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HomeMy WebLinkAboutPINECONE PUD THE TOWER SHOPPES SONIC DRIVE IN PRELIMINARY - 60 91N - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEW (2)Comma y Planning and Environmentalorvices Current Planning City of Fort Collins February 16, 2005 Mr. Randall Provencio Interwest Consulting Group 1218 W. Ash Street, Suite C Windsor, CO 80550 Dear Randall: For your information, attached -is a copy of the Staff's comments for Sonic Drive-in Restaurant at Tower Shoppes P.U.D. which was presented before the Conceptual Review Team on February 14, 2005. The comments are offered by staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 970-221-6750. Sincerely, Ted Shepard Chief Planner cc: Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 i P CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins 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, Inter -west 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 Four 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: 1. The site is zoned N-C, Neighborhood Commercial which permits drive-in restaurants, subject to review by the Planning and Zoning Board. 2. The build -to line standard requires that-the-building-along-East-Horsetooth.Road- be setback between ten and 25 feet from 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). 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 feet. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES Al N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 CURRENT PLANNING DEPARTMENT 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 East 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. 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 ten feet 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 hand-out, 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. 31 There is an eight -inch diameter water main on the east side of the parcel that wraps around to the north. There is an eight -inch 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 iterceptor would be required. Plant investment fees and the raw water cquisition charge (or cash -in -lieu) are due at the time of building permit ;suance. The water conservation standards for landscape and irrigation will pply to the project. For further information, please contact Roger Buffington, 21-6700. 'he site will be served by the Poudre Fire Authority. The address must be clearly isible from East Horsetooth Road. A fire protection system is required for the good and duct system. All portions of the exterior of the building must be within 5-0-feet of the private access drives. (Poudre Fire does not consider Horsetooth toad an appropriate roadway for fire-fighting.-)Amy-internal-fire-access.roadway nust be dedicated as a public emergency access easement, with pavement narkings 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 ix -inch diameter fire sprinkler line. For further information, please contact Ron Jonzales, 221-6570. Chis 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 mperviousness and drainage patterns. )nsite detention is required with a 2-year historic release rate for water quantity ind extended detention is required for water quality treatment. Most of the water luantity detention has been accounted for in the High School detention pond; 3 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. 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. 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. 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. 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. 10. Wherever new sidewalk ramps are constructed, they should be "directional." 11 Be sure that the sidewalk on the north side of the building is at least six feet in width to accommodate vehicle overhang. 12. Horsetooth Road is classified as a four -lane arterial street with a total right-of-way of 115 feet. If there is not 57.5 feet 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-foot utility easement 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. 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. 4 15. Be sure that the sidewalk on the north side of the building is a minimum of six feet 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 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.) 16. The walkway between the double -loaded parking stalls should be eight feet in width. 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. 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. 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. For -an -estimate -of the_Capital Improvement Expansion Fee, payable at the time of building permit issuance, please contact the Buildhig Inspection Division,_22.1- 6760. This fee is adjusted annually. 21. The architectural character of the building must conform to the standards in Section 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. 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. 5 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 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 with the foliage of the street trees. 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. 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 cents per name. Staff will set up and facilitate the meeting. Gl