The URL can be used to link to this page

Home My WebLink AboutFOOTHILLS PARKWAY PUD - PRELIMINARY - 36-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: Foothills Parkway P.U.D., Preliminary, #36-89A APPLICANT: Round the Corner Restaurants, Inc. c/o Edward G. Zdenek Architects 223 Linden Street, Suite 105 Fort Collins, CO. 80524 OWNER: Steele's Market 309 West Mountain Avenue Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request for a Preliminary P.U.D. and subdivision plat for a 2,780 square foot auto tune-up and lubrication shop (Econo Lube), and a 770 square foot drive-in restaurant (Good Times). The site measures .99 acre and is located at the northwest corner of South College Avenue and Foothills Park- way, directly in front of the South Steele's Market. The parcel is zoned H-B, Highway Business. RECOMMENDATION: Approval With Conditions EXECUTIVE SUMMARY: The two buildings have been evaluated against the criteria of the Auto Related and Roadside Commercial point chart. The score of 63% exceeds the minimum required score of 50%. The existing frontage road in front of the subject property would be re-routed to the west rather than intersecting with Foothills Parkway. This shifts the intersection of the frontage road and Foothills Parkway further west and relieves the congestion of the current situation. A new curb cut on Steele's east property line and the new frontage road allows circulation into the Steele's parking lot and the opportunity for shared parking. The two buildings would be constructed of an exterior material to match Steele's Market in order to promote a unified center. The Good Times building will feature a unique sloped roof to screen mechanical equipment and provide a form of identification. Outdoor seating is provided. A new curb cut on College Avenue would for right -in turn movements only. The project is in conformance with the approved South College Access Control Plan. There are two conditions of approval relating to the mitigation of relocating the existing trees along College Avenue, and the effectiveness of screening the menu board from Foothills Parkway. DEVELOPMENT SERVICES 300 LaPorte Ave_ P.O. Box 580 Fort Colfins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Foothills Parkway P. Preliminary, - #36-89A • October 23, 1989 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: H-B, Dellenbach Chevrolet S: H-B; Colorado National Bank E: H-B; Goodyear Auto Service Center W: H-B; Steele's Market The site is legally described as Lot 2 of the Mourning Subdivision which was platted in 1973. No development has occurred on this parcel. The property is considered part of the Steele's Market development. 2. Land Use: As a repair facility and a drive-in restaurant, the project was evaluated as an Auto Related and Roadside Commercial use. The proposal achieves a score of 63% on the point chart which exceeds the 50% required minimum. Points were awarded for being located other than at the intersection of two arterial streets, being contiguous to and functionally a part of the Steele's Center, gaining primary access from a non -arterial street, and having direct vehicular and pedestrian access between on -site parking areas and adjacent, existing or future off -site parking areas which contain more than 10 spaces. Finally, points were earned for the site having contiguity to existing urban development. 3. Neighborhood Comtnatibility: No neighborhood meeting was held as the Foothills Parkway P.U.D. is consid- ered compatible with the South College Avenue Corridor. 4. Design: The Good Times restaurant is a drive-in facility with an interior order counter for pedestrian customers. There will be no table service. There are two drive lanes, two menu boards and two pick-up windows. The southerly drive is the primary order lane with the northerly drive acting as an overflow lane during peak times. In case there is no passenger, an employee will deliver the order directly to the driver in the northerly lane. The Econo Lube is a combination tune-up, lubrication, and oil change facility. There are three drive -through bays for oil and lube service and three regular bays for tune-ups. Foothills Parkway AD., Preliminary, - #36-89A October 23, 1989 P & Z Meeting Page 3 The primary design element of the P.U.D. is the re-reouting of the existing frontage road as it intersects with Foothills Parkway. Currently, the frontage road parallels College Avenue from Swallow Road on the north to Foothills Parkway on the south. It is now proposed that the road turn west for a dis- tance of 180 feet and then south to a new intersection with Foothills Parkway. The old intersection would be blocked off and replaced with landscape material and signage. The old portion of the frontage road would be vacated and the new portion dedicated as a private access easement. The landscaping objective is to plant deciduous street trees around the perimeter of the site with the exception of coniferous trees to screen the restaurant's menu board and southerly drive lane along Foothills Parkway. Staff is concerned about the impact of the new College Avenue curb cut on the existing coniferous street trees. These six street trees have approximately ten years maturity and represent one of the only coniferous groupings along the entire College Avenue frontage. Since the new curb cut location has not been submitted with sufficient time to review these impacts, Staff recommends the following condition: The final landscape plan provide for the mitigation for the loss of the trees along College Avenue. Such plan shall be reviewed and approved by City Forester. The two buildings will use similar exterior materials as that of the Steele's Market. The objective is to promote a planned center with Steele's as the anchor and the two new uses as pad sites. The one exception to the architectural balance of the center is the sloped roof of the Good Times restaurant. This roof has a unique shape for two purposes. First, with only 770 square feet of floor area, it is difficult to screen the necessary rooftop mechanical equipment. Second, the roof becomes an identifi- able characteristic much as other restaurants use a mansard design. The site features an outdoor seating area located along the frontage road with a sidewalk connection to the restaurant. This area is heavily landscaped to promote a pleasing outdoor environment. There would be three freestanding monument signs. One would be a Steele's Center identification sign. The project I.D. sign is proposed to measure 22 feet in height and be located along Foothills Parkway behind the Good Times. Two signs would be provided for the tenants. These individual signs would be mounted on 3 foot high pedestals made of similar materials as the building exterior. The sign cabinets would measure 5.5 feet in height by 8 feet in length for a total of 44 square feet per face. Both signs would be double faced and internally illuminated. In addition, each building would feature wall signage. Staff is also concerned about the size and screening of the menu board from Foothills Parkway. Menu boards are considered signage and the location on Foothills Parkway represents two freestanding signs along one frontage. The Sign Code only allows one sign per frontage per platted lot. In order to allow Foothills Parkway AD., Preliminary, - #36-89A • October 23, 1989 P & Z Meeting Page 4 a menu board as the second freestanding sign along Foothills Parkway, the sign must be screened from view from the public right-of-way. Also, the square footage of the menu board must not be so large that, when combined with the Steele's identification sign, total signage area does not exceed the 215 square feet allowed by the Sign Code. Since the amount of screening is critical, and the dimensions and schematic drawings are not yet available, Staff recommends the following condition be added to the preliminary approval: The amount of screen material in the area of the menu board and along Foothills Parkway shall be increased so that the menu board is not visible from the street. The screen material may consist of berming and landscaping. Parking on the site is minimal due to the drive-in nature of each use. Any overflow parking would be allowed to spill over onto the Steele's lot. A letter from Steele's Market that confirms the shared parking arrangement is enclosed. A 5 foot wide sidewalk will be constructed on the west side of the frontage road, and in front of the Good Times to provide pedestrian access through the site. 3. Neighborhood Compatibility: No neighborhood meeting was held as the proposed uses are considered compa- tible with the surrounding South College Avenue shopping district. 4. Transportation: The proposal to re-route the frontage road to the west is supported by the City as a means to minimize the current problems at the Foothills/frontage road/College Avenue intersection. Presently, the proximity of the frontage road intersection to College Avenue and the illegal u-turns around the median create congestion. Therefore, the vacation of the frontage road at this location provides a public benefit. The new private road will be a dedicated access easement and be 28 feet wide. Parking will not be allowed on this private street. A new curb cut along the east property line of Steele's Market would connect the Steele's parking lot with the new private street and the parking lot of proposed P.U.D. A new curb cut is proposed for South College Avenue. This intersection will allow right -in turn movements only. Right -out exits will be discouraged by the design of the curb cut and by directional signage. The new curb cut will also feature a deceleration lane. Both the curb cut and the deceleration lane are in conformance with the South College Avenue Access Control Plan which indi- cates a new cut between Swallow Road and Foothills Parkway. Foothills Parkway AD., Preliminary, - #36-89A October 23, 1989 P & Z Meeting Page 5 Recommendation: Staff finds the request for Preliminary P.U.D. for Foothills Parkway exceeds the minimum required score on the Auto Related and Roadside Commercial point chart. Also, the project meets the all development criteria of the Land Development Guidance System. Staff, therefore, recommends approval subject to the following conditions: 1. The final landscape plan shall provide for the mitigation of the loss of street trees along College Avenue. Such mitigation shall be approved by the City Forester. 2. The amount of screen material in the area of the menu board and along Foothills Parkway shall be increased so that the menu board is not visible from the street. The screen material may consist of berming and landscaping. rr„o, Nye aSO� o�,m a eIt �+ I 7o I MC ,'I , ■ i - i -M �r7■ �rI��K I IMf'��rIA M o rLf ,,I moos:. LANDSCAPE NOTES LANDSCAPE LEGEND NOTES DELLENBACH CHEVROLET QQIHILLS PARKWAY LEGEND colcepT O«<r —SLF T L W SITE STATISTICS w BMW LUU li TUNE. #1 ev«r«.rw Stytrtco ''��,� ev«rlara nvpne' �••, SIGN ELEVATIONS OWNERS CERTIFICATION w rdenlered, MrN w rrra «.wt er w wNwb CNw1W a GU ,IU pir, N eeeeN twll It wt tlp wtNt w tW1t1«« W mVIttlNt rt ING r ,eld t1U plr. (tlrydl ATTORNEY'S CERTIFICATION Ms IsnWIN, —ww ra 11 1 urlRe rn 1— IC Arun lS mmi,e reQei «e 6rp;iLO T«r M arp«ra r NOplEras pr t[[ap pr rxt uu a v«a IrtK [ppa a Iut01 a of ulp all. stsununa a. PLANNING 6 ZONING BOARD CERTIFICATION �e.ee tr <r ri.ry W xryer t... a tr a r.t ce41r. rgrw.e., u4 LEGAL DESCRIPTION �is:°io `:'use .iey w < la.pi iw eeprne nq�<t N,ep � nrM fra s<,r tC,Va r r o.t fel r,n,, fw V er 4rrrr, 54,e pr CelwerM< PRELIMINARY SITE & LANDSCAPE PLAN FOOTHILLS PARKWAY IPU[D VICINITY MAP edward g. zdenek ere««enerelerete r —_ le-e-n mrrr _ Inul ' 1 � ,.r,ora�itv'w. FA Ell •r� irl-lommNol NORTH ELEVATION SOUTH ELEVATION +.•'•r-•• EAST ELEVATION •+=•' LCONO L,= w 7LNL •r....Ern •wcco ; O O •.w • on O O er.r..crn •r.wco NORTH ELEVATION +=•' MFR- . :�� Si!I EAST ELEVATION •'• r-o' SOUTH ELEVATION ++•'•.`•• WEST ELEVATION ++•'•I" WEST ELEVATION +�•'•+'-•' PRELIMINARY ELEVATIONS FOOTHILLS PARKWAY PUID edwerd g. ................ a m tia.• w..i or.a