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HomeMy WebLinkAboutLITTLE CAESARS PUD PRELIMINARY - 28 92 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 MEETING DATE 6/22/92 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Little Caesars P.U.D., Preliminary - #28-92 APPLICANT: Architecture One, P.C. 150 East 29th Street, Suite 200 Loveland CO. 80538 OWNER: Little Caesars Pizza of Northern Colorado c/o Anthony Fonte, President 375 East Horsetooth Road, #6-102 Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a 2,300 square foot fast food restaurant, with a drive-thru pick-up window, and a maximum of 3,000 square feet of office space on 1.267 acres. The property will be divided into two lots of 28,058 and 27,147 square feet, respectively, and is located south of East Horsetooth Road and east of South College Avenue. The proposed Mitchell Drive will form the west bounds of this development. The existing zoning is HB, Highway Business. RECOMMENDATION: Approval with one condition EXECUTIVE SUMMARY: This is a request for a fast food restaurant, with a drive-thru, and future office uses on a 1.267 acre site south of East Horsetooth Road and east of South College Avenue. The property is zoned HB, Highway business. This request earns 68% on the Auto - Related and Roadside Commercial Point Chart for Little Caesars, 53% on the Business Service Uses Point Chart for the future Office Building use, and meets the All -Development Criteria of the Land Development Guidance System. The restaurant will front on East Horsetooth and the office uses will be located between the restaurant and the Larimer County Canal No. 2. These uses will functionally be a part of the existing Continental Plaza P.U.D. office complex to the east. There will be extensive landscaping on - site, with an emphasis on the earth berming and size of trees along the street frontages. The required street right-of-way for Mitchell Drive must be dedicated to the City by owners of the property to the west of this request, and staff is recommending a condition requiring that to be done prior to Final P.U.D. consideration by the Planning and Zoning Board. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT I Y - @ bean l � I If"I(ao,ua � _ I + f� zap P AI wGp MONUMENT SIGN - RESTAURANT 91. IIT� L 5+6oc14 � i6iO.JfwLL pI oft YQf � YK`LG ✓ a• waar PICK-UP CALL BOARD n . r, LT ioo� ei4v.nln R f x �T - BUILDING MOUNTED SIGN I n 15 �•a I + BUILDING MOUNTED SKGI .N wr ♦No wcr�s�rne Lam.✓.-_.:). Nmn rm� e�ex iws. b...Nie r.a�.r of Is b�u'.ii� LYiLO�Na ILJN2e - Fo p6, V( W6EsiANgN4 ��L M.LT 'bAl p(.4 L4 LT. 4 ALL DEVELOPMENT; NUMBERED CRITERIA CHART . ALL CRITERIA APPLICABLE CRITERIA ONLY ' CRITERION°°° Is the criterion aDolicablel Will the criterion be wtistied? - If no, please explain e„F F� a� ves No NEIGHBORHOOD COMPATABILITY 1. Social Computability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY -6, 51reet C000city 7. Utility Capacity 8. Design Standards ' 9. Emergency Access 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slooe Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27. Site Organization . 28. Natural Features 29. Energy Conservation 30.Shadows 31. Solar Access 32. Privacy 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas 43. Landscaping/Buildings 44. Lanascaping/Screening 45. Public Access 46. Signs ACTIVITY: Auto- Related and Roadside Commercia DEFINITION Those retail and wholesale commercial17activities which are generally.con- sidered and typically found along highways and arterial streets. Uses include: free standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries; warehouses and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with adult amusement or entertainment; adult photo studios; adult theatres; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No NA 1. Does the project gain its primary �-y( ❑ vehicular access from a street other u than South College Avenue? 2. Are all repair, painting and body.work activities, including storage of refuse L and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended ❑ to provide adult amusement or entertainment, El E6 does it meet the following requirements: a. Is. the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b. Is the use established, operated or maintained no less than 1,000 feet from another similar use? n�rl+ir-�i ion &/i cp/a2 —19— LA TT . - +71 ZZA ANDMMERCIAL POINT CHART D FTED riteria Applicable Criteria Only _ Is the CriterionCircle Applicable Yes No I III IV the Correct Score Multiplier Points Earned Ixll Maximum Appllcanle Points a. Not at Two Arterials X X 2 0 2 4. 4 b. Part of Planned Center X X 2 0 3 (0 6 c. On Non -Arterial X X 2 0 4 Qj 8 d. Two Acres or More X X 2 0 3 p 6 e. Mixed -Use X I X 2 0 3 6 f. Joint Parking 1 2 0 3 1�7 g. Energy Conservation X 1112131410 2 C) 8 h. Contiguity X X .2 1 0 5 1O 10 i. Historic Preservation 1 2 0 2 — _ j. 1 2 0 k. 1 2 0 I• 1 2 0 Totals v vi Percentage Earned of Maximum Applicable Points V/VI = VII (o� vu '.0 U WOL A U] ACTIVITY DEFINITION Business Service Uses 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. CRITERIAEach of the following applicable criteria 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 rai ❑ ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? (� 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 employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Cen- tral Business District? continued = � jr c� jag —22— A 3 13 II I1 II 11 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-s-ite parking areas which contain more than ten (10) spaces? g . Does 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 Conservation 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; 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 appropriate manner while respecting the integrity of the neighborhood. 19 v,,�nSRf}f- -23— It�.xi�� � ' �i ✓iSr/I BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion the Crfterton Applicable Yes No III IV Crcle the Correct Score Multtpller Points Earnea Ixll Mcmmum Apollccole Points a. Transit Route X 2 0 2 ¢ k b. South College Corridor X X 2 0 4 p 8 c. Part of Center X X 2 0 3 & 6 d. Two Acres or More X X 2 0 3 p 6 e. Mixed -Use X X 2. 0 3 to 6 f. Joint Parking - 1 2 0 3 -�7 (o g. Energy Conservation X 1112131410 2 p 8 h.. Contiguity X X 2 0 5 p 10 is Historic Preservation 1 2 0 2 _ -- j. 1 2 0 k. 1 2 0 I• 1 2 0 Totals v yr Percentage Earned of Maximum Applicable Points V/VI = VII vu Little Caesars PUD - Preliminary, #28-92 June 22, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background,• The surrounding zoning and land uses are as follows: N: HB; existing retail shopping center (The Square P.U.D.) S: HB; vacant land and existing retail (unoccupied Pay-N-Pak building, Palmer House Florist, Wendy's) E: HB; existing office space (Continental Plaza P.U.D.) W: HB; vacant land 2. Land Use: This request is for preliminary approval of a 2,300 square foot fast food restaurant, that includes one drive-thru lane for carry- out food, and an office building that could possibly total 3,000 square feet on two floors. These uses are being evaluated against the Auto -Related and Roadside Commercial (Little Caesars Pizza) and Business Service Uses (future Office Building) Point Charts in the Land Development Guidance System. Little Caesars Pizza earns 37 of 54 maximum applicable points for: 1) not at two arterials, 2) part of a planned center, 3) on a non -arterial, 4) mixed -use, 5) joint parking, and 6) contiguity; totalling 68%. The future office use earns 29 of 54 maximum applicable points for: 1) transit route, 2) part of a center, 3) mixed -use, 4) joint parking, and 5) contiguity; totalling 53%. 3. Design: Architecture: The Little Caesars Pizza building will be a maximum of 16.5' in height to the top of the mechanical equipment screen wall on top of the building. This screen wall is recessed from the outer exterior walls of the building by 12' to 281, depending on the elevation view. The maximum height of any exterior wall is 151. The building materials consist of painted stucco surfaces and a standing seam metal roof. No elevations or architectural details of the future Office Building have been submitted at this time. Site details and architectural considerations will be included as part of the Final P.U.D. review for Lot 2. Landscaping: The proposed landscaping on Lot 1, the Little Caesars Pizza site, consists of deciduous, ornamental, and evergreen trees, a mix of Little Caesars PUD - Preliminary, #28-92 June 22, 1992 P & Z Meeting Page 3 deciduous and evergreen shrubs, annual/perennial flowers, and ground cover. There are substantial foundation plantings around the building and shrub beds to soften the parking areas. The East Horsetooth Road and Mitchell Drive street frontages will include deciduous shade trees (with the 3"-4" caliper specified being larger than the required 2" caliper, mitigating the loss of existing trees on -site) and 2'-3' high berming in 13' wide turf grass areas. A 4' wide attached sidewalk on Mitchell and a 5' wide detached sidewalk along Horsetooth are included in these buffer areas. The landscaping on Lot 2, the future Office Building site, will be reviewed in more detail with the Final P.U.D. review for that parcel. Signage: The signage will consist of: * one monument sign, 9'-10" in height, at the northwest corner of the site, * a pick-up call board, 4'-6" in height, south of the building and service area, * signage/logo (32" individual neon letters with 38" dia. logo) on the north elevation roof, * signage/logo (28" individual neon letters, 30" individual non -illuminated acrylic letters and 72" dia. painted wood logo) on the west elevation roof and wall, * and a 60" dia. painted wood logo on the east elevation wall adjacent to the pick-up window. There will not be any signage on the south side of the building. Fencing: The only fencing on the Little Caesars Pizza site will be a 3' high wrought iron fence with stucco columns around the exterior seating area. No fencing is proposed at this time for Lot 2. 4. Neighborhood Compatibility: This use is considered to be compatible with the surrounding land uses in the area. No neighborhood meeting was held for this request. 5. Transportation: Little Caesars Pizza, and subsequently the office uses, will gain primary access from Mitchell Drive on the west side of the Little Caesars PUD - Preliminary, #28-92 June 22, 1992 P & Z Meeting Page 4 property. Mitchell Drive is designed as a local street. The entire right-of-way for Mitchell Drive, varying from 54' to 70' (approaching the intersection) must be dedicated by the owners of the property to the west of Lots 1 & 2, Little Caesars P.U.D. Therefore, staff is recommending a condition stating that the dedication for the entire width of future Mitchell Drive (including that portion of dedication needed from the neighboring property on the west side) between East Horsetooth Road and the Larimer County Canal No. 2 be completed, by plat or separate document, prior to Little Caesars P.U.D., Final being considered by the Planning and Zoning Board. Secondary access will be gained from East Horsetooth Road by an existing curb cut that services the Continental Plaza P.U.D. This secondary access will become a right-in/right-out only when the planned median in East Horsetooth is constructed. RECOMMENDATION: This request earns 68% on the Auto -Related and Roadside Commercial Point Chart for Little Caesars, 53% on the Business Service Uses Point Chart for the future Office Building use, and meets the All - Development Criteria of the Land Development Guidance System. Therefore, staff recommends approval of the Little Caesars P.U.D., Preliminary - #28-92, with the following condition: 1. The dedication for the entire width of future Mitchell Drive (including that portion of dedication needed from the neighboring property on the west side) between East Horsetooth Road and the Larimer County Canal No. 2 be completed, by plat or separate document, prior to Little Caesars P.U.D., Final being considered by the Planning and Zoning Board. City of Fort Collins Comm, .y Planning and Environmental xvices Planning Department Memo to the PLANNING AND ZONING BOARD DATE: June 19, 1992 TO: Planning and Zoning Board Members THRU: Tom Peterson Planning Director FROM: Steve Olt / Project Planner/ RE: Little Caesars P.U.D., Preliminary Two conditions are being added to staff's recommendation to the Board for the June 22, 1992 hearing: 1. The applicant must incorporate brick material on the exterior of the Little Caesars Pizza building to bring continuity to the existing office buildings to the east, being part of the commercial /office center that this use will functionally be a part of. 2. The signage stating "pizza! pizza!" must be eliminated from the west elevation of the building and overall signage package. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 >y Y JIJ effa;FR PLAZA s P7 . I z 4 ISY.Aw. y 6 h ITEM: NUMBER gTRACHp+ � n _MA© WANTT-1iC Little Caesar's PUD - Preliminary 28-92 VICINITi' MAP .f,. •. n.mee OWNER CERTIFICATION PLmANNNING AND ZZONINCa CERTIFICATION ATTORNEY CERTIFICATION 6A0T NGtlEt07iM I.D.OD ,—� �• _ (IM" RDIIU �� 1 lit] I� I yN W L� I m E 9` ��A I w!w � i I � I g M OfPICE OUILpIN( rXE wnE vl F 1 I SITE DEVELOPEMENT PLAN rpMN \ E ,STM pII m IEGLLL. DESCRIPTION • •Wrr w Laro I mo a. rnmN..ra.. 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TOURYf. •ial P OGtiaLO..lL41I.W WNI•mYPM4 R.Q.W. •YtL r .�ers..Ye .Tw•e.manua.Y.a' iaK r u+w 0.DeaD wvDwwbmiva ieaL wPls.a+..vae Lv .ram o.n��wnra..w�• • cap a' ac 41. .IM..YPwe WM. iMVOIRY' •f.L .OG • �v n•.el. :m b R.aTs� M v4gn walWaY SM']a• v oc axu4e � R]laMYs Ranl DECIDUOUS TREE PL4 WG o.a..... CONIFEROUS TREE PLANTING C.%CUND COVER PLANTING sNRue PLANTNG RUSTICATION JOINTS IN STUCCO (TYPICAL) VINYL MINING —� .co ..es TRASH ENCLOSURE T 1 60- CIA. PAINTED LOGO - PICKUP WIDOW NORTH ELEVATION