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HomeMy WebLinkAboutPINECONE PUD THE TOWER SHOPPES SONIC DRIVE IN PRELIMINARY - 60 91N - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES`'ALLER • LINGLE ARCHITECTS P.C. H. Statement of Planning Objectives The proposed Sonic Drive-in Restaurant will be located on a .783 acre site within the Tower Shoppes P.U.D. immediately east of the McDonald's Restaurant at the corner of Timberline Road and E. Horsetooth Road. According to the City Structure Plan, the site falls within a Neighborhood Commercial Center surrounded by Medium -Density Mixed -Use Residential. There are no Principles and Policies directly addressing Neighborhood Commercial Centers; however, there are Principles and Polices related to Neighborhood Commercial Centers within the section for Medium -Density Mixed -Use Neighborhoods. The site would therefore be subject to these Principles and Polices as well as the Community - wide Principles and Polices as found in the City Plan. I. City Plan Principles and Policies The proposed project is consistent with Land Use Principles and Policies as outlined in the City Plan. The development of the site promotes a compact development pattern through the development of an infill site. The project will enhance the character and sense of place defined by the existing neighborhood and surrounding buildings through adoption and repetition of existing building elements, materials and colors. The project also exemplifies several Transportation Principles and Policies, particularly in its treatment of pedestrian and bicycle travel, which has been elevated in importance to be in balance with other modes of transportation. Pedestrian connections will be clearly visible and accessible, including connections from the sidewalk along E. Horsetooth Road as well as towards Fort Collins High School to the north, the future shopping center to the east and McDonald's to the west. In addition, crossings in the parking lot will be designed to be safe, comfortable and attractive, including crosswalks that are well marked and visible to motorists, including one crosswalk area dedicated for carhops. These crossings will also be designed to enhance the context and character of the project. Bicycle access will be emphasized in a similar manner, including connections to E. Horsetooth Road and the high school. Bicycle parking will be provided within easy access to these connections adjacent to the main entrance of the building and the outdoor eating plaza. Community Appearance and Design Principles and Policies have been a major influence in the design of this project. While the project is not a civic building, attention has been paid to the public nature of its use. The outdoor eating area commonly associated with Sonic Drive-in Restaurants will also serve as a public outdoor space that is functional, accessible, attractive, safe and comfortable. Sonic Drive-in Restaurants is an organization with a recognizable image. However, the project has been designed to incorporate aspects of this image while still contributing to Fort Collins' distinct visual quality and uniqueness. Elements common to the restaurant have been balanced with elements from surrounding developments, particularly Fort Collins High School, to achieve a site -specific design for the building. 712 WHALERS WAY BLDG. B, SUITE 100 • FORT COLLINS • COLORADO • 80525 (970) 223-1820 phone (970) 223-1833 fax • ofrice@aller-lingle.com • www.aller-lingle.com III ►9 While this site is only a small part of a larger Neighborhood Commercial Center, it is still affected by the Principles and Policies as related to Neighborhood Commercial Centers in relation to Medium -Density Mixed -Use Neighborhoods. As a restaurant, it will provide a use to help meet consumer demands from the surrounding neighborhood. The site also contributes to the larger Neighborhood Commercial Center in its function as a focal point for the surrounding neighborhood. The building has been placed as close to E. Horsetooth Road as possible to contribute to the idea of a commercial street front. Because this site is only part of a larger Neighborhood Commercial Center, parking can be easily broken into smaller, interior blocks, reducing its visual dominance. The area of the parking lot being developed at this time will include generous canopy trees and walkways that directly connect origins and destinations, including access to Fort Collins High School as well as to the pedestrian way along E. Horsetooth Road. While this site does not incorporate a prominently located square or plaza for the entire Neighborhood Commercial Center, it does incorporate an outdoor eating area that will function as a public gathering space. II. Open Space, Circulation and Buffering Because this site is part of a larger Neighborhood Commercial Center, no specific open space other than general landscape areas has been provided. On -site buffering has not been a major concern, since the site needs to act as an integral part of the Neighborhood Commercial Center, not separated from it. Buffering street trees along E. Horsetooth Road are maturing and will be maintained and enhanced with additional on site landscaping. Circulation, including vehicular, bicycle and pedestrian, has been a major factor in the design of this site. The design strives to emphasize pedestrian and bicycle connections to E. Horsetooth Road as well as to Fort Collins High School and the rest of the Neighborhood Commercial Center. III. Ownership and Maintenance Open spaces on the property will be owned and maintained by the property owner. IV. Estimated Number of Employees There will be an estimated 10-12 retail employees on the site at any given time. V. Rationale of Assumptions and Choices This Sonic Drive-in Restaurant has been designed as part of a Neighborhood Commercial Center, and attempts to relate to its surrounding context. Access and connection, including pedestrian, bicycle and vehicular circulation, have been emphasized with a goal of harmonization. The building is designed to allow the Sonic Restaurant its corporate identity while still contributing to Fort Collins' distinct visual quality and uniqueness. The r building and parking lot canopy have been designed to integrate materials and colors of the surround neighborhood, particularly those of Fort Collins High School. iO '. Drive-in restaurants is a new use recently added to the NC Neighborhood Commercial district. Sonic Drive -In Restaurants has agreed to eliminate the drive-thru component of i their typical prototype design in order to comply with the new NC Neighborhood Commercial standards and enhance the pedestrian aspect of the design. VI. Evidence of Completion To the best of our knowledge, all applicable criteria for a drive-in restaurant have been met. VII. Conflict and Disturbance Mitigation There are no conflicts with adjacent land uses. Land uses to the north, east and west are identical, with property to the north and east being vacant. Land use across E. Horsetooth Road to the south is compatible. VIII. Concerns/Issues from Neighborhood Meeting IX. Project Name The current project name for this site is Sonic Drive -In Restaurant. To the best of our knowledge, the project has not gone through conceptual review previous to this project. 0