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HomeMy WebLinkAboutGATEWAY AT HARMONY ROAD PUD, MCDONALD'S PLAYPLACE ADDITION - AMENDED PRELIMINARY & FINAL - 1-88I - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • ITEM NO. 14 MEETING DATE 12/18/95 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Gateway at Harmony Road P.U.D., Amended Preliminary and Final, (McDonald's "Playland"Addition), #1-88I APPLICANT: McDonald's Corporation c/o Keith Carney, Architect 7923 South Franklin Court Littleton, CO 80122 OWNER: McDonald's Corporation c/o Amy Carlson 5251 DTC Parkway, Suite 300 Englewood, CO 80111 PROJECT DESCRIPTION: This is a request to amend the Final P.U.D. for McDonald's Restaurant at the northwest corner of Harmony Road and College Avenue to add a"Playland" component on the east side of the building. The addition would measure 1,400 square feet and be 22 feet, 9 inches in height. The parcel is zoned H-B, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The "Playland" addition is not a standard corporate prototype. The request was evaluated by and complies with the applicable All Development Criteria of the Land Development Guidance System. The addition is feasible from a transportation standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303)221-6750 PLANNING DEPARTMENT • • Gateway at harmony Road PUD, McDonald's Playplace Addition- Amended Preliminary and Final, #1-88I December 18, 1995 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: H-B; Vacant(Future Taco Cabana Restaurant) S: H-B; Existing Retail (Soundtrack) and Restaurant(Amigos) E: B-P; Existing Gas/Convenience/Lube (Schrader Oil) W: H-B; Existing Retail (Wickes Lumber) The Gateway at Harmony Road Master Plan and Preliminary P.U.D. was approved in February of 1988 and includes the area bounded by College, Harmony, Mason, and Kensington. The Preliminary P.U.D. for two end users, McDonald's and Amoco, was approved in February of 1989. The final approval was granted in April of 1989. 2. Description of the Playland Addition: The request is to add a 1,400 square foot, 22 feet, 9 inch high addition for a"playland"to the east side of the existing building. The addition features two rows of glass framed by vertical brick columns and a central horizontal band. A brick kneewall forms the base. The new roof matches the existing double mansard style with metal ribs running vertically. (Of interesting note,this roof is patented by McDonald's but its general character has become a virtual standard for fast food architecture.) As a condition of the original P.U.D., the metal ribs will contain one-half the standard illumination. The brick veneer will match the existing building. The addition contains no signage. No rooftop mechanical equipment will be visible. The north and south elevations will feature new evergreen shrubs for foundation plants. The existing shrubs on the east will be removed for construction, preserved and re-planted. The design of the Playland Addition is not a corporate prototype. The standard prototype exists in nearby communities. After inspection, this prototype was found to be unacceptable. 3. Evaluation: The request was evaluated by the All Development Criteria of the L.D.G.S. The request was found by Staff to satisfy the following applicable criteria: • • Gateway at harmony Road PUD, McDonald's Playplace Addition-Amended Preliminary and Final, #1-88I December 18, 1995 P & Z Meeting Page 3 A-2.2 Building Placement and Orientation The addition is placed in an area presently occupied by an outdoor playland and dining patio. Building expansion in this area will not interfere with parking, circulation, or pedestrian walks. A-2.7 Architecture The function, quality and appearance of the proposed structure is acceptable and within the context of the immediate area. The matching brick veneer and roof design tie the addition to the existing structure. The height, bulk, mass, and scale are compatible with the South College Avenue commercial corridor. The standard corporate prototype called for wall signage on the upper level of the east elevation. Such signage has been removed for failure to comply with All Development Criterion A-2.7. A-2.12 Setbacks The building addition will be setback 167 feet from South College Avenue. This distance is further than existing Jiffy-Lube/Texaco and proposed Taco Cabana. A-2.13 Landscaping The "Playland" addition will be landscaped on all three sides. On the north and south, there will be new evergreen shrubs planted between the brick kneewall and the sidewalks. These shrubs will have a mature height of 3 to 5 feet. On the east, the existing variegated dogwoods will be removed and re-planted after construction. These dogwoods have several years of maturity that are of significant value in enhancing the aesthetic appearance of the site. A-2.15 Site Lighting and A-2.17 Glare: These two criteria work together. The glass panels are specified to be "one inch thick insulating glass heat mirror 75 clear." This means that the glass is not highly reflective. Rather, it is the desire of McDonald's to provide a certain amount of clearness and visibility. The glass is double-pained with insulating air space. A piece of film is laminated onto the panes to minimize heat loss and gain. In comparison with the Longmont store (see slide), the glass is less reflective. Like McDonald's at Tower Shoppes P.U.D. (Timberline and Horsetooth),the "Playland" addition will not cause excessive light spillage at night or reflective glare during the day. • • Gateway at harmony Road PUD, McDonald's Playplace Addition- Amended Preliminary and Final, #1-88I December 18, 1995 P & Z Meeting Page 4 In reviewing the request for the "Playland" addition, Staff finds that the applicable All Development Criteria are satisfied. 4. Transportation: The "Playland" addition is expected to generate increased sales during non-peak hours. For this reason,the addition does not substantially increase trip generation rates. Prior to consideration of the addition, McDonald's obtained additional parking to the north in conjunction with the P.U.D. for Big 0 Tire, located at the corner of Mason and Kensington. This new parking lot is presently under construction. 5. Findings of Fact/Conclusions Regarding the request for the McDonald's Playland Addition, Staff makes the following findings of fact: A. The design of the "Playland" is not a corporate prototype. Rather, the addition has been custom designed for this particular site. B. The request has been reviewed by the applicable All Development Criteria of the L.D.G.S. The "Playland" addition satisfies the applicable criteria. C. Wall signage has been deleted from the "Playland" addition for failure to comply with All Development Criterion A-2.7 (Architecture). D. The addition is feasible from a transportation standpoint. 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The Playplace is a structure that houses seating and a toy. The toy is a large structure with plastic components that form areas to crawl, climb, and slide for children. The addition is 22'-6" high and approximately 1,300 s.f. The seating inside the playplace replaces former outdoor seating. No landscaping will be sacrificed for the construction of the playplace as the addition will be located at the site of the existing play area. The playplace has an alarmed emergency exit door that exits the space to the outside. This addition to the store generates more business for McDonald's by building sales in what are normally off peak hours. This means that parking and facilities are adequate for the increased business. Sin ere , my . Carlson Project Manager pc HARMPUD.DOCV9/13/95 9/14/95kdb McDonald's A Place You Can Count On