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HomeMy WebLinkAboutBURGER KING AT THE MARKET PLACE PUD - FINAL - 21-89B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO 4 PLANNING AND ZONING BOARD MEETING OF July 24,, 1989 STAFF REPORT __1 PROJECT: Burger King at the Market Place P.U.D., Final, #21-89B APPLICANT: Burger King C/O Edward G. Zdenek Architects 223 Linden Street, Suite 105 Fort Collins, CO 80524 OWNER: Nor -Mar Inc. 4865 Sterling Street Boulder, CO. 80301 PROJECT PLANNER: , Ted Shepard PROJECT DESCRIPTION: This is a request for a Final P.U.D. for a 2,700 square foot Buger King fast food restaurant. The site is Lot 2 of the Market Place P.U.D. and totals .92 acres. The project is located at the northeast corner of College Avenue and Troutman Parkway and is zoned h-b, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Burger King at the Market Place is in substantial conformance with the approved preliminary plan for the Market Place P.U.D. The site will feature an outdoor dining area with wrought iron fencing, and sensitive signage. The landscaping screens the drive thru lane and highlights the streetscapes along both College Avenue and Troutman Parkway. The fast food restaurant is compatible with the surrounding area. The traffic impact analysis has been factored into the Site Access Study for the Market Place P.U.D. that was approved in June of 1989. The site access plan is in accordance with the South College Avenue Access Control Plan. DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221.6750 SEHVICES, PLANNING DEPARTMENT urger King at the-MarketPlace P.U.D., Final '#21-89B July 24, 1989 P & Z Meeting Page 2 COMMENTS 1. Backround: The surrounding zoning and land uses are as follows: N: h-b; Vacant (Market Place P.U.D,. Preliminary) S: h-b; Fort Collins Retail Center, Pavilion P.U.D., Soundtrack store E: h-b; Vacant (Market Place P.U.D., Final) W: h-b; Best, Pic'n Save, Sea Galley The property is zoned Highway Business with a P.U.D. condition. The site is part of the Market Place P.U.D., Preliminary approved in June of 1989. It is also a part of the South College Properties Superblock #3 Master Plan approved in 1982 and amended in June of 1989. 2. Land Use: As part of the Market Place P.U.D., the proposed Burger King was evaluated as an inclusion into a community/regional shopping center. The Market Place P.U.D. scored 67% on the community/regional shopping center point chart of the Land Development Guidance System. This score exceeds the minimum required score of 50%. 3. DeSign: The proposed facility is a fast food restaurant with a drive thru capability. The building will measure 2,700 square feet and achieve a height of 16 feet. An outdoor dining area of 800 square feet will be located on the west elevation. This area will be fenced with a four foot high wrought iron fence with ribbed block columns which to match the building's exterior. These columns will be on six foot centers. A separate trash enclosure, also with matching block, will be located on the east elevation. The landscaping will compliment the street tree plantings approved for the Mar- ket Place P.U.D. Shrub beds will be placed at the College/Troutman and Trout- man/access road intersections. The drive thru lane adjacent to Troutman will be screened with evergreen trees. The free standing monument sign is 36 square feet, double faced, and conforms to the Preliminary P.U.D. In addition, there will be two, 4'x4' wall signs for the north and south elevations. Rather than another wall sign on the west elevation, the applicant has agreed to a 4'x4'glass etching on a oversized window. The total amount of signage of 120 square feet is below the amount allowed under the Sign Code. urger King at the"riarketPlace P.U.D., Final 1--#21-8913 July 24, 1989 P & Z Meeting Page 3 4. Neighborhood Compatibility: No neighborhood meeting was held as the Market Place P.U.D. is considered com- patibile with the surrounding South College Avenue Corridor. 5. Transportation: The proposed Burger King was factored into the Market Place Site Access Study (Delich, 1989) during the Preliminary approval in June of 1989. As a land use, a fast food restaurant generates trips that are often part of a linked trip ver- sus a destination. The analysis demonstrated that the entire shopping center, including a fast food restaurant, is feasible from a traffic engineering stand- point in both the short (1991) and long (2010) terms. The traffic impact analy- sis and site access plan are in accordance with the South College Avenue Access Control Plan. RECOMMENDATION: Staff finds the request for a Final P.U.D. for Burger King at the Market Place is in substantial conformance with the Preliminary P.U.D. for the overall Market Place P.U.D. Therefore, Staff recommends approval. ITEM THE MARKET PLACE NUMBER 21-89 1 21-89A, 21-89B No Text Z cz uj lit z R CO LLI 6) .0 z w Is, > i z z 2 z gL LL H z 0 q0—ii LD 55s Ala dC1 N"i L I - I I � i V I U, M4, p UJ ......... Z z ..... LU LU '!!— 1. - co I I I I I LILL, 3,nNEIAV�i 3931100 Hinos 9 tt < C z 4 to 0 Z Z p -3 W 9. c < 4 as Z z L) Z O Uo LU L) z w L z O F a W 1 W F CO W z O a W J W 2 N 2 O z W I = Q w mJ V i- zcc z 0 Z.V W J LLJ W Q I IL 1p-millpaiiiii z O P as, 0 RTTRC,F.R KTNC, AT MARKFT "CE ft ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the crlterion applicable? Will the criterion be satistled? If no, please explain Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact X PLANS AND POLICIES 5, Comprehensive Plan X X PUBLIC FACILITIES & SAFETY 6. Street Capacity X X 7. Utility Capacity X X 8. Design Standards X X 9. Emergency Access X X 10. Security Lighting X X 11. Water Hazards X RESOURCE PROTECTION 12. Soils & Slope Hazard X 13, Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas x 13. Agricultural Lands X ENVIRONMENTAL STANDARDS 19. Air Quality X X 20. Water Quality X X 21. Noise X X 22. Glare & Heat X X 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization 28, Natural Features X 29. Energy Conservation X X 30.Shadows X 31. Solar Access X X 32. Privacy X 33. Open Space Arrangement X X 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking V X SPACESREQUIRED WILL BE 38. Active Recreational Areas X SHARED WITH MARKET PLACES 39. Private Outdoor Areas X P . U . D 40. Pedestrian Convenience X X 41 Pedestrian Conflicts X X 42 Landscaping/Open Areas 43 Landscaping/Buildings 44 Landscaping/Screening 45 Public Access 46 Signs -12- AT MST PLACE ACTIVITY : Community /Regiona Shopping Center DEFINITION: of Cluster of retail and service establishments designed to serve consumer demands from the community as a whole or a larger area. The primary func- tional offering is at least one full -line department store. The center also includes associated support shops which provide a variety of shopping goods including general merchandise, apparel, home furnishings, as well as a variety of services, and perhaps entertainment and recreational facilities. 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 El F than South College Avenue? 2. Are all repair, painting and body work activities, including the storage of ❑ � ❑ refuse and vehicle parts, planned to take place within an enclosed structure? 3. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART © ❑ C" FOR THE FOLLOWING CRITERIA: a. Is the project located within "north" Fort Collins? b. Is the project contiguous to a collector and/or arterial street? c. Is the project contiguous to an existing transit route? d. Is the project adjacent to and functionally a part of an existing community/regional shopping center? 00 on;1:1R—rl uvi n u iuu�.n —16— •BURGER KING AT MARKE r- continued — ACE e. Does the project gain its primary vehicular access from a non - arterial street? 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. —17— BURGER KING AT MARKET P" COMMUNITY/REGIONAL SHOPPING CENTER POINT CHART C For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No I u III IV Circle The Correct Score Yes VW' No Multiplier Points Earned 1x11 Maximum Applicable Points a. "North" Fort Collins X X 2 0 1 0 2 b. Arterial street X X 2 0 2 4 4 c. Transit route X X 2 0 2 4 4 d. Part of regional center X X 2 0 3 6 6 e. Non -arterial access' X X 2 0 2 4 4 f. Joint parking X 1 2 0 2 2 2 g. Energy conservation X 1 2 0 4 0 8 h, Contiguity X X 2 0 5 10 10 i. Historic preservation 1 210 2 o o j, 1 2 0 k. 1 2 0 I. 1 2 0 ' VVV — Very Well Done Totals 30 30 V VI Percentage Earned of Maximum Applicable Points VNI = VII 75 % VII