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HomeMy WebLinkAboutHARVARD PUD, THE EGG & I RESTAURANT ADDITION - PRELIMINARY & FINAL - 73-87 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • 4111 41, ITEM NO. 8 PLANNING AND ZONING BOARD MEETING OF January 25.. 1988 STAFF REPORT PROJECT: Harvard P.U.D. - Amended (The Egg and I) , Preliminary and Final #73-87 APPLICANT: Mr. Ray Seaser C/O The Egg and I Restaurant 2809 South College Avenue Fort Collins, CO 80525 OWNER: Mr. Dean Whiteman P.O. Box 738 Fort Collins, CD 80522 PROJECT PLANNER: Ted Shepard PROJECT DESCRIPTION: This is a request to amend the Harvard P.U.D. by adding a 437 square foot addition to the front of The Egg and I Restaurant, located at 2809 South College Avenue, zoned H-B, Highway Business. RECa4MENDATION: Approval EXECUTIVE SUMMARY: The request exceeds the authority of the Planning Direc- tor to be reviewed as an administrative change and, therefore, must be heard by the P & Z Board. The addition would be of similar material with large glass area for an atrium effect. The landscape plan would add three street trees along the College Avenue frontage road. The addition would put the restaurant parking ratios at the low end of the specified ranges. There are, however, opportunities to share parking with the adjacent use to accommodate morning peak parking demands. The proposed addition is within the scope of the existing P.U.D. and would be compatible with the neighbor- hood. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Harvard PUD - Amended Preliminary and Final #73-87 P & Z Meeting - January 25, 1988 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: H-B; Commercial, vacant restaurant S: H-B; Commercial, (Town and Country Shopping Center) E: H-B; Commercial, (7-11, and Color Tile Supermarket) W: H-B; Commercial, (Executive Car Wash) The Harvard P.U.D. was first platted in 1972 as a three lot subdivision. Lot One was amended to add another restaurant pad in 1977. The car wash on Lot Three was also added in 1977. The present request involves amending Lot Two, which was originally approved for The County Kitchen Restaurant. 2. Land Use: There are four buildings in the Harvard P.U.D. (three restaurants and one car wash) , which total 10,029 square feet. The administrative change proce- dure allows up to 2% additional commercial area (200 square feet) . Since the proposed addition measures 437 square feet, the expansion must be approved by the Planning and Zoning Board. The Amended P.U.D. achieves 42 points out of a total maximum of 54 points for a score of 77.7% on the Business Service Uses point chart. This exceeds the 50% required minimum score. The project benefits from being contiguous to a transit route, being part of a center, having over two acres, utilizing mixed use and joint parking. In addition, the expansion is a reuse of an existing building which promotes energy conservation. The location is contiguous to existing urban development. The restaurant use was approved through the P.U.D. process according to City Code 1972, #118-62E. Also, standard and fast food restaurants are per- mitted uses in the Highway Business zone district. 3. Design: The proposed addition is designed to add more seating area and gain increased southern exposure for an atrium. The addition would be setback 21 feet from the College Avenue frontage road. Three additional street trees would be planted along with foundation shrubs. The building material would include moss rock, wood siding, and cedar fascia all to match the materials and color of existing structure. 4. Parking: At it's present size, The Egg and I has 112 seats and 29 parking spaces for a ratio of one parking space per 3.86 seats. The 29 parking spaces serve an existing restaurant of 3,117 square feet for a ratio of 9.30 parking spaces per 1,000 square feet. • Harvard PUD = Amended Preliminary and Final #73-87 P & Z Meeting - January 25, 1988 Page 3 The 437 square foot addition would add 30 seats for a total of 142 seats. This would raise the ratio to one parking stall per 4..89 seats. Or, with a new total of 3,554 square feet, the 29 parking spaces now equal a ratio of 8.16 parking spaces per 1,000 square feet. In 1979 the. Planning Department prepared a study entitled "Off Street Park- ing Study: Peak Demands, Prevailing Standards, and Recommended Guidelines for Commercial and Industrial Uses". This study surveyed nine local stan- dard restaurants, as well as national literature, and concluded that 8 -11 parking spaces per 1,000 square feet of gross floor area is the recommended standard. The preferred standard is ten parking spaces per 1,000 square feet of gross floor area. In addition, the study concluded that national surveys indicate a range from one parking space per three seats to 1/4 seats. Staff finds the 437 square foot addition with a potential for 30 extra seats would push the restaurant to the low end of the recommended range. To account for the possible parking shortage during peak times, the appli- cants conducted a shared parking analysis with the adjacent retail center to the south known as the Town and Country Center. The Egg and I peak parking occurs between 8:30 and 10:30 a.m., and again between 12:00 noon and 1:30 p.m. , for a weekday situation. The retail cen- ter peaks between 12:00 noon and 2:00 p.m., and again in the early evening. The restaurant does not serve dinner. Therefore, the overlap of peak park- ing occurs between 12:00 noon and 1:30 p.m. for a weekday. On Saturday, the restaurant peak parking occurs between 10:30 a.m. and 1 :30 p.m. The retail center, on Saturday, peaks between 10:30 a.m.. and 4:30 p.m. Therefore, on Saturday, the overlap occurs between 10:30 a.m. and 1:30 p.m. The shared parking analysis indicates there is opportunity to share parking during the weekday morning peak and on Saturday up to 10:30 a.m. For 11.5 • hours per week, the peak parking demand overlaps causing available parking • to be offered at the low end of the specified range. Staff feels that for the scale of the proposed addition (437 square feet, 30 seats) and the shared parking opportunity during the morning peak, that . the request does not pose a significant impact on the surrounding area. RECOMMENDATION Staff finds that the proposed amendment to the P.U.D. is in conformance with the parameters of the existing P.U.D. and would be compatible with the surrounding area. Staff, therefore, recommends approval of the Harvard P.U.D. - Amended Preliminary and Final. .. \ ligimmi* *4* ' ,A,ftAvy 9 iggn E13111.1111111 k % Mb. 704 6 wan mailliiiill,,. 414,Ar On 5,, * iii7.6 •.“. •, ' N 4 1 I l le. U ' 6 1 I ria 8 1 I I ge) tglilifil i lint: 11111111111<1 5 44") - -DRA h Zig oil,. can ENNIO , • 4 ie.* et.,4 .... i 6 0, II ' i •Al Z. 1 . Z rorin , Lis..... 1,211iillir Nil 9" I r il 0 poor ifilp ,, . Aft 4 ,,,,..- , ". 4., d" •• i . 11111111,1N1 : 1: 1 LLJ i/14 4,(4 - g•-•.-- i '-t• Ilia K0,4.----• - _ , A 1 rEn zw_Tilio e 1 Mal nom tir- .!puilii. 4 IL ;. t? .-±1 5 on Hi%In nuIPIN* . Eit ‘ 11. 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C)e'') ALI\ -- •....:4:' ITEM HARVARD PUD, The Egg & I NUMBER 7 3-87 , . , • . . , , • -i. • 1 17 .4 i Irn '• i ik LY ..., • L_ ) iii 1 1 • • w: iik IA! • `:'.7 li ' Pi Hi , “i.- li1.1.11 1! a . Iikti 1 4 •11 i 4 v - *-7.2- '47 . . - - -.- - 0 0 WI 11 4 . 0 qk 47. .7.W.'S, . - ; 7 - _ • 1 b 1 — '7.7 ....A. V./ - I ( •-.7.7 .#,.,,,.. .-.------ , . • ,kti j. Nal \) iiii ,04.., I II In- . 10 , ,-- -, ,1 e k 1 e _ e . , . 1.h : ® ® AL; .. - . 1 7; 4r1 v. 1-4- 01 1 I 1 el 1 ---4 , 7' w. 'w • / . t? 141 I 1 .101.10 kl / 1 1 / ei 1 I NM ZIPI 1 ' 1 illig i ' /',A-P' . -j garli.......r, 1 i_ , wr aille. & • Alr., . --- . - ,, ; . I. 01111111fi . 1 19/ . L ,,,,,v____ i . . I wiliciris i-3. ! • Nolmogiti i t - i , 1 i IN NiumOmow il I 11 / ii 1 il b. I MI IN111111 L k a / / ' .3 1 — 1 MI 111J1111114 I 7/ -1- . .1 NI NIIIIIIVI i • II i I : NI 91 ....1_.._ ._. ......... ,........,___ . ....... , , , ._ • me =19 .to ,- r 1 Eli mmito" p 1 IPP a 1 4 MI NM Pli . i . ••• o; 1 , ..........,d7/ . \,' 4.).-N =I re i . • immoril . isimmivi I - 0 • i • i i . f - ,,„ ' . - ----- - .,:- fib - /4R UA P u, 0, 19-tmEivAE�PREL/m . 1 iP-/Nf L f. ALL DEVELOPMENT: NUMBERED CRITERIA CHART f ALL CRITERIA APPLICABLE CRITERIA ONLY We the criterion • Is the criterion applicable? be satisfied? 1. C="CRITERION F� A Yes No Iff no, please explain0�6`oNo\ - NEIGHBORHOOD COMPATABILITY -� 1. Social Compatibility 2. Neighborhood Character Min= © 3. Land Use Conflicts ✓ V ✓ • 4. Adverse Traffic Impact n_ PLANS AND POLICIES - = �, -, 5. Comprehensive Plan ,/ PUBLIC FACILITIES&SAFETY 6. Street Capacity ,% 7. Utility Capacity wow®ma 8. Design Standards �)11211111 9. Emergency Access W WA c- 10. Security Lighting_ :i*i*ipi:i: a RESOURCE •• • 12. Soils&Sloe Hazard 4° 13. Significant Vegetation 14. Wildlife Habitat IlL ea 17. Eco-Sensitive Areas . 18. Agricultural Lands : ` ENVIRONMENTAL STANDARDS r• 19. Air Quality x" e / - . _ _.l''.''''i::., • ' 20. Water Quality _ ii: ✓ 21. Noise a„ ✓ LLLL` 22. Glare&Heat - 23. Vibrations __ . ,. 24. Exterior Lighting ���,- 25. Sewage&Wastes i V .`t ✓ at SITE DESIGN j 26. Community Organization ' I / r� /27. Site Organization �WA-;w,,` • W 28. Natural Features IMPIIIISIMIII ;` _ ✓ 29. Energy Conservation - EMMEN 30. Privacy 111.110.Wil ;a 31. Open Space Arrangement - MEM=x 1 °l 32. Building Height ®_V�Wig ✓ 36. Active Recreational Areas 37. Private Outdoor Areas Nil_IPA>` pa •_ wt 38. Pedestrian Convenience W/1�,� V 39. Pedestrian Conflicts WIEPA- 1114 iii„„,.„"„,,,,- • wn 42. 'Landscaping/Screening 11101111_ / 43. Public Access ✓ mqa .. 44. Signs d tV gina ✓ ai ,-4 ., - C L:'4'- MCC-ESL Liu,_ -12- rt., - 1 1 " V ; ' I VV. D. ft ENDED p, Hy) -fr gL _ , fi r F .. ft -j ACTIVITY Business Service Uses i P Bus�ne 1 - 1 DEFI\ITIO\ : •t Those activities which are predominantly retail , office, and service uses which would not qualify as or be a part of a neighborhood or community/regional shopping center. Uses include: retail shops; offices; personal service shops; financial institutions; hotels/ motels; medical clinics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; 1 small animal veterinary clinics; printing and newspaper offices; neighborhood convenience center; and, other uses which are of the same general character. i / . CRITERIA: Eaancsw d "thye s"foao wiimnpg emaelte w icn rtee ride velopm ebnet plan. Yes No NA ij r 1. Does the project gain its primary vehicular access (p) 1 from a street other than South College Avenue? ,Ly �i 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART E" FOR THE ❑ FOLLOWING CRITERIA: a. Is the activity contiguous to an existing transit route (not applicable for uses of less than 25,000 sq. ft. GLA or with .; less than 25 employees) or located in the Central Business District? 1 b. Is the project located outside of the "South College Avenue Corridor"? c. Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center, an office or industrial park, located in the Central Business Dis- "' trict or in the case of a single user, employ or will employ a total of more than 100 full-time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Central Business District? V continued -22- I 1 1 A i e V A gif P U • D . AmE voA g6L,M f P/PAL BUSINESS SERVICE USES POINT INT CHART E ii . For All Critera Applicable Criteria Only w I II III IV I Circle Is The The Maximum u r Criterion Criterion Correct Points Applicable Applicable Score Multiplier Earned Points IYes No Yes VW' No 1x11 a. Transit route X X e 0 2 L 2/ j I- . b, S. College corridor X X 2@ 4 0 8 I c. Part of center (k A R v AR.o) X X g 0 3 6 6 d. Two acres or more (a. a,2) X X (20 3 a 6 e. Mixed-use X X g 0 3 G 6 1 ., f. Joint parking 1 g 0 3 C a g. Energy conservation X 2 0 4 L/ 8 h. Contiguity X X C 0 5 ( 6 10 t i. Historic preservation X 1 2 0 2 II j. 1 20 is _i k. 1 2 0 I I. 120 i VW—Very Well Done Totals 4.2. 5'1 - V VI _I, I Percentage Earned of Maximum Applicable Points VNI=VII r7 7. 7% -al VII J w -24- 6 RESTAURANTS 1, Empiric research : a) Boylan and Kenig (3) report the results of their extensive field research in the Chicago area on three different types of restaurants: drive-in, fast food and indoor sit-down. That study provides the following summary data: Type of Average Peak Parking Accumulation Restaurant (cars/1000 sq. ft. 3•f•a• L Drive-in 32 Fast-food sit down 16 (noon peak) Standard sit down 13 (evening peak) b) The Highway Research Board reports the following: "Data from the CBD areas of seven cities gave an average . peak-hour parking demand of 2.8 spaces per 1 ,000 sq. ft. of building area. Another study of seven small restaurants in suburban areas found a demand of 6.1 spaces per 1 ,000 sq. ft. of gross floor area. " c) The Planning Division has collected the following limited data for fast food and standard restaurants in Fort Collins. The data on fast food restaurants are based on three observations taken on three weekdays between 12:00 noon and 12:30 P.M. The data on standard restaurants are based on observations made on one Friday evening between 6:00 and 7:00 P.M. , and on two Saturday evenings between 7:00 and 8:00 P.M. Car Accumulations/1000 sq. ft. Fast Food and Drive-In Gross Floor Area Restaurants observed average of peak • observations McDonald's (S. College Ave. ) 34 31 Burger King 14 12 Taco Bell 19 17 Arby's 8 7 Kentucky Fried Chicken 17 14 Average 14.7 13.0 *The abbreviation "g.f.a." refers to "gross floor area" throughout this report. 0 • \ 7 RESTAURANTS (cont'd. ) Car Accumulations/1000 sq. ft. Standard Restaurant Gross Floor Area observed average of peak observations Bonanza Pit 5.0 4.0 Sirloin Stockade 10.8 7.8 Pizza Hut and Big Cheese 7.4 Ticos 8.4 9. 7 8.4 Charley's Cousin 5.6 4. 1 Moot House 10.5 9.2 Butch Cassidy's 9.4 5.6 Pelican Pete s 11 . 1 6.4 C. B. and P. 7.7 6.1 Average 7.9 6.0 . 2. Ordinance surveys: ':. spaces/1000 sq. ft. (or seats) mode mean n1 a) Eno, "restaurants" : 10 7.5 90 Eno, "restaurants" : 1/4 seals 1/3.5 seats 46 b) P.A.S. , "restaurants" : 10 6.4 22 P.A.S. , "restaurants" : 1/4 seats - - 3 P.A.S. , "taverns, lounges, nightclubs": 10 6.5 23 c) Local, "restaurants" 6.7 - - 4 3. National organization recommendations: spaces/seats or/floor area a) Eno, "restaurants": 1/3 seats b) H.R.B. , "restaurants": 1/4 seats c) Berk, "sit-down restaurants" : 14/1000 sq. ft. Berk, "drive-in restaurants": 30/1000 sq. ft. 1. The "n" identifies the number of zoning ordinances in the survey using the indicated unit of specification or measurement. The mode and mean for each unit of specification are based on this number of ordinances. 8 RESTAURANTS (cont'd.) 4. Staff recommendation The staff recommends the following guidelines: a) Fast food restaurants: 12-17 spaces/1000 sq. ft. g.f.a. (15 as single standard) b) Standard restaurants: 8-11 spaces/1000 sq. ft. g.f.a. (10 as single standard) . 0 0 THE EGG & I PEAK PARKING HOURS 5:30 - 'froSOO 3:30 ./. i G ... ,:,0 G, . P •3O 4. .. 1;_4 i; I.. 1 :, . r i i , = 7 lei 10:30 Q:30L $: 30 7t30 6=30 mon tue we . t ur fri sat sun imit : I 6;ra tr.;i - /rr.• ;. i THE EGG TOWN and COUNTRY