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Home My WebLink AboutCHESTERFIELD BOTTOMSLEY POTTS PARKING LOT PUD FINAL - 52 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: Chesterfield, Bottomsley, and Potts - Parking Lot, Final P.U.D. #52-90 APPLICANT: Chesterfield, Bottomsley, and Potts c/o Stewart and Associates 214 N. Howes Street Fort Collins, CO. 80521 OWNER: Ram International P.O. Box 99010 Tacoma, WA. 98499 PROJECT DESCRIPTION: This is a request to construct a parking lot of 68 stalls to accommodate the C.B. & P. restaurant located at 1415 West Elizabeth Street. The site is located south of the existing Diamond Shamrock gas and carwash facility and Duds and Suds laundry. The site is .62 acre and is zoned R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: CB & P restaurant has expanded its dining facility and finds a need for additional parking. The need is particularly acute on Friday evenings, on a C.S.U. game day, or any major event at Moby Gym. The parking lot will consist of 68 spaces. It will gain vehicular access from the private drive between Taco Bell and Diamond Shamrock. There will be two pedestrian connections leading to the restaurant. Access will be allowed between the existing internal access drive connecting Diamond Shamrock and CB & P. Fencing, landscaping, and 90 degree cutoff light fixtures will buffer the lot from Matador Apartments. The request has been reviewed by the All Development Criteria of the L.D.G.S. and is found to be compatible with the surrounding area. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Chesterfield Bottomsley and Pots - Parking Lot, Final P.U.D., #52-90 January 28, 1991 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: B-P; Existing retail, gas, convenience and carwash (Shamrock) S: R-P; Vacant, and Apartments, (Matador) E: B-P; Existing apartments (Matador) W: B-P; Vacant and fast food restaurant (Taco Bell) The Fairview area is roughly bounded by West Elizabeth, Skyline, Prospect, and City Park Avenue comprising approximately 150 acres. CB & P restaurant is part of the Fairview Shopping Center. This shopping center was originally approved in 1974 (prior to the L.D.G.S.), comprised 4.2 acres, and has a history of market driven development summarized as follows: 1974: Fairview Shopping Center Phase One, CB & P restaurant. 1977: Fairview Shopping Center overall P.U.D., 4.2 acres, divided into three new phases. 1977: Fairview Shopping Center Phase Two Final P.U.D., health club and retail (never built). 1979: Fairview Shopping Center Amended P.U.D., Wendys. 1982: Fairview Shopping Center Amended P.U.D., Taco Bell. 1984: Fairview Shopping Center Amended P.U.D., Nautilus. 1984: Fairview Shopping Center Amended P.U.D., Duds & Suds. 1986: Fairview Shopping Center Amended P.U.D., Carl's Jr. (never built). 1987: Administrative Change to close off internal vehicular access between CB & P and Pulse Health Club. (Access since reinstated) 1989: Fairview Shopping Center Amended P.U.D., Diamond Shamrock. As a commercial development, Fairview Shopping Center has become an extension of the Campus West shopping district. It is bounded on the west by the Larimer County Canal No. 2 and single family homes. The only vacant land is the acreage south of the proposed parking lot and west of the existing Matador Apartments. Other than the proposed parking lot, there are no plans for this vacant area. The area of the proposed parking lot was formerly part of Matador Apartments Phase IV. This phase indicates two apartment building envelopes that were never Chesterfield Bottomsley and Pots - Parking Lot, Final P.U.D., #52-90 January 28, 1991 P & Z Meeting Page 3 constructed. This property has since been sold to the applicant. The loss of the two envelopes does not negatively impact the existing apartment complex in terms of parking or open space. The existing Matador Apartments do not depend upon the .62 acres for parking or open space. 2. Land Use: A parking lot that serves a commercial use in the B-P zone is not an allowed use in the R-P, Planned Residential zone district, and therefore, must be approved as a P.U.D. As an accessory use to the restaurant, the parking lot P.U.D. has been reviewed by the All Development Criteria of the L.D.G.S. and not a specific point chart. While parking lots that serve as accessory uses do not meet the definition of any one particular chart, the request needs to be evaluated for impacts on the surrounding area. Staff finds that a parking lot at this location is an appropriate use. The parking lot is logically connected to the restaurant's existing parking lot. The lot is landscaped and buffered from the existing apartment units. 3. Parking Lot Design: The applicable policy guidelines relating to parking lot construction are the Zoning Code and the Parking Lot Development Guide. These documents outline the design guidelines for parking lots. The proposed parking lot meets the intent of the guidelines with respect to dimensions of stalls and aisles, layout, amount of landscaping, and safety. A. Pedestrian Connection There will be two sidewalk connections located on the east and west sides of Duds and Suds laundry. These sidewalks will also serve residents of Matador Apartments. B. Fencing The south and east sides of the parking lot will be fenced by a six foot solid cedar fence. The fence will be painted blue gray to match the exterior of the restaurant. The fence will have indentations to add variety to the long southern section. C. Landscaping The interior of the parking lot will be landscaped with islands and perimeter plantings. On the north, the area bordering the Shamrock detention pond will be landscaped to compliment the existing plantings. On the south, the long fence line will be broken up with a continuous shrub bed and deciduous trees. The amount of interior landscaped area exceeds the 6% required minimum as specified in the Zoning Code. Chesterfield January 28, Page 4 Bottomsley and Pots - Parking Lot, Final P.U.D., #52-90 1991 P & Z Meeting Lighting The parking lot will be illuminated by 16 foot high fixtures with 90 degree cutoff lenses. This will match the existing fixtures on the Diamond Shamrock site and will keep light spillage to a minimum. In addition, low, decorative lighting will be provided in the area of the sidewalks for directional and security purposes. 4. Neighborhood Comaatibilit The affected property owners have all been consulted (Diamond Shamrock, Duds and Suds, Matador Apartments). All design concerns have been mitigated. The fencing, landscaping, and sidewalks have all been designed to respect the sensitivities of these adjacent uses. These consultations were held in lieu of a typical neighborhood meeting. Because of the design elements, the parking lot is considered to be compatible with the surrounding area. Transportation: The sole vehicular access will be from thi Taco Bell and Diamond Shamrock. This drive to the lot. There is no internal vehicular parking lot. As an overflow lot, vehicles existing Diamond Shamrock internal drive This will keep vehicles from having to acc( the lot. private drive that presently serves will be extended south to gain access connection to the existing restaurant will be allowed to cross through the :o gain access to the private drive. ss Elizabeth Street to gain access to Small directional signage will inform patrons of the availability of the overflow parking lot. RECOMMENDATION Staff finds the request for a parking lot to be an appropriate use for the subject property. The proposed parking lot has been evaluated by the All Development Criteria of the L.D.G.S. and meets the applicable criteria. 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IDr! 60Akp ON MAW f &P, WAIL I•1'"1, mua: Ya'-IA No'1'E ' fo" A(KtILKIORE LPAIK P1 bulwWb f • II PLANNING OBJECTIVES FOR CHESTERFIELD, BOTTOMSLEY AND POTTS PARKING LOT P.U.D. Due to the loss of some shared parking spaces behind the Pulse building effective January 1, 1991, Chesterfield, Bottomsley and Potts Restaurant is proposing to construct a new parking lot for 68 automobiles adjacent to and South of Duds & Suds and Diamond Shamrock Cornerstore. It will be located on 0.62 acres of the 3.28 acre Matador Apartments Phase IV land. There will be one way access to the parking area, but no exit, along the East side of Duds & Suds. There will be an entrance and exit from the private access drive between Taco Bell and Diamond Shamrock. The land on which the parking lot will be built is zoned R.P., however, the 3.28 acre Phase IV has not been developed. The parking lot must be developed as a Planned Unit Development since it is located in a residential zone, but is serving a commercial establishment. In order to mitigate any impact of a commercial intrusion into the residentially zoned area, a six foot cedar fence will be constructed for screening purposes along the East and South sides of the parking lot. The fence along the South side is rather long, so it will have indentations to add variety to the fence. There will be fairly heavy landscaping along the fence to also break up the starkness of the fence. Deciduous trees will be used along the fence in order to be also seen from the residential side of the fence. The fence will screen all headlights from shining onto the residentially zoned land. The ground cover on the south side of the parking lot will be rock mulch rather than sod due to the larger planting areas and increased shrubery. If at some time in the future there is a need for shared parking, the fence could be removed and the mature landscaping would provide the screening necessary. Any need for pedestrian access from the residentally zoned property that would remove or alter the fence would have to be a part of an approved residential Planned Unit Development. The North side of the lot will have a six foot wide walk for pedestrian access to the Potts restaurant. There will be sod and plant material provided adjacent to the walk. The landscaping will blend with and add to the rather sparce landscaping provided by Diamond Shamrock. There are six lanscaping islands provided to breakup the asphalt area. There will be lighting provided to adequatly light the parking lot for safety and security reasons. The three 16 foot high parking area lights will have down directional cutoff lenses to provide minimal light spillage onto the adjacent residentially zoned areas. Storm water detention will be provided in the proposed parking lot. The difference between a two year historic storm and a 100 year developed storm will be detained. The detained water will be discharged from proposed area inlets to the existing storm drainage system that flows North to Elizabeth Street and then Easterly to Shields Street. Snow will be plowed from South to North across the lot. Storage will then be in the landscaped area North of the proposed six foot walk and the Diamond Shamrock pond. This will provide melting since the stored snow will not be shaded by the proposed fence. The private access drive will be extended South to the South line of the parking lot. The access easement was dedicated and built by William Bartran. Mr. Bartran was the developer of the Taco Bell and Diamond Shamrock lots and the Matador Apartments. The access drive was built to serve all three properties. Signage will be provided at the West entrance of the parking lot indicating there is no through drive available. The minor, one way East entrance will have bollards constructed to protect the existing transformers. This parking lot will relieve congested parking in the entire commercial neighborhood. The landscaping, fencing and lighting will mitigate any adverse impacts on the neighboring residentially zoned area. PROJECT NUMBER: DEC. 31, 19 9n ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Will Me cdler,o„ is me criienon aoWicabel be mfisLear CRITERION Yes Na If no, please explain NEIGHBORHOOD COMPATABILITY 1. Social Compatibility 2. Neighborhood Character �( 3. Land Use Conflicts 4. Adverse Traffic Impact x # X PLANS AND POLICIES 5. Comprehensive Plan I x I I'M X PUBLIC FACILITIES & SAFETY 6. Street Capacity x 7. Utility Capacity �C �?' X 8. Design Standards X X 9. Emergency Access x z e; , X 10. Security Lighting x:* X 11. Water Hazards x RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation x X 14. Wildlife Habitat x 15. Historical Landmark x 16. Mineral Deposit X 17. Eco-Sensitive Areas X 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality X X X 20. Water Quality 21. Noise y A X 22. Glare & Heat x 23. Vibrations 24. Exterior Lighting X X 25. Sewage & Wastes SITE DESIGN 26. Community Organization x k 27. Site Organization x 28. Natural Features x x 29. Energy Conservation x 30. Privacy X 31. Open Space Arrangement x 32, Building Height X 33. Vehicular Movement X ehicular Design X K arking X :x ctive Recreational Areas x ivate Outdoor Areas edestrian Convenience x edestrian Conflicts L4O. x X andscaping/Open Areas ndscaping/Buildings X andscaping/Screening X ublic Access X gns x x -12-