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Home My WebLink AboutTACO BELL RESTAURANT FINAL PUD 1.27.1992 P AND Z BOARD HEARING - 51-90A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 17 MEETING DATE 1/27/92 STAFF TPd Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Taco Bell Restaurant P.U.D., Final, #50-90A APPLICANT: Taco Caliente, Inc. c/o Al Hauser Architecture One 150 East 29th Street Loveland, CO. 80538 OWNER: James F. Cook Family Trust Cook and Associates 221 East 29th Street Loveland, CO. 80538 PROJECT DESCRIPTION: Request for Final P.U.D. for a Taco Bell Restaurant on the combined lots of 1530 and 1538 South College Avenue. The request includes the demolition of the existing Taco Bell on 1536 South College, and the renovation of the existing structure on 1530 South College. The new restaurant would feature a drive-thru lane and a 1,200 square foot building addition. Upon completion, the new restaurant would total 2,925 square feet. The site is .70 acre and is located at the northeast corner of South College Avenue and Prospect Road. The zoning is R-H, High Density Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Preliminary P.U.D. was approved on December 16, 1991 with three conditions. These conditions relate to establishment of the hours of operation for both the dining room and the drive-thru lane, the temporary landscape treatment along Prospect Road, and the prohibition of window signage. Other changes on the Final P.U.D. relate to the height of the perimeter fence, the details of both monument signs, dimensions of the menu board, and the parking lot directional signage. The Final P.U.D. satisfies the conditions of approval and is in substantial conformance with the Preliminary. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT 2. Two instructional signs will be placed at the driveway entrances indicating that, during the appropriate hours, the dining room and parking lot will be closed while only the drive-thru remains open. 3. Staff has contacted the new owner of the adjacent property to the east (formerly owned by Dr. Ruth Rumley) and this new owner does not have any objection to the new closing time of the drive-thru on Sunday evenings. Therefore, it is recommended that the Planning and Zoning Board take a formal action prior to consideration of the Taco Bell Restaurant Final P.U.D. that specifically addresses the variance request. The formal action should be introduced as a motion using the following suggested language: It is moved that request for a variance from the strict application of the Land Development Guidance System, Section F (4) (b) [1], which requires that the Final Plan be in substantial compliance with all conditions imposed by the Planning and Zoning Board, in order to allow the extension of the hours of operation of the drive-thru lane on Sunday evenings from midnight to 1:00 a.m., be granted. b 0 0 TAW t)TAURANT GDI 66t, A PRo!PEGT REVIi��Ed MONUMENT ail 4'8" A�7 PFOFX,� P ON PRELIMINARY 1?U,n PLAN APPROVAL - JVAA, N1T 1011011 AAA = 32- h.F. PU.12. 5'3" A(--) ??-0? fV �V F- FINAU P.U.D, FI AN APPFOVAI _ �EVf�faf�: g •t _ Z�,�uX5i�3o P-1AX-Bf�DDED Y// 2,T LIKE MAX. RT = 101-0" 0 CJ Taco Bell Restaurant P.U.D. - Final, #50-90A January 27, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background• The surrounding zoning and land uses are as follows: N: R-H; Residential structure converted to office S: H-B; Vacant and strip commercial E: N-C-L; Residential W: B-P; Residential structures converted to offices The existing restaurant was constructed in 1970 and occupied in 1971. The existing house dates from the 1930's and was most recently occupied by a professional medical practice on the main floor and a residential unit on the lower level. The Preliminary P.U.D. was approved on December 16, 1991 with three conditions. In addition, the Planning and Zoning Board granted a variance from the strict requirement of achieving a minimum score of 50% on the Auto Related and Roadside Commercial point chart of the Land Development Guidance System. 2. Conditions of Approval: There were three conditions of Preliminary P.U.D. approval. These conditions, and their resolution, are summarized as follows: A. Condition Number One: Hours of Operation "At the time of Final P.U.D., the hours of operation of the restaurant shall be indicated on the site plan. These hours are to be a midnight closing of the dining room on Friday and Saturday, and a midnight closing of the entire restaurant on Sunday." The intent of the condition is to establish closing hours that discourage late night loitering in the parking lot. The applicant has submitted the closing hours of both the dining room and the drive-thru lane for every day of the week. These hours will be indicated on the site plan and are as follows: 0 40 Taco Bell Restaurant P.U.D. - Final, #50-90A January 27, 1992 P & Z Meeting Page 3 HOURS OF OPERATION DAY OF OPERATION DINING ROOMCLOSESDRIVE-THRU CLOSES SUNDAY 12:00 A.M. 1:00 A.M. MONDAY - WEDNESDAY 1:00 A.M. 1:00 A.M. THURSDAY 2:00 A.M. 2:00 A.M. FRIDAY/SATURDAY 12:00 A.M. 3:00 A.M. The only difference between these requested hours of operation and the condition of preliminary approval is that the drive-thru lane would be open for one extra hour on Sunday evening. In compliance with the condition, the dining room will close at midnight on Friday, Saturday, and Sunday evenings. B. Condition Number Two: Temporary River Rock "If the Choices 195 Capital Improvement Project is not constructed, then the temporary river rock along Prospect Road shall be replaced by irrigated turf or other living ground cover." The intent of the river rock strip along Prospect Road is to provide a temporary surface treatment for the Summer 1992 growing season only, as the Choices 195 intersection improvements are currently scheduled for Spring of 1993. In order to document the condition, the applicant has agreed to place the following note on the landscape plan: "If, prior to the installation of non -living ground cover, it becomes evident that the intersection improvements will be delayed for two or more growing seasons, (i.e. postponed beyond August of 1993), Taco Caliente agrees to install irrigated turf (bluegrass sod) in lieu of the temporary river rock." C. Condition Number Three: Temporary Window Signage "At the time of Final P.U.D. , the site plan and elevations shall indicate that there will be no temporary window signage. The etched glass window on the west elevation is an exception that may be allowed." The intent of the condition is to keep the renovated house clean from obtrusive, window -blocking advertising. Such advertising is Taco Bell Restaurant P.U.D. - Final, #50-90A January 27, 1992 P & Z Meeting Page 4 considered to be incompatible and would seriously undermine the architectural character found along the entire length of the block. A notation indicating this restriction has been duly placed on the final documents and reads as follows: "As a condition of approval of this P.U.D., there shall be no painted window signs or other temporary window signs/advertising allowed." Staff finds that the three conditions of Preliminary approval have been satisfied. 3. Other Design Considerations: At the December, 1991 Preliminary hearing, the Planning and Zoning Board expressed concern over other design elements. While the Board's interest in these issues did not merit sufficient concern to be included as conditions of approval, these elements have been addressed by the applicant and are discussed below. A. Perimeter Fence Height At the Preliminary stage, the easterly perimeter fence was proposed to range in height from 418" to 514 ''. Due to consideration for the affected property owner, this fence has been raised to range from 5141 to 610" . In addition, the entire fence structure will be mounted on a six inch high vertical concrete curb to add protection from vehicles. B. Dimensions of Menu Board The menu board will 64" in height and 59" wide for a total of 26 square feet. The board will be mounted on a 16 inch high base for a total overall height of 80 inches, or 618". This height equals the height of the revised perimeter fence. C. west Monument Sign The small (10.5 square feet) monument sign along the west elevation has been upgraded to feature a matching brick base. The bricks will be salvaged from the existing garage that is scheduled to be demolished. This sign will be single face and be placed parallel to College Avenue. Taco Bell Restaurant P.U.D. - Final, #50-90A January 27, 1992 P & Z Meeting Page 5 D. Parking Lot "Closure" At Preliminary, the Board's concern was to explore methods to discourage parking lot loitering during times when the dining room was closed but the drive-thru remained open. To address this concern, signs will be placed at each entry. These signs will be directional only and not exceed four square feet. The signs will contain two messages on three faces separated by a hinge. First, during times when the dining room is open, the sign will read "Welcome" while in the up position. Second, during times when the dining room is closed, the second face will swing down on its hinge, thereby revealing two new faces. The two new faces will then read "Drive-Thru Open/ Dining Room and Parking Lot Closed". E. Primary Monument Sign Due to the prohibition of temporary window signage (condition number three), the free-standing monument sign has been modified to include a two-line readerboard. (See attached sketch.) This readerboard is intended to advertise temporary sale items. By including a two-line readerboard, the standard "Taco Bell" cabinet has been reduced from 32 square feet to 20 square feet. However, with the two line readerboard, and a small capsule advertising "Drive thru", the modified sign totals 36 square feet versus the original 32 square feet. The new size of 36 square feet is acceptable for College Avenue frontage and is consistent with recently approved drive-thru and fast food restaurants (Pizza Hut, Burger King, McDonald's). RECOMMENDATION: Staff finds that the three conditions of Preliminary P.U.D. approval have been satisfied. In addition, other design elements that were identified by the Planning and Zoning Board as being areas of concern have also been addressed. The Final P.U.D. is in substantial conformance with the Preliminary. 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G]IpD •D N.IIYIRKM e'41YMrpn iMl4L�w �4YM> ytl>p fyn1. t0 M scwee etyma+ TYi .y MIYtCM1[N .ybLlM1lMp WLL M LlLI2D LT iW0 w. t%R wdl..1 Y.IwY �i2-PO4R1.D e[rP0 uYYl.t w .Ov. t.Cp cu.1.[ ••res to ae.nLL Y.D.Im yr .au•w.r east �iD �wa •l r..•... ....� +mow! �'v�. asuw.+. 4LJPIIR PI d�;TIAV GROUND COVER PLANTING w ro.c.0 Services Planning Department City of Fort Collins MEMORANDUM TO: City of Fort Collins Planning and Zoning Board FROM: Ted Shepard, Senior Planner DATE: January 24, 1992 RE: Variance to the Condition of Preliminary Approval on the Hours of Operation of the Taco Bell Drive-thru Lane At the December 16, 1991 Planning and Zoning Board hearing, the Board approved the Preliminary P.U.D for Taco Bell subject to the following condition: "At the time of Final P.U.D., the hours of operation of the restaurant shall be indicated on the site plan. These hours are to be a midnight closing of the dining room on Friday and Saturday, and a midnight closing of the entire restaurant on Sunday." For the Final P.U.D. consideration, the applicant proposes to modify this condition so that the drive-thru lane remains open one extra hour until 1:00 a.m. on Sunday evenings only. In order to consider a modification of the Planning and Zoning Board's condition of Preliminary P.U.D. approval, the Board must grant a variance to the following requirement as stated in Section F (4) (b) [1] of the Land Development Guidance System (page 42): "As a requirement of approval, the final plan shall be in substantial compliance with the approved preliminary plan. For preliminary planned unit developments approved on or after March 13, 1981, "substantial compliance" shall mean that all conditions imposed by the Planning and Zoning Board upon its approval of the preliminary plan have been met..." Staff recommends granting of the variance. As justification, Staff makes the following findings: 1. That the inability to circulate back into the parking lot after exiting the drive-thru lane will strongly discourage parking lot loitering, the primary source of noise. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750