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HomeMy WebLinkAboutAMIGOS AT SHIELDS PRELIMINARY PUD 9.28.1992 P AND Z BOARD HEARING - 47 90A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 1 1 MEETING DATE 9/28/92 STAFF Ted Shepard 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: The Preliminary P.U.D. scores 52% on the Auto Related and Roadside Commercial Point Chart the 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, two conditions of approval relating to signage, and two conditions of approval addressing the issue of consolidating the curb cut on Shields with Campus West Shops and restricting this curb cut to a right-in/right-out only. At this time, there is no formal written agreement with Campus West Shops to participate in such a joint access. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT ,.7im 3 n I Y'= d" \ I. III .n.e.=—t I I i m 12 I I I I raaoo Bare wewwn � •••�••••� GENERAL ROTES SKMOE VJCNTY MAP LAM USE BREAKWWN rora mses w/c rw mroromm ws.� �wor��n m a sua MrmcvaaAl m/ lap IDf41'IEV6d 9!A® ABegEVIAMW Q3 A T SHIELDS P.U.D. swg`­7,_/ PLANT KEY TREE ORNIMENTAL TREE PLANT KEY _ = EVERGREEN TREE 4 5HRUes GROUND COVER i L NT NOTES t All plain apter lots shell be In d Corddnw Nth AAM fpec Hk.tioneNin a., and ce d.. a i All turf af far shall Irrigated with an auLoentic pap-ap irrigation system Trees and shrub beds shall be irrl9oted wll.. drip .,.tea a All trees to be balled A burl----d. {, nil shrub beds except those noted on the plan to bml e lc had with Pete peelings 0' average depth. nil ether enrub bees to be wlched wit. " Inch cobble on we ewr I.r fear lc. a Eagl ng betwen or... and shrub beds shall be I.,. v + •eel feI loci site tap of .ad. a Parking lot Island..131 be c wee a minlmlm FFF of eight (5) inches so ten (10) feet of width. yr 7. Sod area. is be planted .;tn a faccuse lane. Fyrr• I curare .hoe. or as disturbed during c mtructlan to O he re-ee.....nn f... bl.ne of Sweats Brem.-astern S In otgross-Crested .Teotgrese. Cr tweed straw,t 2, 000 =r lbs. /a , to be spot I'd o welch to the re -seeded area. a A trap permit mf.t by obtained rr ow the City Fero ter o. for. any tr am ubs m notes on tole IIpl aan 0nor t bf-wp'yn ted. pr once err reuu..a an In. pee llc a Additional eaten of shrub huge, plowIlnq 7P.c lfi[o tns, and olio pl.ntlna [retaliation rrwuon meet be pr a.ldea by the kand.cap. Armrt..t priorto construction. i Minw changes In ePec law and plmt locations- my be had during done lr ucl ion of reau lrad by it. anal tl one. overall dijiortlty and duality to be con.I.tent eIth approved Poo aide.. Q, All t.nd¢aaing east be Installed ar --cured with n i«evocahb btto of credit. per formncu band. ar aunl far 125X of the valuation of the metarlaleprlar to laeudnco of a [ertiflaale of occupancy. ffi All I....cap Inge Incl Udinq that In the street rlgnt-of-wy, will be niI ntaln.d by the property owner. v� `lig�s SHIELDS P.U.D. PRELIMINARY LANDSCAPE PLAN Commui � Planning and Environmental Transportation Division City of Fort Collins MEMORANDUM DATE: January 4,1980 TO: Ted Shepard, City Planner FROM: Eric L. Bracke, Transportation Planner II SUBJECT: AMIGO'S ON S. SHIELDS vices The question of access to the proposed Amigo's Restaurant has been an issue since the project came in for conceptual review. The two principal concerns from the Transportation Division staff is the placement of the right-in/right-out on South Shields Street and its relationship to the "Choices 95" project, and the existing full movement access located directly north of the project on the Campus West property. Since we have not been able to resolve any of these issues as of this date, Transportation Division is willing to support a preliminary approval of the Amigo's project under the following condition: The Amigo's project be granted preliminary approval with the condition that the shared right-in/right-out access issue be resolved to the satisfaction of the Transportation Division, between the adjacent property owners before Final Plans are approved. The right-in/right-out access be constructed to meet the selected design criteria of the "Choices 95" project. Please contact me at x6608 if you should have any questions concerning this issue. 235 Mathews • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6608 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, which is permitted use for the 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. Amigos at Shields PUD - Preliminary, #47-90A September 28, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background• 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. 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. Amigos at Shields PUD - Preliminary, #47-90A September 28, 1992 P & Z Meeting Page 3 3. Neighborhood Compatibility: A neighborhood information meeting was held on September 10, 1992. The minutes to this meeting are attached. The primary issues 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. In response to this concern, the City Transportation Division will require that the design and agreement regarding the joint, right- in/right-out only curb cut between Amigos and Campus West Shops be resolved by the time of Final P.U.D. approval. B. 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. Amigos at Shields PUD - Preliminary, #47-90A September 28, 1992 P & Z Meeting Page 4 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 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, the Shields Street store will feature a cream colored, synthetic stucco exterior with a curved, sloping solarium on the east. A sloping clay tile roof 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 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. Amigos at Shields PUD - Preliminary, #47-90A September 28, 1992 P & Z Meeting Page 5 C. Signage 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. The proposed freestanding ground sign is located along Shields Street. It consists of three elements. First, the top cabinet is similar to the cabinet at Riverside and Lemay and features a rounded top. The middle element is a three -line readerboard. The top track of the readerboard will contain permanent copy "DRIVE- THRU". The second two tracks will feature changeable copy in six inch high letters. The third element is the pedestal which is treated with cream colored synthetic stucco to match the building. The height of the base is three feet giving the sign an overall height of 10 feet. Staff is concerned about the overall height of 10 feet in that it exceeds the height of the solarium, and equals the height of the beginning of the clay tile roof. The concern is that a 10 foot high sign, that equals a predominant roof line, is out of proportion and scale with a building that reaches an overall height of only 21 feet. Staff is concerned that the goal of visual integrity is diluted by a sign of such height and that it competes with the architectural design of the building and character of the site. Due to the concern for proportionality, scale, and visual integrity, Staff recommends the following condition: At the time of consideration of the Final P.U.D., the overall height (including base, readerboard, and cabinet) of the free- standing ground sign be reduced to eight feet. 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. Amigos at Shields PUD - Preliminary, #47-90A September 28, 1992 P & Z Meeting Page 6 In two recent P.U.D. Is (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.): 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: As stated previously, Staff has a fundamental concern regarding the vehicular access to this P.U.D. The placement of a right-in/right- out curb cut (Amigos) adjacent to a full turning curb cut (Campus West Shops) is not acceptable. The Transportation Division has worked with the applicant, the traffic engineering consultant, and the owner of Campus West Shops to find a solution to the problem. According to the Transportation Division, the acceptable solution is to combine the curb cuts of Amigos and Campus West Shops into one, right-in/right-out curb cut located approximately on the shared property line. The location is specified by the need of delivery trucks to gain access to the alley serving the rear (south) of the Campus West Shops. Such a curb cut would allow cross vehicular access between the two sites and remove the left turns into the site which currently interfere with the stacking for left turns from northbound Shields to westbound Elizabeth. The impediment to indicating the joint, restricted curb cut on the Preliminary P.U.D. is that the City of Fort Collins Engineering Department has not yet selected the final design option of the Choices 195 Capital Improvement Project which affects the Shields Amigos at Shields PUD - Preliminary, #47-90A September 28, 1992 P & Z Meeting Page 7 Street frontage. Although Campus West Shops has agreed in principal to participate in a future, joint, restricted curb cut, they are reluctant to enter into a formal written agreement without the benefit of knowing the full impact of the Choices 195 project. 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 design of the shared right-in/right-out access must be resolved and affirmed in the form of a written agreement 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. Unless these two conditions of approval are satisfied at the time of Final, the project is not feasible from a traffic engineering standpoint. 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 on the City Forester, unless it can be demonstrated to the satisfaction of the City Forester that such trees cannot be provided due to the Amigos at Shields PUD - Preliminary, #47-90A September 28, 1992 P & Z Meeting Page 8 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., the overall height of the free-standing ground sign be reduced in height to eight feet. 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 design of the shared right-in/right-out access must be resolved and affirmed in the form of a written agreement 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. ORF.Ti.`1�=IIamWUs19