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.
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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
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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