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Home My WebLink AboutKENNY ROGERS ROASTERS PUD - PRELIMINARY & FINAL - 6-87F - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS� ITEM NO. 19 MEETING DATE 1-24-94 STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Kenny Rogers Roasters PUD- Preliminary and Final, #6-87F APPLICANT: Kenny Rogers Roasters c/o Cityscape Urban Design, Inc. 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Francis Carrington PO Box 1328 Eureka, CA 95502 PROJECT DESCRIPTION: This is a request for a preliminary and final PUD for a 3,315 square foot fast food restaurant with a drive-thru lane on a 1.10 acre lot located at the Square Shopping Center, at the southeast corner of South College Avenue and East Monroe Avenue. The property is zoned HB, Highway Business. RECOMMENDATION: Approval with condition EBECIITIVE SIIMMARY: The applicant proposes a 3,315 square foot fast food restaurant with a drive-thru lane on a 1.10 acre pad site in the existing Square Shopping Center. The building will not exceed 28 feet in height, including the parapet walls. The architectural character, including use of brick and canvas type fabric awnings with overhead lighting, is compatible with the Chili's Restaurant on the adjacent pad site. Landscaping consists of street trees, ornamental trees, evergreen trees and shrubs, and deciduous shrubs and flowering plantings. Primary access to the site is from the intersection of the Square Shopping Center with East Monroe Avenue. The development agreement and utility plans have not been signed, therefore a condition of final approval is recommended. The proposed use is compatible with the surrounding area and earns a score of 63� of the maximum applicable points on the Auto-Related and Roadside Commercial Point Chart and meets all applicable criteria of the All Development Point Chart of the Land Development Guidance S stem. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANI�iING DEPA[ZTMENT � . Kenny Rogers Roasters P.U.D. - Preliminary & Final, #6-87F January 24, 1994 P& Z Meeting Page 2 COMMENTS: 1. Backctround The surrounding zoning and land uses are as follows: N: HB; existing commercial (various users and Foothills Fashion Mall) S: HB; existing commercial (The Square PUD and Chili's PUD) E: HB; existing commercial and office (The Sguare PUD) W: HB; existing commercial and retail (various users) This property was annexed into the City as part of the Strachan Second Annexation in August of 1971. The property was part of the Strachan Subdivision, First Filing, approved in May of 1972, and replatted with the Strachan Subdivision, Fourth in November of 1980. The Foothills Square Master Plan was originally approved in 1977, with amendments to the plan occurring in 1980, 1981, 1982, and 1987. In October of 1987 a Preliminary PUD for a 2,700 sq. ft. fast food restaurant with a drive-thru lane, known as Rocky Rococo at the Square PUD, was approved. This plan has since expired. 2. Land Use The request for a fast food restaurant with drive-thru lanes was evaluated against the Auto-Related and Roadside Commercial Point Chart of the Land Development Guidance System. The proposal earns a score of 65� for a) being located, not at two arterial streets, b) being part of a Planned Center, c) primary access on a non- arterial, d) joint parking, and e) contiguity to existing urban development. The request was also evaluated against the new All Development Criteria of the LDGS, adopted in December of 1993. Staff finds that the request is in compliance and satisfies requirements of all the applicable Al1 Development Criteria. The land use is compatible with the surrounding area and the architectural character is compatible with the adjacent Chili's restaurant. 3. Desictn The building facade is predominantly red brick with accent bands of split face block. The elevations incorporate a parapet wall element which both enhances the architectural character and provides screening for roof top equipment. � ►__I Kenny Rogers Roasters P.U.D. - Preliminary & Final, #6-87F January 24, 1994 P& Z Meeting Page 3 The elevations also incorporate multi-color cloth awnings over the windows on the north, west, and south sides. The multi-color awnings are lighted with overhead "gooseneck" fixtures, similar to the adjacent Chili's PUD. Awnings over the main entrance and pickup windows are a solid red cloth, to match the red in the multi-colored awning, with back lighting. The solid awnings will not be a translucent vinyl or plastic type material. The maximum height of the building is 28' (actual height is approximately 24'). The main building walls are approximately 17', with an additional 7-8' parapet element. All mechanical equipment will be either enclosed within the building or will be adequately screened from public view. The landscaping consists of shade trees along College and Monroe Avenues and along the main drive aisle of the Shopping Center. Additional evergreen trees will be added to the existing trees along the street frontages. A mix of ornamental and evergreen trees and evergreen and deciduous shrubs provide screening of the drive-thru area and enhance aesthetic character of the site. A variety of evergreen and flowering shrubs are being used as foundation and accent plantings around the building and monument sign. Signage is being proposed on three faces of the building, being the north, south, and west elevations. A free standing sign, with a brick base to match the building, will be located just south of the College and Monroe Avenues intersection. The entire sign package will comply with the City's sign ordinance. 4. Neighborhood Compatibilitv A neighborhood meeting was not held for this request because the proposed use is considered compatible with the surrounding uses along South College Avenue and at the Square Shopping Center. 5. Transportation A traffic impact analysis and an overall parking analysis for the site were submitted and have been reviewed by City Staff. Development of this request is feasible from a traffic engineering standpoint. The existing parking at the Square will be sufficient for this proposal. � � Kenny Rogers Roasters P.U.D. - Preliminary & Final, #6-87F January 24, 1994 P& Z Meeting Page 4 RECOMMENDATION Staff finds that Kenny Rogers Roasters PUD, Preliminary and Final: 1) 2) 3) Is in conformance with and meets the requirements of the All Development Criteria of the Land Development Guidance System. Is a compatible land use with the surrounding area. Is compatible with the architecture of adjacent buildings, including Chili's PUD. 4) Meets the absolute criteria of the Auto-Related and Roadside Commercial Point Chart of the LDGS as the proposal 1) does gain its primary access from a street other t h a n S o u t h College Avenue and 2) the project earns a score of 63�, exceeding the minimum required score of 50�. 5) The final utility plans and development agreement have not been signed and executed. Therefore, based on these findings, staff is recommending approval of Kenny Rogers Roasters PUD, Preliminary and Final- #6-87F, with the following condition related to signing and execution of the final utility plans and development agreement: 1. The Planninq and Zoninq Board approves this planned unit development final plan upon the condition that the development aqreement, final utility plans, and final P.O.D., plans for the planned unit development be neqotiated bet�een the developer and City staff and euecuted by the developer prior to tbe second monthly meetinq (March 28, 1994) of the Planninq and Zoninq Board followinq the meetinq at which this planned unit development final plan was conditionallp approved; or, if not so executed, that the developer, at said subsequent monthly meetinq, apply to the Board for an estension of time. Tbe Board shall not qrant any such egtension of time unless it shall first find that there euists with respect to said planned unit development final plan certain specific unique and estraordinary circumstances which require the qrantinq of the extension in order to prevent euceptional and unique har8ship upon the owner or developer of such property and provided that such estension can be qranted 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 nest succeedinq or second � � Kenny Rogers Roasters P.U.D. - Preliminary & Final, #6-87F January 24, 1994 P& Z Meeting Page 5 succeedinq moathly meetinq of the Board. The Board map table any such decision, until botb 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 egtend 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 estended, 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 riqhts. For purposes of calculatinq tbe runninq of time for the filinq 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 the dispute is presented to the Board for resolution reqardinq provisions to be included in the development aqreement, the runninq 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. � � NUMBER: 6-8 � F ITEM: KE N NY ROG E RS ROASTE RS �� . . . �/ PUD - Preliminary & F�nal � VICINITV MAP 5w-E,•=,00• LEGEND I � 5 STANOARp PMKINC SPIGE FOOTHILLS PLAZ J PROPERTY DESCRIPTION b. wwoicnaPm PoaaHc sv�cE RETAIL CENTER / .._.._... ..,�,y�,,.,�...,.,,,,�.,,.,..„. B BIKE PMpNG ZONED: HB / M YOTORCYCLE PMKING �....w.p �p�0�"'a�"0~'�•""`�'"""" R HnNDICpPPED ACCESS RAMP ' ID IOEMiiY SIGN / / �uw�dc.a..s.mn a�c I / / �rym�.+-n�..a..�.maa �...r.w.... — ' ie.wr.e�...+vu,eU,.� � �— EAST MONR(7� AVENU� GENERAL NOTES W=ST MONROE AVtNUE I / / ' 0 �' � II R �- " _ R ` ' • � �."r� ��_. � — � Ii ..�a.: O oni w — .. ... e-�.�� w.w e.. -. -. r..w..e w � TIIRE SALES � I '"""g°"" ° '.."�. � ".^—_�.�.....� ZONED: HB I I' ' 35� PROPOSED � —� `.'°'m.,,"°`_.,'. ��„a;..,.,„„ a"w I ENNY ROGERS �' � I I � RESLAUWANT LAND USE BREAKDOWN � � I.D- — I � I I '� I I s� R _ � �T .. ., 04 a e...n �j ' w � I / � cJ" R/ / � �.._... _ �.�, " ! 111' � w / — ` � _,��_. ,� 'm'"�"- � .a,._- „� ,�, 1 � �� , % � � Q � � / � / am �- �.�.�. ,.�_ - .. JI� / i I 135 / / / � I � � r / - � I w I I � � / I I I'I I O ' I / _ � �1ATURE BLO`iK+��-��.W� � � � S � � � � e�d. � . � H � �, I I O I �' ' � I •��I / I _.. � .e�.. >...o..�._« p p � �' � ' � � � I �.._�.._...� ��a�,°� I, , i�� , , � ��:�..�n ' ' KENNY ROGERS I I I TH SQUARE I I; I � 1�` I SHOP iNc cE�R ROASTERS P.U.D. P OPOSED ` I z eo: He V E O S T ORE � I / 1� f ,# \ 5��, ,P� � FlNAL \ ,-&-RESTANRANT � I 1 \ � j�" � ° ,.:o ZONED: HB � I � , \ \� � �E� H . �' � 5 � \ � � ` � ��s_ I Ii I o 20 40 _ _ � �« � � 4 --- �� li I i I ,_ � �0��11 II �� V L-� II �OtIV -..-,s,;�.� � - h� � II II II �//%i% � Q -- _ . E. MONROE E%ISTING C DftNE-T1RU IFRONTI PMKING AVE. WALK IANE ENiRY LOT VV C�� C�L�C� V W��Oo Mn �" ys a pe � _J �^ II I DRNE-UP I PICK-UP I EXISTNC e COLLEGE AVE. LANE WINDOW y//y�( MOO G3�G� C �C�MQ400O M ; ;-�;,�., E;; :� KENNY ROGERS ROASTERS �ap�� PRE LIMINARY g FlNAL N v SITE ELEVATIONS '� '��"'-° ,p,,�. ,z-s-va —,�.� � � 4 PnRKING IFRONTI MENU I DRNE-MRU I IISTINIG E. MONROE L0T EMRY BOM� LANE WALI( AVE. �W� tl �� V W II � OOUV COLLEGE AVE. I i EXISLI�NC I E�y I ORNE-UP I I I wa VNE � � :.t.:- TYPICAL CROWN MOULDING DETAIL�1 ; �u -_ �_ ,_ � ; •rn�c atsu .. I I � e � j GOOSE NECK LIGHTING DETAIL �1 P�wc - ..oe+aY �eo . �-.c n« � : � ....- .. sa�.<. -��•.� o. .M,....a. �eo�..n .ac , �. � v.. .>„ ,a � .r '� :�\ � e R3 , \ �F ''c. � � AWNING DETAIL�a1 ' Fi1CaF'II CL�VAI�IVN . � , +,> J H w J ) W U � 3WJ �� :'-r;�`= ( ��,eo ~ � . �`°�..i-o;�`c P wr��— w — p �� ....,��,,... �,..cT, W �;_ �,• , 4 i � i � Z�� , �� 0 4 � w > � m '^�� V7 F W W yi i �UW ��L Z �a�0 ��s ��,s �. ��Z �J J Z��B Z s� �� natT !b. 4 -op 4 FRONT ELEVATION . KENNY ROGERS ROASTERS PROPERTY DESCRIPTION December 6, 1993 . A parcel of land being a portion of Lot 1, Strachan Subdivision, Fourth Filing, located in the Southwest Quarter of Section 25, Township 7 North, Range 69 West of the 6th Principal Meridian, City of Fort Collins, Larimer County, Colorado, being more particularly described as follows: Considering the West line of the Southwest Quarter of said Section 25 as bearing North 00°00'45" West from a rebar at the Southwest corner of said Section 25 to a aluminum cap at the West Quarter corner of said Section 25 and with all bearings contained herein relative thereto: Commencing at the Southwest corner of said Section 25; thence, North 89°45'30" East, 1 1 1.80 feet; thence, North 00 ° 27' 15" West, 31.62 feet; thence, North 45 ° 34' 15" West, 70.92 feet to a point on the West line of said Strachan Subdivision; thence along said West line North 00°24'45" West, 428.06 feet to the POINT OF BEGINNING; thence continuing along said West line, North 00°24'45" West, 150.29 feet to a point on a curve concave to the Southeast having a central angle of 90°00'00", a radius of 15.00 feet and the chord of which bears North 44°35'15" East, 21.21 feet; thence along the arc of said curve 23.56 feet to a point on the North line of said Strachan Subdivision; thence along said North line North 89°35'15" East, 137.00 feet to a point on a curve concave to the North having a central angle of 02°43'33", a radius of 273.41 feet and a chord of which bears North 88°13'27" East, 13.00 feet; thence along the arc of said curve 13.01 feet; thence, South 00°24'45" East, 165.60 feet; thence, South 89 ° 35' 15" West, 165.00 feet to the Point of Beginning. The above described parcel of land contains 27,225 square feet and is subject to all easements and rights-of-way now on record or existing. � �� O � urban design, inc. KENNY ROGERS ROASTERS PUD Preliminary and Finai Statement of Planning Objectives December 6, 1993 The proposed Kenny Rogers restaurant is a part of the existing Square Shopping Center development at the corner of Monroe Drive and College Avenue. The proposal is consistent with a number of Fort Collins' adopted Land Use Policies, including: Policy 3. The City shall promote: a. Maximum utilization of land within the city. Policy 21. Alt levels of commercial development .... which have significant negative transportation impacts on South College Avenue will be discouraged from gaining their primary access from College Avenue. Policy 26. Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City. Policy 69. Regional/community shopping centers should locate in areas which are easily accessible to existing or planned residential areas. Policy 72. Regional/community shopping centers should locate where they can be served by public transportation. Policy 73. Regional/community shopping centers should locate in areas served by existing water and sewer facilities. Parking, landscaping, and any other common elements will be retained in private ownership and maintained by the property owners. A parking analysis (attached) was completed in order to confirm that the total parking at The Square is adequate to serve Kenny Rogers in addition to the existing uses. Approximately 25 persons are expected to be employed at Kenny Rogers. Construction of Kenny Rogers is expected to be completed in the summer of 1994. Plans for the Kenny Rogers Roasters are being submitted to the City of Fort Collins as a combined Preliminary and Final PUD, in anticipation of preliminary consideration by the Planning and Zoning Board on January 24, 1994; and final consideration on February 28, 1994. I � THE SQUARE PARKING DEMAND EXISTING BUILDINGS The Square Retail Center Chili's Restaurant Office Building Office Building PROPOSED BUILDINGS The Square Retail Center Chili's Restaurant Office Building Office Building KENNY ROGERS ROASTERS PARKING REQUIREMENT 4 per 1,000 sq.ft 10 per 1,000 sq.ft. 3 per 1,000 sq.ft. 3 per 1,000 sq.ft. PARKING REQUIREMENT 4 per 1,000 sq.ft. 10 per 1,000 sq.ft. 3 per 1,000 sq.ft. 3 per 1,000 sq.ft. 10 per 1,000 sq.ft. � SQUARE FOOTAGE 120,000 5, 500 8,400 10,000 TOTAL DEMAND TOTAL EXISTING PARKING SURPLUS DEMAND W/ 10°r6 SHARED NET SURPLUS SQUARE FOOTAGE 120,000 5,500 8, 400 10,000 3,045 TOTAL DEMAND TOTAL PARKING PARKING SURPLUS DEMAND W/ 10% SHARED NET SURPLUS PARKING DEMAND 480 55 25 30 590 668 78 531 137 PARKING DEMAND 480 55 25 30 30 621 640 19 559 81 :� Activity A: ALL CR1TERiA / �� ,_ ��.�__�� ° ��_�� ALL DEVELOPMENT CR1TFRiA APFLICABL� CRITE;%IA ON�`f 'he c-rtenonlV�fil cf5� cxvio � aoc�iaCie7 p� �n� . � � ' Yes INo ' " �� I CrIT�=10N A1. �.t 1.2 13 1.4 1.� 1.5 1.i 1.3 1 � �c a2. 2.1 L.� L... L. =1 L.� L_� L.I L.� 2.� 2.10 �. ? 1 2.12 G_�J ^ ': 4 �. � ,; �. , ., , ,. L. I O 2.17 Z'8 � h . , ... � ,.. � � COMMUNITY-�JIDE CRIT��IA Sciar Orientaticn I I I%� C:.r�crenens�ve P!�n I x I� � I V�Jilclire Habitat I I � � Mirerai Depcs�t � � ��, E��ICCicaily Se^sitive Areas I reserved � L=_nes cf Acr�c::itural Imeert�rc� I reserred� E�ercv Cense^�aticn I�� li`�� A.ir Qu�iitv ��; ��' � � '�i�/c =!' �U2�ii`J 1 � �i' � � C�1A,�,.6 _�,C �rlC�l_s I I/� I I Nc:GNECRHC00 COMPATiEIL1TY C,�ITC�t1AI V�^'c::iar Pn�estran. Bike Transccratian i X I�� E�.:iic:r,^ P!�c�T;ent and Orie^tatien I�' I� � I _ Na:::r! Fe�t�.:res I I � X� Ve^ic�far C;rcui2tion �rd P2r'�irc �� ( ��--crC18!�C% '�C^.�55 I I j� I I F=cesr�an Circ::l2ticn I X( X � � Arc�,te� ure I� I X I � _cu�icirc He:cnt ar,d Views I I►X I Sn�cina � � X � � Sciar_ac��ss I;r` I�' I 1 H�stcr,c RE_=curcfls I I I!�� I SE:�GCXS I � I � i L_rescaGe � �,; � � � Sicns � % I �% � � Site Lichting �, �, � � Nc.s2 2nd Vibraticn I ; � �( � G�are cr Heat I i I X � fi�_=rCCUS (lfiatenals � ( I j( I EtiG�NE��WG CRITC�IA Ut;iitv Can�c,ty ��X'I ;' � �, Cesicn Star�ares �;�. i��'x' � , Wcf�� '12Z.=(d5 � I ��. I Ge��;.�;c Ha��; �5 I I ��. I I i I I � 0! i' �. If no, please expla;n : : 54 -12- �� I`(;11t1�.y � �G{�l('`_� rlCCt`�1'.� � � f J AUTO-RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Appl(cabie Criteria Only � i ii iii iv m� Crftetlo� Ckcle Multlpuer Pdnts Maxlmum Criterion Applkabk ma Earned Applicabie Yea Np Correct Scoro Poinrs Izil a, Not at Two Arterials X X 2 0 2 ,� 4 b. Part of Planned Center X X 2 0 3 (� 6 c. On Non-Arterial X X 2 0 4 � 8 d. Two Acres or More X X 2 0 3 6 6 e. Mixed-Use � X X 2 0 3 O 6 f. Joint Parking � 2 p 3 � (� .g. Energy Conservatlon X 1 2 3 4 0 2 a 8 h, Contiguity X X.2 0 5 � p 10 i. Historic Preservation 1 2 p 2 _ _ 1• l 2 0 k. 1 2 0 I. � . 2 � . Totals �3 � . v vt - Percentage Eamed of Maximum Applicable Points V/VI = VII (�3 % vu