HomeMy WebLinkAboutFOOTHILLS PARKWAY PUD - PRELIMINARY - 36-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (2)ITEM NO. 6
MEETING DATE
6f! S k
STAFF Ted %92-g a
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Foothills Parkway P.U.D., Preliminary - #36-89
APPLICANT: Round the Corner Restaurants, Inc.
c/o Edward G. Zdenek Architects
223 Linden Street, Suite 105
Fort Collins, CO. 80524
OWNER: Steele's Market
309 West Mountain Avenue
Fort Collins, CO. 80521
PROJECT DESCRIPTION:
This is a request for a Preliminary P.U.D. and subdivision plat for a 2,780
square foot auto tune-up and lubrication shop (Econo Lube), and a 770 square
foot drive-in restaurant (Good Times). The site measures .99 acre and is
located at the northwest corner of South College Avenue and Foothills Park-
way, directly in front of the South Steele's Market. The parcel is zoned H-B,
Highway Business.
RECOMMENDATION: Approval With Conditions
EXECUTIVE SUMMARY:
The two buildings have been evaluated against the criteria of the Auto
Related and Roadside Commercial point chart. The score of 63% exceeds the
minimum required score of 50%. The existing frontage road in front of the
subject property would be re-routed to the west. This shifts the intersection
of the frontage road and Foothills Parkway further west and relieves the
congestion of the current situation. A new curb cut on Steele's east property
line and the new frontage road allows circulation into the Steele's parking lot
and the opportunity for shared parking. A right -in only, access point would be
allowed off Foothills Parkway onto the existing frontage road. The two
buildings would be constructed of an exterior material to match Steele's
Market in order to promote a unified center. The Good Times building will
feature a unique sloped roof to screen mechanical equipment and provide a
form of identification. Outdoor seating is provided. The project is in
conformance with the approved South College Access Control Plan.
There are two conditions of approval relating to the effectiveness of screening
the menu board from Foothills Parkway, and the final plat indicating recipro-
cal cross -access easements for the re -aligned frontage road.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Foothills Parkway AD., Preliminary - #36-89A
November 20, 1989 P & Z Meeting
Page 2
COMMENTS
Background:
The surrounding zoning and land uses are as follows:
N: H-B; Dellenbach Chevrolet
S: H-B; Colorado National Bank
E: H-B; Goodyear Auto Service Center
W: H-B; Steele's Market
The site is legally described as Lot 2 of the Mourning Subdivision which was
platted in 1973. No development has occurred on this parcel. The property
is considered part of the Steele's Market development.
2. Land Use:
As a repair facility and a drive-in restaurant, the project was evaluated as an
Auto Related and Roadside Commercial use. The proposal achieves a score of
63% on the point chart which exceeds the 50% required minimum. Points
were awarded for being located other than at the intersection of two arterial
streets, being contiguous to and functionally a part of the Steele's Center,
gaining primary access from a non -arterial street, and having direct vehicular
and pedestrian access between on -site parking areas and adjacent, existing or
future off -site parking areas which contain more than 10 spaces. Finally,
points were earned for the site having contiguity to existing urban develop-
ment.
3. Neighborhood Compatibility:
No neighborhood meeting was held as the Foothills Parkway P.U.D. is consid-
ered compatible with other existing uses on the "South College Avenue Corri-
dor."
4. Design
The Good Times restaurant is a drive-in facility with an interior order
counter for pedestrian customers. There is no table service has been elimi-
nated. There are two drive lanes, two menu boards and two pick-up windows.
The southerly drive is the primary order lane with the northerly drive acting
as an overflow lane during peak times. In case there is no passenger, an
employee will deliver the order directly to the driver in the northerly lane.
The Econo Lube is a combination tune-up, lubrication, and oil change facility.
There are three drive through bays for oil and lube service and three regular
bays for tune-ups.
The primary design element of the P.U.D. is the re-routing of the existing
frontage road as it intersects with Foothills Parkway. Currently, the frontage
Foothills Parkway POD., Preliminary - #36-89A
November 20, 1989 P & Z Meeting
Page 3
road parallels College Avenue from Swallow Road on the north to Foothills
Parkway on the south. Beginning at point equally dividing the Ecno Lube
and Good Times, it is now proposed that the road turn west for a distance of
180 feet and then south to a new intersection with Foothills Parkway. The
old intersection would be reduced to 14 feet in width and limited to right -in
turns only. The old portion of the frontage road would be vacated and the
new portion dedicated as a private access easement.
The landscaping objective is to plant deciduous street trees around the
perimeter of the site with the exception of coniferous trees to screen the
restaurant's menu board and southerly drive lane along Foothills Parkway. The
two buildings will use similar exterior materials as that of the Steele's Market.
The objective is to promote a planned center with Steele's as the anchor and
the two new uses as pad sites.
The one exception to the architectural balance of the center is the sloped roof
of the Good Times restaurant. This roof has a unique shape for two pur-
poses. First, with only 770 square feet of floor area, it is difficult to screen
the necessary rooftop mechanical equipment. Second, the roof becomes an
identifiable characteristic much as other restaurants use a mansard design.
The site features an outdoor seating area located along the frontage road with
a sidewalk connection to the restaurant. This area is landscaped to promote a
pleasing outdoor environment.
There would be three freestanding monument signs. One would be a Steele's
Center identification sign. The project I.D. sign is proposed to measure 22
feet in height and be located along Foothills Parkway behind the Good Times.
Two signs would be provided for the tenants. These individual signs would
be mounted on 3 foot high pedestals made of similar materials as the building
exterior. The sign cabinets would measure 5.5 feet in height by 8 feet in
length for a total of 44 square feet per face. Both signs would be double
faced and internally illuminated. In addition, each building would feature
wall signage.
Staff is concerned about the size and screening of the menu board from
Foothills Parkway. Menu boards are considered signage and the location on
Foothills Parkway represents two freestanding signs along one frontage. The
Sign Code only allows one sign per frontage per platted lot. In order to
allow a menu board as the second freestanding sign along Foothills Parkway,
the sign must be screened from view from the public right-of-way. Also, the
square footage of the menu board must not so large that, when combined with
the Steele's identification sign, total signage area does not exceed the 215
square feet allowed by the Sign Code.
Since the amount of screening is critical, and the dimensions and schematic
drawings are not yet available, Staff recommends the following condition be
added to the preliminary approval:
The amount of screen material in the area of the menu board and along
Foothills Parkway shall be increased so that the menu board is not visible
from the street. The screen material may consist of berming and landscaping.
Foothills Parkway P.O.D., Preliminary - #36-89A
November 20, 1989 P & Z Meeting
Page 4
Parking on the site is minimal due to the drive-in nature of each use. Any
overflow parking would be allowed to spill over onto the Steele's lot. A
letter from Steele's Market that confirms the shared parking arrangement is
enclosed.
A 5 foot wide sidewalk will be constructed on the west side of the frontage
road, and in front of the Good Times to provide pedestrian access through
the site.
4. Transportation:
The proposal to re-route the two-way frontage road traffic to the west is
supported by the City's Traffic Engineering Staff as a means to minimize the
current problems at the Foothills/frontage road/College Avenue intersection.
Presently, the proximity of the frontage road intersection to College Avenue
and the illegal u-turns around the median create congestion. Therefore, the
vacation of the frontage road at this location provides a public benefit.
The new private road will be a dedicated access easement and be 28 feet
wide. Parking will not be allowed on this private street. The private street
will feature vertical, concrete curb and gutter to establish a similar feel to a
public street.
There will continue to be right -in turns off Foothills Parkway onto the
re -aligned frontage road. This turn lane will be reduced to 14 feet in width
and will be designed to discourage southbound exits.
A new curb cut along the east property line of Steele's Market would connect
the Steele's parking lot with the new private street and the parking lot of
proposed P.U.D. Steele's easterly curb cut on Foothills Parkway will be
abandoned in favor of the new, internal access from the re -aligned frontage
road.
Recommendation:
Staff finds the request for Preliminary P.U.D. for Foothills Parkway exceeds
the minimum required score on the Auto Related and Roadside Commercial
point chart. Also, the project meets the all development criteria of the Land
Development Guidance System. Staff, therefore, recommends approval subject
to the following conditions:
1. The final plat shall indicate reciprocal cross -access easements for the
re -aligned frontage road and the right -in curb cut on Foothills Parkway.
2. The amount of screen material in the area of the menu board and along
Foothills Parkway shall be increased so that the menu board is not visible
from the street. The screen material may consist of berming and lands-
caping.
Develo&ent Services
Planning
MEMORANDUM
TO: Planning and Zoning Board
FROM: Ted Shepard, Project Planner
RE: Foothills Parkway P.U.D., Condition of Approval for Shared Parking
DATE: November 20, 1989
Upon advisement from City Attorney, the Planning Staff recommends a third condi-
tion of approval be added to the Foothills Parkway Preliminary P.U.D. The pur-
pose of the condition is to establish a more legally sound commitment to guarantee
the shared access to the eight parking stalls located in the Steele's Market parking
lot.
• The parking to be shared consists of eight spaces immediately west of the Good
Times restaurant. Unlike the letter from Russ Kates, representing Steele's Market,
these eight spaces are not in the northeast corner but rather in the southeast corner
of the parking lot. It is Staff's position that these eight spaces are more likely to
be shared than those on the north of the drive aisle.
•
Staff recommends that this condition read as follows:
At the time of Final P.U.D., the applicant shall provide a legal instrument, suitable
for recording, designating the eight parking spaces immediately west of the Good
Times restaurant as "shared parking." Such agreement shall be in the form of a
non-exclusive parking easement executed by all the pertinent parties.
300 LaPorte Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (303) 221-6750
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STEELE'S MARKET
200 WEST FOOTHILLS PARKWAY
FORT COLLINS, CO 80525
October 17, 1989
Mr. Ted Shephard
City of Fort Collins
Planning Department
300 LaPorte Avenue
Fort Collins, CO 80521
Dear Mr. Shephard:
OCT 2Ono D
i
Steele's Market is aware of the proposed Foothills Parkway P.U.D.
and have reviewed the most recent site plan with the architect.
It is apparent to us that from time to time a spill over of cars
from the drive-in restaurant and/or the quick lube shop will
occur.
In sight of this overflow we hereby grant permission for the use
of our northeasterly six (6) parking spaces to accomodate any
excess parking the proposed Foothills Parkway P.U.D. project may
need.
Sincerely,
STEELE'S MARKET
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Russ kates
Corporate Secretary
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CATES/egz
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PLANNING OBJECTIVES
Foothills Parkway P.U.D.
Master Plan and Preliminary P.U.D. Plan
July 5, 1989
Development of two (2) lots at the intersection of two major streets
(College Avenue and Foothills Parkway) is a ditticult task. The project is
being considered as a Master Plan that includes the existing Steeles Supermarket
to the west. Adjacent to the PUD are Colorado National Bank to the south,
Dellenbach Chevrolet to the north, and Good Year Tire Store to the east.
Important issues in the design of this project are:
Transportation
Architectural Compatibility
Landscape Continuity
Transportation solutions have been addressed in a trattic study prepared by
Matt Delich. Included are an additional right in, right out access to College
Avenue directly north of the PUD, a design in conformance with the south Fort
Collins access plan. The trontage road to the east of the project will be aban-
doned along With a portion of the right of way and replaced with private drives
on the north and west of the project, providing easier, sater access to adjacent
properties. In conjunction with this project the adjacent land owners have been
approached and are negotiating additional access to Swallow Drive to the north
of the project, turther improving circulation in the immediate area.
Architectural compatibility is a ditticult issue since both users of the
plan have unique architectural expressions as part of their marketing approach.
We have coordinated the colors and textures of the buildings with those of
Steeles Market. The unique shape of Good Times will be sheathed in 'drivit',
the same color and material that exists on Steeles while the upper portion of
the building will be colored similarly. Econo Lube and Tune will use similar
materials and textures. A common outdoor dining area will be provided between
the two buildings and be used as a landscaped element that is intended to tie
two buildings together at a pedestrian level.
Landscaping is an important issue in any commercial development and espe-
cially this one. The design of the site must incorporate strong continuity with
adjacent landscaping while borrowing parking and service areas and allowing
identitication of the communicable uses and visibility consistant with satety
for both pedestrians and vehicles. We have continued the regularly spaced
street trees with trees of similar genus. The internal landscaping has been
selected to screen unsightly areas (relocated pine trees located on the west of
the building adjacent to the trash area) while providing an environment of
changing color and texture throughout the growing season.
FOOTHILLS/submit
0
We would estimate the peak shitt employees t
use contlicts are being mitigated by a combined
system. The energy consumption on the proposed
minimized by use of glass doors to service bays
and a radiant heating system that will maintain
while providing comfort for employees working on
Food Restaurant is small enough that the kitchen
of the heating requirement for the facility.
o number twelve (12). The land
vehicular and pedestrian access
Econo Lube facility is being
to promote solar gain in winter,
a lower ambient temperature
vehicles. The Good Times Fast
equipment provided the majority
The applicable land use policies that the project meets are as follows:
3a. Promote maximum utilization of land within City
3b. Alternative transportation modes
14. Urban development standards
20. Understandable interrelationships
21. Primary access to College Avenue
22. Continuous development
24. Phased utilities
25. Directed growth
26. Available existing services
29. Services direct development
50. Mass transit used as a tool
FOOTHILLSI/submit
•
ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion oopiicabte7
Will the criterion
be satrstied'r
If no, please explain
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,e F.�
Yes No
NEIGHBORHOOD COMPATABILITY
1 Social Compatability
X
2. Neighborhood Character
3 Land Use Conflicts
4 Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
7 Utility Capacity
8 Design Standards
9 Emergency Access
10 Security Lighting
11 Water Hazards
RESOURCE PROTECTION
12 Soils & Slope Hazard
X
13 Significant Vegetation
x
14. Wildlife Habitat
X
15 Historical Landmark
16 Mineral Deposit
17 Eco-Sensitive Areas
18 Agricultural Lands
ENVIRONMENTAL STANDARDS
19 Air Quality
x
X
20 Water Quality
21. Noise
22. Glare & Heat
23. Vibrations
24 Exterior Lighting
25. Sewoges & Wastes
SITE DESIGN
26 Community Organization
X
X
27 Site Organization
X
X
28 Natural Feotures
29 Energy Conservation
30 Shadows
31 Solar Access
32 Privacy
X
33 Open Space Arrangement
34. Building Height
35 Vehicular Movement
X
X
36 Vehicular Design
X
X
37 Parking
38 Active Recreational Areas
39 Private Outdoor Areas
40 Pedestrian Convenience
X
X
41 Pedestrian Conflicts
x
42 Landscaping/Open Areas
43 Landscaping/Buildings
X
X
44 Landscaping/Screening
X
X
45 Public Access
4,t, S,anS
FOOTHILLS PAAwAY oRE41 m 1Nt4R Y p*-
Auto- Related and
ACTIVITY
Roadside Commercia
DEFINITION
I.
Those retail and wholesale commercial activities which are generally con-
sidered and typically found along highways and arterial streets. Uses
include: free standing department stores; auction rooms; automobile service
stations, repair facilities, car washes; boat, car, trailer, motorcycle
showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries;
warehouses and storage; repair or rental of any article; exterminating
shops; drive-in restaurants; adult book stores; eating places with adult
amusement or entertainment; 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 develop-
ment plan.
Yes No NA
1. Does the project gain its primary ❑
vehicular access from a street other
than South College Avenue?
2. Are all repair, painting and body work
activities, including storage of refuse
and vehicular parts, planned to take
place within an enclosed structure?
3. If the project contains any uses intended Elto provide adult amusement or entertainment,
El 0
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?
continued
-19-
L]
I •
III
17
Yes No
4. DOES THE PROJECT EARN AT LEAST 50% OF THE
MAXIMUM POINTS AS CALCULATED ON "POINT CHART D" ® ❑
FOR THE FOLLOWING CRITERIA?
a. Is the activity located other than at the intersection of two arte-
rial 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 recreation)?
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 build-
ings, 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 archi-
tecture, or is of cultural significance, does the project fulfill
the following criteria.
i. Prevent creation of influences adverse to its preservation;
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 improvement in
an appropriate manner while respecting the integrity of the
neighborhood.
—20—
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FoOrH144s PARKWAY f RG4_1N1NAR Y
AUTO -RELATED AND
ROADSIDE COMMERCIAL
POINT CHART D
For All Critera
Applicable Criteria Only
Criterion
Is The
Criterion
Applicable
Yes No
II ul IV
Circle
The
Correct
Score
Yes VW' No
Multiplier
Points
Earned
1x11
Maximum
Applicable
Points
a, Notattwo arterials
X
X
(21
0
2
4
b. Part of planned center
X
X
2
10
3
6
c. On non -arterial
X
X
2
0
4
8
8
d. Two acres or more
X
X I
2
'nl
3
0
6
e. Mixed -use
X
X
2
no
3
Q
6
f, Joint parking
}(
1
2
3
g, Energy conservation
X
1
2
0
4
8
h. Contiguity
X
X
0
5
10
10
i. Historic preservation
1
2
0
2
J.
1
1
1
2.01
k,
112101
1.
1
2
0
VW —Very Wel I Done Totals 31
V VI
Percentage Earned of Maximum Applicable Points VNI =Vll (0 3 %
Vil
—21—
GOOD TIMES DRIVE THRU BURGERS
ECONO LUBE
SITE ACCESS STUDY
FOPT COLLINS, COLORADO
APRIL 1989
Prepared for:
Good Times Drive Thr•u Burgers
2121 30 th Street
Boulder, CO 80301
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, Colorado 80538
Phone 303-669-2061
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EXECUTIVE SUMMARY
Restaurant and auto lube uses have been proposed in the
northwest corner of the College/Foothills intersection in
Fort Collins, Colorado. This site access study involved the
steps of trip generation, trip distribution, trip assignment,
capacity analysis, traffic signal warrant analysis, signal
progression analysis, and accident analysis.
This study Assessed the impacts of a fast food
restaurant and an auto lube located on the northwest corner
of the College/Foothills intersection in the short range
(1991) and long range (2010) street system in the immediate
vicinity. As a result of this analysis, the following is
concluded:
- The proposed uses are feasible from a traffic
engineering standpoint. At full development as proposed,
approximately 1100 trip ends will be generated at this site
daily.
- Current operation at the signalized College/Foothills
intersection and the stop sign controlled Foothills/frontage
road intersection is acceptable. Occasionally, the no U-turn
regulation on Foothills Parkway is violated by vehicles
exiting to Foothills Parkway westbound, then turning around
the median to go eastbound.
- In the short range future, the signalized College/
Foothills intersection operates acceptably with the existing
geometrics and phasing. The Foothills/frontage road and
Foothills./access intersections operate acceptably. In the
short range future, the frontage road can continue to operate
as a right-in/right-out at Foothills Parkway. The east
Access to the Steele-s Market parking lot should be closed
with alternative access provided via the driveway to this
si te.
- In the long range future, the College/Foothills
intersection will operate acceptably during the peak hours.
All accesses to the site from Foothills Parkway and the
frontage road will operate acceptably. The existing frontage
road intersection with Foothills Parkway should be changed to
a right -in only. The majority of frontage road traffic
should use an alternative route to the north and west of the
site. This concept has been agreed upon by the property
oviners/deve 1 opers in this area.
- With the recommended control and geometrics., the
accident rate should be at an acceptable level for typical
urban conditions.
- The long range accesses shovin in this report are in
conformance with the South College Avenue Access Control
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Plan. This should facilitate implementation of the access
plan in this area.
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