HomeMy WebLinkAboutAMIGOS AT SHIELDS PRELIMINARY PUD 12.17.1992 P AND Z BOARD HEARING - 47 90A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 16
MEETING DATE 12 / 17 / 9 2
STAFF _ Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Amigos at Shields - Preliminary P.U.D., #47-90A
APPLICANT: Amigos Growth Management Corporation
c/o Vaught -Frye Architects
1113 Stoney Hill Drive
Fort Collins, CO 80525
OWNER: Glen Werth
1015 South Shields Street
Fort Collins, CO 80521
PROJECT DESCRIPTION:
This is a request for a Preliminary P.U.D., for a 2,332 square foot
Amigos drive-thru restaurant. The site is .70 acre at 1015 South
Shields Street, presently the site of Campus West Texaco, located
between the Campus West Shops and University Avenue. The zoning is
B-L, Limited Business.
RECOMMENDATION: Approval with Conditions
EXECUTIVE SUMMARY:
This project was originally considered by the Planning and Zoning
Board at the September 28, 1992 hearing. The Board voted to table
consideration at that time. The Preliminary P.U.D. scores 52% on
the Auto Related and Roadside Commercial Point Chart and addresses
the applicable All Development Criteria (except where conditions
are noted) of the L.D.G.S. A neighborhood meeting revealed a
concern about traffic but a general acceptance that re -development
is preferable over the existing use. A City of Fort Collins
Choices 195 Capital Improvement Project will impact the design of
the frontage along Shields. The ultimate design of this project
has not yet been selected. There is one condition of approval
relating to street trees, and one condition relating to signage.
Two conditions relate to formalizing a written agreement and
dedicating the necessary access easements with Campus West Shops to
participate in a joint access on Shields Street, and having the
curb cut comply with the Choices 195 Capital Improvement Project.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
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GENERAL NOTES
VICIM MAP
LAND USE BREAKDOWN
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ABBREVIATIONS
VAAUUCHT
AT -YYEE=
SHIELDS P.U.D. , Ry
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Shields Street alternative designs
Alternative 1
s 10' sidewalk with or without 3'
splash strip on both sides of street
for bi-directional pedestrian/bike
traffic on both sides of street.
Estimated Cost:
With splash strip: $1,440,000
Budget: $1,348,000
($92,000 over budget)
Without splash strip: $1,325,000
Budget: $1,348,000
.($23,000 under
budget)
Alternative 2
10' bi-directional bike lane on east
side of street behind curb with an
8' sidewalk and 3' splash strip.
6' sidewalk and 3' splash strip on
west side of street.
Estimated Cost:
Total cost: $1,480,000
Budget: $1,348,000
($132,000 over budget)
Alternative 3
6' on -street bike lanes on both
sides of street.
6' sidewalk with 3' splash strip on
west side of street.
8' sidewalk with 3' splash strip on
east side of street.
Estimated Cost:
Total cost: $1,786,000
Budget: $1,348,000
($438,000 over budget)
EAST WEST
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3'
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84' RIGHT OF WAY
EAST WEST
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89RIGHT OF WAY _
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88' RIGHT OF WAY
SENT -,BY:
12- 1-92 ; 11 06 ;
Mr. Mike Henninger
Amigos
P.O. Box 6189
Lincoln, NE 68506
Dear Mike,
GROWTH VIP DBn"
OCT 15 1992
October 13, 1992
13032241662;# 1
P.O. BOX 728
FT. COLLINS. CO 80622
(303) 493-2782
This letter is a follow-up of our many meetings and telephone
conversations regarding Amigos, Nicol Campus West and how the
two tie together. As you know, it is our intention to renovate
the Campus West oarkinq lot, hooefull.v this coming summer. At that
time, we will be working with 6he City in regards to the Choices
95 Project along Shields Street. It is our intention to have one
curb cut on the east edge of the parking lot that will be located
along the property line of Campus West/Texaco(Amigos). We anticipate
that both of our customer oopulationc wnuld ha carvad by this nna
access which consolidates into one area the entry and exit from both
properties. .
As we come closer to implementation of our project, I will be in
contact with You. "In the meantime, should you need additional
inrormatlon please dvn't hesitate to get in touch with me.
Sin er ly,
/9
Kathy Ni 1
Property anager
PLANNING OBJECTIVES - AMIGOS AT SHIELDS P.U.D.
The Amigos at Shields Preliminary P.U.D. is located just south of Campus West Shops
at 1015 S. Shields Street. The site is currently a Texaco Service Station. The proposed
use is a fast food restaurant, and existing zoning is B-L Limited Business District. The
proposed building will be 21' high, with a red tiled sloping roof, and beige or off-white
stucco walls. A solarium is provided on the east end of the building to achieve
maximum solar gain. Roof top equipment will be screened from view.
Primary vehicular access to the site will be from a right-in/right-out off of Shields.
Customer parking is provided on the north side of the building. A drive -through lane
and an egress lane exit the site on the south side of the building in a right -out only turn
on to Shields. Pedestrian access is obtained through a sidewalk along Shields, and
connections to the building entry on the north side. All walks are ramped and
handicapped accessible.
The building is generously set back from Shields, with well landscaped buffers, utilizing
trees, shrubs and groundcover. There is an outdoor dining patio and bicycle racks will
be provided near this area.
-12-
I G_ T 4-T f h/EL QS 6-W i-101 "Itt
ACTIVITY: Auto- Related and
Roadside Commercia
DEFINITION:
Those retail and wholesale commercial activities which are generally
considered and typically found along highways and arterial streets.
Uses include: free standing department stores; auction rooms; auto-
mobile service stations, repair facilities, car washes; boat, car,
trailer, motorcycle showrooms, sales and repair; .fuel and ice.sales;
greenhouses and nurseries; warehouses and r rental
.of Any article; exterminating shops• drive-in restaurants, adult
bookstores; eating places with adult amusement or en er arnment; adult
photo studios; adult theatres; any uses intended to provide adult
amusement or entertainment; and, other uses which are of the same
general character.
CRITERIA Each of the following applicable criteria must be
answered "yes" and implemented within the development
plan. Yes No NA
1. Does the project gain its primary vehicular access ZR
from a street other than South College Avenue?
2. Are all repair, painting and body work activities,
including storage of refuse and vehicle parts, ❑ ("�'
planned to take place within an enclosed structure?1:1 U
3. If the project contains any uses intended to El a
provide adult amusement or entertainment, does it
meet the following requirements:
a. Is the use established, operated or maintained
no less than 500 feet from a residential
neighborhood, church and/or school meeting all
the requirements of the compulsory education
laws of the State of Colorado?
b. Is the use established, operated or maintained
no less than 1,000 feet from another similar
use?
4. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM
POINTS AS CALCULATED ON "POINT CHART D" FOR THE
FOLLOWING CRITERIA:
-19-
a. Is the activity located other than at the intersection of two
arterial streets?
b. Is the project contiguous to and functionally a part of an
existing neighborhood or community/regional shopping center,
office or industrial park?
c. Is the primary access to the activity from a non -arterial
street?
d. Is the project on at least two acres of land?
e. Does the project contain two or more significant uses (for
instance, retail, office, residential, hotel/motel ,and rec-
reation)?
f. Is there direct vehicular and pedestrian access between
on -site parking areas and adjacent existing or future off -site
parking areas which contain more than ten (10) spaces? .
g. Does the activity reduce non-renewable energy usage, through
the application of alternative energy systems, use of existing
buildings, and through committed energy conservation measures
beyond that normally required by City Code?
h. Is the project located with at least 1/6th of its property
boundary contiguous to existing urban development?
i. If the site contains a building or place in which a historic
event occurred, which has special public value because of
notable architecture, or is of cultural significance, does the
project fulfill the following criteria:
i. Prevent creation of influences adverse to its preserva-
tion;
ii. Assure that new structures and uses will be in keeping
with the character of the building or place. Imitation
of period styles should be avoided; and
iii. Propose adaptive use of the building or place that will
lead to its continuance, conservation, and improve-
ment in an appropriate manner while respecting the
integrity of the neighborhood.
-20-
AM IA A rn/ sHiAFL, os &PALL-1071 �V
AUTO -RELATED AND
ROADSIDE COMMERCIAL
POINT CHART O
For All Criteria
Applicable Criteria Only
Criterion
the
Crlterlon
Applicable
Yes No
I II III IV
Circle
the
Correct Score
Multlpller
Points
Earned
Ixll
Maximum
Applicable
Points
a. Not at Two Arterials
X
X
0
2
11
4
b. Part of Planned Center
X
6
0
3
6
c. On Non -Arterial
X
X
2
0
4
0
8
d. Two Acres or More
X
2
0
3
6
e. Mixed -Use
X
2
0
3
Q
b
f. Joint Parking
X.
111010
3
(o
C.
.g. Energy Conservation
X
12131410
2
8
h. Contiguity
X
X
0
5
16
10
i. Historic Preservation
1
2
0
2
—
—
1
1
2
0
k.
1
2
0
1
2
0
ME71-100 Two Totals
v vi
Percentage Earned of Maximum Applicable Points V/VI = VII
va
C : Y :OF FORT COLLIN
ENERGY CONSERVATION WORKSHEET
This worksheet must be completed and submitted at the time of application for
all non-residential Preliminary PUD's requesting energy conservation points
on the applicable Land Use Activity Point Chart. Please choose one of the two
methods below.
Be realistic in determining your commitment for energy conservation mea-
sures. Failure to fulfill a commitment made for energy conservation measures
may result in disqualification of a project under the applicable criteria of the
LDGS.
NAME OF PUD: 0/1 16 a S #7- S /IIEL os y
Submittal Date: F - 3 - 94L
METHOD ONE:
I propose a percent reduction in the annual energy consumption for
the structure(s) in this proposed PUD.
This reduction receives point(s) for energy conservation.
NOTE FOR THOSE PROJECTS USING METHOD ONE: Certification by a professional engineer,
licensed in Colorado, and a summation of the engineer's calculation methods and results will be
required to document energy conservation measures at the time of building permit application.
METHOD TWO:
I propose the following energy conservation measures for the structure(s) in
this proposed PUD:
Measure
Points
ON6 AV -IS A)e Is AASThJEST
REr"VrIVE sLASS Old Pr/Ln USED ON ALL W/NDoW
PXCE G00L/N6 Polk PANS of LESS TNAiJ .5,0,40 C.K/9.
14/6H EFF/C*ENGy MOTORS
WI/J00WS SHAOBO PAM SOMME9 SUN
Total Points received from Method 2:
Preparer's Name:
0.6 - 1.5 1 point
1.6 - 2.5 2 po
2.6 - 3.5 3 points
3.6 or more 4 points
Method Two Energy Conservation Measures:
1. Long axis of building is East/West (building oriented
to south, with majority of windows on south wall) 0.2
2. Ratio of exterior wall area to interior floor area is
less than 1.5 0.3
3. Mass of exterior building walls greater than 30 lb/sq ft 0.2
4. Passive solar heating utilized by building heating system
with a minimum savings fraction of 0.4 (using orientation
that maximizes solar gain, and window coverings) 3.0
5. Natural daylighting utilized, with automatic insulated
covers, with minimum R value of 2.5 0.3
6. Overall wall U value is < 0.2 1.0
7. Overall roof U value is < 0.06 0.3
8. Reflective glass or film used on all windows 0.2
9. Vestibules, air locks, or revolving doors used on all
entrances 0.2
10. Automatic night/weekend temperature setback is provided 0.4
11. "Free Cooling" (using outside air) used for fan systems
of less than 5000 CFM 0.2
12. Low leakage outside air and exhaust air dampers used;
1% leakage max. at 5" W.C. 0.3
13. Variable air volume system used, with inlet vanes or
variable speed drives 0.5
14. High efficiency motors._ (as labeled by manufacturer)
used 0.1
15. Water-cooled condensers used for mechanical cooling
systems 0.2
16. Evaporative cooling used in lieu of mechanical cooling 0.4
Amigos at Shields
December 17, 1992
Page 2
COMMENTS:
1. Background•
PUD - Preliminary, #47-90A
P & Z Meeting
The surrounding zoning and land uses are as follows:
N: B-L; Campus West Retail Shops
S: R-H; Vacant Lots
E: Not Zoned; Colorado State University
W: B-L; Church (John the 23rd University Center Church)
This property was annexed into the City in 1964 as part of the
Tenth South Shields Annexation, and was zoned B-L, Limited
Business. On December 17, 1990, the Planning and Zoning Board
approved the Campus West Texaco - Expansion of a Non -Conforming Use
which allowed construction of a building addition of 1,210 square
feet for auto service bays. On September 28, 1992, the Planning
and Zoning Board voted to table consideration on Amigos at Shields
Preliminary P.U.D.
2. Land Use•
The project was evaluated by the Auto Related and Roadside
Commercial Point Chart of the L.D.G.S. The Preliminary P.U.D.
scores 52% which exceeds the required minimum of 50%. Points were
awarded for the following:
A. The activity is located other than at the intersection of
two arterial streets.
B. The project is contiguous to and functionally a part of
an existing community/regional shopping center (Campus
West).
F. The project benefits from direct vehicular and pedestrian
access between on -site parking areas and adjacent
existing off -site parking areas which contain more than
10 spaces (Campus West).
G. The project reduces non-renewable energy usage through
committed energy conservation measures beyond that
normally required by City Code (Method Two).
H. The project is contiguous to existing urban development.
3. Neighborhood Compatibility:
A neighborhood information meeting was held on September 10, 1992.
The minutes to this meeting are attached. The primary issues
17. Boilers or furnaces used with firing efficiencies greater
-than 82% 0.2
18. Automatic spark ignition used for gas -fired boilers,
furnaces, unit heaters, etc. 0.1
19. Automatic dampers used in combustion air intakes 0.1
20. Outside air reset used for boiler supply water
temperature control (boiler water temp reset inversely from
outside temp)
0.3
21. Exhaust or condenser heat recovery utilized
0.3
22. Waste water heat recovery utilized (car washes,
laundries, etc.)
2.0
23. Ice,or low temperature water storage system utilized for
off-peak air conditioning and reduced air conditioning
equipment sizes
1.0
24. Electric resistance heat not used
0.2
25. Night air used for pre -cooling space with building air
handling system, automatically controlled
0.1
26. Fluorescent lamps and electronic ballasts are used
throughout building
0.2
27. Motion detector lighting control is used for all lighting
0.2
28. Lighting watt density less than 2 W/sq ft
0.3
29. Building uses active solar, geothermal, wind, or other
non -depleting energy source (capable of collecting, storing
and distributing) for space heating with a minimum
savings fraction of 0.4
3.0
31. Radiant heating used in lieu of unit heaters
0.2
32. Roof automatically cooled with water spray
0.1
33. Windows are shaded from summer sun (overhangs, window
coverings, deciduous trees)
0.2
34. Computerized energy management system used with
capability to cycle equipment, automatic lights
on/off, optimum start, night/weekend setback
1.0
35. Use of an existing structure that is in compliance
- or is brought into compliance with the adopted Model Energy
Code (entire structure must be in compliance) 1
1.0
NEIGHBORHOOD MEETING MINUTES
PROJECT: Amigos on Shields Preliminary P.U.D.
DATE: September 10, 1992
APPLICANT: Mike Henninger, Amigos Corporation
CONSULTANT: Frank Vaught, Vaught -Frye Architects
PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
1. With the Amigos, what will become of the curb cut on Shields
that serves Campus West Shopping Center?
RESPONSE: The Campus West curb cut could be closed and consolidated
with Amigos, or remain open as is. It depends on Campus West and
the ultimate design selection for the Choices 195 capital
improvement project.
2. Presently, the Campus West interior traffic is very congested.
Will this proposal make the situation worse?
RESPONSE: We agree and even Campus West acknowledges that the
traffic around the bank machine is bad. Also, there is some
indication that drivers on northbound Shields desiring to turn west
on Elizabeth Street cut through the parking lot to avoid stacking
at the Shields/Elizabeth intersection. There have been discussions
that the interior traffic within Campus West may become a one-way
loop in a northern direction and try to discourage the left -in turn
from northbound Shields but nothing has happened yet.
3. When will City Council decide on the design of the Choices 195
project?
RESPONSE: As you know, there are three different design options,
with three different price tags, for the Choices 195 project. The
project engineer.will be taking all options to the City Council for
discussion at a worksession on October 13, 1992. It is hoped that
Council will provide direction at this time.
4. Is there still a drainage issue along the west property line?
I recall a drainage problem with the Campus West Texaco, Expansion
1
of a Non -Conforming Use project.
RESPONSE: This issue has not gone away. Our civil engineer is
working on this issue and we have contacted the Catholic Arch
Diocese of Denver, which owns the property, to try to secure the
necessary easement to convey a portion of our storm flows.
5. Will the Amigos mesh with all the Choices 195 options?
RESPONSE: Yes, we are working with the City Engineering Department
so our site development will fit with any of the design proposals.
By dedicating 15 feet along Shields for public right-of-way, any of
the options will have adequate area in which to be constructed.
6. Will the northbound left turn into Campus West close?
RESPONSE: This is one of the options but requires voluntary
cooperation from Campus West.
7. So for Amigos, there will be no northbound left turn into the
site.
RESPONSE: That is correct.
8. Are you comfortable with no left -in access?
RESPONSE: Yes, we have a similar situation at our store in Lincoln,
Nebraska across from the university. We find that the close
proximity to campus allows 35% to 40% pedestrian or bicycle traffic
so we do not rely solely on vehicular access.
9. The best way to control left turns is to install a raised
concrete median. Will a median be constructed in Shields?
RESPONSE: No, there is not enough street width to construct a
median and still have room for all the traffic lanes.
10. How many tables and do you have enough parking?
RESPONSE: We will have a seating capacity of 85 in a store with
2,332 square feet of total floor area. This is smaller than our
store at Riverside and Lemay. We will have 33 parking stalls.
This ratio of floor area to parking stalls is within the City
specified guidelines for fast food restaurants.
il. Why have you selected a location on Shields with all the known
traffic problems? Why not locate in one the many empty spaces on
West Elizabeth by McDonald's?
RESPONSE: We have been looking in this general location for four
E
years. As you know, we considered the dental clinic property
across the street at one time. We also looked at the vacant former
bank building on West Elizabeth but the seller was not interested.
We feel the present location across from the university is
advantageous and offers bike and pedestrian access to offset the
vehicular access problems.
12. Will there be adequate bicycle parking?
RESPONSE: Yes, there are two permanent bike racks provided adjacent
to the patio area on the east side of the building.
13. Is there internal joint access with Campus West?
RESPONSE: Yes, under all scenarios, there will be a sidewalk
connection to Campus West. Under the present scenario, there is
two-way vehicular access between Amigos and Campus West. If Campus
West allows a combined curb cut, then there may be one-way,
northbound access between the two properties.
14. Is there any access to the west to John the 23rd?
RESPONSE: No, there will be landscaping but no planned access to
John the 23rd. We do not want to encourage customers who are
northbound on Shields to turn left on University, park at the
church, and walk over to the restaurant. There is no shared access
or parking arrangement with John the 23rd.
15. Won't the ability to make a northbound left turn into Campus
West also attract Amigos' customers? Won't this be dangerous?
RESPONSE: We are working with the City Transportation and Planning
Departments and Campus West to try to make the existing situation
safer. We are trying to discourage the northbound left -in turn by
consolidating the curb cut with Campus West and make it a right -in
and right -out only. The problem seems to be that the timing for
Campus West is different than the timing for Amigos.
16. Why not delete the northerly right -turn exit? Won't the
escape lane on the south serve as an adequate exit from this site?
RESPONSE: Again, we are designing the site based on the fact that
Campus West is not yet prepared to consolidate the curb cut. If
and when Campus West decides to participate, then this northerly
right turn exit will be necessary for Campus West traffic desiring
to go south on Shields.
17. This area of Elizabeth and Shields is like the area on
Broadway at the University of Colorado where an underpass was built
for bikes and pedestrians. An underpass at this location would be
the safest solution.
3
RESPONSE: An underpass is not part of the Choices 195 program.
18. The Elizabeth and Shields intersection has become worse due
the Post Office substation being moved over to the vacant stores
north of the Mini Mart. This location, on the north side of the
Shields/Elizabeth intersection, causes a problem when the drivers
making the northbound left -in turn cause a back up problem for the
northbound thru lane. The left turn lane at this location is also
used for southbound left turns into Moby Gym parking lot.
RESPONSE: We agree. This sounds like a bad situation, especially
for a U.S.P.O. substation which generates lots of trips.
19. I am concerned that the students who patronize the restaurant
will not use the signalized intersection to cross Shields. I am
afraid that the restaurant will encourage mid -block crossings which
will be dangerous with the heavy traffic on Shields.
20. I am concerned that development in this area needs to be
comprehensive in scope. There must be coordination with Campus
West and Choices 195.
RESPONSE: Amigos is trying to be flexible to solve their piece of
the puzzle without impacting any other project. We agree that the
best solution would be to have all projects coordinated.
21. Is the alley behind Campus West public?
RESPONSE: No, it is a private alley in terms of access but there
are public utilities in the general area.
22. Will there be a playground like at Riverside and Lemay?
RESPONSE: No, this restaurant is smaller than the one at Riverside
and Lemay. Instead of a playground, there will be patio seating.
23. What are the hours of operation?
RESPONSE: We plan on closing at midnight starting out. In the
future, depending on demand, we may stay open until 1:00 a.m.
24. Will you serve alcohol?
RESPONSE: No, we will not apply for a liquor license.
25. I have lived on Westward Drive for over 30 years. This is a
residential neighborhood that is near campus but will be devalued
by the increasing amount of commercial development in the area.
Why should we, as property owners, have to bear the burden of
commercial intrusion?
4
RESPONSE: We do not believe that our development will devalue your
property. We feel that the removal of a Texaco service station,
with all the cars stored onsite, will be a visual improvement and
be a positive addition to the neighborhood. With the landscaping
and the distance from the residential homes, there should be very
little impact on your property values.
26. As a senior citizen with only one car, I find the Texaco to be
very convenient for auto repairs. If it weren't for the Texaco, I
would have to put my bike in my car, drive out to the south of
town, ride my bike back home, then ride my bike back out south to
pick my car up. This will be very inconvenient and the Texaco will
be missed.
RESPONSE: This is a good comment. Neighborhood auto repair shops
have always competed against the large repair facilities located
out on South College Avenue. Hopefully, you will find our
particular service to be convenient also.
27. Please describe the lighting and signage?
RESPONSE: The building will be illuminated with footlights and the
parking lot will be illuminated with fixtures that are down
directional so the whole bulb is not in evidence. There will a
wall sign on the east elevation and a free-standing ground sign on
Shields. The total amount of signage is based on the allowable
square footage as per the Sign Code.
28. What if the restaurant fails? Do you have a contingency plan?
RESPONSE: We have opened 56 stores and only closed two. Of these
two closures, one will soon be reopened. We feel confident that
this store will be successful because it fills a market niche. We
are not purely fast food like McDonald's or Burger King. Although
the customer orders at the counter, meals are served on real plates
and silverware and the tables are bussed. Carry -out is available
in disposable containers as with the drive-thru lane.
29. What is the height of the building?
RESPONSE: At the top of the parapet, the height is 21 feet. This
height then tapers down to the solarium which has a height of about
10 feet.
30. Will this set a precedent for commercial conversions south
along Shields Street?
RESPONSE: On the contrary, Amigos has already tested those waters
with the proposal on the dental clinic property. This proposal was
withdrawn due to neighborhood opposition based on the proximity to
E:
the residential areas. Any conversion of residential property on
Shields would have to go through the same process with neighborhood
participation and submittal as a P.U.D.
31. I live two blocks away on Westward and this proposal is quite
different from the proposal to remove a residential structure
(dental clinic) on the south side of University Avenue. The
restaurant is preferable to the filling station. My only concerns
are late hours of operation and litter.
RESPONSE: It is our hope that the late hours will not translate
into disturbances for the neighborhood. We try to cut down on non -
recyclable containers which are used for in-store meals. This will
help reduce the potential for litter. Please do not hesitate to
contact the store manager if there are problems in this area.
6
AMIGOS RESTAURANT
SITE ACCESS STUDY
FORT COLLINS, COLORADO
AUGUST 1992
Prepared for:
Amigos Restaurants
P.O. Box 6189
Lincoln, NE 68506
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 303-669-2061
I
I. Introduction
Amigos Restaurant is proposing a sit down/drive-through
restaurant on approximately 0.6 acres, located west of Shields
Street and 300 feet south of Elizabeth Street in Fort Collins,
Colorado. The site location is shown in Figure 1. This study
conforms to the City of Fort Collins guidelines for traffic impact
studies. The area streets are shown in Figure 2.
Shields Street is classified as an arterial on the Fort
Collins Master Street Plan. The segment between Prospect Road and
Laurel Street has a four lane plus center turn lane cross section.
' The posted speed in both directions is 30 mph. There is signal
control at the Shields/Elizabeth intersection and stop sign control
on University Avenue at its intersection with Shields Street.
Elizabeth Street is classified as an arterial west of Shields
Street on the Fort Collins Master Street Plan. It is 60 feet wide
approaching Shields Street. There are three eastbound lanes and
one westbound lane. Elizabeth Street is a heavily used bike route.
East of Shields Street, across from Elizabeth Street, is an access
to the Moby Gym parking lot. West of Shields Street, Elizabeth is
posted at 30 mph.
University Avenue is not classified and is considered to be
a local street. It has a two lane urban cross section west of
Shields Street. It has stop sign control at its intersection with
Shields Street.
Land uses in the immediate area are commercial and school.
Retail uses are north of the site. A professional office exists
south of the site across University Avenue. There is a church west
of the site. Colorado State University is east of the site across
Shields.
II. Existing Conditions
The most recent daily traffic counts near this site were
obtained in 1991. These counts are directional volumes on area
streets and are shown in Figure 3. Peak hour intersection counts
were obtained in 1989, 1991, and 1992. These counts are provided
in Appendix A. The traffic counts cover a three year period and
were obtained both during the summer and when CSU is in regular
session. The various counts were analyzed to determine a
relationship between the various years and between the summer and
"school" counts. The peak hour traffic shown in Figure 4 is
adjusted and balanced to reflect typical weekday traffic when
school is in session.
With the existing control at the various intersections, the
peak hour operation of those intersections is shown in Table 1.
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SITE LOCATION Figure 1
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Amigos at Shields PUD - Preliminary, #47-90A
December 17, 1992 P & Z Meeting
Page 3
raised by those attending the meeting were the traffic impact on
Shields, the joint access with Campus West Shopping Center, and
coordination with the future Choices 195 Capital Improvement
Project affecting Shields Street.
A. In accordance with the findings of the traffic impact
analysis, Amigos will gain access from Shields Street by a
right-in/right-out only curb cut. There will be no left turns
allowed into the site by cars going north on Shields.
Similarly, there will be no left turn exits allowed from the
site onto northbound Shields.
In addition to the restricted curb cut on the north portion of the
site, Amigos will also feature a right -out only as an exit for the
drive-thru lane on the southern portion of the site. The drive-
thru lane will be two lanes wide which allows an "escape lane" for
exiting vehicles not using the drive-thru services.
The problem with the Amigos northerly curb cut is the proximity to
the Campus West curb cut, which presently allows full turns, and
the impact on the operation of the Shields/Elizabeth intersection.
Northbound left turns on Shields Street approaching West Elizabeth
often extend back to the Amigos site. The left -turn lane is
striped back to the Amigos property. Often, northbound left -
turning vehicles desiring to enter either Campus West Shops or the
existing Texaco service station occupy the same left -turn lane
approaching West Elizabeth. This creates a confusing situation for
vehicles desiring to turn left at West Elizabeth. These vehicles
are often "stuck" behind the vehicles desiring to enter one of the
two driveways.
B. In response to the deliberations by the Planning and Zoning
Board and the recommended conditions of approval during the
September 28, 1992 consideration, the applicant has now agreed
to indicate a joint, right/in-right/out only curb cut between
Amigos and Campus West Shops. It remains for the two parties
to formalize a written agreement and grant the necessary
access easements to allow this shared curb cut arrangement.
These actions will be required at the time of Final P.U.D.
C. In response to the concern about coordination with the Choices
195 capital project, Amigos will dedicate the proper amount of
frontage along Shields to accommodate any of the proposed
design options presently being considered. Further, site
improvements have been placed behind the western most point of
any of the design options.
D. At the September 28, 1992 Planning and Zoning Board hearing,
a representative of the Prospect -Shields Neighborhood
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IN PRIMARY STREETS Figure 2
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ELIZA ETH 6400 ►
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SITE o P100 ►
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910 ► ► £500 ►
5906300 ► 8800 I PROSPECT 9800 ►
.6200 8000 44 14400
1991 DAILY TRAFFIC
Figure, 3
WEST ELIZABETH
TEXACO
UNIVERSITY
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35/15
312/25.0
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1992 ADJUSTED / BALANCED
PEAK HOUR TRAFFIC
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C.S.U.
NOON /. PM
Figure 4
Intersection
Table 1
1992 Peak Hour Operation
Level of Service
Noon PM
Shields/West Elizabeth (signal) C D
Shields/University (stop sign)
EB LT
EB RT
NB LT
Shields/Combined Access (stop sign)
EB LT
EB RT
NB LT
Land Use
Table 2
Trip Generation
Daily
Trips
Amigos Restaurant 1420
Walk/Bike - 35% 500
Remaining Vehicle Trips 920
A
E
A
D
E
A
C
Noon
Peak
Trips
Trips
in
out
72
72
25
25
47
47
E
A
D
E
A
D
P.M.
Peak
Trips
Trips
in
out
38
37
13
13
25
24
This operation is deemed acceptable, except for eastbound exits at
the Shields/University intersection and left -turn exits from the
driveway accesses on Shields Street. Acceptable operation is
defined as level of service D or better. Descriptions of level of
service from the 1985 Highway Capacity Manual for signalized and
unsignalized intersections are provided in Appendix B. Calculation
forms for the operation shown in Table 1 are provided in Appendix
C. The signalized Shields/West Elizabeth intersection operates
acceptably with the existing geometrics. A southbound right -turn
lane on the north leg of Shields Street will greatly reduce the
vehicle delay when considering the high number of right turns and
the high southbound through traffic. This right turn lane should
be considered as part of future capital improvements at this
intersection or incorporated into future redevelopment plans for
the properties in the northwest quadrant of the intersection.
Left -turn exits from stop sign controlled streets and driveways
along Shields Street are at level of service E. This operation is
due to the high volumes on Shields Street.
Observations of the existing access situation on the west side
of Shields indicates that, during a number of hours a day, a
congested condition exists. Northbound left turns on Shields
Street approaching West Elizabeth often extend to the Texaco
service station. The left -turn lane is striped to the Texaco
service station. A number of times, northbound left -turning
vehicles desiring to enter either Campus West Shops or the Texaco
service station were in the left -turn lane approaching West
Elizabeth. This created a confusing situation for vehicles
desiring to turn left at West Elizabeth. These vehicles were often
"stuck" behind the vehicles desiring to enter one of the driveways.
Left turns from the Texaco and Campus West driveways were delayed.
As indicated in Table 1, these left -turns are at level of service
E during both peak -hours. This is considered to be long delays.
III. Proposed Development
Amigos is proposing to develop a sit down/drive-through
restaurant on a parcel of land south of West Elizabeth Street and
west of Shields Street. A schematic site plan is shown in Figure
5. The parcel currently has a Texaco service station on it. It
is proposed that the north access will be right-in/right-out and
the south.'access will be right -out .only. Two-way access exists
to the Campus West Shops parking lot to the north. The existing
access driveway to the Campus West Shops from Shields Street is
shown to remain. This access .is not part of the Amigos proposal,
nor does Amigos have control over this access. Land to the south
of the proposed Amigos (between Amigos and University Avenue) is
under private ownership and not part of this proposal.
`A
WEST ELIZABETH STREET
Campus West Shops
1
- ALLEY
I
I PROPOSED
I \ AMIGOS
John 23rd
University Center _
:l
Church Parking
John 23rd University Center
� I
UNIVERSITY AVENUE
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W
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N
b
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ll SITE PLAN Figure 'S
Trip Generation
.Trip generation estimates for the Amigos Restaurant were
obtained from Trip Generation, 4th Edition, ITE. The trip
generation for the Amigos restaurant is shown in Table 2. Table
2 shows trip generation on a daily and peak hour basis. Due to the
proximity of the proposed restaurant to CSU, some patrons of Amigos
will likely walk or bike to the restaurant. It was assumed that
35 percent of the generated vehicle trips would be walk or bike
trips. These walk/bike trips are also reflected in Table 2.
Background Traffic
Background traffic is defined as the traffic that is and/or
will be on the area streets but is not related to the proposed
development. The roads considered for the operations analysis are
West Elizabeth.Street and Shields Street.
Background traffic for impacted streets was projected for each
of the two future years analyzed (1995 and 2010). Background
traffic was projected to increase at 2 percent per year for the
short range future. This rate of increase is normal for streets
in this area of the City of Fort Collins. It accounts for general
.traffic growth. While the traffic is expected to grow at a similar
rate to the year 2010, this growth will occur to the daily traffic.
The peak hours will grow at a lesser rate of increase due to
physical constraints of the street system.
Trip Distribution
Trip distribution was determined based upon an evaluation of
trip productions and the most likely routes available to travel
from those productions. The directional distribution of the
approaching and departing traffic generated at the Amigos
Restaurant is a function of:
- Geographic location within the City of Fort Collins;
- Location of employment/business centers and residential uses
which are likely to produce trips;
- Access to the site.
Figure 6 illustrates the trip distribution percentages used in the
subsequent traffic assignments.
Traffic Assignment and Intersection Operation
a Using the vehicular trip generation estimates presented in
Table '2, the site generated traffic was assigned to the area street
network. The street network consisted of Shields Street and West
Elizabeth Street as they are today. The analyzed intersections
I� 3
Q
N
C.S.U.
TRIP DISTRIBUTION Figure 6
were Shields/West Elizabeth, with the existing signalization, and
the accesses to this site.
Figure 7 shows the short range (1995) peak hour traffic
assignment. This assignment also includes a 2 percent per year
increase in background traffic as described earlier in this report.
Table 3 shows the peak hour operation at the key intersections.
Calculation forms are provided in Appendix D. The signalized
Shields/West Elizabeth intersection will be at level of service D
during the peak hours. The right-in/right-out accesses to Amigos
will operate acceptably.
While not directly related to the Amigos Restaurant
development, the driveway access to the Campus West Shops from
Shields Street bears some comment. As indicated earlier in this
report, the full movement access to Shields Street, south of West
Elizabeth Street, presents some operational concerns. These
concerns are related to left -turn ingress and egress. The proposed
Amigos accesses will improve the operation at the present Texaco
site. However, as long as the Campus West Shops access to the
north functions as a full movement intersection, the concerns will
continue. There are advantages to a shared access between Amigos
and Campus West Shops. This was pursued as part of this proposal,
but agreement could not be reached with Campus West Shops. Since
agreement could not be reached to consolidate accesses, it is
recommended that, at a minimum, the Campus West Shops access be
restricted to right-in/right-out. It is further recommended that
the City of Fort Collins consider closing the Campus West Shops
access to Shields Street as part of the Choices 95 program. Since
a connection is proposed between the Amigos and Campus West Shops,
Campus West Shops would continue to have access to Shields Street.
This recommendation may also provide additional parking for Campus
West Shops.
The alley between the proposed Amigos and Campus West Shops
is proposed to remain open. While the various site plans show this
alley. as 20 feet wide it is functionally no more than 12 feet wide,
due to dumpsters, poles, and walls. This alley can be accessed
from Shields Street on the east and West Elizabeth Street on the
west. Once a vehicle is in the alley, it becomes a one-way alley
for the period that the vehicle is there. If the Campus West Shops
access to Shields Street remains, even as a right-in/right-out, the
alley can function as it does today. If the Campus West Shops
access to Shields Street is eliminated, then trucks will not be
able to enter the alley in the westbound direction from the
proposed Amigos northern access. However, trucks will be able to
exit the alley in the eastbound direction via this proposed Amigos
access.
Figure a shows the long range (2010) peak hour traffic
assignment, which includes background traffic on the area streets.
Table 4 shows the peak hour operation at the key intersections.
4
Q
N
C.S.U.
NOON / PM
11 SHORT RANGE PEAK HOUR TRAFFIC Figure 7
Amigos at Shields PUD - Preliminary, #47-90A
December 17, 1992 P & Z Meeting
Page 4
Association expressed a concern about exiting vehicles and the
desire to head north. In order to proceed in a northbound
direction, exiting drivers must head west on University
Avenue, north on City Park Avenue to the intersection of West
Elizabeth Street. The concern is that there are residential
uses on the south side of University Avenue between Shields
Street and City Park Avenue.
Representatives of the Transportation and Planning Departments have
looked into this concern. The tradeoff is keeping the
Shields/Elizabeth intersection in a level of service as high as
possible versus keeping a percentage of exiting traffic off a short
segment of University Avenue. Routing northbound traffic onto
University directly benefits the operation of the Shields/Elizabeth
intersection by removing additional volume and reducing the
conflict in the northbound left turn lane for westbound Elizabeth.
In addition, northbound traffic, having reached the City
Park/Elizabeth intersection, can be divided into three directions,
thus further reducing the impact on the Shields/Elizabeth
intersection.
The objective of keeping the Shields/Elizabeth intersection from
having unnecessary impacts is a benefit to the immediate
neighborhood as well as the general public. A percentage of
traffic on University Avenue is of less impact on the entire
residential neighborhood than having a major intersection further
impacted with left exiting vehicles from Amigos.
In summary, the mature landscaping on the southern and western
perimeters, the physical separation from the single family homes to
the south, and the lack of direct access onto University Avenue
allow Amigos to become bufferred from the adjacent neighborhood.
The proposed restaurant is considered, by those attending the
neighborhood information meeting, to be preferable over the present
Texaco service station and compatible with the neighborhood.
4. Design:
The 2,332 square foot drive-thru restaurant will be similar in
character to the Amigos restaurant at the corner of Riverside and
Lemay. The primary difference is that the Shields Street project
will not feature the second story element nor be as large in terms
of square footage.
A. Architecture
Like the present facility at Riverside and Lemay, Amigos at Shields
will feature a cream -colored, synthetic stucco exterior with a
curved, sloping solarium on the east. A sloping clay tile roof
Table 3
Short Range Peak Hour Operation
Level of Service
Intersection Noon PM
Shields/West.Elizabeth (signal) D D
Shields/Combined Right-in/right-out
Access (stop sign)
EB RT A A
Table 4
Long Range Peak Hour Operation
Level of Service
Intersection Noon PM
Shields/West Elizabeth (signal) E* E*
C** C**
Shields/Combined Right-in/right-out
Access (stop sign)
EB RT
* With existing geometrics
** With southbound right -turn lane
r]
A
E
WEST ELIZABETH
SITE
390/300
50/25
390/310
O
CO N
O � �
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LO to =
'- co
7a
20/15
Combined O
a
North and South a
Right -outs M
M
40/20
60/70
75/100
Q
N
NOON / PM
C.S.U.
LONG RANGE PEAK HOUR TRAFFIC Figure 8
Calculation forms are provided in Appendix E. The Shields/West
Elizabeth signalized intersection will be at level of service E
with the existing geometry. If a separate southbound right -turn
lane is added., the operation will improve to level of service C.
As mentioned earlier, there is a high right -turn demand and this
lane would allow these vehicles to have a separate signal phase
during the eastbound West Elizabeth phase and allow a higher
proportion of right -turns -on -red. The accesses to the proposed
Amigos will continue to operate acceptably. The earlier comments
' regarding the Campus West Shops access to Shields Street and the
alley apply in the long range future.
The geometry of the proposed Amigos accesses were verified for
a 30 foot single unit vehicle. This is typical for a garbage truck
or step delivery van. The accesses will work for the Amigos site.
However, a SU 30 vehicle, turning from southbound Shields to the
,. Campus West Shops or the alley via the Amigos right -in, will not
be able to make the turn. However, the SU 30 vehicle can exit from
either the Campus West Shops or the.alley via the Amigos northern
■ access.
III. Conclusions
The following summarizes the significant findings as a result
of this study:
- The Amigos Restaurant is expected to generate approximately
1420 daily trip ends. A portion of these will likely be bike and
walk trips.
- Traffic operation at the area intersections is acceptable
except for the eastbound left -turns from stop sign controlled
intersections along Shields Street. Left -turn ingress at the
Texaco service station access and the Campus West Shops access
causes the turning vehicle to occupy the left -turn lane for the
signalized intersection to the north.
In the short range future (1995), the key intersections
operate acceptably. The right-in/right-out accesses of the Amigos
will operate acceptably. In conjunction with the Choices 95
improvements, the City of Fort Collins should consider restricting
the Campus West Shops access, to Shields Street as right-in/right-
out or eliminating it completely.
- In the long range future (2010), the Shields/West Elizabeth
intersection will operate acceptably with the addition of a
southbound right -turn lane. The right-in/right-out accesses of the
Amigos will operate acceptably.
5
Amigos at Shields PUD - Preliminary, 047-90A
December 17, 1992 P & Z Meeting
Page 5
begins at a height of 10 feet and rises to a horizontal parapet
wall on the roof to an overall height of 21 feet. This roof will
be an orange -red clay tile similar to the existing store. An
outdoor dining patio is located on the east in front of the
solarium. The sloping solarium roof begins at a height of 6.5 feet
and rises to meet the clay tile roof at a height of 10 feet.
B. Landscaping
The site benefits from mature hedges along the southern and western
property lines. These hedges will be preserved. Foundation shrubs
are indicated along the south, west, and north elevations. Trees
are located in parking lot islands and in other various locations.
Staff remains concerned, however, about coordinating the placement
of street trees along Shields and the location of the yet -to -be -
decided improvements associated with the Choices 195 capital
project. In order to ensure that the urban design objective of
installing street trees along the City's arterial streets is
followed, Staff recommends the following condition of approval:
At the time of consideration of the Final P.U.D., street
trees along Shields Street shall be provided in accordance
with the policies of the City Forester, unless it can be
demonstrated to the satisfaction of the City Forester that
such trees cannot be provided due to the physical constraints
caused by the City of Fort Collins Choices 195 Capital
Improvement Project.
C. Signage
1. The P.U.D. proposes one wall sign on the highest part of the
east elevation located on the horizontal parapet wall. This
parapet wall is at the top of the structure and hides the
mechanical equipment. The sign is similar to the wall signs
on Riverside and Lemay and features individual letters and
blue neon borders.
2. The proposed freestanding ground sign is located along Shields
Street. On September 28, 1992, the Preliminary P.U.D.
indicated a free-standing monument sign, with readerboard,
with an overall height of ten feet. Staff expressed a concern
that such a height would be out of proportion and scale with
the building and that a 10 foot height would interfere with
the urban design objective of keeping signage below the canopy
of the street trees along arterial streets. Based on these
concerns, Staff recommended a condition of approval that
signage be reduced to a height of eight feet.
Amigos at Shields PUD - Preliminary, #47-90A
December 17, 1992 P & Z Meeting
Page 6
The Preliminary P.U.D. does not specify a free-standing sign
schematic. The design is being reconsidered and full details will
not be available until submittal of a Final P.U.D. At the time of
Final P.U.D., the free-standing monument sign will be reviewed and
evaluated for setback from Shields Street, and for proportionality
and scale in relationship with the building. In addition, the
materials of the pedestal will be evaluated for compatibility with
the building's exterior. Finally, the sign will be reviewed for
its compliance with the policy of providing a formal row of street
trees along arterials, as is the case across the street.
Staff continues to take the position that, as a P.U.D. request for
a use that is not allowed in the B-L, Limited Business Zone,
signage is an important design element that helps determine the
overall impact on the surrounding neighborhood and community
character. In order to formalize this concern, Staff recommends
the following condition of approval:
At the time of consideration of the Final P.U.D., Staff will
review and evaluate the free-standing monument sign for
setback, proportionality, scale, height, materials of
pedestal, and relationship with street trees.
3. Other proposed signage includes use of temporary window signs
or painted windows. Staff is concerned about the amount of
glass area on the eastern elevation associated with the
solarium and the temptation to place signage on this
architectural feature. In addition, the very purpose of the
readerboard with changeable copy is to provide an area to
advertise temporary specials. The readerboard is the logical
location for this type of advertising and where the public
expects advertising messages to occur. Finally, the Sign Code
addresses temporary signage by allowing 20 days in any one
calendar year for any business to use outdoor banners and
pennants.
In two recent P.U.D.'s (Taco Bell and K.F.C.), the Planning
and Zoning Board has restricted the use of painted window
signage or other temporary window signs such as posters.
Staff is concerned that the solarium on the eastern elevation
may become a signage element for temporary window advertising.
In order to prevent the solarium from becoming a signage
element, and to encourage the use of the readerboard, and the
20 days of banners and pennants as per Section 29-601 of the
Sign Code, Staff recommends the following language be added to
the P.U.D. (the same language that was placed on the P.U.D.'s
for Taco Bell and K.F.C.):
Amigos at Shields PUD - Preliminary, #47-90A
December 17, 1992 P & Z Meeting
Page 7
At the time of consideration of the Final P.U.D., the Site
Plan shall contain the following language: "As a condition of
approval of this P.U.D., there shall be no painted window
signs, or other temporary window signage allowed. As per the
Sign Code, Section 29-601, temporary banners and pennants
may be allowed."
D. Lighting
All lighting associated with the building will be recessed under
the soffit or mounted on the wall with down directional exposure.
Similarly, parking lot lighting will be on fixtures with sharp cut-
off and down directional illumination.
5. Transportation:
The primary change from the September 28, 1992 P.U.D. to the
present request is the consolidation of the joint curb cut with
Campus West Shops. This joint access now meets the approval of the
Transportation Division.
Staff finds that the proposal to combine and restrict the two curb
cuts that serve two separate properties will improve the situation
over and above the continuous curb cut associated with Campus West
Texaco. The agreement between the two affected parties to
accomplish this access consolidation has not been executed at this
time. Because of the potential to improve the traffic flow on one
of the City's busiest arterials, and the advantage of a re-
developing property to coordinate with the Choices 195 Capital
Project, Staff finds that the Preliminary P.U.D. has the ability to
provide a benefit to the public. Staff, however, recommends the
following two conditions of Preliminary approval:
At the time of consideration of the Final P.U.D., the shared
right-in/right-out access must be affirmed in the form of a
written agreement, with the necessary joint access easements,
between Amigos and Campus West Shops to the satisfaction of
the Transportation Division.
At the time of consideration of the Final P.U.D., the design
of the shared right-in/right-out access must conform to the
selected design criteria of the Choices 195 Capital
Improvement Project.
With the willingness to participate in a shared access, the project
is now feasible from a traffic engineering standpoint.
Amigos at Shields PUD - Preliminary, #47-90A
December 17, 1992 P & Z Meeting
Page 8
RECOMMENDATION:
Staff finds that the request for Preliminary P.U.D. for Amigos at
Shields Street exceeds the minimum required point score on the Auto
Related and Roadside Commercial Point Chart. The All Development
Criteria have been satisfied except as noted by conditions of
approval. It has been demonstrated that the request is compatible
with the surrounding area. Staff, therefore, recommends approval
of Amigos at Shields Street Preliminary P.U.D., #47-90A, subject to
the following conditions:
1. At the time of consideration of the Final P.U.D., street
trees along Shields Street shall be provided in
accordance with the policies of the City Forester, unless
it can be demonstrated to the satisfaction of the City
Forester that such trees cannot be provided due to the
physical constraints caused by the City of Fort Collins
Choices 195 Capital Improvement Project.
2. At the time of consideration of the Final P.U.D., Staff
will review and evaluate the free-standing monument sign
for setback, proportionality, scale, materials of the
pedestal, and relationship with street trees.
3. At the time of consideration of the Final P.U.D., the
Site Plan shall contain the following language: "As a
condition of approval of this P.U.D., there shall be no
painted window signs, or other temporary window signage
allowed. As per the Sign Code, Section 29-601, temporary
banners and pennants may be allowed.,,
4. At the time of consideration of the Final P.U.D., the
shared right-in/right-out access must be affirmed in the
form of a written agreement, along with the necessary
access easements, between Amigos and Campus West Shops to
the satisfaction of the Transportation Division.
5. At the time of consideration of the Final P.U.D., the
design of the shared right-in/right-out access must
conform to the selected design criteria of the Choices
195 Capital Improvement Project.
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