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HomeMy WebLinkAboutAMIGOS AT SHIELDS PRELIMINARY PUD - 47 90A - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWCommur='v Planning and Environmental '--rvices Planning-_partment City of Fort Collins July 7, 1992 Mr. Michael Henninger Amigos Growth Management Corporation c/o Vaught -Frye Architects 1113 Stoney Hill Drive - Fort Collins, CO 80525 Dear Mr. Henninger: For your information, attached is a copy of the Staff's comments concerning Amigos Drive-Thru Restaurant at Shields, presented before the Conceptual Review Team on July 6, 1992. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please -feel free to call me at 221-6750. Sincerely, Ted Shepard Senior Planner - TS/gjt _ Attachment cc: Tom Peterson, Planning Director Kerrie Ashbeck, Civil Engineer Transportation Department Project Planner File 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 805221-0580 • (303) 221-6750 CONCEPTUAL REVIEW STAFF COMMENTS MEETING DATE: July 6, 1992 ITEM: Amigos Drive-Thru Restaurant at Shields APPLICANT: Mr. Michael Henninger, Amigos Growth Management Corporation, 2546 S. 48th, #61 P.O. Box 6189, Lincoln, NE. 68506. Represented by Mr. Frank Vaught, Vaught -Frye Architects and Planners, 1113 Stoney Hill Drive, Fort Collins, CO. 80525. LAND USE DATA: Request for a 2,610 square foot drive-thru restaurant on .59 acre at 1015 South Shields. The site is currently a Texaco service station. The curb cut on Shields is now consolidated with Campus West Shops. The zoning is B-L, Limited Business. COMMENTS: 1. -The Light and Power Department will assess normal development charges and site charges. A Commercial One (C-1) Form must be completed by the electrical contractor to determine entrance capacity. Power will likely be brought in from the northwest. The existing overhead line will be replaced by underground conduit for which an easement must be granted. The transformer location should be coordinated with Light and Power. It must be accessible from one side by minimum clearances which may be in the form of a gate. The transformer should be screened from view on three sides by landscaping or an enclosure. It should not be located along Shields. 2. The existing water and sewer services for Texaco may be used - for Amigos. If a larger service is needed, the old service_ must be abandoned back to the main. A grease trap must be installed on the sanitary sewer line, outside the building, in a concrete vault. The Water and Sewer Department has a specification on the grease trap, if necessary. 3. The nearest fire hydrant is located in .front of Columbine Cablevision. This hydrant must be within a minimum of 400 feet in order to serve the property. If not, a hydrant may have to be installed on the site.. 4. The removal of the underground gasoline storage tanks will require a permit from the Poudre Fire Authority. There have not been any reports of leakage in this location. The applicant is advised to conduct an environmental audit for protection. 5. The site is zoned B-L, Limited Business, which allows standard and fast food restaurants. This zone does not allow the drive-thru component. Therefore, the request must be considered as a Planned Unit Development.. 6. The site is eligible for one, free-standing ground sign. A menu board for the drive-thru is Considered a free-standing sign. If two free-standing signs are requested, the second sign_(menu board) is only permitted by a variance from the Zoning Board of Appeals. Care should be taken so that the menu board is screened from adjacent properties. Please contact Dan Coldiron for details on the submittal to the Z.B.A; for a variance request. 7. The site is located in the Spring Creek Drainage Basin with fees of $1,610 per developed acre. It is believed that the front half of the site drains to Shields, and the back half drains to the northwest corner. Storm flows on the back half must cross a portion of John the 23rd property in order to reach the culvert. This must take place within an easement granted by the property owner. During the approval process for the Texaco, Enlargement of a Building Containing a Non - Conforming Use, this easement was not granted. 8. Onsite detention is required for only the new impervious surface area created. It is preferred that the detention occur on the rear of the property. 9. Please be advised that there is a recurring problem with standing water along the west property line. This is the area of the alley that is used by trucks to serve the Campus West Shops. Since the alley is used by trucks, a raised curb will not be a viable solution. There is also an electrical switch cabinet and transformer in this area. The issue of the standing water should be resolved. Please contact Kathy Nicol, Property Manager, 493-2782, to coordinate a solution to the problem. _ 10. A standard Drainage Report, Drainage and Grading Plan, and Erosion Control Plan will be required. 11. The consolidated curb cut with Campus West Shops is an improvement over the previous concept plan. A final Traffic Impact Analysis will be required. There may be a problem with two-way traffic in the Campus West Shops parking lot at the joint curb cut. Cars exiting Campus West may experience delays due to conflicts with right-in/right-out movements for Amigos. 12. Additional bicycle parking is encouraged. Please investigate adding more bike racks. 13. Please coordinate with Mark Sears, Project Engineer for the Choices 195 capital construction project. The final design of this project has not been selected yet. Final design may include a bus pullout just south of the drive-thru exit lane. 14. A plat was prepared by Stewart and Associates for the Texaco Enlargement project but was not filed. Please be sure that the plat dedicates 50 feet for the west half of Shields Street. 151. A standard set of utility plans will be required. ._A Development Agreement will be required. The project will be assessed a Street Oversizing Fee of $14,005 per acre. 16. The Engineering Department is concerned about the j-oint curb cut. While Amigos is limited to right -in and right -out, the Campus West traffic will allow southbound exits which may -- conflict with the right -in movement. Cars exiting both projects may cause stacking back onto both properties: Left exits must discouraged through good design since there will not be a median in Shields. The Traffic Impact Analysis should investigate this situation. 17. Please coordinate with Campus West on the removal of the northbound Shields left turn into the joint curb cut. The joint curb cut should belegally described in a cross -access easement that is'recorded with the County. 18. Staff applauds the saving of the mature hedge and existing trees on the south property line. 19. The parking lot and drive area should be treated with a minimum of *6% interior landscaping. The street trees on Shields should be of the same species. 20. The applicant should be advised that there is probably not enough room on the site for both a child playground and the outdoor dining patio. A child playground is inappropriate at this location. 21. On June 24, 1991, the Staff reviewed a concept plan for a larger Amigos on this site. During that review, Staff made a comment regarding obtaining points for being "... contiguous to and functionally a part of a neighborhood or community regional shopping center..." Staff applauds the combining of curb cuts and the indication of off -site landscaping to unify and improve the Shields streetscape. Every effort to cohesively unify these two projects would help promote the objective behind the granting of the points. At the time of Final, these off -site improvements should be acknowledged in writing: 22. Staff remains concerned about the overall appearance and quality of the project. Comment number 21 from the June 24, 1991 Conceptual Review is .repeated here to emphasize this concern. "Please be aware that as a Planned Unit Development, the project will be held to a higher standard than that allowed under the "use by right" zoning. For example, Staff would look for total screening of rooftop mechanical equipment, total screening of the menu board from adjacent properties, building foundation shrubs along the drive-thru lane, a free-standing monument sign mounted on a pedestal of similar material as the building. The size, location, and character of the readerboard would be closely"reviewed,'-as would the use of exposed neon as an architectural feature. Landscaping, berming, and setbacks will be closely scrutinized to minimize the impact on the streetscape and the adjacent, residentially zoned property." 23. A neighborhood information meeting will be required. Our records indicate that a neighborhood meeting was scheduled to discuss the Texaco site on July 30, 1991.- This meeting was canceled at the request of Amigos. The cancellation notice indicated that a neighborhood meeting would be re -scheduled if the project is submitted for formal review. The area notification map is still part of the file and may be used to update the affected property owner list.