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Home My WebLink AboutBOSTON CHICKEN PUD FINAL - 79 93A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSi ORT T OF AN k RESTRICTEC APPROVED 7W AS AN 'TELY cD TO JACENT VICINITY MAP ��'�in41,VAeY 'IEW SITE STATISTICS TOTAL SITE NET SO FT --AC GROSS SO FT AC J PLAN. LOT 1 BOSTON CHICKEN 50455 1.1583 61713 1 4'67 LOT2 FAST FOOD RESTAURANT 37309 08565 44775 79 TOTAL ATION AND - 87764 1 1583 106488 - ING TO ORDING NET SO FT %NET GROSS SF %GROSS [VIEW LOT 1. BUILDING 3350 6.64 3350 543 A STREET S DRIVES 29313 58 10 37.008 59.97 OPEN SPACE SUBTOTAL 177792 21.35§ 3460 5d455 61713 100 LUS, THE LOT 2. NET SO FT %NET GROSS SF %GROSS D TWO IS BUILDING 2500 6 70 2500 5 58 STREET S DRIVES 24319 1.8� 28785 64 29 OPEN SPACE 10490 28.1 � 13490 30.13 SUBTOTAL 37309 100 44 775 100 GTOTAL NET SO FT %.NET GROSS SF %,GROSS BUILDING 5850 6.67 5850 549 STREET E DRIVES 53632 61.11 65 793 61 79 OPEN SPACE 28282 32.22 34845 3272 SUBTOTAL 87764 100 106488 10Q LOT 1. NET SO FT BUILDING 3350 STREET&DRIVES 26103 UI'LN SPACL 21002 SUB TOTAL 50455 LOT 2, NET SO FT BUILDING 25M STREET& DRIVES 21849 OPEN SPACE 1?w,n SUBTOTAL 37309 TOTAL BUILDING NET SO FT STREET & DRIVES Saw OPEN SPACE 47052 SUBTOTAL 33962 87764 PARKING REQUIRED LOT 1 50 LOT 2, 38 TOTAL BB r %NET ' SO FT 3350"I 51 7 51 3 41. 33796 100 24565 61713 %NET 70 GROSS SO FT 5 56 2500 4 26315 100 IRQAO 44 775 %NET 6.67 GROSS SOFT 54.63 58506 3870 011340525 100 106488 PROVIDED BICYCLE RACK STANDARD u HANDICAP .2 1 STANDARD 45 HANDICAP 4 1 95 t-1Naj- aAN/ „ dd %GROSS 543 54 77 3980 100 %GROSS 558 5877 35 55 100 %GROSS 5.49 5645 3806 100 T M =_� ii s � '�■ I Wll ��--FM r- j r �lllyi�t��°flr �..1. _ —-a�re- -x �iF. 7�+Ali7KaTif1R'Ti' _�j/.dl�'A�.'ie+T • SCHLOTZSKY'S DELI Salt Lake City, Utah (801) 255-3400 CJ J ------ - ---- SOUTHWEST ELEVATION KALE: 1/1. l'-U. SOUTHEAST ELEVATION SCALE: NORTHWEST ELEVATION SCALE: 1/4 . 1'-0' --- --------------------- r-- NORTHEAST ELEVATION KALE. L<= 1'-0' - WINDOW SIGN FA-, = I' ° lotzskyIs ' FEBRUARY 11. +YYA MONUMENT SIGN KALE _ SCHLOWSKY'S AT LEMAY & PENNOCK PUD ZriilGROUP (r--t 04, • � w rRA.MYE_.EYLK W.0 ...IIW-Ym,IM,.KY YVA�WIWOLEI-�R. -■ �iO�St�i�11Ii ��iiii;�f'aii � �MINE 0 �tl��ll�_I��1_?_e��__� Ell ON Mom man ME IM -- — it-- - MII.IfFIMfO%6 AKE;.J 1M1 WEST ELEVATION SCALE 1 4 . i._0. SOUTH ELEVATION I H: 114'- 1'-0. MONUMENT SIGN w :Le'. 1a i w�vz 6 pr w��IOINI�11i IpK� EAST ELEVATION x 1/4'-Vo NORTH ELEVATION XAM: 1/4' . I'-V BOSTON CHICKEN AT LEMAY & � PENNOCK PUD I'� ' RIVERSIDE SHOPPING CENTER f%ISE`N= NL1>IL I ErvN FBI I TREE PLANTING MNNTE•D AREA VICINITY MAP ,ice... ems. ........,�. 41iM1B 0.M1iN0 EAGAlEO AIEI. WtiB1 TfH R/J1TNfi MRRLX BIBBR FINAL LANDSCAPE PLAN BOSTON N CHICX%I]U-.d AT LEMAY & I PENNOCK PUDI GRO P 'a ^R Imtomw, \ \ .■ - ■ \\ Povdre v L Lnx La c' \ \ �1CCnolip S�. \ Y C _c \ \ ! V e r fJ) U to u)" C GO\ Q \ F'VrJra it�i 4er. C� Laurel St EaStdaie Kenro — Pennock CT S/r \ ELIZABETH ST. U) N ° 4 \ z Garfi I m .St, � > > h z < Dcctor's Ln Lu `c4fwa E 2 s �\ E Q euc N Uj E•Pi t in Buck ke e c St 5� o Z v c m c .� '+ r t -' ! �► o !� o a n E. . am o` ,,*e P1. .. 'o j `n o " L "' N <o/re St. . Lal e w E. Pros p ct Rd. ITEM: BOSTON CHICKEN PUD ,, @ Lemay & Pennock -Final North NUMBER: 79-93A Boston Chicken PUD at Lemay & Pennock, #79-93A March 28, 1994 P & Z Meeting Page 5 this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that the dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision" shall be counted from the date of the Board's decision resolving such dispute. Boston Chicken PUD at Lemay & Pennock, #79-93A March 28, 1994 P & Z Meeting Page 4 RECOMMENDATION Staff finds that Boston Chicken PUD, Final: 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 conditions of preliminary approval concerning building materials and colors, entrance and parking lot configuration, and provision of additional landscaping. Therefore, based on these findings, staff is recommending approval of Boston Chicken PUD, Final- #79-93A with the following condition: 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D., plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (May 23, 1994) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for Boston Chicken PUD at Lemay & Pennock, #79-93A March 28, 1994 P & Z Meeting Page 3 evergreen and flowering shrubs are proposed as foundation and accent plantings around the buildings and monument signs. Several large existing trees along Lemay and in the detention area to the north will be retained. A significant amount of landscaping has been added to the plan in response to a condition of preliminary approval. Reconfiguration of the parking aisles, moving the buildings closer together, and replacing several parking spaces along Lemay Avenue with landscaped islands provided an increase in the amount of landscaped area. The number of parking spaces has decreased from 105 to 95, which is an adequate number of spaces for these uses. 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 set back 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. 3. 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 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 traffic 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. From a Transportation point of view, the revised configuration of parking lot and aisles is not ideal as far as providing the safest and most efficient route for cross movements across this property. Engineering staff's concerns about geometrics of the entrance and parking aisles and a condition of preliminary approval, concerning layout and dimensions of drive aisles and entrance drive, have been addressed. Boston Chicken PUD at Lemay & Pennock, #79-93A March 28, 1994 P & Z Meeting Page 2 �G iaEZk" 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. 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. The use of externally illuminated awnings, using goose neck fixtures, in similar color schemes, and the use of complimentary building materials and colors, provides a unified development. The awnings of the Boston Chicken have been broken up into short sections, as was done at the South College Boston Chicken restaurant (Matterhorn PUD). Schlotzsky's has a single awning over the entrance. Primary accent colors for the Boston Chicken building include reds and grays. Red and greens are the primary accent colors for Schlotzsky's. The Godfather's Pizza restaurant, to the north, uses a red accent color. 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 addressed prior to final, has been met. 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 and deciduous shrubs along Lemay Avenue and a mix of ornamental and evergreen trees and evergreen and deciduous shrubs throughout to enhance the aesthetic character of the site. A variety of ITEM NO. I R MEETING DATE 3/28/94 STAFF Ki r-tPn Whetstone PLANNING AND ZONING BOARD J STAFF REPORT PROJECT: Boston Chicken PUD- Final, #79-93A 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 final 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 condition 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 complimentary 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 entry 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 PUD meets applicable criteria of the All Development Point Chart of the Land Development Guidance System. A condition regarding signing and execution of utility plans and development agreement are recommended. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT