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HomeMy WebLinkAboutCHILI'S PUD - FINAL - 6-87E - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEW. City of Fort Collins Developn�[t Services • Planning Department March 31, 1992 Mr. Rhys Christensen c/o Realtec 1136 East Stuart Street, Suite 4207 Fort Collins, CO 80526 Dear Mr. Christensen, For your information, attached is a copy of the Staff s comments concerning the Chili's Restaurant and Retail on Pad 5 of The Square, that was presented before the Conceptual Review Team on March 30, 1992. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely, �� Ted Shepard Project Planner Attachment xc: Bruce Deifik, 3520 Diane Place, Greeley, CO 80631 Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Transportation Department Project Planner ���^��ile ' .. 281 North College Avenue • P.O. Box �80 • For± Collins, CO 80�22-0�80 •(303) �21-h� �(1 u CONCEPTUAL KEVIEW STAF� COMMENTS MEETING DATE: March 30, 1992 ITEM: Chili's Restaurant and Retail on Pad 5 of The Square APPLICANT: Bruce Deifik, Integrated Property Management, Inc. c/o Rhys Christensen, Realtec, 1136 East Stuart Street, Suite 4207, Fort Collins, CO. 80525. LAND USE DATA: Request for 5,600 to 6,000 square foot standard restaurant and 5,000 to 6,000 square feet of general retail located on Pad 5 of The Square, northeast corner of College and Horsetooth. COMMENTB: 1. Electrical power is available along College Avenue. One transformer can feed both uses. At your option, there can one service to two customers, if separated by a two-hour fire wall. Or, two separate services and meters can be installed. 2. The location of the transformer will require coordination k�etween Light and Power, the Planning Department, and your landscape designer. Pad sites usually pose a transformer location and design challenge by virtue of the structure not having a "service side". It is strongly encouraged that the transformer not be located along College Avenue or Horsetooth Road in the landscaped setback area. Rather, the transformer should be located internally and screened by landscaping or fencing from public view. It is required that the transformer be accessible from one side by hard surface by a boom truck with a 15 foot swing. If you select a screen wall or fence for screening, there must be a minimum clearance of two feet on three sides only. The fourth side must be equipped with a gate. 3. Please consult the hand-out regarding electrical fees. Generally, fees are assessed on the square footage of the lot, anticipated load of the buildings, and linear front footage along public streets. A plat, filed for review concurrently with the P.U.D., will be fundamental in assessing electrical fees. For further information regarding electrical issues, please contact Bruce Vogel, 221-6700. 4. Both water and sewer mains are available along College Avenue to serve the site. If either of these mains are located in the College Avenue right-of-way, then permits are required from the State Department of Highways in order to perform the work. , � u 5. The restaurant will need a grease trap, located outside the building, in concrete, on the sanitary sewer line. The Water and Wastewater Department has details on this grease trap. 6. If the restaurant and retail are contained within one building, the developer has the option providing one water and sewer service (one meter) or two. If one service is provided, then the developer is advised to set up an association among the tenants/owners to administer the shared service. For any further information regarding water and sewer issues, please call Mark Taylor, 221-6681. 7. As indicated on the sketch plan, the building will be required to have an approved fire sprinkler system. The reason is because the building exceeds 5,000 square feet, and is considered one building for fire fighting purposes. If you have any questions regarding the City's local amendments to the 1988 U.B.C., or the Fire Code, please contact Sharon Get2, Plans Examiner, 221-6760, and Warren Jones, Fire Marshal, 221-6570. 8. The site is located in the Foothills drainage basin. The drainage fees in this basin are $5,024 per acre. No on-site detention is required as storm flows are directly conveyed into Warren Lake. The existing Drainage Report should be updated, and new drainage patterns established. Erosion control during construction must be a component of the Drainage Report. 9. The existing Traffic Impact Analysis should be updated reflecting the new uses and the accounting for the full occupancy of The Square. The study should investigate the Mitchell Drive access to Horsetooth Road. Since this intersection is so close to Horsetooth/College intersection, it will not be signalized. The City may require that outbound left turn exits from this intersection not be allowed. In addition, straight southbound exits across Horsetooth Road will also likely be prohibited. Mitchell Drive will be built to the south as development occurs, no sooner. Please contact Eric Bracke, Transportation Planner, 221- 6681 for further details. 10. The amended Overall Development Plan will require a detailed investigation into the parking allowances for entire shopping eenter. Previous master plans assumed a generous amount of "shared parking" among the tenants and pad owners. The City Planning Department has recommended guidelines for parking allowances. Any shared parking arrangements will be car.efully examined and require written permission from the various owners. ll. The Engineering Department will require a utility plan and development agreement. Erosion control plans should be indicated on these plans. Any improvements recommended in the Traffic Impact Analysis should be included on the utility plans. Please contact Kerrie Ashbeck, Civil Engineer, 221-6750, for details. � � � � 12. Both the retail use and restaurant will be assessed a Street Oversizing Fee of $14,005 per acre. The plat will assist in the final calculation of this fee. The fee is collected at the time of building permit issuance. 13. Building elevations for the retail building are required for submittal. It is suggested that the retail building borrow design elements from both The Square and Chili's in order to blend into the shopping center. The design intent is unify the center as much as possible to avoid the "strip center" or haphazard appearance. Staff will assist with ideas on how this relatively subjective criterion can be accomplished. 14. As a pad site, Chili's has four visible elevations. There is no back side or service side. Consequently, the service area, loading zone, trash dumpsters, mechanical equipment, and employee entrance must be screened from view. Rooftop mechanical equipment must be screened as well. 15. Landscaping along the arterials will be important. The City has worked diligently with previous and present owners of The Square to ensure that the landscaping promote City design policies. The streetscape along College Avenue is considered the most important urban design element in the City of Fort Collins. Parking lot landscaping must be in islands at the ends of rows. 16. The building setback along College will be important. Presently, the Black-Eyed Pea, and Applebee's, two pad restaurants at the Pavilion Shopping Center, are setback 40 feet from property line. Anything less tends to crowd the street unless special landscaping measures are taken. Staff is willing to work with the developer on these parameters so that our mutual objectives can be met. 17. Pedestrian circulation between The Square and the pad must be safe and direct. Perhaps special pavers can be used to demarcate the crosswalk to minimize vehicle - pedestrian conflicts. Also, sidewalk connections to the public streets should be made. 18. Signage will be looked at as part of the overall design element of the P.U.D. One monument sign, directly on the corner, at 45 degrees to the intersection is preferred rather than two signs on each frontage. The monument sign should be placed in a landscaped shrub bed. The base should match the building's exterior material. The size of the sign will be reviewed for appropriate scale and proportion. Staff is willing to offer assistance in signage design for both uses so that tenants gain visibility in a tasteful fashion. 19. In terms of process, the Master Plan will have to amended. These are now referred to as "Overall Development Plans" and should indicate the latest changes to the parcel. It is our unders�anding that there are four owners of property within The Square shopping ,. . �J � center, and that new property lines have been drawn describing the new arrangement. These new boundaries should be indicated on the amended O.D.P. 20. It is advised that the new boundaries be indicated, for all new owners, on one subdivision plat. City records.do not indicate any of the parcelization that has occurred in the recent past. It is our experience that it is beneficial for all owners to have their property legally described and recorded on a single plat for City records. This documentation will assist various City departments in terms of determining signage allowance, building permit fees, utility fees, as well as creating a simple method to describe property boundary and area. Without such a document, the City is unable to provide assistance to property owners, title companies, appraisers, real estate professionals, and other interested citizens on issues dealing with this parcel. Since such a plat requires the cooperation of all owners, Staff is willing to facilitate the process and answer any questions the owners may have. A plat can be processed concurrently with a P.U.D. for an additional fee of $10.00 for recording. 21. The request will have to be processed as a P.U.D. Staff must determine the issues relating to utility plans and the development agreement before allowing a combined submittal. Staff will respond to the request for a combined submittal under separate cover.