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HomeMy WebLinkAboutPINECONE PUD THE TOWER SHOPPES SONIC DRIVE IN PRELIMINARY - 60 91N - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 9/15/05 iiA STAFF Anne A sppn Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Pinecone P.U.D., The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) APPLICANT: David Lingle Aller-Lingle Architects, P.C. 712 Whaler's Way Fort Collins, CO 80525 OWNER: David and Susan Beard 35061 Cornerstone Way Windsor, CO 80550 PROJECT DESCRIPTION: The owner of the vacant property at 3518 S. Timberline Road requests to develop this .783 acre site into a Sonic restaurant with drive-in capability. The applicant proposes a 2498 square foot building with an outdoor patio area. The property is located on the north side of Horsetooth Rd, east of Timberline and west of Arctic Fox St in the NC — Neighborhood Commercial District. RECOMMENDATION: Staff recommends approval of the Pinecone P.U.D., The Tower Shoppes, Sonic Drive - In — Type II (#60-91 N). EXECUTIVE SUMMARY: Drive -In restaurants are newly permitted used in the NC — Neighborhood Commercial District. This request complies with the applicable General Development standards and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT Pinecone PUD, The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 10 Applications, and Section 2.4 - Project Development Plan located in Article 2 - Administration. B. The Pinecone P.U.D., The Tower Shoppes, Sonic Drive -In meets the site and building standards contained in Article 3 - General Development Standards. C. The Pinecone P.U.D., The Tower Shoppes, Sonic Drive -In meets the zone district standards located in Section 4.19 — Neighborhood Commercial District, contained in Article 4 — District Standards. RECOMMENDATION: Staff recommends approval of the Pinecone P.U.D., The Tower Shoppes, Sonic Drive - In — Type 11 (#60-91 N). ATTACHMENTS: Notes from the Neighborhood Meeting, held July 20, 2005. MMN _z Y FORT COLLINS SR HIGH m NC PL 0 X LL #60-91 N Pinecone PUD, The Tower Shoppes, N Sonic Drive-in PDP - Type 11 6/29/2005 1 inch equals 300 feet LOT 3 TOWER SHOPPES P.UD. (McDONALD'S) ❑ :I KU, ew.T. dea 1RIb+ [+la aeue 61 TM C= �rla+ IIC'emww CRASS" — MAW W CMAM CRC pp V WVICMGRW sces"mar MR cm — A IKomwairm QRMC LLMWM-17 MIAML ISO SONIC on O E. HORSETOOTH ROAD N SITE PLAN V . 2m,_m. 20 0 10 20 40 I I I I iL I LOT I TOWER SHOPPES P.UD. (UNDEVELOPED) i g %t I I I I I 1 I I ill � I I I I I I J I r I L, iL— I 1 � I I I I V 1K C= A-VZI --- 3 iTT ^ -- CORM PAM CANWr ,1 M�2T4D/1i PBIf DONmD L J I !U®. TAOLErL/C 1MR WI. 13 --------------- on _.. .. _.,. _--..v.Y.i ]. ,.. ....nv. �. City of Fort Collins Communi Planning and Environmental vices Current Planning NEIGHBORHOOD INFORMATION MEETING PROJECT: Pinecone P.U.D., The Tower Shoppes, Sonic Drive -In - Type II (#60-91N) DATE: Wednesday July 20, 2005 APPLICANT: Dave Lingle, Aller-Lingle Architects, P.C. CITY PLANNER: Anne Aspen The owner of the vacant property at 3518 S. Timberline Road requests to develop this .783 acre site into a Sonic restaurant with drive-in capability. The applicant proposes a 2498 square foot building with an outdoor patio area. The property is located on the north side of Horsetooth Rd, east of Timberline and west of Arctic Fox St in the NC - Neighborhood Commercial District. The meeting started at about 6:10 pm. QUESTIONS, CONCERNS, COMMENTS, RESPONSES 1. Question: Does the developer own the entire vacant area? Answer: Dave and Steve Beard, the owners, are buying the property for the restaurant from the WW Reynolds Company, who owns the rest of the land here. 2. Question: There is a significant issue with dust storms that sandblast the neighboring houses when winds hit the vacant dirt lots. Will there be any mitigation of those lots with the development of this one? Answer: (Anne Aspen): This developer is only responsible for the property that they are developing on. No mitigation of the other properties can be required. The fact that this project will be paving and adding lots of landscaping may buffer the neighbors somewhat from the dust off the other lots. The other lots may be developed in the near future too. Meanwhile, there is a nuisance hotline at the City (see http://fcgov.com/citymanager/nuisance.php) that can help you to resolve the current problem. (Dave Lingle): To address future blowing debris concerns, Sonic will install trash receptacles with long scoops at all vehicle exit points. 3. Question: Will there be a traffic signal at Arctic Fox? Answer: Based on the traffic study that was done for this project, a traffic signal at Arctic Fox is not warranted by this development. Depending on how the adjacent vacant parcel is developed, one could be warranted at that time. The meeting concluded at about 7:00. 281 North College Avenue 9 P.O. Box 580 • Fort Collins, CO 80522-0580 9 (970) 221-6750 • FAX (970) 416-2020 Pinecone PUD, The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 2 the standards of the NC — Neighborhood Commercial District. A Neighborhood Meeting was held on July 20, 2005. One neighbor attended. Notes from the meeting are attached. COMMENTS: Background: The surrounding zoning and land uses are as follows: N: NC — Vacant land (Pinecone P.U.D.) with MMN beyond including Fort Collins High School; W: NC — Existing commercial (McDonalds) with E beyond; S: E, RL — Existing residential; E NC — Vacant land (Pinecone P.U.D.) with MMN beyond. This site was originally a part of the Pinecone P.U.D. which included the Fort Collins High School, the Pinecone Apartments and the Dakota Ridge development. This site was "Pad A" in the business portion of the ODP, called The Tower Shoppes PUD. In July of 1994, the Tower Shoppes PUD was unanimously approved by the Planning and Zoning Board. The ODP was over 100 acres and had infrastructure in place to serve at least 20% of the ODP, so when the City transitioned from the LDGS system to the Land Use Code, the Tower Shoppes P.U.D. remained valid until January 17th, 2000. The ODP and the PUD expired on that date and this project is now subject to the review procedures spelled out in the Land Use Code. On November 18, 2004, the Planning and Zoning Board voted 4-2 in favor of a proposed text amendment to the N-C Zone District, allowing drive-in restaurants. Council upheld the Planning and Zoning District's decision as part of the Fall 2004 Land Use Code Update Process on December 21, 2004 with the condition that such projects would be'subject to design standards. Subsequently, design standards were presented to the Planning and Zoning Board in January and approved by Council in February 2005. The design standards added include canopy standards [Section 4.19 (E)(3)] and standards specific to drive-in restaurants [4.19 (E)(4)]. The lighting standards in Section 3.2.4 were modified to apply to all canopies in any zone district. These design standards are addressed in relation to this project in "3. Compliance with General Development Standards" below. Pinecone PUD, The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 3 2. Article 2 - Administration: This request complies with the applicable requirements of the LUC, specifically the procedural requirements located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development Applications, and Section 2.4 - Project Development Plan located in Article 2 - Administration. 3. Compliance with General Development Standards: The proposed project complies with the applicable general development standards contained in Division 3 of the Land Use Code as follows: A. Site Planning and Design Standards (Division 3.21 1) Landscaping and Tree Protection [Section 3.2.1]—The PDP provides full tree stocking on the street frontages and landscaping throughout the project. Landscape improvements are provided which meet the tree stocking requirements and species diversity. The proposed design will ensure significant canopy shading to reduce glare and heat build up, contribute to visual quality along the street and help to mitigate air quality impacts. 2) Landscape Standards a. Buffering between Incompatible Uses and Activities [Section 3.2.1 (E)]—Screening of Horsetooth has been accomplished by the creation of low walls and landscaping beds along _ Horsetooth. The employee parking area is also screened -from - - - the rest of the parking lot with low shrub landscaping. b. Landscape Treatment Areas [Section 3.2.1 (E)(2)]—Turf areas, foundation planting beds and parkway areas have been provided in accordance with standards. Along Horsetooth, the street trees exist and will be protected during construction. c. Parking Lot Perimeter Landscaping [Section 3.2.1 (E)(4)]— Along the approximately 200 foot east property line, five trees are proposed, grouped in the landscape areas, which meets the standard for one tree every 40 feet. There are existing trees west of the property line at McDonalds. Trees are maximized along the north property line. d. Parking Lot Interior Landscaping [Section 3.2.1 (E)(5)]—The proposal includes 2821 sf of interior parking lot landscaping, or 8.3%, which exceeds the minimum requirements. All islands Pinecone PUD, The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 4 have at least one tree proposed. All landscaping within 15 feet of curbcuts is low, juniper -type plant material. Landscape islands are designed to standards. e. Screening [Section 3.2.1 (E)(6)]—The garbage collection area is amply screened from Horsetooth and from restaurant goers by an enclosure wall, three pine trees and several low shrubs. 3) Access, Circulation and Parking a. C. Safety Considerations [Section 3.2.2 (C)(1)]—Pedestrians have been separated from vehicles to the maximum extent feasible in the proposed plan: the site was laid out with the building fronting on Horsetooth instead of in the middle of the site as in a traditional pad site in order to maximize interest on Horsetooth and provide connecting walkways and pedestrian access from the sidewalk system. A walkway connection is designed to connect with the McDonald's restaurant to the west. In addition, the applicant has provided two other pedestrian access ways that were not required by the code. One connects the street to the north property line, which can be used by employees who park in the northmost aisle and it can eventually connect with the high school. Connections to the east of the site with ramps are designed to connect to the future establishment(s) to the east. Another walkway, also not required, is provided for the safety of the carhops under the drive-in canopy. The latter is served by an enhanced crosswalk with special signage from the front door. Curbcuts and Ramps [Section 3.2.2 (C)(2)]—Curbcuts and ramps are provided at all points in and out of the site and between the handicap parking and front door. Site amenities [Section 3.2.2 (C)(3)] Many amenities have been added to the plan to encourage pedestrian and bicycle patronage, including a bike rack prominently located near the front door on Horsetooth and a canopied outdoor seating area surrounded by trees and attractive plantings. 4) Parking Lot Layout a. Circulation Routes [Section 3.2.2 (E)(1)]—The proposed circulation routes are clear and well-defined for vehicles, pedestrians and bicyclists. b. Traffic Control Devices [Section 3.2.2 (E)(2)]—Signage will be Pinecone PUD, The Tower Shoppes, Sonic Drive -In —Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 5 used to limit access to the one way drive aisle and to encourage safety at the carhop crossing. c. Landscaped Islands [Section 3.2.2 (E)(4)]—All entrances are flanked with landscaped islands, all parking bays are capped at the ends with landscape islands, and pedestrian refuge points are designed where needed. d. User needs [Section 3.2.2 (F)]—User needs have been anticipated. The northernmost and farthest parking bay will serve employees who park the longest. Employees can reach the front door by way of the north -south sidewalk on the east of the property. Patrons of the restaurant who drive-in are unlikely to get out of their cars and enter the restaurant but if they do, they can use the carhop circulation area and the enhanced crosswalk that leads to the front door. The eat -in patrons of the restaurant will park at the building and have easy and direct access to the front door of the building without crossing a drive aisle. Pedestrians and bicyclists can reach the building also without crossing a drive aisle from Horsetooth. e. Drive-in Facilities [Section 3.2.2 (H)]—Drive-in facilities are a permitted use in the NC District. As described above, careful site planning ensures that the drive-in feature is secondary to the restaurant and does not impact primary access and circulation patterns. The restaurant has both an indoor and outdoor dining area. f. Setbacks [Section 3.2.2 (J)]—Appropriate parking setbacks have been made in this project. The employee parking is accessed off of the future drive aisle to the north of the property. It is a part of the shared parking system that is - planned for the PUD. As a part of the purchase agreement between Sonic and W.W. Reynolds Co., Sonic was granted the right to provide up to ten parking spaces on the drive aisle to the north. 5) Parking a. Non-residential parking requirements [Section 3.2.2(K)(2)]— Fast food restaurants are permitted 15 spaces per 1000sf of building. With 2498sf, Sonic is permitted to have 37 spaces. They have provided 37 spaces including 2 handicap accessible spaces, per Section 3.2.2 (K)(5)(d). They have provided 5 bike parking spaces which exceeds the minimum standard. b. Parking stall dimensions [Section 3.2.2 (L)]—Parking stalls in Pinecone PUD, The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 6 the employee parking row at the far north of the property are in compliance with the standard parking stall with a 2 foot overhang of the landscape island per Section 3.2.2(L)(4). The drive aisle to the south of that is 20 feet in compliance with the code for a one-sided loading width. The ten covered drive-in bays on the north side of the canopy (the next row to the south) comply with the standard parking stall dimensions. The 9 covered drive-in bays on the south side of the canopy (the next row to the south) are in compliance with standard parking stall dimensions for 60 degree diagonal parking. The southern drive aisle is 24 feet, which is in compliance with the code for two- sided loading width. The spaces to the north of the building (the furthest south bay) are in compliance with standard parking stall dimensions for 60 degree diagonal parking. 6) Site Lighting [Section 3.2.4] a. Photometrics will be evaluated at the time of Final Compliance review to ensure conformity with the LUC standards. Site lighting will mostly be pole mounted with down -directional and sharp cutoff luminaires. The lighting proposed for the drive-in canopy and outdoor eating canopy is reflected uplighting. The luminaires feature full cut-off and directional lighting so glare is completely eliminated. The only light the eye could see is reflected from the underside of the canopy. Light pollution from the canopies is effectively none because the canopies are opaque and completely cover the luminaires. T 7) Trash and Recylables [Section 3.2.5] a. The proposed trash collection area has sufficient room for recyclable collection. The enclosure is designed to coordinate well with the building. B. Building and Project Compatibility (Division 3.51 1) Architectural Character [Section 3.5.1 (B)] a. Quoting from the applicant's statement of planning objectives, "Community Appearance and Design Principles and Policies have been a major influence in the design of this project... Sonic Drive-in is an organization with a recognizable image. However, Pinecone PUD, The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 7 the project has been designed to incorporate aspects of this image while still contributing to Fort Collins' distinct visual quality and uniqueness. Elements common to the restaurant have been balanced with elements from surrounding developments, particularly Fort Collins High School to achieve a site -specific design for the building." 2) Building Materials [Section 3.5.1 (E)] a. Building materials [Section 3.5.1 (E)]—Materials proposed are similar to materials used in the Fort Collins High School (brick and white painted metal frames) and to the McDonald's restaurant next door to the west (stucco). b. Windows [Sections 3.5.1 (E)(2) and (3)]—All windows have a sense of human scale. Some sit on top of the soldier course brick band, which gives the effect of a sill. Others are set into this soldier course or are subdivided with mullions to establish a sense of scale. Clear glass will be used throughout. c. Building Color [Section 3.5.1 (F)]—The brick called out on the elevations specifies that it is to match the color of the FCHS bricks. All other colors will coordinate with that color. Other colors proposed appear to blend with the McDonald's color scheme. d. Outdoor Storage Areas/Mechanical Equipment [Section 3.5.1 (1)]—The trash enclosure is 23 feet back from the right of way line. The entrance to the trash enclosure is 30 feet from the public sidewalk. The enclosure is tastefully designed to coordinate with the building. Three evergreen trees and other -- bushes and plants are proposed to screen the enclosure. 3) Mixed -Use, Institutional and Commercial Buildings [Section 3.5.3] a. Orientation to a Connecting Walkway [Section 3.5.3 (B)(1)]— The main entry facing Horsetooth is directly connected to the public sidewalk without a drive aisle crossing. The north entrance is also accessible to restaurant goers without a drive aisle crossing. b. Orientation to Build -to Lines for Streetfront Buildings [Section 3.5.3 (B)(2)]—The building does not align with the adjacent McDonald's restaurant; it sets an enhanced precedent. The applicant worked with staff to ensure that this project would be consistent with this standard of the Land Use Code. Though Pinecone PUD, The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 8 traditionally pad sites are laid out with the building in the center surrounded by parking, this pad site was modified to be in keeping with current standards of street fronting buildings with contributing streetscapes. The proposed Sonic is placed 15 feet behind the right-of-way in accordance with (13)(2)(c). c. Variation in Massing [Section 3.5.3 (C)]—The proposed building is broken into two main masses correlating to the kitchen and dining area respectively. Both main entries are clearly indicated with awnings. d. Character and Image [Section 3.5.3 (D)]—As described in number 8a above, the standard Sonic Drive -In corporate prototype was substantially modified to tie into this site and its surrounds, especially the Fort Collins High School. e. Fagade Treatment [Section 3.5.3 (D)(2)]—The proposed building is just over 70 feet in its longest dimension. Sixteen foot bays are visually established by pilasters and scoring of the stucco. There are also changes in plane and changes in the color of the stucco. All sides of the building receive the same sort of architectural treatment as the front. f. Fagades [Section 3.5.3 (D)(3)]—The Horsetooth facade of the building has two masses. The western portion is the kitchen and the eastern is the dining room. The dining room section of the elevation is articulated with a front door and awning, windows and wainscoting. Due to the equipment in the kitchen, windows are not possible in this section of the facade. However, the applicant worked with City staff to devise a pedestrian friendly alternative with wainscoting, two false banded windows and sconces placed within a scoring pattern on the stucco. g. Base and Top Treatments [Section 3.5.3 (D)(6)]—The proposed building has an identifiable base (brick wainscot) and top (cornice of a contrasting color). 4. Article 4 - District Standards: The proposed project is a drive—in restaurant without drive -through capacity, which is a permitted use in the NC District, subject to a Planning and Zoning Board review. The project complies with the applicable zoning district standards, specifically the Neighborhood Commercial standards contained in Division 4.19 of the Land Use Code as follows: Pinecone PUD, The Tower Shoppes, Sonic Drive -In — Type II (#60-91 N) September 15, 2005 P&Z Hearing Page 9 A. Development Standards 1) Mixed -Use, Institutional and Commercial Buildings a. Site Planning [Section 4.19 (E)(1)(a)]—The applicant has demonstrated that the development plan "contributes to a cohesive, continuous, visually related, functionally linked pattern within the NC District' by means of logical and functional street and sidewalk layout, streetfronting building siting and attractive and compatible site design. b. Building Height [Section 4.19 (E)(2)(d)]—The building has two sections: one is 21 feet high, the other is 17 feet high. c. Canopies [Section 4.19 (E)(3) The proposed canopies meet the intent of these standards. They are curved not flat, and though they are not technically pitched, they have the appearance that the standard is after. The canopies set an enhanced standard for such structures in Fort Collins. The canopies are designed with standing seam metal. They relate to the Fort Collins High School with its white metal structural forms. The roof is to be painted a clay or terra cotta color to coordinate with the high school and there will be no lighting on the fascias or signage on the canopies. Under canopy lighting will be reflected off the underside of the canopy with flat lens, fully shielded luminaires, eliminating any possibility of glare. d. Drive-in restaurants [Section 4.19 (E)(4)]—There is an indoor dining facility with tables and chairs as well as an outdoor seating patio with tables and chairs, both of which are easily accessed by pedestrian and bike customers. The indoor facility will be available year round. The outdoor seating area will be available year-round too, weather permitting. The dining room entrance is accessed from the main front doors, both of which are visually identified by an awning. Individual menu boards are not visible on Horsetooth. Signs will be posted in conspicuous locations that idling engines shall be shut off. 5. Findings of Fact/Conclusion: A. The Pinecone P.U.D., The Tower Shoppes, Sonic Drive -In meets the procedural requirements located in Division 2.1 - General Procedural Requirements, Division 2.2 - Common Development Review Procedures for Development