HomeMy WebLinkAboutFOOTHILLS PARKWAY PUD - PRELIMINARY - 36-89 - CORRESPONDENCE - STAFF'S PROJECT COMMENTSDevelopMent Services
Planning Department
July 24, 1989
Mr. Ed Zdenek
Edward G. Zdenek Architects
223 Linden Street, Suite 105
Fort Collins, CO. 80524
Dear Mr. Zdenek:
•
Staff has completed the review for the Foothills Parkway Master Plan and
Preliminary P.U.D. The following comments are offered:
Master Plan:
1. The Master Plan document should contain information relating to the parcel
size, existing zoning, maximum height of structures, approximate commercial floor
area, and estimated development schedule.
2. The Master Plan should also contain information and zoning of the surrounding
property up to a distance of 150 feet exclusive of right-of-way.
3. Please correct the spelling of McClelland Drive.
Preliminary P.U.D.:
4. There is a major issue with the proximity of the right -in only curb cut on
Foothills Parkway being so close to College Avenue. Staff would prefer this cut be
closed.
5. All private drives must be dedicated on the plat as public access easements.
6. The following comments pertain to the Drainage Report:
A. The Drainage Report and Grading Plan must show basin lines, flow arrows,
and concentration points.
B. More information is needed on the time of concentration and C values.
C. Off -site flows are mentioned but not addressed. Please address.
D. A floodplain use permit is required at the time of building permit.
300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
Foothills Parkway MO Plan .
Page 2
7. The plan indicates that existing trees in the vacated frontage road median are
to be removed and new trees planted. The City Forester advises that these trees
have ten years of maturity and should not be removed. Please show all of these
existing trees on the site plan.
8. With the vacation of the frontage road, the Parks and Recreation Department
will no longer assume irrigation and mowing obligations of the median area. Any
necessary modifications or removal of the irrigation system should be coordinated
with Chuck Ainsworth, Parks and Recreation Department, 221-6660. Please be
advised that the Parks and Recreation Dept. will not allow any disruption of the
irrigation needs of the adjacent median areas during the construction period.
9. Water mains are existing in Foothills Parkway and South College frontage road.
Either main may be tapped for service.
10. A sewer main is existing in Foothills Parkway, southwest of the site, and is the
only sewer in the vicinity. A grease trap is needed for the restaurant, and a
sand/oil trap may be needed for the auto pad if a wash facility is built.
11. It is not clear whether or not there will be any seating in the restaurant. If so,
are seven spaces sufficient?
12. In front of both uses, the 17 foot parking stall has insufficient sidewalk width
for vehicle overhang. The sidewalk width next to a 17 foot parking stall must be a
minimum of 6 feet.
13.
The exit lane for the restaurant drive-thru should
have a stop sign before
entering the parking lot drive aisle.
14.
The northerly drive-thru lane
will put
the driver on
the opposite side of the
pick
up window, and will only have
stacking
space for two
cars. Please justify how
this
operation will work.
15.
Landscape materials should be added
to the east
elevation (front) of the
restaurant.
Indeed the photograph
supplied
at conceptual
review indicates a very
stark
front elevation.
16.
The restaurant's trash enclosure
should have shrub material located on the south
side
of wall.
17.
Additional shrubs
should be added to landscape strip
along
Foothills Pkwy.
18.
Additional trees should be added to the landscaped
area
between the
front of
the
restaurant and the
frontage road .
19.
The north, east,
and west elevations of the Econo
Lube
should have
increased
shrub material, as well
as the south elevation adjacent to
the two trees.
20.
The Econo Lube
trash enclosure should add shrub material
on all three
sides.
21.
Please add one tree to the parking lot island on the
north
next to the
note "3S"
on
the site plan.
Foothills Parkway Mor Plan •
Page 3
22. Please add the following note:
"All landscaping to be installed or secured with a letter of credit, performance
bond, or escrow account for 125% of the valuation prior to the issuance of a
certificate of occupancy."
23. Lot 1 has two freestanding signs. This is not allowed under the Sign Code.
Only one freestanding sign per frontage is allowed. Private road frontage is not
considered eligible for signage. One sign must be deleted.
24. Lot 2 indicates one freestanding sign with two menu boards. If menu boards
exceed four square feet, they are considered freestanding signs. Since a property is
only allowed one freestanding sign per frontage, Lot 2 has an excessive number of
signs. The two menu boards would be allowed if:
A. The menu boards do not exceed four square feet each.
B. One menu board is deleted or reduced below four square feet.
C. The menu boards are made invisible from the street or property line.
D. A variance is obtained from the Zoning Board of Appeals.
25. Staff suggests
that
the pedestals
for the two freestanding monument signs be
reduced from three
feet
to two feet.
Also, it is suggested that the heights of sign
copy be reduced from
5.5 feet to
4.5 feet. Since both buildings are one story
structures, and both
will
have wall signage, lowering the profile of the signs will
enhance the overall
scale
of both lots
and create a more pleasing streetscape. Also,
given the fact that
the
restaurant is
only 770 square feet, a smaller sign is more
compatible with the
proposed use.
26. Staff is concerned about the roof line of the Good Times restaurant. This
concern was relayed to the applicant as far back as the conceptual review meeting
of January 23, 1989. While Staff applauds the use of similar materials to match the
Steele's Grocery, the roof line radically departs from the sense of compatibility from
the center. There is a concern that the structure itself will be perceived as a
novelty rather than a building with architectural integrity. It will be recalled that
national franchises that originally offered fast food out of novel, peculiar structures
(Arby's, Dairy Queen, Red Barn, and even McDonald's) have, over time, modified
their architecture to reflect a more lasting quality. The Planning Staff is wrestling
with the concept "novelty" architecture on our City's main street.
27. The site plan should consider possible locations of the electrical transformer.
The transformer must serve both sites, be placed in a utility easement, be screened
as best as possible, and be accessible from one side by a boom truck.
28. Note Number 4 should add: "... and with the restrictions noted on this P.U.D."
29. Please address whether or not there will be any shared parking with Steele's
Market. If so, a letter from the Steele's will be in order.
Foothills Parkway MO• Plan •
` Page 4
This concludes our comments at this time. Please note the schedule for August:
Plan revisions due August 10, 1989
PMT's, 10 prints, and colored renderings due August 21, 1989.
Please call our office at your convenience to discuss these comments and issues.
Sincerely,
-F-d —,
Ted Shepard
Project Planner
xc: Joe Frank, Assistant Planning Director
Mike Herzig, Development Engineer