets? b. Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center, office or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on at least two acres of land? e. Does the project contain two or more significant uses (for instance, retail, office, residential, hotel/motel and recreation)? f. Is there,direct vehicular and pedestrian access between on -site parking _areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing build- ings, and through committed energy conservation measures beyond that normally required by City Code? h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a. building or place in which.a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. Lemay & Pennock P.U.D. ACTIVITY: Auto- Related and. Roadside Commercial DEFINITION: Those retail and wholesale commercial activities which are generally con- sidered and typically found along highways and arterial streets. Uses include: free standing department stores; auction rooms; automobile service stations, repair facilities, car washes.; boat, car, trailer, motorcycle showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult. book stores; eating places with adult amusement or entertainment; adult photo studios; adult theatres; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No NA 1. Does the project gain its primary vehicular access from a street other FX n than South College Avenue? 2. Are all repair, painting and body work Elactivities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended. to provide adult amusement or entertainment, 1:1 El x❑ does it meet the following requirements: a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b. Is the use established, operated or maintained no less than 1,000 feet from another similar use? wi n n iuu� oS Ton/ �inc�,«.✓ -�9- 93 Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY s the emermn wig Me"Otaw . . aopfiawe? be sa6sfled? CRITERION � � � � Yes No If no, please explain i 3 Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation I . 1.2 Ccmcrehensive Plan 1.3 Wildlife Habitat 1.4 Mineral Deposit 1.5 Eccicgically Sensitive Areas' I reserved 1.6 Lands of Acricultural Importance reserved 1.7 E^ercv Ccnservaticn ✓ 1.8 Air Qualitv � I ✓ I. -.. ;. Y . 1.9 Water Quality I. 1 '0 Sewace and Wastes A 2.` NEIGHBORHOOD COMPATIBILITY-CRITER 2.1 Vehicular. Pedestrrari, Bike Transportation) 2.2 Euildina Placement and Orientation 2.3 Natural Features 2.4 Vehicular Circulation and Parking yj 2.5 E-ergencr Access 2.6 Pedestrian Circulation I 4 2.7 Architecture i \v/f, 2.8 Euiiding Height and Views 2.9 � Shading 2.10 Selar Access 2.11 Historic Rescurces II AOT I 2.12 Setbacks ✓ 2.13 Landscape : 2.14 Sions 2.15 Site Lighting 2.16 Ncise and Vibration 2.17 . Glare or Heat t 2.18 Hazardous Materials 1 A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards L 3.4 Geologic Hazards L e 54 c 26. Availability of existing services LOCATIONAL POLICIES FOR SPECIFIC LAND USES. 63. Walking distance to residential areas. 64. Alternative transportation modes 65. Existing services LEMAY AND PENNOCK P.U.D. STATEMENT OF PLANNING OBJECTIVES The P.U.D. is a neighborhood service center containing two (2) food service establishments located in the 800 block of Lemay Avenue. The project will utilize the same access point to Lemay as the Neighborhood Shopping Center to the west and be designed to accommodate future access to the north and the east. Directly south of the P.U.D. is an existing restaurant, and it will be functionally incorporated into our design. The landscaping will accommodate two large, existing trees at the entrance to the site and be designed to enhance the streetscape with a combination of shade trees and shrubs to screen the parking areas while allowing good visual access to the development: The internal traffic system will be predominately one way, reducing the amount of pedestrian/vehicular conflicts. Parking for the approximately twenty (20) employees will be on the east end of the parking lot. Included within the P.U.D. is a park/detention area, that is designed as a wetland and potential outdoor dining area and will be privately owned and maintained. The initial phase of the project will be the northern site and park area. And it will accommodate a Boston Chicken Restaurant and drive up facility. The second phase is designed to accommodate a future restaurant that will be designed to harmonize with the design of the initial phase, and will be submitted as a subsequent P.U.D. It would appear that our Neighborhood Shopping Center will be well suited to provide needed services to medical community to the east and south of the site as well as the east side neighborhood to the west. The location on Major Bicycle and Mass Transit Routes will provide easy access. We protect a new traffic control at the entry to the site, as has been projected in the last 2 traffic studies presented to the city. This new control will provide for a superior traffic situation at what is presently a very difficult intersection The project is in keeping with the land use policies of the city in several specific areas: THE LAND USE POLICIES PLAN GENERAL POLICIES. 3. The City shall promote A. Maximum utilization of land within the City B. Alternative transportation modes C. Efficient mass transit systems GROWTH MANAGEMENT. 22. Encourage contiguous Development LEGAL DESCRIPTION A tract of land situate in the Northwest 1/4 of Section 18, Township 7 North, Range 68 West of the Sixth P.M., Fort Collins, Larimer County , Colorado, which, considering the West line of said Northwest 1/4 as bearing N 00 06' E and with all bearings contained herein relative thereto, is contained within the boundary lines which begin at a point which bears N 00 06' E 300.00 feet and again N 89 15' E 50.00 feet from the West 1/4 corner of said Section 18, and run thence N 00 06' E 374.47 feet; thence S 89 54' E 136.00 feet; thence N 00 06' E 75.00 feet; thence S 08 17' E 151.78 feet; thence S 89 54' E 101.08 feet; thence S O1 40' 57" W 295.70 feet; thence S 89 15' W 251.08 feet to the point of beginning. �° \\ Poudre .- J \ \ } Ma n011a SI. L.inK 'ane ir o C \ J C p p U U V) 3 U V1 Lo c q) in \ Ri Laurel S► V\ \\ 4IFr* Kenro Pennock CT Ploce � \ \2Cl ELIZABETH ST. •' s�Cc \ Ln ° N \ \ \ G V O ° D G 0 rf St .0 1 h d° Q Doc tor0s Ln in � N Sr o\ W edsords S �\ J Q = in QUI E E vi w Bucke e c � 5 E. Pi t k i n st ucke e St Z `4 C w � t ` a c O O r f _ St. La ke � w E. Pros p Gt _Rd. ITEM: BOSTON CHICKEN PUD @ Lemay & Pennock- Prelim. North NUMBER: 79-93 City of Fort Collins Communi., Planning and Environmental Se.,,ices Planning Department MEMORANDUM TO: Planning and Zoning Board Members FR: Kirsten Whetstone, City Planner RE: Boston Chicken PUD conditions DA: February 28, 1994 The following conditions replace the recommended conditions of preliminary PUD approval, for the Boston Chicken PUD, as previously stated in the Staff Report: 1. That final building elevations and samples of proposed materials be submitted to the Planning Department for review in order to assist the Board in addressing Criterion A-2.7, Architecture, of the All Development Chart of the LDGS, at the time of consideration of the final plans. Staff has concerns about the compatibility of architectural materials, textures, colors, architectural accents, and awning details between the two buildings. 2. That the layout and dimensions of drive aisles and the northern entrance drive be approved by the City Engineering Department prior to final approval. The entrance geometrics may not allow a safely negotiated southbound or northbound turn into the site, and the entire northern building may need to be shifted slightly to the east. Parking spaces and drive aisles may need to be altered accordingly. Therefore, this preliminary approval is conditioned upon the reservation of the right, by the Board, to change the layout at the time of consideration of the final plan. .�- tf CIGI /nOY14.I �Qv7 Lf SCc��,7 / � 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 Boston Chicken PUD - Preliminary, #79-93 February 28, 1994 P & Z Meeting Page 5 2. That the layout and dimensions of drive aisles and entrance drive be approved by the Engineering Department prior to final approval. The entrance geometrics may not allow a safely negotiated southbound left turn into the site, and the entire northern building may need to be shifted slightly to the east Parking drive aisles may need to be altered accordingly. Boston Chicken PUD February 28, 1994 P Page 4 - Preliminary, #79-93 & Z Meeting standpoint. There will eventually be a traffic signal at the Lemay and Pennock intersection, which will ultimately control the entrance drive to this site. The applicant is negotiating with the City to have the signal installed with this development. Both the Planning and Transportation Department staff are working with the surrounding property owners to develop a system of cross access connections to the north, east and south. City Staff believes that cross access points are important to enable properties in this area to be connected, for vehicular and\or pedestrian use. Staff will continue to work with the property owners to facilitate construction of these access points. Engineering staff has concerns about the geometrics of the entrance and parking aisles. They are recommending a condition of preliminary approval that the layout and dimensions of drive aisles and entrance drive be approved by the Engineering Department prior to final approval. The entrance geometrics may not allow a safely negotiated southbound left turn into the site, and the entire northern building may need to be shifted slightly to the east Parking drive aisles may need to be altered accordingly. RECOMMENDATION Staff finds that Boston Chicken PUD, Preliminary: 1) Is in conformance with and meets the requirements of the All Development Criteria of the Land Development Guidance System. 2) Is a compatible land use with the surrounding area. 3) Meets the absolute criteria of the Auto -Related and Roadside Commercial Point Chart of the LDGS as the proposal 1) does gain its primary access from a street other than South College Avenue and 2) the project earns a score of 55%, exceeding the minimum required score of 50%. Therefore, based on these findings, staff is recommending approval of Boston Chicken PUD, Preliminary- #79-93 with the following conditions related to access, traffic flow, and architectural compatibility. 1. That final building elevations and samples of proposed materials be submitted to the Planning Department for review and that Criterion A-2.7, Architecture, of the All Development Chart of the LDGS. be addressed prior to final. Staff has concerns about the compatibility of architectural materials, textures, colors, architectural accents, and awning details between the two buildings. Boston Chicken PUD - Preliminary, #79-93 February 28, 1994 P & Z Meeting Page 3 addressed prior to final. Staff has concerns about the compatibility of architectural materials, textures, colors, architectural accents, and awning details between the two buildings. The maximum height of the buildings is 30' (actual height is approximately 201). All mechanical equipment and trash receptacles will be either enclosed within the building or will be adequately screened from public view. Site landscaping consists of shade trees and evergreen shrubs along Lemay Avenue and a mix of ornamental and evergreen trees and evergreen and deciduous shrubs throughout the site to enhance the aesthetic character of the site. A variety of evergreen and flowering shrubs are proposed as foundation and accent plantings around the buildings and monument signs. A detailed landscape plan will be reviewed as part of the final submittal. Several large existing trees along Lemay and in the detention area to the north will be retained. The applicants intend to use the detention area for outdoor picnic tables. The City Forester has been in contact with the applicant to provide information concerning the existing trees. Two free standing signs, with a base to match the buildings, will be located on Lemay Avenue. The entire sign package will comply with the City's sign ordinance. The parking lot along Lemay Avenue is setback a minimum of 25' from the flow line, separated from Lemay by two 10' landscaped strips and a 5' detached walk which is compatible with the setbacks along Lemay across the street. The buildings are setback approximately 70' from Lemay Avenue with the drive-thru lanes situated on the north and east sides. 4. Neighborhood Compa_tibilit A neighborhood meeting was not held for this request because the proposed use is considered compatible with the surrounding uses along this portion of Lemay Avenue. 5. Transportation A traffic impact analysis for the site was submitted and has been reviewed by the City Transportation Division staff. Staff finds that this request is feasible from a traffic engineering Boston Chicken PUD - Preliminary, #79-93 February 28, 1994 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: BP; Lemay Animal Hospital and Fries Carwash and Lube; S: C; Godfathers Pizza and Hospital 66 service station; E: BP; Northern Colorado Kidney Center, medical offices, Vineyard Christian Church, and vacant; W: C; Existing commercial, retail, fast food, and medical offices (Riverside and Lemay Shopping Center). The site is currently vacant and undeveloped. 2. Land Use The request for two fast food restaurants with drive-thru lanes was evaluated against the Auto -Related and Roadside Commercial Point Chart of the Land Development Guidance System. The proposal earns a score of 55% for a) being located, not at two arterial streets, b) being two acres or more, c) joint parking, d) contiguity to existing urban development, and e) providing energy conservation measures over those required by the City code. The request was also evaluated against the new All Development Criteria of the LDGS, which were adopted in December of 1993. Staff finds that the request satisfies requirements of applicable "All Development" criteria. The land use is compatible with the surrounding area. 3. Design The proposal consists of two fast food restaurant pad sites for Boston Chicken and Schlotzsky's, adjacent to an existing fast food restaurant (Godfathers Pizza). The building elevations are designed to be compatible with each other and compatible with the surrounding area. Both buildings will be the same color of grey and will be of similar building materials. The use of externally illuminated awnings, using goose neck fixtures, in similar color schemes ties the two buildings together. The primary accent colors for the Boston Chicken building include reds and grays. Green and red are the primary accent colors for Schlotzsky's. The Godfather's Pizza restaurant uses a red accent color. Staff is recommending a condition of preliminary approval that final building elevations and samples of proposed materials be submitted to the Planning Department for review and that Criterion A-2.7 Architecture, of the All Development Chart of the LDGS, be ITEM NO. 21 MEETING DATE 9/9R/94 (=6�mzi STAFF Kirc_ n Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Boston Chicken PUD- Preliminary, #79-93 APPLICANT: Boston Chicken c/o ZTI Group 1220 S. College Avenue Fort Collins, CO 80524 OWNER: Boston Chicken Inc., A Delaware Corp 1804 Centre Point Dr. Suite 106 Naperville, Illinois 60563 PROJECT DESCRIPTION: This is a request for a preliminary PUD for 6,000 square feet of fast food restaurant uses on two pad sites. Both restaurants have drive-thru lanes. The 2.01 acre site is located on the east side of Lemay Avenue, north of Elizabeth Street and southwest of Riverside Drive. The property is zoned BP, Planned Business. RECOMMENDATION: Approval with conditions EXECUTIVE SUMMARY: The applicant proposes two fast food restaurant pad sites on a 2.01 acre site for a Boston Chicken restaurant and a Schlotzsky's Deli. Both restaurants have drive-thru lanes. The architectural character of the two buildings is complimentary and is compatible with the existing buildings in the area. Similar building materials and fabric awnings with external lighting are proposed for the two buildings. Landscaping consists of street trees, ornamental trees, evergreen trees and shrubs and deciduous shrubs. The large existing trees on either side of the proposed drive and in the detention/open space area to the north will be retained. Primary access to the site is from Lemay Avenue across from the future signalized Pennock and Lemay intersection. The proposed uses are compatible with the surrounding area. The PUD earns a score of 55% of the maximum applicable points on the Auto -Related and Roadside Commercial Point Chart and meets applicable criteria of the All Development Point Chart of the Land Development Guidance System. Conditions regarding architectural details, access and traffic flow are being recommended. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT