HomeMy WebLinkAboutLITTLE CAESARS PUD FINAL - 28 92A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. _ 12
MEETING DATE 9/28/92
STAFF Steve Olt
-
PLANNING AND ZONING BOARD
-- -
STAFF REPORT
PROJECT: Little Caesars P.U.D., Final - #28-92A
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 associated driveway
connections to Continental Plaza, on 1.267 acres. The property is
divided into two lots, with Lot 1 being 28,054 square feet and Lot
2 being 27,153 square feet, located south of East Horsetooth Road
and east of South College Avenue. The proposed Mitchell Drive will
form the west boundary 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, 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 is in substantial conformance with the approved Preliminary
P.U.D. and meets the All -Development Criteria of the Land
Development Guidance System. The restaurant will front on East
Horsetooth Road. Initially, the primary access to this site will be
a shared access with Continental Plaza from East Horsetooth Road.
There will be extensive landscaping on -site, with the emphasis on
the earth berming and size of trees along the street frontages. The
two conditions of preliminary approval, relating to dedication of
street right-of-way for Mitchell Drive and the addition of brick
material to the Little Caesars Pizza building, have been met.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
BRICK
TRASH E
NORTH ELEVATION
sl
Little Caesars P.U.D., Final - #28-90A
September 18, 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
This property was annexed into the City with the Horsetooth South
Third Annexation in 1974.
The property was part of the Observatory Heights Subdivision plat
approved in 1925.
This property was Parcel 1 of the Continental Plaza P.U.D. that
received preliminary approval from the Planning and Zoning Board on
July 27, 1981 for a 9,000 square foot financial institution use.
The preliminary site plan also listed a restaurant as an
alternative land use.
Little Caesars P.U.D. received preliminary approval from the
Planning and Zoning Board on June 22, 1992, with two conditions.
The conditions related to acquisition of street right-of-way for
future Mitchell Drive and the inclusion of brick material on the
building.
2. Land Use•
This request is for final approval of a 2,300 square foot fast food
restaurant, outdoor seating area, and one drive-thru lane for
carry -out food on a 28,054 square foot lot fronting on East
Horsetooth Road. The entire site is 1.267 acres consisting of
two lots, with Little Caesars Pizza being on Lot 1. Lot 2 received
preliminary approval from the Planning and Zoning Board on June 22,
1992 for future office uses. The parking and driveway
configurations only on Lot 2 are being considered as part of this
request to allow movement between Little Caesars Pizza and
Continental Plaza, while providing a vehicular connection to J.F.K.
Parkway. As noted on the Final Site and Landscape Plans, "Parking
and drive configuration shown on Lot 2 will be constructed with Lot
1 improvements. Building configuration, elevations, and landscape
plan for Lot 2 will be submitted for Final P.U.D. at a later date".
This request is in substantial conformance with the approved Little
Caesars - Preliminary P.U.D. and meets the All Development Criteria
of the Land Development Guidance System.
Little Caesars P.U.D., Final - #28-90A
September 18, 1992 P & Z Meeting
Page 3
3. Desian•
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 brick and painted stucco surface walls and a
standing seam metal roof. The preliminary plan was approved with a
condition stating that the architecture of the building include
some brick. The building now incorporates a beige/tan colored brick
on the entire south exterior wall and the rear 400 of both the east
and west exterior walls. The brick is extending from the ground up
to the roofline and is similar in color to the brick on the
existing office buildings to the east in Continental Plaza. It is
slightly lighter, with less of an orange tint, than the offices but
complements the materials in Continental Plaza and the Square
Shopping Center to the north while coordinating with the other
colors on the Little Caesars building. Also, the base of the
monument sign on East Horsetooth Road, the entire trash enclosure,
and the columns on the fence around the outdoor seating area will
be of the same brick. Staff feels that the intent of the condition
placed on the preliminary approval has been met.
Landscaping:
The proposed landscaping on Lot 1, the Little Caesars Pizza site,
consists of deciduous, ornamental, and evergreen trees, a mix of
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 along East Horsetooth Road. A 4' wide attached sidewalk
on Mitchell and a 5' wide detached sidewalk along East Horsetooth
are included in these buffer areas. Landscaping on Lot 2 is not a
part of this final request.
Signage:
The signage for Little Caesars Pizza will consist of:
* one monument sign, a total of 9'-10" in height including
a three line reader board and base, at the northwest
corner of the site,
Little Caesars P.U.D., Final - #28-90A
September 18, 1992 P & Z Meeting
Page 4
* a pick-up call board, 4'-8" in height including the base,
south of the building and service area,
* signage/logo (32" individual back -lit neon letters and
38" diameter logo) on the north elevation roof,
* signage/logo (32" individual back -lit neon letters, 30"
individual non -illuminated acrylic letters and 72"
diameter painted wood logo) on the west elevation roof
and wall,
* and a 60" diameter 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 (Lot 1) will be
a 3' high wrought iron fence with brick columns around the exterior
seating area.
4. Transportation:
The preliminary plan was approved with 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. The owner of Little Caesars Pizza has been unable to
negotiate dedication of full right-of-way width for Mitchell Drive
with all property owners to the west. A revised traffic study
submitted to the City supports the applicant's proposal to dedicate
only the easterly portion of Mitchell Drive ROW at this time and,
as noted on the Final site Plan, "In connection with Final approval
of this P.U.D. (Little Caesars) only the east side curb, gutter,
and sidewalk improvements along Mitchell Drive will be constructed.
Completion of Mitchell Drive, including the ditch crossing (Larimer
Canal No. 2), will be completed at a later date". The common entry
to Little Caesars Pizza and Continental Plaza from East Horsetooth
Road will provide adequate access until Mitchell Drive is
constructed or the median in East Horsetooth is necessary. This
access will become a right-in/right-out only when Mitchell Drive
and the planned median in East Horsetooth Road are constructed.
Mitchell Drive will be constructed as a local street. Secondary
access to this site can be gained from J.F.K. Parkway through the
parking lots south of the Continental Plaza office buildings. This
development is responsible at this time for its proportionate share
of the construction of Mitchell Drive. This obligation will be
addressed in the Development Agreement. Development to the west of
this request will trigger the need for constructing Mitchell Drive.
Little Caesars P.U.D., Final - #28-90A
September 18, 1992 P & Z Meeting
Page 5
Staff feels that the condition of preliminary approval has been
met.
RECOMMENDATION:
This request is in substantial conformance with the approved Little
Caesars Preliminary P.U.D. and meets the All -Development Criteria
of the Land Development Guidance System. The two conditions placed
on the preliminary approval have been met. Therefore, staff
recommends approval of the Little Caesars P.U.D., Final - #28-92A,
with the following 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 (November 16, 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.)
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
Little Caesars P.U.D., Final - #28-90A
September 18, 1992 P & Z Meeting
Page 6
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.
o5 o
i
1
r
'
t
STRf�GHA �
O
3
'P
F W/NL
I A
�a ennNROE Ac E�nnNaoE ,ocE
.w-•:c
C'
ITEM: _ •
LITTLE CAESAR S PUD Final
NUMBER: 28-92A
A �rK� T NOIrLtOOTIt� —
(INO' ROIYJ
irawacnalwwrw rNrweL wvw NV.awTM �
ur vsx• aw, vurtr Yv vvvvrvu x�Y rw
rrtmul arN usLL r raq+w¢Tva. cannq+w
AlI i qpN, vuow MoRfi oKWr•YLL.(FM.
.+a u. tN.a
VICINITY MAP
rsvl. r•.Yw'
0
OUNER CERTIFICATION
Nwer.w..
PLANNING AND ZONING CERTIFICATION
ATTORNEY CERTIFICATION
...e rgvrrY.er
7
SITE DEVELOPEI'1ENT PLAN
wovelt
G I=
lUIIDRI6
yr Nm w
b
DfIGT••Y
euaoea•
LEGAL DE/CRIrTiO
• rvwr w Lar v iriN.•.ro•. grOt an w Hart rxw.
aolnn w xwrl xn w maroe, rNu u+o•r)L M
wqN Lw w M wxWN W w i1Y1 Y. Mww 1 MIRN.
IYIiK M.rr w M b1111 rM Y 3�,11rr N NYC • YD
Kry YL rYMY fOtYSm rAM IrtiN M33310 4
fY11Ym Y11M M tl4EPr Lwt SNIfI� SrY1 .r.1VIN1
p M •MN Lw w LYr.Y.S�r TN Ita• Sp'Ypl rIw
wr3r• • Y•Y r, ro Y.1M t wxtifw • wlrr
won M rtNngtlr ooww o YD xrrlel r Yo w rgrin
wLar tto same LM.N VO'Y'Y' • rw rm. MMr
• AM'Y't SrN trrr MI. t N•Y1x W Own t�ir
rg1iZ N YTII.30]• Tr NK'• N tr'rrr• v rM Irr.
NYC N t►Y1IV lNiirr ro M NM w rwMM
SITE DEVLLOTIENT DATA
Sw Yu eaua <i.tty t:o max
1pti1OSYSYNr1 x.tll a tO.iN .1e) t,91t1
1pr)ewltO ml N.•NII tO.tll K> Sltl
�wrY M111(IOIaiL pV ]..00a 10.1)O rtCl Illxl
Llti M•.-q•TYSSYIS e.ivv a ..5 x
rwta iwenrm L•oo a va s
nwK yyq Yp [IY.O T.INa re.02
LYWeMB Yy 11.12) a 20.•J Y
rLNNn YCw gwrt N'
pyxw �r q - x1Onn Y6IK53
rtVWOnI®SYrw ;S4rS
nitY l.[O wpV(� S2)6i
GENERAL NOTES
`
nwwIIra•Yo w+m Nrnw rrrro
uKrrew'S.N wa iecw urYA
m nr.ww Niw.vo ewer rwn
)- �x•.ia+r Lw •w.o.r ro v.v.u•..vroruno+
ao rxro•wYwK orr.
v nuetn qqn w vvrow Kn ro •» Y wir.
r rowxq.
�.
��.w1Onounm�urew
nY..N°�.r r�Nw ro.iq•xrw
grN1 w r�n.ww
rurue wr +o mm r ter. rL ayswgi
r vaw.orrngvLL. Y Ssr� artaw Laru3a
w .u.wt ro r rr.•m vniN rx¢S+Iw• now
>r nu•N �.r ro r n.+vtw
xzxwvnoa tw.w IIsawr ro r fanucrm
w vw m Nw nvaw.. wwo• w qbn
SYYi Q.DD 1Y �1
w 4LiMu7lrt M4L CQfL. YtNM
iewerotMx w M v�rn tv1•
rsnwrgt ro Nwm.
r'
m^-epar�irrerino�wrrowc��L.
NS.�wnq wNv. Y. ou Ltaawnv+wwt
r IK.mm. w tivYO.Se M cn w we ceuw
n' M afTwrYnN MY nta�' I< K1JO.Y
.r M nJMIW OwL'fGISf OMtnq.l!!Ny
ro M rS.weY ro mrw vnYo.
• vxmwnanm Yv w• x.row wvNY• au r
Lenm ro Mr eNew a rw n..n M SY6Dw
ar..rw Nw m osKcrglu vqu.r Y rrro.
m wrcrquL naxYa wuL Nor rartw Lo•o• eA
ra wuL wr u®
°wiaur`•'r wia+
x.�w.
. e.3.® tx.r.rw•..no em.Wl,i rux r rNLIgO
ro rsYCK+K+N twwtL vw•ntrrNw
r. wxYr Na�wowTgrMYwur
vrvv: Murrwo.. xs uiro w•m
wSW. /Ylliw. 6r Y4 f0 4M Y't
v rYvwv ro r nvv..vovo ru aNtw•o•aru• nuw
�111®. rR w3YLLDw TTf
.TLlflrgl
v. awn vvuetr 2aonro wvatrrY.w Yu
tV
rv.evYrorca�wr.+m ennutwro WlN.
mwwvw woawLr. ca+nuc+Natru.rwro
m
rY)x�xgWR.
T
Ei•i omw InAD �
d
J
Q
Z_
!n
111TC14L SNtlVE
<
FUTURE T EDIANIZATION DETAIL
wWLiM.Yxq�NLlN w.e vcNo.w �.,
J
n�nasµitr�N.rc� Lv�mw�wwtaiu.�c�w
A M tlIM tl0• LMIe CMY 11R L
EAST NOR• =T. I AD
LANDSCAPE NOTES
l 1,40E rtINT wTewIL NNLL rawaT WiN oaart..N •iYOIR'•Nlt � �%/ __
�� arwRoroxrLwnroraido®Xm %%! � \
/ �(/
1' N4LauilaiTiaro N�wtal ®PO1m �•`inr•0° / )t
!✓.ID 6CYR TiW ].•IOI mI1.X 0YCr YG Y'1RT Wat `
T T.B.N'O YYLI II.VIC1m.O1L NM. � %� 11 •. 1
P AOU]OALLetWC.�YW wLL AUTI OiVt]Ui1Y wXl IT• \II11i♦,X / I
VYC..!•YII Y.TLL fO.ORNO 1 _/ I
v.Nq iv rgRYL..NPO. 4LCVC/W NmLNT TIW� 1 wry.r.mm
iMtlW 1 VNo 1•YS W4LllV.1m. � / /r\
IIL tYr aMY.a. n.Yw N lmap r.. Xw.L! VVCO b•
tGORat6YR 4•]X�]L Ylr me.o lR vn ][r d.m jY � \
.0 rYX.umwttm. ro a .Num Xr. cal!
cast rY ro! nA®os.0 n�w.c+r.Pwc
TWmXYR NWLa TOI.M YP. WYr WO
rnPi.YIY.R � /
•YLP1•M1 JiYL.1. YOOLLL NnL•Ld N6.Y M 1
i. [M1RMT.N.'11. iOQMCIYf1YOMWIWY..D YdRy
ttM I.WN WYYO NYX.N.YT Xt] ] ANn• GfiV.il RNtlI / ( •• 1 / /
cargo MAMA ww.na n noTii `�a�or�ir w. Y.a.w I / ( • 1 O' LmLc csiYXe
ol.T LNlNYYI ull.Le. r�]rYc+n ro r+r wenlol w 1 � . �tw4�T ,
«N,.N..o.....aN.R4L..n..Y....eN ,
.iNT XYLl YM1LR M KY.LNW lOIT1'!If lT fWLI I
duly! Tar UATIYo wN..11oewM f0]SYY11N 1
4 V• INI� �N4V) N.W �. •TYd V.V
ro wuw �
�.N"�ioN� e° w`iumn��Yna a.Ta o.. riq
-4y GOIIRI v4N. lD a Ci N nY4NY Xi V4K rl0
•1.6 M dlltallf•eT �»i a C7i1Ptm NlT M NT X.Trlr
rP.{ I11f T@. r llCal Y Itl1m d ]lY WgCM RM M C
RIMm,PINIJp dIl.Y+rd M.11cNYtAiu.. � ❑
M. . Yi® fPLiR OtC QGI.i At14.NVCO® IaYIIO
YNYLT.IYCCTI LR OI�r TTR OAIP YLLl N1I)!m. ...III e
4 plielO d4T WpL 4L RIM w1A4TRLw iO Nf41.TR1
6 4L •—�-wna N.T4ls OI tYGl�YMY
Nle.vuX.e uns o arrt. aoYY a..lNclwllly Nara
M .4ulnd Y rolclTm w rNN n�N aaN la ]
i0 M IWIIf.! 01 aIN.YlI.4 �T. , 1
u IXroiN] il®e TOIpIIX Ilt Nrwl Yp roltD d IUIP LIw.cN! 1 1
� �IOTW A!. Te IIUN Ili LeUtm KOa M VNXIL
IA WHTMf 11OPMlla'V.ID IIN M•:.VMYO.Wr.RKI.d
1NU LYLLY[ R.MI M XRLb1.0 NI'IKL! IM » T17
a na Toa rnlm, LNOYu]c I asicE
X.pCN, lil'I WN.IIIYILT waMax� p111LDING
2. Lm•�T
Awn
M nIMN. o Tl®N M mam t.rM•.DIYlY M N'JNN Q•
mMowNT uN o wll.aonl lnu NY M YR ttrno.Y�
LN P 1ViGLL C!K I»i a fdiN.ia GLYLf Ylll XXLC
101ulutY�NY LMC..NNT�dP1OiW. W1Y11\ I
LL10. NXW..IYIi O 1t T.NNq LP 1•.NO YOOrlN X lOT 1 I
tNVi X XNXI� To Ocoid MO M Y NrtT .IrCR I
Iub.NY!IIffJ B.l C1bK M10T a O41KD W11L Y1A W LM
WT4y.Tlp1 N TIC.YVNIa�
LANDSCAPE PLAN
uItINNr�.w ..IINw IISIRI usrnY�N�
IiT
JaHfLRLlI
M.Xe
/OTIWCAL IIY'O
Ma
SIAf.Rtl
r
•
a.�,tw•Y.w Y�ma.r
nW ON rYOTN'
IY•aN.
lr arr
N
•
YbiCr
dTIOOCONI4•
MfY
.Y fAtYI•
C
t
!l�Y�1aY.�tM1a1
INNNC.ICXNd
IY•O.L
tllitYCY
Y
!
�.�..•.lWNYi1YY
ACNY�! A01Ci1r.
•NtL
Ym
C
t
Yti YNfOMLT
WInC Y.»MMCt•
•YL
wm
O
t
O.i(A RLW IY•
faNY>nYY•NaMrr
•NJL
Ym
Y
IrY...s
.o.m�4N.rr
•YL.
.'m
n
rwLaam
mm
••IL.
em
w
•
.elr.L.am aw
.a�.o� ra...l.t!
•NIL.
Ym
Y
.ryY. Y•r
.Tiv
•rIL
♦m
C
IrIOV.D
rweN-i wtrC
••tL
Ym
TWIT YXr
Yrr.•'umaLw
•Na
m
of
r
t�Y
vt1: rNs
]NeWNYIN
Tm
LV
DECIDUOUS TEE PLAWIN a
C NPEROUS TREE PLAWIW.
�4�YT-r e..•
•
CaROWM COVER PLAMI ,
w
k