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HomeMy WebLinkAboutHARMONY MARKET PUD, 8TH FILING, OUTBACK STEAKHOUSE - PRELIMINARY & FINAL - 54-87AB - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 7 MEETING DATE 9-26-94 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Outback Steakhouse at Harmony Market, 8th Filing, Preliminary and Final P.U.D., #54-87AB APPLICANT: Outback Steakhouse c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Oak Farm, Inc. c/o G.T. Land Colorado, Inc. 3555 Stanford Road, Suite 100 Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary and Final P.U.D. for a 6,100 square foot standard restaurant. The site is 1.26 acres in size and located south of Harmony Road and west of the right-in/right- out access drive for Harmony Market shopping center. The property is zoned R-P, Planned Residential. RECOMMENDATION: Approval with Condition EXECUTIVE SUMMARY: A standard restaurant within Harmony Market P.U.D. contributes to the variety of goods and services expected for a Community/Regional Shopping Center. The P.U.D. complies with the Oak -Cottonwood Farm Overall Development Plan. In addition, the P.U.D. satisfies both the All Development Criteria and Business Services Point Chart of the L.D.G.S. The introduction of Forest Green as a roof color is appropriate given the scale of the structure. The P.U.D. is compatible with the surrounding area and promotes transportation policies. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT • Harmony Market PUD, and Final, #54-87AB September 26, 1994 P Page 2 COMMENTS: 1. Background: 8th Filing, Outback Steakhouse - Preliminary & Z Meeting The surrounding zoning and land uses are as follows: N: R-L-P; Existing Residential (Whalers Cove at the Landings) S: R-P; Existing Retail (Builders Square and Sam's Club) E: R-P; Proposed Standard Restaurant (Golden Corral) W: R-P; Vacant Pad Site and Proposed Restaurant (Red Robin) The P.U.D. for the Eighth Filing is located on a pad site within the 50 acre Harmony Market Community/Regional Shopping Center, originally approved in 1989. This shopping center is part of the 272 acre Oak -Cottonwood Farm Overall Development Plan, originally approved in 1987 and amended in 1989. Commercial development within Harmony Market has been exempted from the six month moratorium on retail and commercial development within the Harmony Corridor. 2. Land Use: A community/regional shopping center is expected to include a cluster of retail and service establishments designed to serve consumer demands from the community as a whole or larger area. Such a center includes department stores and associated support shops which provide a variety of shopping goods as well as a variety of services. As a standard restaurant, Outback Steakhouse contributes to the mix of land uses and is in conformance with the Harmony Market Community/Regional Shopping Center. The P.U.D. was evaluated by the absolute and variable criteria of the Business Service Uses Point Chart of the L.D.G.S. The P.U.D. satisfies the absolute criterion by gaining primary vehicular access from a street other than South College Avenue. On the variable criteria, the P.U.D. achieves a score 60% which exceeds the required minimum score of 50%. Points were earned for the following: b. Being located outside the "South College Avenue Corridor." C. Being part of a planned center. f. Having direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten spaces. 0 Harmony Market PUD, 8th Filing, Outback Steakhouse - Preliminary and Final, #k54-87AB September 26, 1994 P & Z Meeting Page 3 h. Having at least one -sixth of its property boundary contiguous to existing urban development. As a standard restaurant on a pad site in a shopping center, Outback Steakhouse P.U.D. is supported by the performance on the Business Service Uses Point Chart of the L.D.G.S. 3. Neighborhood Compatibility: A neighborhood meeting was held on May 26, 1994 in conjunction with Golden Corral Restaurant and Bank One. No major issues were raised regarding these pad site developments. The proposed P.U.D., along with the other pad sites, are considered to fulfill the anticipated role of reducing the scale of the three large anchor tenants and helping to blend the commercial center with the residential neighborhoods to the north. Further, the pad users are expected to cater more to neighborhood needs than to the needs of the larger community. Staff, therefore, finds the P.U.D. to be compatible with the surrounding environment. 4. Design: The primary design feature of the structure is the introduction of "Forest Green" as the color on the standing seam metal roof. This color is not presently found in the center. The exterior will be a deep -tone red brick to match the balance of the center. The wood siding on the entry gable will be tan in color to which also matches the center. Staff supports the use of Forest Green as a roof color. It is considered a subdued color. The introduction of a clearly subordinate design on a small scale will act as an attractive counterpoint to the deep reds and tans found throughout the center. Staff has taken measures to ensure that use of Forest Green does not appear haphazard by allowing the same color to be used as an accent on Lee's Cyclery/Outpost/Sunsport Retail Building, Harmony Market loth Filing, scheduled for the October 24, 1994 Planning and Zoning Board hearing. By allowing two small pad users (separated by Golden Corral) to use Forest Green, a variety in the color scheme will appear planned, not as an afterthought. Finally, the roof on Outback Steakhouse is not massive in scale or height and the Forest Green color will not dominate the streetscape along Harmony Road. Harmony Market PUD, 8th Filing, Outback Steakhouse - Preliminary and Final, #54-87AB September 26, 1994 P & Z Meeting Page 4 5. Transportation: An updated traffic study was done in July, 1994 for the new pad sites (from west to east: Bank One, Red Robin, Outback Steakhouse, Golden Corral, Lee Is/Outpost, and Tyco Oil). The traffic generated by these uses is found to be in conformance with the original assumptions of earlier traffic studies for Harmony Market Shopping Center. The July, 1994 traffic study cautions that the Harmony Road/Boardwalk Drive intersection needs a longer green phase for northbound Boardwalk to westbound Harmony on Saturdays only. According to the study, this turn movement on Saturdays is at Level of Service F, particularly during the noon peak. For the overall intersection, the Level of Service remains at C. The Transportation Department has been made aware of this condition and has been advised to adjust the signal phasing accordingly. Outback Steakhouse will be served by existing public improvements. There will be no curb cut from the right-in/right-out drive aisle that intersects with Harmony Road. A sidewalk will connect with the existing path within the eighty foot wide setback area along Harmony Road. 6. Findings of Fact/Conclusions: In evaluating the request for Outback Steakhouse, Harmony Market 8th Filing, Preliminary and Final P.U.D., Staff makes the following findings of fact: 1. The proposed land use, standard restaurant, complies with the Oak -Cottonwood Farm Overall Development Plan. 2. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. 3. The P.U.D. is supported by the performance on the Business Service Uses Point Chart of the L.D.G.S. 4. The P.U.D. is feasible from a traffic engineering standpoint and complies with transportation policies. RECOMMENDATION: Staff recommends approval of Outback Steakhouse, Harmony Market 8th Filing, Preliminary and Final P.U.D., #54-87AB, subject to the following condition: Harmony Market PUD, 8th Filing, Outback Steakhouse - Preliminary and Final, #54-87AB September 26, 1994 P & Z Meeting Page 5 1. The Planning and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.U.D., plans for the planned unit development be negotiated between the developer and City staff and executed by the developer prior to the second monthly meeting (November 14, 1994) of the Planning and Zoning Board following the meeting at which this planned unit development final plan was conditionally approved; or, if not so executed, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not grant any such extension of time unless it shall first find that there exists with respect to said planned unit development final plan certain specific unique and extraordinary circumstances which require the granting of the extension in order to prevent exceptional and unique hardship upon the owner or developer of such property and provided that such extension can be granted without substantial detriment to the public good. If the staff and the developer disagree over the provisions to be included in the development agreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeeding or second succeeding monthly meeting of the Board. The Board may table any such decision, until both the staff and the developer have had reasonable time to present sufficient information to the Board to enable it to make its decision. (If the Board elects to table the decision, it shall also extend the term of this condition until the date such decision is made). If this condition is not met within the time established herein (or as extended, as applicable), then the final approval of this planned unit development shall become null and void and of no effect. The date of final approval for this planned unit development shall be deemed to be the date that the condition is met, for purposes of determining the vesting of rights. For purposes of calculating the running of time for the filing of an appeal pursuant to Chapter 2, Article II, Division 3, of the City Code, the "final decisions, of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that the dispute is presented to the Board for resolution regarding provisions to be included in the development agreement, the running of time for the filing of an appeal of such "final decision') shall be counted from the date of the Board1s decision resolving such dispute. • • ■ P 0 LILI PRE LU City Limits - - - `�•�HARMONY ROAD E NO s Vicinity Map � HARMONY MARKETFiling,�` PUD, 8th North Outback Steakhouse - PRELIMINARY Project Number: 54-87AB 419NA1, THE LANDINGS HARMONY ROAD ZONED RLP I ■I I 1 RESTAOUTBACK �nnnn�-, ..m�n�n� .'��� �e► III► L.,_�,� �� �'IAI ion �0''�•�i Sent �� � i lii► �e� al d - LAND USE BREAKDOWN nil I III CEO @��.D I EUSTING BLILDER5 SQUARE SIGNATURE BLOCK LEGEND S STANDARD PARKING SPACE wrr�....r...... n......a.w.wq., RANOICARPED PARKING SPACE B BIKE PARKING w T TRASH ENCLOSURE ""�•'C°'^a R ACCESSABIIM RAMP _ r t.w. r.w • E ELECTRIC TRANSFORMER -I-- TREES i EXISTING TREES TO BE REAMOVFD PROPERTY DESCRIPTION QVF@P@ OUTBACK STEA.I1]1R1OlUSE AT EL4M®NY MAR= fIl' num PRELIMINARY & FINAL A O ems: B135' SITE PLAN PROJECT No. a„' 7-5-94 V V —moo — 0 10 BO — 9EEi • g6 _\ �� ��� �►iij ►yip _ �;c►;� PLANT UST co— v PLANTING NOTas..ab.�.,,...+....�m.w NOTES -- EXISTING TREES Citysc�aPe ®lV ll BACK sll li`et'11=(0)Ulg1Pe PRELIMINARY & FINAL LANDSCAPE PLAN I\/(\-//J�j���//I WiE Oi PREPMATON 7-5- 4 V V XENSronS� o 30 6o - F---:� sEfl m 2 - $ • u EAST ELEVATION i�illllllllllllllllllllllllllllllll Illllllllllllllllllllllllll�i -------- - - - - ----------------- - SCALE VS'•I' WEST ELEVATION SCALE ve•.r SOUTH ELEVATION (NORTH SIDE SIMILAR) SCALE IV-,' MATERIALS AND COLORS BRICK DEEP TONE RED COMPATIBLE WITH EXISTING ISRCK STRICTURES AT HARMONY MAq<ET. ROOFRJG STANDING SEAM METAL PANELS, FORF£ST GREEN COLOR SIDING TAN EARTH TONE COLORS TO COMPLEMENT OTHER TAN COLORS AT HARMONY MARKET. mm ACCENT COLOR TO COMPLEMENT OTHER COLORS ON THE BUILDING AND AT HARMONY MARKET. SK AGE WALL MOUNTED SIGNAGE ALLOUED AS PER THE SKIN CODE. O D OUTBACK AT HARMONY BUILDING ELEVATIONS STEAKHOUSE MARKET 8TH FILING maxi eeo,lecr w. s�'iuE NM-Ne MR K vfiNN T-5-94 xeTs+wNe 9� o a ae • 0 � oo� urban design, inc. HARMONY MARKET 8TH FILING OUTBACK STEAKHOUSE Statement of Planning Objectives July 18, 1994 This proposal is for a standard restaurant facility on an approximately 1.26 acre designated pad site at Harmony Market; and is designed to complement the existing and proposed uses at Harmony Market PUD. As established with earlier filings at Harmony Market, Business Service uses are appropriate at this location, and consistent with the applicable Land Use Policies of the City of Fort Collins, including those policies promoting maximum utilization of land within the city; discouraging commercial development from gaining primary access from College Avenue; giving preferential consideration to urban development proposals with are contiguous to existing development within the city limits; and locational criteria for commercial/business types of uses. The proposed plan is also compatible with the goals and design guidelines outlined for the pad sites at Harmony Market. The scale of the proposed building forms a transition between the larger anchor users at Harmony Market and the residential uses to the north and west. Extensive perimeter landscaping along Harmony is planned in character with the landscape improvements made with Sams (Pace), Builders Square, Steele's, and 1 ST Bank. Architectural forms and materials are intended to be compatible - without creating monotony - with the existing buildings at Harmony Market. Development of the site is scheduled to begin in late 1994, with completion of the full site development targeted between 1996 and 1998. Outback Steakhooe, Harmony Market 8th Fillt, Prel*inary & Final PUD Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION I� the criterion applicable? Will the criterion be sa"-ricd? If no, please explain r o 4 Yes' No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation I X 1.2 Comprehensive Plan x X X 1.3 Wildlife Habitat X 1.4 Mineral Deposit x 1.5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Enercv Conservation x x x:. , 1.8 Air Quality x x X 1.9 V`/ater Qualitv X I x x 1.10 Sew2ce and Wastes I X A 2: NEIGHBORHOOD COMPATIBILITY CRITERIA 2.1 Vehicular, Pedestrian. Bike Transoortation x x x 2.2 Building Placement and Orientation X x x 2.3 Natural Features x x x 2.4 Vehicular Circulation and Parking x x x 2.5 Emergency Access x x x 2.6 Pedestrian Circulation x x x 2.7 Architecture x x x 2.8 Building Height and Views I X 2.9 Shading x x x 2.10 Solar Access - x x x 2.11 Historic Resources X 2.12 Setbacks x X x 2.13 Landscape, x x x 2.14 Sians x x x 2.15 Site Lighting x x x 2.16 Noise and Vibration x x x 2.17 Glare or Heat X 2.18 Hazardous Materials x A 3. . ENGINEERING CRITERIA 3.1 - Utility Capacity x X x 3.2 Design Standards x x x 3.3 Water Hazards X 3.4 Geologic Hazards X. 54 9 Outback Steakhouse, Harmony Market 8th Filing, Preliminary & Final PUD BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion is the Crtterion App#cabfe Yes No I II III IV Circle the Correct Score Multlpller Points Earned Ixll Maximum Apoilcable Points a. Transit Route x IX 2 0 2 b. South College Corridor X X 0 4 8 8 c. Part of Center X X 2 1 01 3 6 6 d. Two Acres or More X X 2 1&1 3 0 6 e. Mixed -Use X X 2 3 o 6 .f. Joint Parking X 1 0 3 6 6 g. Energy Conservation X 11213140 2 0 8 h. Contiguity X X© 1 0 5 t o 10 i. Historic Preservation X 1 2 0 2 J• 1 2 0 k. 1 2 0 I• 1 2 0 Totals 30 50 V vi Percentage Earned of Maximum Applicable Points V/VI = VII 60 % vn