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HomeMy WebLinkAboutPINECONE PUD THE TOWER SHOPPES SONIC DRIVE IN PRELIMINARY - 60 91N - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW•ALLER • LINGLE ARCHITECTS P.C. G. Response to Conceptual Review Staff Comments ITEM: Sonic Drive -In Restaurant on Lot 4 of Tower Shoppes P.U.D. MEETING DATE: February 14, 2005 APPLICANT: Mr. Scott Beard, Sonic Drive -In Restaurant c/o Mr. Randall Provencio, Interwest Consulting Group, 1218 W. Ash Street, Suite C, Windsor, CO 80550. LAND USE DATA: Request to build a new 2,400 square foot restaurant featuring both indoor dining and drive-in service (but no drive -through service). The site is located on Lot 4 of the Tower Shoppes P.U.D., at the northeast corner of Timberline and Horsetooth Roads, immediately east of McDonald's Restaurant. The pad site is .783 acre in size. A detached canopy would shade 19 drive-in parking spaces with menu and carhop service. Additional parking next to the building is provided for indoor dining customers. An outdoor patio would be added to the east side of the building. COMMENTS: (responses in bold) The site is zoned N-C, Neighborhood Commercial which permits drive-in restaurants, subject to review by the Planning and Zoning Board. The project will be proceeding through a Planning and Zoning Board (Type 2) review. 2. The build -to line standard requires that the building along E. Horsetooth Road be set back between 10' and 25from property line. There must be a direct connecting walkway linking the public walk on Horsetooth Road to the building entrance without crossing a parking lot drive. The parking lot must feature 6% interior landscaping. If any Modifications of Standards are needed, then the request must be forwarded to the Planning and Zoning Board either as a stand- alone Modification or in conjunction with the Project Development Plan (P.D.P.). The building is situated along the Utility and Access Easement line 15' from the property line such that the entire south face of the building along Horsetooth Road falls within the 10' to 25' setback area. There is a direct connecting walkway linking the public walk along Horsetooth Road to an entrance on the south side of the building. The parking lot features 7.6% interior landscaping. 3. Bike racks must be provided near the entrance. One handicap parking space would be required which must be van -accessible. Foundation shrubs are required wherever feasible. Minimum building height (average of four walls) must be 20'. Bike racks have been provided adjacent to the covered eating area near the entrances on the south and east sides of the building. Two handicap parking spaces, one of which is van -accessible, have been provided along the north side 712 WHALERS WAY BLDG. B, SUITE 100 • FORT COLLINS • COLORADO • 80525 (970) 223-1820 phone (970) 223-1833 fax • office@Wler-lingle.com • www.aller-lingle.com 0 of the building. Foundation shrubs will be provided around the perimeter of the building where concrete sidewalks or slabs do not abut the foundation. According to Division 4.19(E)(2)(d) concerning building height, only the highest portion of a building having co -dominant roof lines must meet the 20' minimum, in which case the building complies. 4. The parcel is located within the Residential Neighborhood Sign District. Please indicate wall sign locations on the architectural elevations. Be sure that the menu boards are not visible from E. Horsetooth Road. Signage is reviewed separately by the Sign Code which is not part of the P.D.P. process. For further information regarding the Sign Code, and the sign permitting process, please contact Jenny Nuckols, 221-6760. Wall sign locations have been indicated on the architectural elevations and are only internal to the site. Menu boards on the patio will be screened from E. Horsetooth Road by a combination of a masonry screen wall and landscaping. 5. There is an existing electrical conduit stubbed to the parcel from the McDonald's property. This conduit can be extended to serve the site, and would have to be further extended to the east property line. A good location for the transformer would be in the general area of the trash enclosure. That way it is within 10' of hard surface for emergency change out and can be screened from Horsetooth Road by a continuation of the screen wall for the trash enclosure. A Commercial One ("C-1") Form must be completed by a licensed electrical contractor to determine entrance capacity. Please refer to the handout, available from Light and Power, describing the development fees and charges. These fees are adjusted annually. For further information, please contact Monica Moore, 221-6700. The design as shown on the Utility Plan submittal is per discussions with Monica Moore on Wednesday, May 25, 2005. 6. There is an 8" diameter water main on the east side of the parcel that wraps around to the north. There is an 8" diameter sanitary sewer main also on the east side of the site. The meter pit should be within a landscaped area. Any existing services that are not used must be abandoned at the main. A grease interceptor would be required. Plant investment fees and the raw water acquisition charge (or cash -in -lieu) are due at the time of building permit issuance. The water conservation standards for landscape and irrigation will apply to the project. For further information, please contact Roger Buffington, 221-6700. The proposed services will connect to the existing mains along perimeter of site and existing services not being used will be abandoned to main (if necessary). 7. The site will be served by the Poudre Fire Authority. The address must be clearly visible from E. Horsetooth Road. A fire protection system is required for the hood and duct system. All portions of the exterior of the building must be within 150' of the private access drives. (Poudre Fire does not consider Horsetooth Road an appropriate roadway for fire -fighting.) Any internal fire access roadway must be dedicated as a public emergency access easement, with pavement markings and curbs painted red. If this cannot be accomplished, then an automatic fire extinguishing system must be installed. There is no tap fee for the 6" diameter fire sprinkler line. For further information, please contact Ron Gonzales, 221-6570. The address will be clearly visible from E. Horsetooth Road. A fire protection system will be provided for the hood and duct system. No additional fire hydrants will be required and a proposed 20-foot wide emergency access easement will be dedicated along the perimeter of the site as discussed in meeting with Ron Gonzales and the developer. 8. This site is in the Foothills Drainage Basin where the new development fee is $6,525/acre. The drainage and erosion control report will need to address the imperviousness and drainage patterns. Noted. Onsite detention is required with a 2-year historic release rate for water quantity and extended detention is required for water quality treatment. Most of the water quantity detention has been accounted for in the High School detention pond; however, the quantity detained does not meet present rainfall requirements. Also, the High School pond was designed before the water quality requirements. Therefore, onsite detention for the difference between present and old rainfall requirements, plus water quality extended detention is required. One idea that was discussed was that the owner of the center should consider these requirements and modify the drainage system now to accommodate the remaining pad sites and avoid small detention and water quality ponds on each pad site. Offsite detention/water quality will be provided as agreed upon in our several meetings with the City of Fort Collins Stormwater Department. The temporary channels crossing the site to the drainage outfall have not been maintained and need some reshaping. This site will add runoff to at least one, if not both of them so either as part of this project, or the owner of the center, needs to address the maintenance of the channels as part of the approval process for this project. Existing temporary swales will be filled in and new temporary drainage swales will be constructed with new vegetation and erosion control measures. It doesn't appear that easements were dedicated for the temporary channels, but if there are any they may need to be vacated if they are on this project site. The design of the temporary channels is in an addendum to the Final Drainage and Erosion Control Study for the Tower Shoppes, dated August 18, 1995. There are no existing easements shown on plat for temporary drainage swales so it appears that vacation will not be necessary. T1 'ITT The grading of the site should comply with the approved Final Grading Plan, sheet 4 of 8, in the construction plans for the Tower Shoppes P.U.D. For further information regarding storm drainage issues, please contact Glen Schlueter, 221- 6700. Noted. r i7 'd 9. Both the City's Street Oversizing Fee and the County's Road Impact Fee will apply. These fees are adjusted annually. For an estimate of these fees, please contact Matt Baker, City Engineering Department, 221-6605. Noted. C7 10. Whenever new sidewalk ramps are constructed, they should be "directional". New sidewalk ramps will be "directional" per current City of Fort Collins standards. 11. Be sure that the sidewalk on the north side of the building is at least 6-0" in width to accommodate vehicle overhang. This sidewalk is 6'-0" wide. 12. Horsetooth Road is classified as a four -lane arterial street with a total right-of-way of 115'. If there is not 57.5' from centerline of the roadway to the property line, then additional right-of-way will need to be dedicated. Also, there will need to be a 15' utility easement dedicated behind the right-of-way along Horsetooth Road. The requirement of additional right-of-way dedication to meet 57.5' from centerline of the roadway to the property line has been waived by Sheri Wamhoff, the City Review Engineer. A 15' utility easement has been dedicated behind the right-of-way along Horsetooth Road. 13. A plat is not needed. Any dedicated easements that are not needed or new easements that may be needed can be vacated or dedicated by separate instrument. Noted. 14. Utility Plans will be needed at the time of submittal. A Development Agreement will be required prior to recording final documents. A Development Construction Permit will be required prior to beginning site work. For further information, please contact Katie Moore, 221-6605. Noted. 15. Be sure that the sidewalk on the north side of the building is a minimum of 6-0" wide to accommodate vehicle overhang. (Please note - this is a parking lot standard that has been used for a very long time. Over the course of the years, as you know, sport utility vehicles have become commonplace. In addition, the number one selling American -made vehicle is a truck, not a car. Consequently, when designing the parking lot, you may wish to consider enlarging the critical dimensions beyond the standard to account for the general increase in vehicle length. Such standards include stall length, back-up distance and drive aisle width.) The sidewalk is 6'-0" wide. The narrowness of the pad site in the north -south direction does not allow the drive aisles to be wider than minimums and still address other design and landscape standards. 16. The walkway between the double -loaded parking stalls should be 8'-0" in width. After consulting with planning staff, it was agreed that a reduction in sidewalk width would be allowable as the sidewalk in question is not used as a path to the building. 17. Please coordinate with W. W. Reynolds so pedestrian access throughout the center is preserved at least in accordance with the original P.U.D. This means there should be safe access among the pad users as well as access from the pads to the anchor building. Since this shopping center is not developing in one single phase, each individual pad must account for its share of the overall pedestrian system as the center builds out over time. Pedestrian access connections are provided to McDonald's to the west, to the High School to the north, and to the future center anchor to the west, as indicated on the Context drawing. 18. Please consider such traffic calming techniques as "speed tables" or raised crosswalks to ensure the safety of the carhops and other customers who choose the dining room service. A change in paving material will be provided across the drive lane to the north of the building as a carhop crossing. It was recommended by city staff that this area not be raised. 19. Trash enclosures should be sized to accommodate various containers for recycling. It may be efficient to use the same trash hauler as McDonald's. Further information and guidance on sizing the trash enclosure are located on the City's website at fcgov.com/recycling/enclosures/php. Or, feel free to contact Doug Moore at 221-6750. The trash enclosure has been sized to accommodate recycling containers per the new City of Fort Collins standards. 20. For an estimate of the Capital Improvement Expansion Fee, payable at the time of building permit issuance, please contact the Building Inspection Division, 221-6760. This fee is adjusted annually. Noted. 21. The architectural character of the building must conform to the standards in Sections 3.5.1 and 3.5.3 of the Land Use Code. Please note that the building must include a recognizable base, middle and top. The roofline, therefore, may need a parapet or cornice to comply with this standard. We look forward to working with Sonic on the design and appearance of the new structure. The building has been designed to conform to the standards in Sections 3.5.1 and 3.5.3 of the Land Use Code. The building includes a "base" of brick, a "middle" of stucco, and a "top" comprised of a cornice line of stucco in a contrasting color. 22. Be sure that the canopy and roof of the building comply with the recently adopted standards for drive-in restaurants in the N-C zone. The architects have worked diligently with City Planning staff to ensure that the canopy and roof designs comply. 23. McDonald's has established a cluster of evergreen trees along Horsetooth Road. This cluster should be continued since it will conveniently and effectively help f screen the backside of the restaurant. Staff worked very closely with McDonald's to ensure that monument signage would be strategically placed to avoid conflicts I with the foliage of the street trees. The cluster of evergreen trees has been continued and used to screen both the backside of the building as well as the trash enclosure. A v J 24. The P.D.P. will be reviewed by the criteria of the recent amendments to the Land Use Code that permits drive-in restaurants in the N-C, Neighborhood Center, zone district. Noted. 25. A neighborhood information meeting will be required. Staff will prepare a map indicating the area of notification. The applicant provides the names and addresses of all property owners within the notification area plus $0.50 per name. Staff will set up and facilitate the meeting. Names and addresses of all property owners within the notification area have been provided, plus a check including the amount of $0.50 per name.