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Home My WebLink AboutMARKET PLACE PUD, LOT 3 - FINAL - 21-89E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 8/24/92 STAFF KIRSTEN WHETSTONE PLANNING AND ZONING BOARD J STAFF REPORT PROJECT: Market Place PUD Lot 3 Amended Final- #21-89E APPLICANT: RMIR INC. c/o Gefroh Hattman 145 W. Swallow Road Fort Collins, CO 80525 OWNER: K.D.I. 101 N. Cascade Suite 400 Colorado Springs, CO 80903 PROJECT DESCRIPTION: This is a request for an Amended Final PUD for a 4,650 square foot standard restaurant with no drive -through lanes. The site is Lot 3 of the Market Place PUD and totals .80 acre. The project is located on the east side of College Avenue approximately 400 feet north of Troutman Parkway. The property is zoned h-b, Highway Business with a PUD condition. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Market Place PUD Lot 3 is in substantial conformance with the approved Preliminary plan for the overall community/regional shopping center known as The Market Place. The building will feature similar exterior materials as the existing center, including ribbed and regular block, stucco, and accent banding in a compatible architectural style. The landscape plan conforms to the Preliminary. The land use is considered compatible with the surrounding area. The traffic impact analysis is in conformance with the Site Access Study for the Market Place PUD which was approved in June of 1989. The Site Access Study is in accordance with the South College Avenue Access Control Plan. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Market Place PUD, Lot 3 -Amended Final - #21-89E August 24, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: h-b; Existing retail shops (Fountainhead PUD) and approved retail shop (Best Buy PUD) S: h-b; Burger King at the Market Place PUD E: h-b; Market Place PUD (Phar-Mor Drug and retail shops) W: h-b; Best, Pic'n Save, Sea Galley restaurant The property is zoned h-b, Highway Business with a PUD condition. This site is Lot 3 of the Market Place PUD which was approved as a Preliminary in June of 1989 for a community/regional shopping center. Lot 3 is an approved pad site for office, retail, or restaurant uses. In May of 1990 the Planning and Zoning Board approved a Final PUD for a 6,000 square foot Checker Auto retail store on this pad site. The site is also 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 PUD, the proposed restaurant was evaluated as an inclusion into a community/regional shopping center. The Market Place PUD scored 57% on the Community/Regional Shopping Center Point Chart of the Land Development Guidance System. This score exceeds the minimum score of 50%. City Policies encourage commercial development along College Avenue to be located in planned centers. Uses allowed in community regional shopping centers include department stores and associated support shops such as general merchandise, apparel, home furnishings, as well as a variety of support services, such as entertainment, recreation, personal service shops, and restaurants. 3. Design The proposed restaurant is a 4,650 square foot building on an approximately 35,000 square foot pad site. The building will not exceed 18' in height. The building is setback from College Avenue by 56 feet, is 16' from the access drive to the north, and 30' from the internal private access drive to the east. The patio area on the west side of the building is screened with a 3.5' concrete block wall to match the building and the center. The setbacks are greater than what was previously approved on this pad site. College Avenue setbacks are comparable to those at Soundware House Market Place PUD, Lot 3 -Amended Final - #21-89E August 24, 1992 P & Z Meeting Page 3 (451), Applebees (451), and the Black Eyed Pea (381). The Burger King PUD, located on the pad site to the south, has greater setbacks from College Avenue to accommodate the drive-thru lane. The landscape plan conforms to the preliminary PUD. There will be street trees and berms along College Avenue, landscaped parking lot islands, trees and landscaping along the internal access drives, and building foundation plantings. The loading area, service entrance, transformer, and trash enclosure are located away from the College Avenue frontage and are screened with landscaping and concrete block walls to match the center. The exterior building materials will be a combination of light brown ribbed and regular block wainscoting to match the existing center, with light gray stucco walls. The architectural details and trim will be in a contrasting medium gray color. The entrance will be located at the south side of the building. The entry will feature a Romanesque character doorway with block and stucco columns. There will be one 36 square foot monument sign on College Avenue which conforms to the approved Preliminary PUD. The sign will be internally illuminated and will be set on a base to match the building. All building signage will be individual pan channeled letters in conformance with the approved Market Place PUD sign package. Building signage is proposed for the north, south, and west elevation walls. Letters are restricted to 14" in height on the north and west elevations and 18" on the south elevation. There will be wall -mounted security lighting on the building over the rear service entrance. Ground mounted light fixtures will shine up onto the building for security. Down directional light features will be located under the entry overhang. The light fixtures will be shielded and down directional and will not allow off -site light spillage to adjacent properties. All parking lot lighting will conform to the lighting which exists in the center. 4. Neighborhood Compatibility No neighborhood meeting was held as the proposed use is considered compatible with the Market Place PUD and the surrounding South College Avenue Corridor. Market Place PUD, Lot 3 -Amended Final - #21-89E August 24, 1992 P & Z Meeting Page 4 5. Transportation The proposed Market Place PUD Lot 3 pad site was factored into the Market Place Site Access Study (Delich, 1989) as a retail pad during the Preliminary approval in June of 1989. This analysis demonstrated that the entire shopping center is feasible from a traffic engineering standpoint in both the short and long term. The traffic impact analysis and site access plan are in accordance with the South College Avenue Access Control Plan. 6. Storm Drainage The City Storm Water Utility has reviewed the revised Storm Drainage Report for this project and finds that it adequately addresses their concerns for erosion control measures for water quality, on -site detention requirements, and necessary off -site easements. The Stormwater Plan is in conformance with the overall drainage plan for the Market Place PUD. RECOMMENDATION: Staff finds that the request for an Amended Final PUD for The Market Place PUD Lot 3 is in substantial conformance with the approved Preliminary PUD. Therefore, Staff recommends approval of The Market Place PUD Lot 3 Amended Final- #21-89E. Ll OWNERS I PLANNING & ZONING BOARD ATTORNEY CER I ATION LIEN HOLDER um.1 rani At s 1.11 rt. "' • r6.r I� wtnr ,.. l�o�rla.s Iniwrl r ,°t.um a r. �[- IM,tI e�°.��«a A. a.> ee i m `e>ei.� as m mii.e.. •Men[Mr•w .• o[ Nl• 44. w - Isle.er) lure) NOTES LANDSCAPE NOTES I At. — ,. t. ....Il.rwt...ti.— at� .e, n. ti•..t °46. °"Gto: > e 4....... i..• ....... [. ;foie aM well •.mt .t .a .ai M 4 a, °I,c.e 41d •e... "T 15UY .. °�.va ." .6..w M i. • t .e a' \ e. a4 w.•mt ,t.ea bo•a. me 1. cm4•. la ..un oM� t,1Yy >. . m Mv..°•„ .o•ev.. ,.ee..oea..... n - %IILNL{oG T. xytsND ro . ..=ey U< Nf/N.6 flaKiP. 11.D. •. J ._n Is. m a l Utilitt« e. Ae .. e• Deco•, I / / _ — SW L=J GIIT L4W2_ r p(jj41•gr6r«yl Nak MIYW �. l+II r8M Le mni«m wltM bp�.ev.e t4rset fl4. 1'.Wl.SQP r•..y, 14. I.1.. er -- i — .r- DESIGN CONCEPT""" I_ "' _ 9 IICk191VA1 ,M • .tans. aM 6ptmal°s'°iveca a ••.ee•. >nsr,ro a sn,t Iwo! 9 � - \ 6 w yrD mlaleo ` ,/ia_ •\iri / I I Him e�.'wir°..'.'cd'.,'�e.e�. A—Is Ial - q^intC. Nli, 6-p hi1F. ✓..._ b6 (N.ltC t�y(i�V6M I I I a ) 91fdffi - a .6• iie' 6T _ !;'i L, tr J 6r a rT/T TFi91"B&L n w.le �0 tt.�+w A'uM i.el.iw+al Ott. ttw. i lament eM �, f7'J I LANDSCAPE SCHEDULE z a .T AID TZ sv 1zTo vs6lrc>u ormrtiE ens awie6[Ars6 . p, 6ro44 -,?W. L-�4D IkiRKrF I,I4NRo WurAp /Iz I I MARK ICINITY nN LAND USE ° a °o°.Ine A ot.w lo,>.• 6.p 6°Accc ro'k jfw ice, �, � ��'1 � a �'��11 r�'�,��ll 1�II� I■, � i i�l�� 11 1 1•I _�1' i _III ! i' =1! ��I� -��I 11) 1 1� � II �I � _/.ou■._�9 ■� �I�_ess■s■_.iiilM H. IA" I-o i nf10/a�r. cawla • ./ yNt iW eu miop o AroyN —--� I,un ci�wu nxK -1�IDKTu tL�VATIDN WEST euvATlaN Ut's I-o �I11 ICI _...._ _...._ _..I/ . _■ ■� onus i�uuClWHOSSOM C.i:O•i.. • /0, k, f I'l l ��U� - /, 7-3 ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain '°a°°°0 ,0�� C, �Q° Yes No NEIGHBORHOOD COMPATABILITY 1. Social Computability 2. Neighborhood Character V 3. Land Use Conflicts 4. Adverse Traffic Impact ✓ PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13, Significant Vegetation ✓ 14. Wildlife Habitat V 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands F-4 ENVIRONMENTAL STANDARDS 19. Air Quality V ✓ 20. Water Quality V/ 21 Noise I / 22 Glare & Heat 23 Vibrations 24 Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization V 27. Site Organization V 28. Natural Features 29. Energy Conservation , 30. Shadows V ✓ 31. Solar Access 32. Privacy 33. Open Space Arrangement V 34. Building Height 35, Vehicular Movement ✓ V 36. Vehicular Design 37. Parking ✓ 38. Active Recreational Areas 39. Private Outdoor Areas ✓ 40. Pedestrian Convenience ✓ 41. Pedestrian Conflicts v 42. Landscaping/Open Areas V 43. LandscapingiBuildings V 44. Landscaping/Screening 45. Public Access 46. Sians V 't-1. HP2ACd0US VAa*lC� V -12- Ji PARSONS & Irk- ASSOCIATES CONSULTING ENGINEERS July 6, 1992 Mr. Glen Schlueter Stormwater Utility City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80524 RE: Drainage for Lot 3, Market Place P.U.D. Italian Oven Site Our Project Number: 92.16 GHA Dear Glen: I would like to review with you the site drainage for Lot 3 of the Market Place P.U.D. This lot is being developed as a restaurant site at the northwest corner of the Market Place Development. As you indicated at conceptual review, the drainage from this area was provided for as part of the Market Place P.U.D. Development, and a formal drainage report would not be needed. We have therefore designed the Lot 3 site improvements to comply with the requirements outlined in the Market Place Drainage Report as follows: 1. All runoff from Lot 3 is directed to the existing inlet and detention pond. 3 • 432 Link Lane Plaza Ft. Collins, Colorado 80524 • [3031 221-2400 July 6, 1992 Drainage for Lot 3, Market Place P.U.D. Page 2 of 2 2. Our calculations, based on field survey, show that 11,391 cubic feet of volume exists in this pond. Approximately 10,950 cubic feet of volume was to be provided based on the Market Place Drainage Report. The orifice plate at inlet A-1 has a 2" x 2" opening and will control runoff from Basin A-1 at the approved rate of 0.25 cfs. Since all of the adjacent improvements are in place, only the building improvements, curb adjacent to the building and a small area of parking need to be constructed. Since no overlot grading will be required and since no water flows away form this site, we have not included any erosion control measures. I hope this answers any questions you may have concerning this project and please feel free to contact me should you have any questions. Sincere n A E. :r JWC/gbl cc: Anthony Ferrara, RMIR Enterprises Rick Hattman, Gefroh-Hattman 07 GEFROH HATTMAN ARCHITECTS\PLANNERS 145 W. SWALLOW RD Ft. Collins Co. 80525 July 3, 1992 Rick Endsdorff City Traffic Engineer Transportation Department City of Ft. Collins RE: MARKET PLACE P.U.D. LOT THREE AMENDED FINAL Dear Rick; This letter is submitted as a verification of the parking and traffic flows from this site as the addition of a restaurant may cause variation to the initial traffic study. The initial Traffic study submitted by Matthew J. Delich address this site as a regional shopping center and does not address the site specific uses. This method was utilized because specific uses were not known at the time of initial preparation and due to the nature of Shopping Centers, there uses tend to change over time as business change and new marketing concepts fill in. What the Institute of Transportation Engineers has determined through studies is that the traffic generated by Shopping Centers tends to remain a constant with respect to square footage of retail space and only fluctuates on a minor basis due to land use that occur within Shopping Centers. The base study on Shopping Centers in the 100,000 to 200,000 sq. ft. range. The study included the Market Place site and the Best Buy site directly to the north which utilizes common interior circulation. The original study assumed a site build out of 100,000 sq. ft.for the Market Place site and 50,000 sq. ft. for the Best Buy site. The actual constructions will be at a minimum of 10,000 sq. ft. less then the calculated construction build out which the traffic study was based. With the actual site building less space then the traffic study anticipated, there is ample room for site specific variation in the land uses that may develop greater then anticipate traffic volumes with out causing any variation from the traffic volume values found in the study. The second verification requested by your department with respect to this project is that of the parking found on the site. Currently the site has constructed 94,834 sq.ft. of buildings. To serve this space 349 parking spaces are provided. This provides 3.63 parking spaces per 1000 sq. ft. of floor space. The Urban Land Institute provides the following recommendations for parking requirements based on land uses. Retail shopping 4.4/ th sf Restaurants 7.5/ th sf personal service shops 4.0/ th sf Assuming no cross over parking according to the Urban Land Institute the project would need 414 parking spaces. This is 84% of the suggested volume with out considering cross parking agreements. With the addition of this construction of 4,650 sq. ft.we are adding 29 spaces. According to the standards we need 35 spaces without assuming any cross over parking. This is 83% of the recommended value which is what the center is averaging. With the addition of this construction the overall parking ratio provided is 3.79 parking spaces per 1000 sq.ft. of construction, which is an improvement for the overall Center. The use of 15% to 19% cross over parking is consistent with the Institutes standards. Sincere A��d