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Home My WebLink AboutCHILI'S PUD - PRELIMINARY & FINAL - 6-87E - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 5 �y;� 1 MEETING DATE 7/27/92 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: APPLICANT: OWNER: Chili's P.U.D. - Final, #6-87E Vaught-Frye Architects 1113 Stoney Hill Drive Fort Collins, CO. 80525 Brinker International 6820 L.B.J. Freeway Dallas, Texas PROJECT DESCRIPTION: This is a request for final approval of a 5,550 square foot standard sit-down restaurant on 2.4 acres. The site is located in the Square Shopping Center, at the northeast corner of South College Avenue and East Horsetooth Road. The property is zoned HB, Highway Business. RECOMMENDATION: Approval with a condition EBECIITIVE SIIMMARY: This request is for a 5,550 square foot sit-down restaurant on a 2.4 acre pad site in the existing Square Shopping Center. The building will be no higher than 18', with signage and colored awnings on three sides. Landscaping consists of street trees along South College Avenue and East Horsetooth Road, and a mix of deciduous and evergreen shrubs over flowers and groundcover as foundation and accent plantings. The primary access to the site is from the intersection of the medianed drive for the Square with East Horsetooth Road. This will not always remain as a full service intersection. The development agreement and utility plans have not yet been signed, therefore a condition of approval is required. This request earns 59% of the maximum applicable points on the Business Service Uses Point Chart and meets the applicable All Development Criteria in the Land Development Guidance System. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. Colle�e Ave. P.O. Box 580 Fort Collins, CO 80522-0550 (303) 221-6750 PLANNING DEPARTh'[ENT � Chili's P.U.D. - Final, #6-87E July 27, 1992 P& Z Meeting Page 2 COMMENTS: 1. Background• � The surrounding zoning and land uses are as follows: N: HB; existing commercial (The Square) S: HB; vacant undeveloped ground E: HB; existing commercial and office (The Square) W: HB; existing commercial and retail (various users) This property was annexed into the City with the Strachan Second Annexation in August, 1971. The property was part of the Strachan Subdivision, First Filing that was approved in May, 1972, and replatted with approval of the Strachan Subdivision, Second Filing in October, 1977. The Foothills Square Master Plan was originally approved in 1977, with amendments to the plan occurring in 1980, 1981, 1982, and 1987. Hardee's 4,500 square foot sit-down, drive-thru, and outdoor seating fast food restaurant was approved on this pad site in March, 1987; however, that plan has expired. 2. Land Use• This is a request for final approval of a 5,550 square foot standard sit-down restaurant on a 2.4 acre pad site in the Square Shopping Center. This request was evaluated against the Business Service Uses Point Chart in the Land Development Guidance System and earns 32 of 54 maximum applicable points, equalling 59%. It earned points for a) contiguity to an existing transit route, b) part of a community/regional shopping center, c) two acres or more, d) joint parking, and e) contiguity to existing urban development. 3. Design: Architecture: The building facade is predominantly red brick with significant banks of windows on the front and two sides of the building. These elevations incorporate multi-colored cloth awnings over the main entry and windows. The maximum building height is 18'. All mechanical equipment will be either enclosed within the building or adequately screened. � �. Chili's P.U.D. - Final, #6-87E July 27, 1992 P& Z Meeting Page 3 Landscapinq: i The landscaping consists of shade trees along the street frontages and adjacent to the interior parking areas, and a mix of ornamental and evergreen trees between the perimeter sidewalk and building. Evergreen trees are being used to screen the service area and the ground-mounted electric services. A variety of evergreen and flowering shrubs, perennial flowers and groundcovers are being used as foundation and accent plantings around the building and monument sign. Parkinq: The 1.7 acre parcel that Chili's is purchasing contains 84 of the 635 total parking spaces presently available in the Square. The parking guideline recommendation for a standard sit-down restaurant is 10 patron spaces per 1,000 square feet of building. With this use, 55 patron spaces are needed. City Code requires 2 parking spaces for every 3 employees working during the major shift. The available parking is considered to be sufficient for this request. An overall parking analysis for the entire Square is included on the Site Plan. siqnaqe: Signage is being proposed on three faces of the building, being the west (front), north, and south elevations. These wall signs will be individual illuminated letters backed by painted metal siding. A freestanding sign will be located at the southwest corner of the site, diagonal to the property lines and building. This sign will be 10' in height and contain 50 square feet per face (two-sided). The applicant is maintaining the option to add 50 square feet of wall signage to the east elevation in the future. The entire sign package, with the future signage, will comply with the City's sign ordinance. 4. Neighborhood Compatibility: A neighborhood meeting was not held for this request because the proposed use is in conformance with the intent of the Overall Development Plan for the Square and the approved use on this pad site in 1987. This use is considered to be compatible with the surrounding uses along South College Avenue. 5. Transportation: A traffic impact analysis was submitted to the City and reviewed by the Transportation Department. This study supports Transportation's position that the intersection of the entry to the Square with East � Chili's P.U.D. - Final, #6-87E July 27, 1992 P& Z Meeting Page 4 • Horsetooth Road will not continue to be a full service intersection as traffic in this area increases. Future development and construction of the approved Mitchell Drive to the south will change the operation of the South College Avenue - East Horsetooth Road intersection. At some point in time in the near future, left- in and left-out turns to and from the Square, from East Horsetooth Road, will not be allowed. 6. Engineering: The development agreement and utility plans for this request have not yet been signed; therefore, a condition of approval is necessary stating that The Planninq and Zoning Board approves this planned unit development final plan upon the condition that the development agreement, final utility plans, and final P.II.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 meetinq (September 28, 1992) of the Planninq and Zoninq Board following the meetinq at which this planned unit development final plan was conditionally approved; or, if not so esecuted, that the developer, at said subsequent monthly meeting, apply to the Board for an extension of time. The Board shall not qrant 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 qrantinq of the extension in order to prevent exceptional and unique hardship upon the owner of developer of such property and provided that such extension can be granted without substantial detriment to the public qood. If the staff and the developer disaqree over the provisions to be included in the development aqreement, the developer may present such dispute to the Board for resolution if such presentation is made at the next succeedinq or second succeedinq monthly meetinq of the BoarB. 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 determininq the vestinq of rights. For purposes of calculatinq the runninq of time for the filinq of an appeal pursuant to Chapter 2, Article II, Division 3, of the City • Chili's P.U.D. - Final, #6-87E July 27, 1992 P& Z Meeting Page 5 • Code, the ��final decision�� of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a dispute is presented to the Board for resolution reqardinq provisions to be included in the development agreement, the running of time for the filinq of an appeal of such ��final decision�� shall be counted from the date of the Board�s decision resolvinq such dispute. RECOMMENDATION: This request earns 59� of the applicable criteria on the Business Service Uses Point Chart and meets the Al1 Development Criteria in the Land Development Guidance System. Therefore, staff recommends approval of Chili's P.U.D. - Final, #6-87E with one condition: 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 (September 28, 1992) 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 of 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.) i Chili's P.U.D. - Final, #6-87E July 27, 1992 P& Z Meeting Page 6 • 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 decision" of the Board shall be deemed to have been made at the time of this conditional approval; however, in the event that a 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 Board's decision resolving such dispute. HORSETOOTH ROAD � PUNNINO AND ZONINO BOARD APPROVAL OWNER'S CER7IFICA710N � OWNER'3 SIONATURE yT ' _ .,�o'�,. -1 �. -'_ L.- _ _ " .____.._...___ F. � � TYPICAL BULDNO ELEVATIONS ..w.—�-- � � ��i 1��[ �� .,.Ee....a � I! 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'POOwnt' SHRUBS JB 3� Bu�lcle JunID�� aGina 'BWlalo' S-Gal JH 6� Mu9M1e� JuniDer J. �orixon[alis 'Nu9��s' S-Gal DNL t2 6�ar1 N n c Sunny iryari ��I SB�b !6 Blue Y•op l a�t�na CWntilla te�cm�^GOW Drop' ist Spire ryeplene � can annv 5-Cai 0.EFENNWS R CRWNOCPv£RS 5 al Scivia Sah+a ap. t-Gol Fg 51ue fee e Cfee �O enbe G 5 4 Nock 54arberry� Ou ennea I dlco Um �-CoI CHILI'S BAR & GRILL FORT COLLINS, COLORADO PRELIMINARY/FINAL LANDSCAPE PLAN � SCALE: 1'=30'-0" VAUGHT FRYE �� a.�h�te�,= 111� St w t 90535 C(30J) 1iE �i�i9t WR -- JOB N0. OW1WN CHECKEO � flM5E0 �-9� �r �� . .s .��)f.+r�JY��Gux/ik F�or�- ��vr� � �or� c� ass � i �, '�1 _ Y Y .�� -�. � , `� IIII , �j . IIII � '_;.�� II 11 - - . IIY ..i= _�F i cLEVA � ION - CLASS • - — — _ _ --.. _ - -- --_' -- - — =- -- - ------1— - -- �� ,� . _ � _- -�"� - - � � ' � 'FY" } � _ �_ , „. �, � _ �- � , � ��_ k � y r � f (� ! NB � k�i" .-�_ ��``�� Y � N J i !; y i7.�. - __ - �" ' n N e �f �� i��ir��r��_ � �r�iiri �i� � ��d�� "�° � : ; � -- � ;T� � t � ` -' `� y : _; � � j i � d �� ; .r; ��t�i�� r `; •1,�„�: ;: ; ■ ; , ' �' �- , �,� ,, ��p;� �, e��n ��` :��r� _ , �� - - - - : ' ��flY Y� �� f r._ T-y ;, �, y. _�_ . � �- � �!�ti ��i � �. �1,�"Ir�,�41� . . y _ ,�d� _ ,.� yI � � • �'- - �. ��. ��":i r •. �,- � :..,�:��F..7�Z.W�:� �:.:�. i.��(� ij:�.4:...��... �,�k�� i`.,;".. ` , � , .�,.r_----a�-� -��i:��—�.u—�=7__�:�._.r F!.�. . . . . _ ,._-i �,__ . . �� _. '�i'vHT FLEVA�illi�a � ��LASS % _ — --- - - - -___._ -=- �'�:-_-- :,� .—_:_ �----r-� —_.- -- - — — ----� �4"--: : --- - -: - �--- .. _ ... _ _ . _ , --- -- - ---- ---=� _ "- I�rI ;� � ;ti�, F��'► �`,� � r� .��'� ��J �: • �Ep,b' =LC�/{i Il�(�� L!',;�:: � � PLANNING OBJECTNES - CHILJ'S P.U.D. • Chili's P.U.D. is located on an undeveloped pad in the Foothills Square, P.U.D., on the northeast corner of College Ave. and Horsetooth Road. At this location, the restaurant will be highly visible from both College and Horsetooth, as well as being easily accessible from the Foothills Square retail shopping center and The Foothills Fashion Mall. Primary vehicular access will be through an existing entrance off of Horsetooth Road just to the east of the pad, or from College Avenue to East Monroe, an existing entrance on the north side of the Square. Chili's is provided with 86 parking spaces, including three handicapped. Pedestrian access is obtained through existing sidewalks on both College and Horsetooth, with a main connection on the west side of the building. There are several sidewalks located on the perimeter of the site leading to the building, all handicapped accessible. There will also be a painted crosswalk from the main retail building to the pad. Supply loading/unloading to the restaurant will be on the northeast side of the building away from College Ave. A 10' wide loading zone for trucks, and a 5' high screened fence will be provided for the service yard area. The restaurant is approximately 18' high, with a flat roof and parapet to conceal roof top equipment. Walls will be a red brick with light beige accents with dark green and red striped canopys over the windows. The Chilis logo is painted on the north and south sides of the building serving as signs, as well as a sign above the front entry. There will also be a ground mounted sign at a 45° angle, located southwest of the building. The building is generously set back from the streets, with well landscaped buffers, utilizing shade and ornamental trees, shrubs and groundcover, integrating a design similar to that which exists at the Square. �� ACTIUITY � Bus i ness Se ry ice Uses DEFIN�ION� Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels; medical clin- ics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation �uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same gen- eral character. C�TEI <IA' Each of the fol 1 owi ng appl i cabl e cri teri a must be answered "yes" and implemented within the develop- ment plan. Yes No 1. Does the project gain its primary vehicular access from a street other than South College Avenue? 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? 1i� � , �I a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood or community/regional shopping center, an office or industrial park, located in the Central Business District or in the case of a single user, employ or will employ a total of more than 100 full- time er�ployees d�ring a single 8-hour shift? d. Is the project on at least two acres of land or located in the Cen- tral Business District? ��fini i� ".�� , �, �� „ —22— ` � � � �. � � continued e. Does the project contain two or more significant uses (such as retail, office, residential, hotel/motel, and recreation)? f. Is there direct vehicular and pedestrian access between on-site parking areas and adjacent existing or future off-site parking areas which contain more than ten (10) spaces? g• Ooes the activity reduce non-renewable energy usage through the - application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix G for Energy Lonservation Methods to use for calculating energy conservation points. h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; � r� f �� :� :'� `.] :� _� _', � � =� � � � ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation and improvement in an aopropriate manner while respecting the integrity of the neighborhood. -23- � • ��c�� . u. �. BUSINESS SERVICE USES P�INT CHART E For All Criteria Applicable Criteria Only - � -- I II - III Iv Criterlon CirGe Multtpller Po�nts Mcx�mum Criterion �+kab�e me "eamea AooilcaCls � � Ccrrecr Score Pc�rrs Ixll a. Transit Route X w 2 0 2 �(. �... b. South College Corridor X X 2 0 4 � 8 c. Part of Center X X 2 0 3 (� 6 d. Two Acres or More X X 2 0 3 �, 6 e, Mixed-Use X X 2. 0 3� � 6 f. Joint Parking � 1 2 0 3 (o (� g, Energy Conservation X 1 2 3 4 0 2 � 8 h. Contiguity X X 2 0 5 � d 10 i. Historic Preservation 1 2 0 2 .— —. j. 1 2 0 k. 1 2 0 �� 1 2 0 Totals �j 2 Gj� v vi Percentage Earned of Maximum Appiicabie Points V/VI = VII �G� % vii