HomeMy WebLinkAboutTACO BELL RESTAURANT PRELIMINARY PUD 12.16.1991 P AND Z BOARD HEARING - 51-90A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 9
MEETING DATE 12/16/91
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Taco Bell Restaurant P.U.D., Preliminary, #50-90A
APPLICANT: Taco Caliente, Inc.
c/o Al Hauser
Architecture One
150 East 29th Street
Loveland, CO. 80538
OWNER: James F. Cook Family Trust
Cook and Associates
221 East 29th Street
Loveland, CO. 80538
PROJECT DESCRIPTION: Request for Preliminary P.U.D. for a Taco
Bell Restaurant on the combined lots of 1530 and 1538 South College
Avenue. The request includes the demolition of the existing Taco
Bell on 1538 South College, and the renovation of the existing
structure, with building addition and drive-thru lane, on 1530
South College. With the 1,200 square foot addition, the restaurant
will total 2,925 square feet. The site is .70 acre and is located
at the northeast corner of South College Avenue and Prospect Road.
The zoning is R-H, High Density Residential.
RECOMMENDATION: Approval with conditions
EXECUTIVE SUMMARY: The request for a drive-thru restaurant in the
R-H zone at this location does not meet the required minimum 50%
score on the Auto Related and Roadside Commercial point chart of
the L.D.G.S. A variance to allow the use is recommended based on
the merits of the proposed design and the significant public value
in adaptive re -use of the existing residential structure. The
policy objectives of the East Side Neighborhood Plan are met by the
proposed P.U.D. The request has been the subject of three
neighborhood meetings and found compatible with surrounding land
uses. The design preserves existing trees and buffers adjacent
properties. The enlargement of the restaurant with a drive-thru
feature is feasible from a traffic engineering standpoint.
Two conditions are recommended. The first condition relates to
establishing the modified hours of operation on the site plan. The
second condition relates to the contingency of replacing river rock
with living ground cover if the right turn lane on Prospect is not
constructed. These conditions should be resolved at the time of
the Final P.U.D.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Coffins. CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
0 9
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 10
spaces provided on the plan results in a ratio of 11 spaces per
1,000 square feet. Therefore, the number of parking spaces is
within the recommended range.
5. Transportation:
Drive-thru Lane:
The inclusion of a drive-thru lane on the east and north of the
property is the primary additional transportation design element on
the site. This single lane will be accessed by a right-in/right-
out curb cut on Prospect Road and a right -out only exit to
northbound College Avenue. The Prospect curb cut will be
controlled by a "pork chop" island to prevent left turns into the
site. This curb cut also allows access to the parking lot. The
northerly College curb cut is controlled by an existing median.
Since the P.U.D. incorporates the existing driveway at 1530 South
College Avenue, the plan results in the net loss of one driveway
access to State Highway 287. Drivers exiting the drive-thru lane
will not be able to circle back into the parking lot but must head
north on College.
Temporary "Pork Chop$, Island
The "pork chop" island at the Prospect curb cut is temporary. A
Choices 195 capital improvement project is planned to construct a
westbound right -turn lane and a median in Prospect. The median
will prevent the left turns into the site and allow the "pork chop"
to be removed. These capital improvements are scheduled for 1993
or 1994 depending on the timing of property acquisition on the
southeast side of the intersection.
Stacking:
There is space for five vehicles to be stacked behind the menu
board. Also, there is space for five vehicles to be stacked behind
the cashier/pick-up window allowing a total of 10 vehicles to be
served by the drive-thru feature. These stacking allowances comply
with the minimum requirements of the Zoning Code. During the
noontime rush, a second window will open for the cash transaction
preceding the food pick-up which makes the operation more
efficient.
Taco Bell Restaurant PUD, Preliminary, W50-90A
December 16, 1991 P&Z Meeting
Page 11
Onsite Circulation and Alley Impact:
Internal circulation works well. All parking is confined to the
south part of the site with easy ingress and egress to both College
and Prospect. The cashier/pick-up window is located on the north
side of the building with stacking circling the building on the
east and north. The enlarged restaurant will not negatively impact
the access to or the operation of the north/south alley between
College Avenue and Remington Street.
Accident Analysis:
There are concerns that eastbound turns from Prospect Road into the
site may cause accidents since there is no left turn lane to make
this movement out of the flow of traffic. With the proposed
P.U.D., this left turn will be illegal. The proposed median in
College will eliminate this condition. Until the median is
constructed, the temporary "pork chop" island will discourage
illegal left turns.
The southerly curb cut on College Avenue is moved 100 feet further
north than the present location. This separation will improve the
safety at this curb cut.
The new restaurant with a drive-thru feature is feasible from a
traffic engineering standpoint. With the temporary improvements
and the Choices 195 improvements, the College/Prospect intersection
will operate acceptably with future traffic volumes.
RECOMMENDATION
Staff has evaluated the request for a variance from the 50% minimum
score requirement on the Auto Related and Roadside Commercial point
chart of the L.D.G.S. Staff supports granting the variance based
on the significant public value in the adaptive re -use of the
existing residential structure. Staff finds that P.U.D. is equal
to or better than a plan that could meet the 50% minimum score but
not necessarily preserve the house and trees. The public benefits
associated with preserving architectural character, enhancing
neighborhood compatibility, complying with the East Side
Neighborhood Plan, and saving mature trees, overcome the
disadvantages of a site that is not favored by the point system.
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 12
Staff also finds that the request for Preliminary P.U.D. satisfies
the All Development Criteria of the L.D.G.S. It has been
demonstrated that the request is compatible with the surrounding
area and feasible from a traffic engineering standpoint. Staff,
therefore, recommends approval of Taco Bell Restaurant Preliminary
P.U.D., #50-90A, subject to the following conditions:
1. At the time of Final P.U.D., the hours of operation of the
restaurant shall be indicated on the site plan. These hours
are to be a midnight closing of the dining room on Friday and
Saturday, and a midnight closing of the entire restaurant on
Sunday.
2. If the Choices 195 Capital Improvement Project is not
constructed, then the temporary river rock along Prospect Road
shall be replaced by irrigated turf or other living ground
cover.
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ARCHITECTS/PLANNERS, P.C. ONE
TACO BELL RESTAURANT
PROSPECT ROAD AND COLLEGE AVENUE
FORT COLLINS, CO
LEGAL DESCRIPTION
Lots 7, 8, 9, and 10, Block 6, L.C. Moore's Second
Addition to the City of Fort Collins, Larimer County
Colorado.
Otherwise known as 1530 and 1538 South College Avenue.
STATEMENT OF PLANNING OBJECTIVES
In, November 1990, development plans were submitted to
the City of Fort Collins Planning Department for a
standard franchise M-90 Taco Bell Restaurant with
double drive-thru lanes to be constructed on the above
referenced property. This proposal would have
necessitated the removal or demolition of the former
Wickersham Residence at 1530 South College Avenue.
After subsequent review. Staff recommended adaptive re-
use of the existing residential structure versus
removal of the house and construction of a totally new
facility.
In order to pursue this recommendation, a considerable
period of time was required to receive full approval
and authorization from the Taco Bell Corporation for
the addition/remodel and adaptive re -use of the
Wickersham Residence as a Taco Bell Franchise
Restaurant. With this process now complete, Taco
Caliente, Inc. is pleased to submit a new development
proposal which achieves this goal. The adaptive re -use
of the Wickersham Residence offers a creative solution
to the following planning goals and objectives:
A) Neighborhood Character/Architectural Compatibility
The four block area between Prospect Road and
Pitkin Street along South College Avenue is
typified by large residential structures that have
been converted to multi -family or business uses.
The "Mission" style of the Wickersham Residence
related to the more modern mission style of the
Taco Bell standard restaurant design. Thus,
neighborhood character can be preserved and
enhanced by the renovation of this existing
structure for restaurant use.
Page 1
150 EAST 29TH STREET PALMER GARDENS, SUITE 200 LOVELAND, COLORADO 80538 303/669-9060
FACSIMILE 303/669-9066
0 a
B) Preservation of Existing Trees -
The adaptive re -use of this structure will allow
nearly all of the existing mature trees to remain.
Trees of this magnitude are found only north of
Prospect Road through the campus area and no where
else along most of College Avenue.
The redevelopment of this site offers several other
improvements in appearance and function which are worth
noting:
1) Removal of a small, out -dated restaurant design.
2) Replacement of an out -dated pole sign with today's
preferred lower scale "monument" style sign.
3) The closure of excessive curb cuts and the
relocation of ingress/egress points further away
from the College/Prospect intersection.
4) The addition of a drive-thru service lane to
alleviate site overcrowding.
5) An increase in available on -site parking of
greater than 50% when compared to the existing
development.
6) The dedication of 10% of the total site area as
additional turning movements at this intersection
as contained in the Choices 195 intersection
improvement program.
7) Additional and improved fencing and landscaping to
screen vehicular use of this site from adjoining
properties.
This particular site has been developed since the
neighborhood homes were constructed in the 1930's and
continued when the present Taco Bell Restaurant was
constructed in the early 19701s. The proposed P.U.D.,
therefore, represents an urban infill or retro-fit situation
as opposed to a vacant tract of land typically associated
with suburban development. This site is constrained by the
context of the surrounding area and it is within this
framework that certain compromises or concessions must be
established. Taco Bell is appreciative of the efforts of
the planning and engineering departments in this regard
through the conceptual review phase of this development
request. Although this proposal does not satisfy the Auto
Related and Roadside Commercial point chart of the Land
Development Guidance System, it is felt that saving the
existing residential structure and thereby maintaining the
neighborhood character and architectural compatibility of
the area constitute sufficient and significant grounds for
the approval of a variance. The level of quality of this
development, when compared to the previous development
request for this site, is deserving of such action.
Page 2
0
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: R-H; Residential structure converted to office
S: H-B; Vacant and strip commercial
E: N-C-L; Residential
W: B-P; Residential structures converted to offices
The existing restaurant was constructed in 1970 and occupied in
1971. The existing house dates from the 1930s and was most
recently occupied by a professional medical practice on the main
floor and a residential unit on the lower level.
There is a distinct residential character between Pitkin Street and
Prospect Road on both sides of College Avenue. This four block
area is typified by residential structures that have been converted
to multi -family or office uses. These structures are sound and, in
general, architecturally significant due to the repetition of the
"Mission Revival" theme. This four block area also represents a
visual transition area from the early, established city core, to
the modern, South College Avenue retail strip. North of Prospect
Road, College Avenue takes on a unique flavor characterized by High
School Park, C.S.U. campus, large mature trees, and the mid -town
shopping district. The conversion of the residential structures on
the west side of College Avenue were done as P.U.D.'s in the late
seventies, prior to the adoption of the L.D.G.S. The area to the
east is zoned N-C-L, Neighborhood Conservation - Low Density, and
is part of the East Side Neighborhood.
2. Land Use•
The request for a drive-thru restaurant in the R-H zone was
reviewed by the criteria of the Auto Related and Roadside
Commercial point chart of the Land Development Guidance System.
The R-H zone allows standard and fast food restaurants but not
restaurants featuring drive-thru facilities.
The project fails to meet the minimum required score of 50%.
Points were awarded for energy conservation, contiguity, and
historic preservation but these criteria only total 38%.
0 0
The main level rooms of the existing Wickersham Residence
will be remodeled for restaurant seating and serving areas.
The lower level (basement) will be used only for restaurant
dry -storage space with no public access being allowed. A
24' x 50' addition (1200 S.F.) to the rear (east side) of
the existing structure will provide space for the kitchen,
food preparation and rest room functions.. This windowless
addition will be constructed using a flat roof and parapet
design to screen mechanical HVAC units located on the roof.
Light colored stucco walls with subtle detailing will be
utilized so as to complement but not distract from the
interesting windows, masonry detailing and tiled roof
pattern of the existing residence.
Taco Caliente, Inc. would like to proceed with development
of this property as soon as possible following approval from
the City of Fort Collins Planning and Zoning Commission.
Redevelopment would begin with the remodel/addition of the
Wickersham Residence while the existing Taco Bell remained
open. Following completion of the new restaurant facility,
the existing Taco Bell would be razed and the site work
completed. This will provide for the least possible "down
time" during the transition. The extent, responsibility and
construction of public improvements within the street right-
of-way will need to be determined and implemented in
conjunction with the above mentioned phases of construction.
Taco Caliente, Inc. has worked sincerely and cooperatively
with surrounding property owners by participating in two
neighborhood meetings within the past year to alleviate and
resolve neighborhood concerns and issues. It is felt that
this development proposal further addresses and provides
solutions to many of the concerns raised at the neighborhood
meetings. Should the Planning Staff feel that another
neighborhood meeting is necessary or advisable, the Owner
and Architect would be happy to participate in an attempt to
resolve any outstanding issues.
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Page 3
TA *,* n AkLL Yoko-CJ-IM/AI A, V 1- b- 0
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRI'TERION
Is the criterion apoi cabte9
Will the Criterion
be satlsf[W?
If no, please explain
��F.�' ,�
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Compatability
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 Ughting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slooe Hazard
13. Significant Vegetation
14. Wildlife Habitat
15. Historical Landmark
16. Mineral Deposit
17. Eco-Sensitive Areas
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quality
21. Noise
22. Glare & Heat
23. Vibrations
24. Exterior Lighting
25. Sewages & Wastes
SITE DESIGN
26. Community Organization
27. Site Organization
28. Natural features
29. Energy Conservation
30. Shadows
31. Solar Access
32. Privacy
33, Open Space Arrangement
34. Building Height
35. Vehicular Movement
36. Vehicular Design
37. Parking
38. Active Recreational Areas
39. Private Outdoor Areas
40. Pedestrian Convenience
41. Pedestrian Conflicts
42. Landscaping/Open Areas
43. Landscaping/Buildings
me
44. Landscaping/Screening
45. Public Access
46. Signs
4#7. /NO HAZA9000S ►JAJTE =SJuf-S
TACO ,6LsL L NA R Y P. y. D.
TO-RELATED AND
DSIDE COMMERCIAL
F
POINT CHART D
For All Criteria
Applicable Criteria Only
Criterion
the
Criterion
Applicable
Yes No
r n ul IV
CVcle
the
Correct Score
Multiplier
Points
Earned
Ixll
Maximum
Appllcoole
Points
a. Not at Two Arterials
X
X
2
0.
2
'0
4
b. Part of Planned Center
X
2
0
3
0
6
c. On Non -Arterial
X
2
0
4
Q
8
d. Two Acres or More
X
2
0
3
Q
6
e. Mixed -Use
X
2
0
3
Q
6
f. Joint Parking
1 1
2
0
3
.g. Energy Conservation
X
11010
0
2
6
8
h. Contiguity
NNX
2
0
5
/p
10
i. Historic Preservation
X
1
2
0
2
1•
1
2
0
k.
1
2
0
1
2
0
$ METHOD Two Totals 420 5a
V vi
Percentage Earned of Maximum Applicable Points V/VI = VII $
vii
This worksheet must be completed and submitted at the time of application for
all non-residential Preliminary PUD's requesting energy conservation points
on'the applicable Land Use Activity Point Chart. Please choose one of the two
methods below.
Be realistic in determining your commitment for energy conservation mea-
sures. Failure to fulfill a commitment made for energy conservation measures
may result in disqualification of a project under the applicable criteria of the
LDGS.
NAME OF PUD: -T&CO 6ELL 1536 */538 S• edl-LE6E "f.
Submittal Date: OGT a 8, 1991
METHOD ONE:
I propose a percent reduction in the annual energy consumption for
the structure(s) in this proposed PUD.
This reduction receives point(s) for energy conservation.
NOTE FOR THOSE PROJECTS USING METHOD ONE: Certification by a professional engineer,
licensed in Colorado, and a summation of the engineer's calculation methods and results will be
required to document energy conservation measures at the time of building permit application.
METHOD TWO:
I propose the following energy conservation measures for the structure(s) in
this proposed PUD:
Measure
aR BUIL0/rJ6 Wnac.s > 301b/S
*Co DYEoet91.L t.,/A6L U VALUE is L D- a
*% 0VERR6L 400p" it VALUE 1S < 0.06
�P/0 4VTOMATIc 1V16HT/1-JEEKEN,0 TEMPERATyRE 4-ET606K 0. I%
#oty Q,-ECTP-1C HEAT NOT U640 0-
'#,3J W IIVQd IS SHADED P-90r) J011 MER .S(Jn► 0. C77-
*35 USE 0)r Rpj $X13T1t46 STAUCrvRE' e�i�---
Total Points received fro Method 2:
Preparer's Name: .. ." - Z, Z46�LA_�
e
0.6
- 1.5
1
point
1.6
- 2.5
2
points
2.6
- 3.5
3
points
3.6
or more
4
points
Method Two Energy Conservation Measures:
1. Long axis of building is East/West (building oriented
to south, with majority of windows on south wall) 0.2
2. Ratio of exterior wall area to interior floor area is
less than.1.5 0.3
UMass of exterior building walls greater than 30 lb/sq ft 0.2
4. Passive solar heating utilized by building heating system
with a minimum savings fraction of 0.4 (using orientation
that maximizes solar gain and window coverings) 3.0
S. Natural daylighting utilized, with automatic insulated.
covers, with minimum R value of 2.5 0.3
6. Overall wall U value is < 0.2 1.0
7 Overall roof U value is < 0.06 0.3
8. Reflective glass or film used on all windows 0.2
9. Vestibules, air locks, or revolving doors used on all
entrances 0.2
10 Automatic night/weekend temperature setback is provided 0.4
11. "Free Cooling" (using outside air) used for fan systems
of less than 5000 CFM 0.2
12. Low leakage outside air and exhaust air dampers used;
1% leakage max. at 5" W.C. . 0.3
13. Variable air volume system used, with inlet vanes or
variable speed drives 0.5
14. High efficiency motors (as labeled by manufacturer)
used 0.1
15. Water-cooled condensers used for mechanical cooling
systems 0.2
16. Evaporative cooling used in lieu of mechanical cooling 0.4
17. Boil'ers or furnaces used with firing efficiencies greater
than 82% 0.2
18. Automatic spark ignition used for gas -fired boilers,
furnaces, unit heaters, etc. 0.1
19. Automatic dampers used in combustion air intakes 0.1
20. Outside air reset used for boiler supply water
temperature control (boiler water temp reset inversely from
outside temp)
0.3
21. Exhaust or condenser heat recovery utilized
0.3
22. Waste water heat recovery utilized (car washes,
laundries, etc.)
2.0
23. Ice or low temperature water storage system utilized for
off-peak air conditioning and reduced air conditioning
equipment sizes
1.0
24 Electric resistance heat not used
0.2
25: Night air used for pre -cooling space with building air
handling system, automatically controlled
0.1
26. Fluorescent lamps and electronic ballasts are used
throughout building
0.2
27. Motion detector lighting control is used for all lighting
0.2
28. Lighting watt density less than 2 W/sq ft
0.3
29. Building uses active solar, geothermal, wind, or other
non -depleting energy source (capable of collecting, storing
and distributing) for space heating with a minimum
savings fraction of 0.4
3.0
31. Radiant heating used in lieu of unit heaters 0.2
32. Roof automatically cooled with water spray 0.1
33 Windows are shaded from summer sun (overhangs, window
verings, deciduous trees) 0.2
34. Computerized energy management system used with,
capability to cycle equipment, automatic lights
on/off, optimum start, night/weekend setback 1.0
35. Use of an existing structure that is in compliance
is brought into compliance with the adopted Model Energy
Code (entire structure must be in compliance) 1.0
b
The monument signs on this page are designed
for use at those facilities where a freestanding
primary sign is not appropriate. In addition, there
may be certain locations where a monument
sign is required in addition to a freestanding
primary sign.
The monument signs shown below are double
faced, internally illuminated signs with plastic
faces. The extruded aluminum cabinets are
mounted on a textured base painted to match
the facility.
M1 32 square feet
Signs M5 and M6 are an exception to the
trademark guide line rule against changing the
size relationship between the bell symbol and
words Taco Bell. The bell is increased in size
for maximum visibility where square footage is
limited by local sign restrictions.
Sign M7 which utilizes the one line logo is used
only when there are severe height restrictions.
Contact Bell Food Services, Inc. for ordering
information.
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M2 12 square feet
0 2 10
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M5 20 square feet
rpstrl Ctwi LISP
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MG 13 square feet
rpmtrirtpri 1ICp
M3 171/2 square feet
5'0"
C4
Monument Signs
M4 12v2 square feet
5'0"
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P
S5P 61V
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The signs shown on this page are mounted on
Taco Bell facilities.
Sign B1 is a single faced, internally illuminated
sign with a formed plastic face. Use sign B1 on
the facade of Mission Style facilities as shown
on page D2.
Sign 82 is composed of internally illuminated
individual letters and an internally illuminated
symbol with formed plastic faces. Mount sign B2
on the facade and over the side entrances of
New Image facilities as shown on page Di.
Bt 72 square feet
12'o•
B2 17 square feet
Sign B3 is composed of internally illuminated
individual letters and an internally illuminated
symbol with formed plastic faces. Mount B3
above the side entrance and drive up window
of retrofit facilities as shown on page D2.
Sign B4 consists of an internally illuminated
symbol with a formed plastic face. This is an
exception to the approved use of the trademark.
Sign B4 is an alternate to sign B1. Use sign B4
on the facade of Mission Style buildings only
where sign B1 is prohibited.
Contact Bell Food Services, Inc. for ordering
information.
TAC013ELL
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restricted use
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This is response to council member Frommes' inquiry --
Should we be continuing to approve drive -
through restaurants in light of our air
pollution problem? What is the impact,
especially at a busy and polluted intersection
such as College and Prospect?
The traffic at a drive -through restaurant affects local pollution
emissions in two, ways. First, idle emissions from vehicles queued
up at the restaurant add to the total pollution burden. Second,
the in/out traffic can add to traffic congestion leading to
increased emissions from non=restaurant traffic.
At the intersection in question, the idling cars at the restaurant
produce very little pollution compared to the tailpipe emissions of
all the traffic on College Avenue and Prospect Street.
The traffic congestion issue is handled by the Transportation
Division during the development review process -- in/out turning
movements are controlled to reduce the potential for. traffic
congestion that may be caused by the development.
j At this time there are no standards in the development review
j process that apply to traffic -related air pollution. However, the
i Air Quality Task Force and staff are developing an Air Quality
Strategic Plan which has land use performance standards as a
component. In that context we can review the need for policies
relating to air quality impact of developments such as the Taco
Bell.
The current staff working assumption, however, is that localized
hot spots are NOT an important air quality issue for Fort Collins.
i Rather it is the TOTAL amount of pollution emitted throughout the
City that needs to be reduced. To illustrate how staff views the
issue, the Transportation Plan will be evaluated with respect to
- -- - — the estimated total emissions from all vehicles throughout the
City. Thus we do not ask "How bad will the pollution be at a
particular intersection," but rather "How much pollution will all
the City's vehicles produce?"
The question posed by Councilmember Fromme, however, raises an
issue beyond the air quality impacts of drive -through restaurants.
The Transportation Plan draft Mission Statements and Objectives
call for reducing the growth rate of total vehicle travel by
reducing reliance on single -occupant vehicles and increasing use of
other transportation modes (cycling, walking, carpooling, and
public transit). Is the construction of new drive -through
facilities inconsistent with the policy direction of the
Transportation Plan? If so, what should City policy be regarding
new drive -through facilities?
Please contact me at 221-6604, if there is a further information is
needed about this issue. -- Brian Woodruff
End of Item 32.
No Text
0
0
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 3
The energy conservation points were derived using method two of the
energy conservation worksheet (see attached). Seven measures will
be implemented to promote energy conservation. These seven
measures result in a value of 3.3 according to the worksheet. A
value of 3.3 translates into a score of 3 points, times a
multiplier of 2, equals 6 total points on the Auto Related and
Roadside Commercial point chart.
The Planning and Zoning Board is empowered to grant variances to
the provisions of the Auto Related and Roadside Commercial point
chart under the following circumstances:
A. The applicant demonstrates that the plan as submitted is
equal to or better than such plan incorporating the
provision for which a variance is requested; or
B. The strict application of any provision would result in
peculiar and exceptional practical difficulties to, or
exceptional and undue hardship upon the owner of such
property, provided that the variance may be granted
without substantial detriment to the public good and
without substantially impairing the purpose of the Land
Development Guidance System.
Staff supports the variance, based on criteria "A" above, to allow
the proposed P.U.D. without the benefit of meeting or exceeding the
50% minimum required score on the Auto Related and Roadside
Commercial point chart of the L.D.G.S. for the following reasons:
A. Architectural Character
By adapting the existing residential structure to accommodate a
restaurant, the non-commercial character of the block is preserved,
and, in fact, enhanced. The demolition of the existing Taco Bell
will remove an architectural intrusion from the area. By the
applicant's own admission, the present commercial structure is
outdated, unattractive, and radically out of character with the
special area along South College Avenue north of Prospect Road.
The existing house, with a sensitive building addition, will be
visually compatible with the proportion, scale, height, and
residential character of the four block area between Pitkin Street
and Prospect Road.
TACO BELL ENLARGEMENT
SITE ACCESS STUDY
FORT COLLINS, COLORADO
DECEMBER 1996
Prepared for:
Taco Caliente, Inc.
221 East 29th Street
- - -Loveland, CO 80538 -------- ._
Prepared by:
MATTHEW J. DELICH, P.E.
3413 Banyan Avenue
Loveland, CO 80538
Phone: 303-669-2061
EXECUTIVE SUMMARY
Taco Bell has proposed to build a larger restaurant on their
existing site, located east of College Avenue and north of Prospect
Road in Fort Collins, Colorado. This traffic impact study involved
the steps of trip generation, trip distribution, trip assignment,
capacity analysis, traffic signal warrant analysis, traffic signal
progression analysis, and accident analysis.
This study assessed the traffic impacts of an expansion of the
Taco Bell restaurant on the adjacent streets. As a result of this
analysis, the following is concluded:
- The enlargement of the Taco Bell restaurant is feasible
from a traffic engineering standpoint. It is expected that
approximately 2000 trip ends will be generated at this site on a
typical weekday. Some of these trips will be from the background
traffic already passing by this site.
- Using the existing peak hour traffic volumes and geometric
improvements proposed under the Fort Collins Choices 95 Program,
acceptable operation exists at the College/Prospect signalized
intersection. It is recommended that a single southbound left -turn;
lane be constructed on College Avenue rather than double left -turn:
lanes as shown in the Choices 95 plans. The existing Taco Bell
accesses to College Avenue operate acceptably. The existing Taco
Bell access to Prospect Road experiences considerable delay and
safety concerns for left -turn ingress and -egress.
- It is recommended_ that the Prospect Road access be
restricted to right-in/right-out. As part of improvements to the
College/Prospect intersection, the City of Fort Collins is
designing a median on the east leg of Prospect Road that will
extend through the alley and assure the good operation of the
___right-in/right-out access on Prospect Road. It -is recommende_d_that___
a westbound right -turn lane be built on Prospect Road between the
Taco Bell access and'Col`rege Avenue.
- With the Choices 95 improvements (single southbound left -
turn lane) and the recommended westbound right -turn lane, the
College/Prospect signalized intersection will operate acceptably
with future traffic volumes. The proposed driveway accesses will
operate acceptably as proposed.
- With the recommended traffic control and geometries, a
safer situation will exist and the accident rate should be minimal
for an urban condition.
I. INTRODUCTION
This site access study addresses the capacity, geometric, and
control requirements at and near the proposed enlargement of the
Taco Bell Restaurant located east of College Avenue and north of
Prospect Road in Fort Collins, Colorado. This study addresses the
traffic impacts at full development of the larger restaurant with
a drive -up facility.
During the course of the analysis, numerous contacts were made
with the project .planning consultant (Architecture One) and the
Fort Collins Traffic Engineering Department. This study conforms
to the format set forth in the Fort Collins Traffic Impact Study
Guidelines. The study involved the following steps:
- Collect physical, traffic and development data.
- Perform trip generation, trip distribution, and trip
assignment.
- Determine peak hour traffic volumes.
- Conduct capacity and operational level of service analyses
on key intersections.
- Analyze signal warrants.
- Analyze signal progression.
- Analyze potential changes in.accidents and safety
considerations.
II. EXISTING CONDITIONS
The location of the Taco Bell is shown in Figure 1. Since the
traffic in the area has been stable over the past few years, it is
important that a thorough understanding of the existing conditions
be presented.
Land Use
The Taco Bell parcel is bounded by single family detached
dwelling units, which have been converted to commercial office
space, across College Avenue to the west and the north along
College Avenue. Land to the east (across the alley) is occupied
by single family detached dwelling units. Land immediately to the
south (across Prospect Road) is a vacant lot, but further south is
commercial retail and office space along College Avenue. It is
expected that, in the future, the land on the west side of College
Avenue will redevelop, but will continue as office type uses. The
City anticipates that this land will redevelop as a unit rather
than as individual parcels. The topography in this area is flat
from a traffic operations perspective (<2% grade change).
1
Roads
The primary streets near the Taco Bell are shown in Figure 2.
College Avenue (U.S. 287) borders Taco Bell on the west. It is a
north -south street designated as a major arterial on the Fort
Collins Master Street Plan. It has an urban cross section with
three 11 foot lanes' in each direction and left -turn lanes at all
public street intersections. There is a raised median on College
Avenue. The posted speed limit is 35 mph in this area of College
Avenue. Sight distance is generally not a problem along College
Avenue. Currently, signalized intersections along this section of
College Avenue are at Pitkin Street, Prospect Road, and Stuart
Street.
Prospect Road borders Taco Bell on the south. It is an east -
west street designated as an arterial on the Fort Collins Master
Street Plan. It has a: four lane cross section with auxiliary tern
lanes at some intersections.
Remington Street is a north -south street that is approximately
400 feet east of College Avenue. It is classified as a collector
street from Mountain Avenue to Prospect Road. Lake Street is an
east -west local street that is approximately 600 feet north of
Prospect Road. There is a north -south alley between College Avenue
and Remington Street from Lake Street continuing south of Prospect
Road. This alley functions as an alley (accessing garages) for the
dwelling units that front on Remington. However, for a number of
the properties that are north of the Taco Bell, this alley serves
as the only vehicular access.
Existing Traffic
Daily traffic flow is shown in Figure 3. These are machine
----counted--vo-lumes .conducted by the City of Fort Col-lins in --September-- -
1989. In addition to the daily count data, weekday morning, noon
and afternoon peak hour traffic data was obtained in October 1989
at the College/Prospect intersection. Driveway counts at the
existing Taco Bell were obtained in October 1990. The peak hour
turning movements are shown. in Figure 4. Traffic count data is
provided in Appendix A.
Existing Operation
Using the volumes shown in Figure 4, the peak hour operation
is shown in Table 1. Calculation forms for these analyses are
provided in Appendix B. Appendix C describes level of service for
unsignalized and signalized intersections from the 1985 Highway
Capacity Manual. The College/Prospect signalized intersection
operates acceptably (level of service D or better in the noon and
afternoon peak hours). Noon and afternoon peak hours were selected
2
PRIMARY STREETS Figure 2
Q
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1989 AVERAGE WEEKDAY TRAFFIC Figure 3
f 1990
az/z�
1990
15'7/1"10—/' T
321
1989
EXISTING
TACO BELL
RESTAURANT
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NOON/PM
PROSPECT
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PEAK HOUR TRAFFIC
Figure 4
. Table 1
Existing Peak Hour Operation
Intersection
College/Prospect (signal)
Existing Geometrics
With Choices 95 improvements
With Choices 95 improvements,
but single SB LT lane
Prospect/Access
SB RT/LT
EB LT
College/North Access
WB RT
Land Use
Level of Service (Delay)
Noon PM
D (29.7
sec/veh)
D (29.7
sec/veh)
C (22.9
sec/veh)
C (24.1
sec/veh)
C (22.9
sec/veh)
C (24.3
sec/veh)
B C
A A
C B
Table 2
Trip Generation
Daily A.M. Peak
Trips Trips Trips
in out
P.M. Peak
Trips Trips
in out
Existing Taco Bell
From Counts 1600 108 108 43 37
Taco Bell 25% Increase 2000 135 135 54 46
as the analysis periods since they represent both the peak hour of
the street and`: the peak hour of the restaurant. With the Choices
95 improveme Tgt ,-at."-thi's intersection, level of service C operation
is achieved` at the analyzed peak hours. The Choices 95
improvements are double left -turn lanes and exclusive right -turn
lanes northbound and southbound on College Avenue. No improvements
are contemplated on either leg of Prospect Road as part -of Choices
95. Further improvement can be achieved by providing a right -turn
arrow for those movements which have right -turn auxiliary lanes
during the non -conflicting left -turn phase. Based upon the current
traffic volumes, a single southbound right -turn lane can achieve
the same level of operation in the noon peak hour and almost the
same level of operation in the afternoon peak hour. The difference
is only 0.2 seconds of delay more with the single southbound left -
turn lane. The single southbound left -turn lane will be evaluated
further using future traffic volumes.
The operation of the accesses to the existing Taco Bell
Restaurant is also shown in Table 1. Right -turn exits from the
College Avenue access operate at levels of service C and B during
the noon and afternoon peak hours, respectively. At the Prospect
access, both the exits and entrances operate acceptably. This
statement should be qualified based upon observation. There were
very few left -turn entrances and left -turn exits. It was observed
that at times, some vehicles waited to make the desired left -turn
maneuver, but could not due to the level of the westbound traffic
on Prospect Road. The entering vehicles probably found another way
into the Taco Bell Restaurant or found an alternative destination.
The exiting vehicles finally decided to turn right and take another
route to their destination. In both cases, these desired left -
turns were not counted as ultimate left turns. However, they did
create both on -site and off -site congestion that is not reflected
in unsignalized intersection analysis procedure. There were time
periods, particularly during the afternoon peak hour, that vehicle
—____queues- completely blocked the Prospect access to Taco Be_1.1.—and
extended to Remington Street. These queues cleared when the green
phase changed to Prospect. It was also noted that the westbound
left -turn requirement exceeded the available striped left -turn
lane. During observation, it was noted that there were some
vehicles who tried to enter the alley from eastbound Prospect Road.
These vehicles created a congestion problem while waiting for a
suitable gap in the westbound traffic.
III. PROPOSED DEVELOPMENT
Taco Bell is proposing to build a larger restaurant with a
drive -up facility. This larger restaurant will occupy the existing
lot at College/Prospect and the lot located to the north. Figure
5 shows a schematic of the site plan. One access is proposed on
Prospect Road at the location of the existing access. Two accesses
are proposed to College Avenue. The south access is proposed to
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TACO BELL
RESTAURANT
PROSPECT ROAD
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SITE PLAN
Figure 5
SITE PLAN
Figure 5
0 •
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 4
B. Neighborhood Compatibility
The site is adjacent to the N-C-L, Neighborhood Conservation Low
Density zone district, the East Side Neighborhood, and the Laurel
School Historic District. The site is designated as "Fringe Area"
by the East Side Neighborhood Plan which is defined by existing
commercial uses along the neighborhood's surrounding arterial
streets. Adaptive re -use of the existing house promotes the plans
and policies already in place that are designed to allow use
conversions and stabilize the residential areas. For example, the
proposed P.U.D. promotes the following policies of the East Side
Neighborhood Plan:
"The City should establish preservation criteria for the
review of "contributing" structures and identify alternatives
to prevent unnecessary demolition."
"Improvements to older structures should be made, to the
extent possible, according to applicable design.guidelines."
"Equitable methods of lessening the impacts of, or eliminating
all intrusive non-residential non -conforming uses in
residential neighborhoods should be actively pursued by
exploring other potential incentives for owners of intrusive
non -conforming uses to become more compatible with the
surrounding neighborhood."
C. Tree Preservation
The proposed P.U.D. would preserve five of the six mature trees
found on the site. The large, mature trees that are along the
entire length of South College Avenue are confined to the area
north of Prospect Road. These trees are valuable and signal the
transition from the South College commercial strip to the "mid-
town" area. Present landscape policies call for formal planting of
deciduous shade trees along the arterials to provide a pleasing and
traditional streetscape. The proposed P.U.D. accomplishes this
objective. By adaptively re -using 1530 South College Avenue, these
five trees can be preserved and contribute to the special character
of the area.
D. Local Urban Design Benefit
The unique adaptation of the existing house at 1530 South College
Avenue takes advantage of the symbiotic relationship between the
"Mission Revival" architecture popular in the 1930s and the
be right-in/right-out, located approximately 100 feet north of
Prospect Road. The north access is proposed to be right -out only
located approximately 220 feet north of Prospect Road. One future
scenario was analyzed for this project, since historic traffic
count information indicates that volumes have decreased over the
past few years in this segment of College Avenue. That has led to
the conclusion that traffic volumes have stabilized at this area
of College Avenue. Any increases in traffic on College Avenue
would be caused by specific land development rather than by an
increase in background traffic. Increases in traffic in this
report reflect the increase in size of the Taco Bell restaurant and
the development of the University Square property located between
Pitkin and Lake Streets on the west side of College Avenue.
Trip Generation
Trip generation is important in considering the impact of a
development such as this upon the existing and proposed street
system. A compilation of trip generation information was prepared
by the Institute of Transportation Engineers in 1976, updated in
1987, and was used to project trips that would be generated by the
proposed uses at this site. The ITE information was compared to
the driveway counts obtained in October 1990. It was found that.
the ITE information underestimated the actual counts by over'100
percent during_ the noon peak hour and. by 86 percent during the
afternoon peak hour. It was concluded that the existing driveway
counts and the Taco Bell estimated increase of 25 percent would
better reflect the future traffic that would be generated by the
enlarged Taco Bell restaurant. Table 2 shows the expected trip
generation on a daily and peak hour basis from the enlarged Taco
Bell restaurant with a drive -up facility. A vehicle trip is
defined as having either an origin or destination at the site.
Trip Distribution
Directional distribution was determined for University Square.
The distribution used a combination of commercial and residential
uses as the production variable. The distribution was performed
by creating a gravity model. Data used in this analysis was
obtained from the Fort Collins Planning Department. The trip
distributions are shown in Figure 6.
Several land use generators such as shopping centers, drive-
in (fast food) restaurants, service stations, convenience markets,
and other support services (banks, etc.) capture trips from the
normal traffic passing -by the site. For many of these trips, the
stop at the site is a secondary part of a linked trip such as from
work to shopping center to home. In all of these cases, the
driveway volumes at the site are higher than the actual amount of
traffic added to the adjacent street system, since some of the site
4
d
TRIP DISTRIBUTION WITH
RIGHT -IN / RIGHT -OUT ON PROSPECT Figure 6
generated traffic was alread counted in the adjacent street
traffic. e^F as's=by:factor was applied to the newly generated
trips for -_ aco=Bel'1 restaurant.
The procedure used to account for both pass -by traffic and
primary destination traffic is as follows:
• Estimate the trip generation rate as is currently done and
determine the total number of trips forecast to occur, based
on the size of the development.
Estimate the percentage of pass -by trips, and split the total
number of trips into two components, one for pass -by trips and
one for new trips.
Estimate the trip distributions for the two individual
components. The distribution of pass -by trips must reflect
the predominant commuting directions on adjacent and nearby
roadway facilities. Most peak period pass -by trips are an
intermediate link in a work trip..
Conduct two separate trip assignments, one for pass -by trips
and one for new trips. The distribution for pass -by trips
will require that trips be subtracted from some intersection
approaches and added back to others. Typically, this will
involve reducing through -roadway volumes and increasing
certain turning movements.
- Combine the assigned trips.to yield the total link loadings,
and proceed with capacity analysis as normally done.
Two traffic assignments were made. One reflected full turn
access at the Prospect Road driveway and the other reflected a
right-in/right-out access at the Prospect Road driveway. Based
upon analyses of these assignments and following meetings with Taco
Bell, the planning consultant, and city staff, it,.was concluded
that right-in/right-outy^,access at the Prospect Road driveway was
the most desirable approach.; The City of Fort Collins also
indicated that they would construct a median on Prospect Road that_____
would restrict the Taco Bell access and the alley to right-
in/right-out access. This median should improve the operation and
safety along this segment of Prospect Road.
=These pass -by factors were obtained by averaging pass -by
factors from the following sources:
1. Transportation Engineering Design Standards, City of Lakewood,
- June 1985.
2. Development and Application of Trip Generation Rates, FHWA/
USDOT, January 1985.
3. "A Methodology for Consideration of Pass -by Trips in Traffic
Impact Analyses for Shopping Centers," Smith, S., ITE Journal,
August 1986, Pg.37.
4. Trip Generation, 4th Edition, ITE, 1987.
5. Transportation and Land Development, Stover/Koepke, ITE, 1988.
5
u
Figure 7 shows the noon and the afternoon peak hour
assivnments of the Taco Bell restaurant generated traffic with
background traffic in the area.
Signal Warrants
No signals will be needed at any nearby intersections due to
the enlargement of the Taco Bell restaurant.
Signal Progression
Since no new signals are needed, signal progression analyses
were not conducted. Signal progression was evaluated in the
University Square Site Access Study, December 1989. These analyses
evaluated a signal at Lake Street.
Operations Analysis
Capacity analyses were performed on the College/Prospect and
driveway intersections adjacent to the Taco Bell.
Using the traffic volumes shown in Figure 7 and the base
condition (Choices 95 improvements), the intersections operate as
indicated in Table 3. Calculation forms for these analyses are
provided in Appendix D. It is..expected that. the, College/Prospect
signalized intersection will operaterat acceptable levels (level
of 'service D or better) during both peak hours. With a single
southbound left -turn lane, the College/Prospect intersection
continues to operate acceptably. With a westbound right -turn lane
added to Prospect between the Taco Bell access and College Avenue,
the operation of this signalized intersection is improved. While
_ ___this, right turn lane,.w.11 be short (approximate,ly 80 feet), it will
be long ,enough 'to accommodate tiie obse"=ved"'r'ight turns 'that occur
during each cycle: The allowed movements at all of the driveway
accesses will. operate acceptably as shown in Table 3.
on -site circulation is good. All parking is confined to the
south part of the site with easy in/out access to both College
Avenue and Prospect Road. The drive-in window is located on the
north side of the building with the storage lanes circling the
building on the east and north. The exit for the drive-in facility
is a right -turn exit to College Avenue. The new Taco Bell
restaurant will not negatively impact the access to or the
operation of the north/south alley between College Avenue and
Remington Street.
The College/Prospect intersection is currently under design
by the City of Fort Collins, given the Choices 95 improvements.
That design is incorporating a single southbound left -turn lane as
A
Q
N
NOON/PM
FUTURE PEAK HOUR TRAFFIC Figure 7
Table 3
Future Peak Hour Operation
Intersection
College/Prospect (signal)
With Choices 95 improvements
With Choices 95 improvements,
but single SB LT lane
With Choices 95 improvements,
but single SB LT lane and
WB RT lane
Prospect/Access
SB RT
College/North Access
WB RT
College/South. Access
WB RT
Level of Service (Delay)
Noon PM
,C (22.9 sec/veh) D (25.2 sec/veh)
C (23.0 sec/veh) D (25.5 sec/veh)
C (22.7 sec/veh) D (25.1 sec/veh)
A A
C B
C B
recommended in th ,, i,te, access study, but_._is reserving� the right-
of wa. stets, roan of double southbou id` left.. -turn, lanes
in the„ •ws ou liey_ become necessary. The design is also
incorpora - efrecom'mended westbound right -turn lane on Prospect.
Road: In orrTWF to improve the control on Prospect, a median will
be installed on Prospect from College Avenue through the alley
crossing. This will allow the Prospect access to Taco Bell to be
constructed without a channelization island. Prior to construction
of the Prospect- median, the Prospect access will function as it
does now. When the median is built on Prospect, the Prospect
access. will become a right-in/right-out driveway.
Accident Analysis
During traffic counting, it was noted that drivers executing
ingressing left turns at the Prospect Road access often placed
themselves in a dangerous situation. They made their intended
movement from the center through lane since there is no left -turn
lane for this particular maneuver. Accident records were reviewed
for the area near the College/Prospect intersection for 1988,.1989,
and January through April 1990. Collision diagrams.are shown in
Appendix E. In .1988 and 1.989.,, there. were; 39 and _38accident_Ay
respect vely ,.preported in this area.. In.� he four month period of,
1990,`there were seven accidents reported. In these two years and
four months, two were related to access to/from the Taco Bell. One
involved an eastbound vehicle rear -ended while waiting to enter the
Taco Bell driveway and the other involved an exit from the Taco
Bell driveway. The proposed median on Prospect Road will eliminate
the likelihood of these types of accidents occurring. The existing
south access on College Avenue is just north of Prospect Road. The
proximity of this access to the College/Prospect.intersection can
create conflict points. aThe�proposed site plan.moyes..this.access,
100 feet north q.%Paspct,. This,sepa it{on will improve the
safety at the College Avenue south access. With geometric _
improvements and the new access driveway locations, the accident -----
rate should be at a minimum for a typical urban condition.
IV. CONCLUSIONS
This study assessed the traffic impacts of an expansion of the
Taco Bell restaurant on the adjacent streets. As a result of this
analysis, the following is concluded:
- The enlargement of the Taco Bell restaurant is feasible
from a traffic engineering standpoint. It is expected that
approximately,,2pOO trip ends will be generated at this site on a
typical weekday: Some of these trips will be from the background
traffic already passing by this site.
7
- Using the existing peak hour traffic volumes and geometric
improvements proposed under the Fort Collins Choices 95 Program,
acceptable operation exists at the College/Prospect signalized
intersection. AtFHFrommended that a single southbound Left -turn
lane be conftff�'e`o 011eg.e"Avenue rather than double left -turn
lanes `as hbaint Choices 95 plans. The existing Taco Bell
accesses to College Avenue operate acceptably. The existing Taco
Bell access to Prospect Road experiences considerable delay and
safety concerns for left -turn ingress and egress.
It .,,.,is,...recommended,.. that the Prospect Road access be
restricted to right�in%r`iglit-out:. As part of improvements to the
College/Prospect intersection, the City of Fort Collins is
designing a median on the east leg of Prospect Road that will
extend through the alleyfand assure the good 'operation of the
right-in/right-out access on Prospect Road. It. is recommended that.
a westbound right=turn lane be built on Prospect Road between the
Taco Bell access "an Coyle F avenue:
i11th,the;„C i6 e 9 95 improvements —(.s.ingles�outhbound�jef.t=
turn lane)- and the recommended,awestbound` right turn lane, the,
College%Pyrospe t: signaliz. d., intersection will operate'acceptabl'y,
with future traffic volumes. The proposed driveway accesses will
operate.acceptably as proposed.
- With the recommended traffic control and geometries, a
safer situation will exist and the accident rate should be minimal
for an urban condition.
8
NEIGHBORHOOD MEETING MINUTES
PROJECT: Taco Bell at Prospect and College P.U.D.
APPLICANT: Les Nordhagen, Taco Bell
REPRESENTATIVE: Al Hauser, Architecture One
DATE: September 27, 1990
PROJECT PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
1. Does the site plan illustrate the proposed right turn lane on westbound
Prospect? If not, how will the new lane impact the landscaped area?
RESPONSE: This plan is the same plan that was taken to Conceptual Review.
It does not indicate the new lane. The new lane will likely be 12' wide, so
there will be a 12 foot reduction in the area available for landscaping on
Prospect.
2. How far east would the new lane go? All the way to Remington?
RESPONSE: No, it would begin at the eastern point of the Taco Bell property
or at the eastern point of the alley. There would be no dedication asked of
the property at the northwest corner of Prospect and Remington (I535
Remington).
3. Where in Longmont is the similar store?
RESPONSE: It is located on the Diagonal Highway (119) in front of the Twin
Peaks Mall. The exterior brick matches the mall and the use of stucco is
reduced. Also, the "mission bell tower" look is minimized in favor of a small
arch over the entry doors.
4. How will the access off of -Prospect work? How will the alley be used?
RESPONSE: The current plan shows a curb cut on Prospect that is combined
with the alley. This allows only one cut on Prospect. The alley width is
widened to accommodate a larger volume of vehicles.
5. Cars going east on Prospect wanting to turn left into the site cause a
tremendous jam. This is terribly inconvenient. I've seen* traffic in the lane
jammed up back to the railroad tracks while some driver tries to turn left
against the westbound traffic. This left turn should not be allowed.
RESPONSE: This
is a condition that was pointed out by City
Staff at
Conceptual
Review.
A Traffic Impact Analysis
will be conducted to
study
this
condition.
It has been mentioned that the only
real way to prevent
these
left
turns is to
build a
.median in Prospect but there
.is not enough room
to do
this.
The results
of the
Traffic Impact Analysis will
be submitted to the
City
for
evaluation.
6. I've heard that the College
and Prospect
intersection is the first
or second
busiest intersection in the City.
Since I live
in the area, I can tell
you that
there are a lot of accidents.
The Police
Department should be
asked to
provide statistics on the number
of accidents
in this area: It seems
that your
proposal would compound one of
the busiest areas
in town.
RESPONSE: A component of the Traffic Impact Analysis is to do an accident
analysis on the surrounding streets. This information should be made available.
7. What is the distance from the alley to College/Prospect intersection?
RESPONSE: Approximately 166 feet.
8. It looks to me like the alley would become attractive for people using
Lake Street to drive south through the alley to get to the site.
RESPONSE: To a certain extent, this is being done already. It is not an
obvious access and is only used by a small percentage of customers.
9. We are very concerned about vandalism, trash, litter, noise, and the hours
of operation on weekends. We often do not get a full night of sleep due to
the disturbances in the restaurant parking lot. Kids loiter in the lot and blare
their car stereos which are very powerful, especially the bass which seems to
travel very far and through the walls of our well-built home.
10. We have complained to your organization about. the late night disturbances
and have received no response. Your secretary has been very insensitive to our
calls and will not patch us through to Mr. Cook. This demonstrates to us that
your organization does not care about being a good neighbor.
11. The trouble usually starts around midnight as kids are getting out of the
bars, particularly Fort Ram. Taco Bell is known as being the "after bar hang .
out". . This is the first summer this has happened. We notice kids parking on
Remington and there is public intoxication, rowdyism, and shouting as they
travel to and from the restaurant. This obnoxious behavior is an intrusion on
people and children who attempt to lead a normal life. The worst part is that
-------repeated calls_to your office has resulted in nothing.
12. The problem is not with college kids but with high school -and- junior —high—__ _
kids. I think it is a result of the City closing down "cruising" in the
downtown area. The cruising did not get diminished downtown, it simply got
shoved into other areas and neighborhoods. Certainly the hours of operation
and the lack of discouraging the hanging out has caused the problems.
13. We recognize we live next to College Avenue in a commercial area but
Taco Bell. is the only offending neighbor. Why can't Taco Bell discourage
loitering? Is it because you are too greedy?
14. If the late night disturbances continue, then property owners will
eventually move out. It is likely that owner -occupied homes will convert to
student rental and maintenance will fall to a lower standard. Lawns will
deteriorate, cars will be parked on the front lawn, and furniture and trash will
line the streets. This is a classic cycle of urban decay.
•
Taco Bell Restaurant PUD, Preliminary, W50-90A
December 16, 1991 P&Z Meeting
Page 5
"Modified Spanish Mission" look sought by the Taco Bell franchise.
There is a positive aspect for the community to promote unique,
locally -significant architectural styles versus the ubiquitous,
banal architecture typically associated with the fast food
industry. By encouraging the new restaurant addition to weave into
the local historic fabric, the evolving homogenization of South
College Avenue is minimized.
E. L.D.G.S. Audit
In August of 1990, A Report to the City Council on the Performance
of the Land Development Guidance System, 1985 - 1990, was submitted
and reviewed by the Planning and Zoning Board and City Council.
The Audit reported on the strengths and weakness, success and
difficulties, controversy and voids in the L.D.G.S. One of the key
observations about the L.D.G.S.and the flexible zoning system is
summarized in the Audit by the following passage:
"The system contains many criteria related to design and
compatibility. There are also many criteria that relate to
location. Some are essentially absolute, but most result in
point bonuses or penalties. Especially good design or the
inclusion of features of significant public value may overcome
the disadvantages of a site that is not favored by the point
system. For some uses on some sites it is impossible or
nearly impossible to gain approval. The effect is a flexible,
but not wide-open, system for use location."
It is impossible for Taco Bell to gain points on the Auto Related
and Roadside Commercial point chart for not being located at the
intersection of two arterial streets. It is impossible to gain
points for being part of a planned center. It is also impossible
to gain points for taking primary access from a non -arterial street
and to be located on at least two acres of land. These are
physical constraints due to the historic parcelization of lots
within older areas of the city. As an urban, infill project, the
P.U.D. overcomes these constraints with compatible design that is
sensitive to the surrounding area.
Thus, it is Staff's position that the P.U.D. is equal to or better
than a plan that may have generically developed with the proper
amount of points awarded under the criteria of the Auto Related and
Roadside Commercial point chart. Such a plan may not have
necessarily saved the house or existing trees. In addition, the
granting of the variance does not create a substantial detriment to
the public good and does not impair the purpose of the Land
RESPONSE: Taco Bell acknowledges that this summer has been worst for the
general level of rowdyism. We have hired off -duty police officers to help out
with security. We are indeed sensitive to the concerns of residents and
apologize about the lack of response. This will be corrected. It is unfortunate
that our restaurant has become hang out for kids. We will try to correct this
situation. Our store in Greeley was once considered a hang out and we cleaned
it up by enforcing the no loitering rules. Customers must be actually eating or
drinking our food or be asked to vacate the premises.
15. I have surveyed 34 restaurants in Fort Collins for their hours of
operation. The results are as follows:
Four restaurants are open 24 hours but these are standard, not fast food stores
14 fast food restaurants close at 11:00 P.M. or earlier.
7 fast food restaurants close at midnight.
2 fast food restaurants close at 1:00 A.M.
Only Taco Bell stays open until 2:00 A.M. on Thursdays and 3:00 on weekends.
It is my conclusion that Taco Bell, unlike its competition, invites the late night
disturbances by staying open very late which encourages rowdyism.
RESPONSE: It is true that we stay open late based on customer demand. Our
store makes approximately $500 per hour between I1:00 P.M. and closing time
on weekends. It is very profitable for us to serve this market.
16. The neighborhood is asking that you consider the late night problems as a
"cost" of doing business. This cost is corporate good will and corporate
citizenship. Other fast food restaurants have indicated they are not willing to
pay this cost. Taco Bell seems to have no problem with taking profits without
accounting for the true cost that is spilling over and being borne by the
residents instead of Taco Bell. The issue is one of corporate ethics and a true
accounting of the cost of doing business.
RESPONSE: Taco Bell is aware of the cost of doing business and will asses
the financial impact of closing down earlier.
17. The fence on the east side of the property should be six to eight feet in
height to screen noise and trash.
RESPONSE: This fence has not been designed yet pending this neighborhood
meeting. Taco Bell is prepared to construct a fence that meets the resident's
needs. We are thinking about a solid brick or masonry fence for at least the
first four feet and maybe higher. We don't think a height greater than eight
feet would be attractive but we are prepared to go that high.
18. Jack -In -The -Box sends out its employees into the surrounding neighborhood
to pick up the paper cups, bags, wrappers, etc. Why can't Taco Bell do this?
RESPONSE: We are supposed to be doing this already. I will talk to the
manager to make sure this practice is reinstated on a regular basis.
19. There are problems with the trash coming from the dumpster area. First,
some employees do not bother opening up the access door and just throw the
plastic bags over the door. They often miss the dumpster enclosure completely
and trash gets all over the neighborhood. Second, the lids to the dumpster are
often left open so odors escape and trash escapes. This practice represents
sloppy management and monitoring of employees and yet has a neighborhood
impact.
RESPONSE: These problems will be addressed.
20. The signage associated with Taco Bell is garish. The combination of the
temporary banners, the window decals, and the pole sign all add up to visual
clutter.
21. Can the existing house be re -adapted to accommodate a Taco Bell
operation or at least part of the operation? Is it necessary to remove the
building?
RESPONSE: Our architectural consultant has investigated this possibility. It
would be extremely difficult to create enough open area for the kitchen
equipment and the dining area without impacting load bearing walls. In order
to use the building, the structure would have to be remodeled beyond
recognition.
22. Taco Bell should be aware that Mc Donald's recently established a
restaurant in a restored historic structure in Freeport, Maine. It would not be
impossible to take advantage of the existing structure.
RESPONSE: We agree it would not be impossible but extremely impractical
and not cost effective.
23. What do you predict would be the percentage increase in customer traffic
by going to the 80 seat facility?
RESPONSE: We predict the increase would be around 25%.
_24._ _ About how many customers do you have per week?
RESPONSE: We do about 9,000 transactions per week which we -translate—to _________
about I3,500 customers per week. — -
25. What are your peak hours of operation?
RESPONSE: Our lunch peak is from 11:00 A.M. to 2:00 P.M. and our evening
peak is from 11:00 P.M. to 2:00 A.M.
26. We do not have any basic objections to a fast food restaurant at this
location but are more interested in the hours of operation. Would you consider
closing your interior from 11:00 P.M. to 2:00 or 3:00 A.M. and just serve
customers through the drive-thru windows? This may reduce the hanging out.
RESPONSE: We may consider partial closure beginning at a later hour and
rely only on the drive-thru. We will have to analyze the options and are not
prepared to commit at this time.
27. Taco Bell should realize that
the citizens here today are sincere. They
are
not making these stories up about the rowdyism.
On the other hand, we
all
know that you are in business to
make a profit.
It would seem that your
best
investment in the long run would
be to solve the
problems at hand within your
ability to still turn a profit.
I believe that you have that latitude.
You
cannot continue to operate with
these kinds of
neighborhood problems in
the
long term.
RESPONSE: Thank you for this comment. These factors will be considered.
28. How would you prevent a left turn in off Prospect without a median?
RESPONSE: Restricted left turns would have to be marked with appropriate
signage and pavement striping.
29. Is the sewer line adequate to handle the additional waste? What about
grease disposal? What about other utilities?
RESPONSE: Currently, the restaurant operates without a grease trap. A new
store would be required to install a grease trap on the sanitary sewer line.
Overhead electrical power lines• would be placed underground as part of the
City's undergrounding program. All utility upgrades would be reviewed by the
City.
30. Combining your curb cut with the existing alley will put the residents
who use the alley at a disadvantage. These residents will have to compete
with the incoming restaurant traffic to exit onto Prospect.
RESPONSE: Again, the Traffic Impact Analysis will provide data on the
feasibility of full turn movements at the Prospect curb cut. If this curb cut is
restricted to right -in and right -out only, then the competition in the alley will
be reduced.
31. Who is the store manager and what is the phone number? If Taco Bell
wants to. be a good neighbor, then it must start being responsive to the.
residents.
RESPONSE: The manager is Kim Kilgore and the phone number is 482-4059.
32. I represent the owners of the . property immediately north. It appears that
the cars exiting the drive-thru lane will come few feet of the shared property
line. This may be a concern to our clients. Steps need to be taken to ensure.
that the Taco Bell operation does not negatively impact this adjacent property.
RESPONSE: This is a good comment. Taco Bell is willing to install fencing
and landscaping that will be satifactory to both parties.
In addition to calling Kim Kilgore, Taco Bell can be reached at 663-4810.
Thank you very much for your comments.
SECOND NEIGHBORHOOD MEETING MINUTES
PROJECT: Taco Bell at Prospect and College P.U.D.
APPLICANT: Les Nordhagen, Taco. Bell
REPRESENTATIVE: Al Hauser, Architecture One
DATE: November 15, 1990
PROJECT PLANNER: Ted Shepard
QUESTIONS, CONCERNS, COMMENTS
The meeting began with a presentation by Officer Ken Kirchoff, Crime Prevention
Division, Fort Collins Police Services. Data from Police records were discussed. There
were about 22 calls to 1538 South College (Taco Bell) from January to September of
1990. Most of these calls were minor. Most calls were late at night. Most incidents were
resolved by the time officers arrived on the scene.
According to Officer Kirchoff, the Taco Bell manager is very good about calling in a
report quickly at the beginning of an incident which helps alleviate the situation. The
shift commander reported that the number of incidents at Taco Bell is no better or
worse than any other establishment that stays open late at night. In fact, the Taco Bell
on West Elizabeth is considered worse than the one at Prospect and College. Off -duty
police officers work at both stores on weekends.
Officer Kirchoff encouraged citizens to summon police at any disturbance. Its the job
of Police Services to respond.
The_Followina Comments Pertain to Officer Kirchofrs Presentation
2. One citizen suggested that a letter be written to the parent corporation, Pepsico, in order
-------- to get Taco Bell to minimize the disturbances to the neighborhood.
3. One citizen, who has a teenager in school, reports that Taco -Bell has -a -reputation for a
place to obtain drugs.
------- -- - - -
4. As a taxpayer, one citizen resents the fact that his tax dollars are being used to "babysit"
Taco Bell during late hours while the company sits back and makes a profit. This
represents a public subsidy and Taco Bell is enjoying 'a free ride.
5. It was acknowledged by all the parties that the worst problem is after "teen night" at
Fort Ram. This special night allows teens into Fort Ram on Sunday evenings during the
summer, or whenever there is no school on the following Monday. Teen night has been
discussed with the manager of Fort Ram who acknowledges that teen night has become
an institution and that advertising is not necessary. It is not unusual to have kids come
in from Cheyenne and Greeley. The manager is aware that Taco Bell is a destination
after the bar closes at midnight.
6. One citizen suggested that Taco Bell represents an attractive nuisance by staying open
so late.
7. Noise is the biggest problem at Taco Bell with car stereos being the worst offenders.
Could the recently passed noise ordinance be used to keep the noise level down?
RESPONSE: According to Officer Kirchoff, the new noise ordinance has not been
enforced against loud car stereos. This question will be referred to Officer Rich
Johnson, Special Enforcement Unit, who administers the noise ordinance.
8. It is likely that most of the litter at High School Park originates at Taco Bell.
9. One citizen expressed that the proposed building expansion and adding a drive-thru
lane are not the critical issues. The most important aspect of the P.U.D. is to get Taco
Bell to be a more considerate neighbor, and to respect the values of the surrounding
residents.
RESPONSE: Taco Bell has worked hard since the last meeting to control the problems.
The off -duty officer is trying to keep loitering to a minimum. Taco Bell is not aware
of any drug dealing on the premises. Taco Bell will make a commitment to close the
restaurant on Sunday evenings at midnight so the Fort Ram crowd will not disturb the
area. Hopefully, this will change the perception among teens that Taco Bell is the
hangout on,Sundays.
In addition, Taco Bell will consider closing the loop in the drive-thru exit lane that
would allow cars to cycle back into the parking lot. This may help discourage loitering.
Closing the lobby earlier than the drive-thru lane may also help. This is being done now
on West Elizabeth . and seems to have a positive effect on reducing loitering in the
parking lot. Taco Bell continues to have an employee who is charged with picking up
litter in the alley and the surrounding area every morning.
The following Comments Pertain to Al Hauser's Presentation
10. The installation of a four foot wide, concrete median in Prospect to restrict turning
movements is applauded. By preventing left turns into the site, thru traffic will not be
blocked -on Prospect. --This is a.big improvement.
11. What trees will be lost with the expansion?
RESPONSE: There are two trees by the existing house that would be lost. The large
tree on College Avenue would be saved.
12. How will the median on Prospect and the new right turn lane affect the landscaping
along the Prospect frontage?
RESPONSE: Unfortunately, the area devoted to landscaping along Prospect would be
severely impacted by the new dedications for public improvements. It will be very
difficult to place down any sod or shrub beds. However, in urban situations, it will be
possible to use tree grates to install deciduous shade trees and ornamental trees. Taco
Bell will work with the Planning Department and the City Forester to get as much
material in as possible. Please keep in mind that the decision to give up landscaping is
not made easily but, rather, is a trade-off to install the traffic improvements.
13. How long will it take to complete the Choices 95 project?
RESPONSE: As you know, the Choices 95 project is not a bond issue or special
improvement district but a sales tax funded capital improvement plan. The project will
be completed by 1993 subject to projected revenues derived from the general sales tax
over the next three years. This "pay as you go" approach was approved by the voters in
a special election.
14. What are the opportunities for promoting bicycle traffic with the Choices 95 project?
RESPONSE: Since bikes are not allowed on College Avenue, the adjacent sidewalks will
be widened to conform to the arterial standard of seven feet. Bikes are safer on the
sidewalk in this location than on the street.
15. One citizen would like to go on record to promote as much physical improvement to the
intersection as possible. With a direct linkage to I-25, this intersection is critical from
a regional transportation perspective. The City should be actively pursuing State
funding assistance. With two corners vacant, the City should consider purchasing right-
of-way to take advantage of low property values before these corners are developed.
By acquiring these corners, the City can construct whatever is necessary to improve
traffic movement, and would be able to control the land uses and potential curb cuts.
If these properties develop, and are entitled to access to the arterial streets; then the
efficiency of the intersection will suffer, congestion will be added, and safety will
suffer. The time to act is now.
RESPONSE: These are good comments. Greg Lanning, project manager for the
College/Prospect Choice 95 project. is in attendance and will make a note of these
suggestions.
16. What has been decided about the fence height along the alley?
RESPONSE: Taco Bell would prefer a six foot high versus an eight foot fence. An
eight foot fence resembles more of a wall and could block light from the adjacent
properties. At the moment, Taco Bell is considering a solid, masonry, six foot fence.
17. Would Taco Bell consider a decorative, landscaped trellis on top of a six foot fence to
_-_____ _ help -block the noise?
RESPONSE: Sound is not effectively blocked by a trellis with vines or plantings. ----
Sound buffering is accomplished with mass. A trellis may be considered from a
decorative standpoint but not from a noise buffering standpoint.
18. What are the plans for the existing house?
RESPONSE: Taco Bell has explored using the house but has found that the floor plan
does not allow for our kitchen equipment to be installed in an effective manner. Taco
Bell is of the belief that if the house were used, it would have to be remodeled beyond
recognition. Discussions have taken place with the Fort Collins Housing Authority who
has experience in relocating houses. Taco Bell does not want to destroy the house.
19. Where will employees park?
RESPONSE: Employees will park in the lot in designated spaces.
20. How many more parking spaces are there?
RESPONSE: The new lot is proposed to have 32 versus the present number of 21.
21. Since your Campus West store closes the lobby late at night and just serves from the
drive-thru, would you be willing to do this at Prospect and College.
RESPONSE: Taco Bell is seriously considering this partial closure on weekends to help
prevent disturbances.
22. Does Taco Bell know that Poudre R-1 is considering moving Fort Collins High School
to a new location in the southeast part of the City? Will this affect the expansion plans?
RESPONSE: Yes, Taco Bell is aware that the bond- issue passed but that the School
Board has not taken final action on the high school relocation.
23. One citizen expressed the fact that he lives in the neighborhood and feels the area has
a special character that is different from College Avenue south of Prospect. He is
concerned that the building expansion, the removal of the house, the loss of trees will
all contribute to changing the character that is established. How does Taco Bell feel
about this?
RESPONSE: Thank you for these comments. Taco Bell feels that we are part of the
neighborhood too. We have been there for over 20 years. At present, we are not too
proud of the existing store. We think a new facility will upgrade the intersection.
Certainly our store in Longmont, next to Twin Peaks Mall, is of higher quality than the
existing . store. It is acknowledged that given the current site constraints, and the
Choices 95 project; that there will be trade-offs. The new store will more tasteful, the
intersection improvements will help the entire City, and we hope to solve the noise
problems.
"'. ..DRAFT MEMO FOR ANNUAL REPORT VIDEO
TACO -HELL P.U.D. AT PROSPECT"AND COLLEGE
l The ::news"Taco:':Bell restaurant at:.'the: �corner_of':.South.::College
Avenue and Prospect Road represents a triumph: of:, -:negotiation
and collaboration between., the :.Planning Department and :a
national fast-food corporation. By_ adapting the
Mawson/Wickersham.:::._House -for. a .....:new restaurant, the.::.. ...... .
architectural and residen-tial:."character of a critical two
block area is remains intact'.and a piece of Fort Collins
history .is eserve4.
Pr
2 "`>:'Ph�"'Witjcersttih House was constructeti in "1930" aTid -is a fine
example of the "Mission Revival" style.-. It -is distinguished
by light brick and a red tile roof. Next door, however, Taco
Bell had been operating out of twenty year old facility that
had begun to deteriorate and did not feature a;..drive-thru
lane, a key element in today I s competitive fast-food :industry.--- - ----
_'bought,:,.. the,':. Rawson/Wickersham::.: House .::with :the
iistantioin :nf.�demd st ing :-iiattL-the..hvuse..the�.mr �;m ::store�,to
construct: a new ."M-9o"".`.store,.. a suburban style:';:facility::that
features a- drive' thru lane --and a'-9'Oyseat dining --room. When
these stock plans were presented to the City, the Planning
Department.. objected to the inclusion. -of a.::new drive-thru°wane
next to existing homes that face Remington Street, and because
..::.of the... house's :-significance :as-"part'_°of :-an::.undisturbed :. row: -of
similar....buildings.:-.which act as a`:'critical ..buffer::between
"-..historic"-Fort Collim9s and trie' South-- College Avenue strip.-
- Y
4:.., "While Taco' Bell" desired a drive-thru lane at this ;highly - ^"
.=;visible location, the Planning Department advocated preserving
;the house to keep .the historic and residential character of
.'that:.,part South-.. College Avenue that lies north of Prospect
`. Road. The dilemma for Taco Bell was to reconcile adapting the
--- house with the need for nationally..identifiable•,corporate --
architecture.
5..,.. By. using,.ahe..,.tools . of ,the__ .Land Development Guidance System,
the " East ''Side Nezai�borhood Plan, ; ;.and ; . he _,Laurel School
Preservation'District •the Planning. -Deartment with-:,.zupport
from the:.Landmark:. Preservation'Commission;.Taass_z,c=es--fu1 ,.:in
ne otiatn a: solution:!:rthat:.resulted i-saving-::
the savin the house
g g... . . ..:
saving mature trees, and saving a two block area from the
. ....... ,.. .:pressure::of demolition and reconstruction...,..Taco_Bell retained . ..
-,:,visibility at a busy intersection, gained a drive-thru lane,
-with a dining room that seats 80 persons. Although it took
nearly three years from inception to completion, and although
negotiations were, at times, strained,- the :result is. .:a
remarkable adaptation of an historic house that benefits both
Taco Bell and the entire community. _
Community Planning and Environmental Services
Current Planning
City of Fort Collins
Mr. John Sneden
Taco Bell Corporation
1538 South College Avenue
Fort Collins, CO 80524
Dear John and Pam:
November 17, 1997
The purpose of this letter is to clarify the mitigation needed to screen the menu board at the Taco
Bell restaurant at the northeast corner of South College Avenue and Prospect Road. As you are
aware, the addition of a raised panel on top of the existing menu board was found by our Zoning
Department to be in violation of the City's Sign Code and the P.U.D. (Planned Unit
Development). In researching this violation, the Zoning Department indicated that the menu
board is not screened from Prospect Road as required since the sign is angled towards Prospect.
First, the Zoning Department has determined that the newly installed upper panel on the menu
board must be removed. This must be done within the time frame specified in the Zoning
Department's violation notice.
Second, there are several ways.to screen the menu board. As we discussed on site and as
evidenced on the approved Landscape Plan, there is a loss of a mature tree in the parking lot
island by the menu board. It is my opinion that planting a replacement tree in that exact location
would not be in the best interest of the tree due to potential conflicts with servicing the
underground electrical conduit that serves the menu board. Similarly, such a tree would need to
undergo constant pruning to avoid blocking the menu board.
Given these constraints, the best form of mitigation is to plant two Hackberry trees in the island
that separates the Taco Bell driveway from the alley. These Hackberry trees must be a minimum
of 2.5 inches in caliper in order to catch up with the existing trees along Prospect. While
maintaining proper separation (25 to 30 feet), these trees should planted as close to Prospect as
possible.
The best time to plant these trees is in the Spring. In order to meet the requirements of the
Zoning Violation, please provide a copy of a legitimate estimate from a local landscape contractor
indicating the cost of the trees and the labor (as well as other miscellaneous expenses such as soil
preparation, fertilizer, staking, etc.). Add 25% to this estimate and submit a an irrevocable letter
of credit, a performance bond, an escrow account, or other financial instrument acceptable to the
Zoning Department in order to release the Zoning Violation and secure the installation in the
Spring.
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020
After the trees are planted, please contact the Zoning Department. An inspection will be made
and if the installation is satisfactory, the financial security will be released.
Second, during our site visit, I noticed several gaps in the shrub beds. These missing shrubs must
be replaced. I suggest that these plants be added to the landscape contractor's estimate and
financially secured for Spring. Again, after inspection, the financial security will be released.
Finally, the City Forester has informed me that the large existing mature trees have not been
pruned according to the approved P.U.D. According to the -approved Landscape Plan, on Note
Number 13, the requirement. is that:
"All existing trees shall be pruned to the City Forester's "Medium Prune Standards."
Pruning these trees will promote their health and will prevent decay. This job can be done in the
winter and should not be part of the Spring planting. Please contact Tim Buchanan, City
Forester, 221-6640 if you have any questions regarding pruning these trees.
The Planning Department looks forward to working with you on these site improvements. The
restaurant is in a prominent location for our City being at the corner of two arterials and on the
edge of the historic part of town. We, along with Taco Bell and the architect (Al Hauser) took
great pride when the preservation of the Mawson-Wickersham House received the prestigious
Stephan H. Hart Award in 1994, a statewide honor granted by the Colorado Historical Society.
The maintenance and upkeep of this facility is important so this property will continue to a source
of pride for you and our community.
As always, please feel free to call me at 221-6750 if you have any questions.
Sincerely. -
Ted Shepard
Senior Planner
Enc.
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 6
Development Guidance System. Staff believes that especially good
design and reuse of the residential structure create a significant
public value that overcomes the disadvantages of a site and
particular land use that is not favored by the point system.
Therefore, Staff recommends in favor of granting the variance from
the 50% minimum point requirement.
3. Neighborhood Compatibility:
There have been three neighborhood information meetings regarding
the re -development of this site. The latest meeting was held on
December 5, 1991. There were two distinct areas of concern raised:
management practices and site design.
Management Practice:
Before meeting with the neighbors, the restaurant remained open on
Sunday evenings until 1:00 a.m. This late hour was considered
inappropriate for the neighborhood and attracted an "after hours"
crowd from a teen night promotion at a local bar. Taco Bell has
responded to this concern and the restaurant now closes at
midnight.
On Friday and Saturday nights, the restaurant presently closes at
3:00 a.m. Through discussions with the neighbors, Taco Bell has
agreed to close the dining room at midnight on these evenings and
serve customers via the drive-thru lane. This will discourage
onsite loitering. Staff is concerned that these hours of operation
be indicated on the site plan and, therefore, recommends the
following condition to the Preliminary P.U.D.:
At the time of Final P.U.D., the hours of operation shall be
indicated on the site plan. These hours are to be a midnight
closing of the dining room on Friday and Saturday, and a
midnight closing of the entire restaurant on Sunday.
Taco Bell has hired a security guard to patrol the property from
10:00 p.m. to 3:00 a.m. on Fridays and Saturdays. The role of this
guard is to keep the customers moving, to keep noise levels down,
and to prevent the parking lot from becoming a hang-out.
Taco Bell cleans the adjacent alley on a daily basis to remove any
litter from fast food containers.
EXISTING FOLINDATION
PLANTINGS (JUNIPERS)
TO REMAIN
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---- ------
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EXISTING TREE TO
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121
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`COBBLE AFTA -
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`COBBLE AFTA -
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From:
Gary Lopez
To:
TSHEPARD 1
Date:
10/23/97 10:03am
Subject:
Taco Bell - 1530 S College
The district manager for Taco Bell (John Sneden) should be contacting you shortly.
If you recall, we had issues with sign modules being added to the menu board exceeding
the hight limit per the PUD, the original menu board (including text) being seen from
e prospect, removal of a tree screening the menu board from the south and two tilting
light poles in the parking lot.
John maybe wanting to negotiate the repositioning of the menu board. The PUD site
plan shows it parallel with the east fence, actual is tilted at about 30 degrees
exposing the text area to a prospect. You know our position on sign placements shown
on PUD site plans and that we only recognize the sign code jurisdiction over signs
(discounting what the site plan might indicate). The code only requires that the sign
be fully screened from the south. If they install a tree in front of the sign making
it not visable from prospect as per the original landscape plan, we're ok with it.
He is also talking about some other changes but appears wanting to fully comply. That
store is a showcase store for them, even including the metro Denver area, according to
John.
COIDRADO
HISTORICAL
SOCIETY
The Colorado History Museum 1300 Broadway Denver, Colorado 80203-2137
September 30, 1994
Mr. Gardiner Hammond
Construction Manager
Taco Bell Corp.
10065 East Harvard Avenue
Suite 801
Denver, Colorado 80231
Dear Mr. Hammond:
On behalf of the Board of Directors of the Colorado Historical Society, 1 am pleased
to announce that Taco Bell Corp. has been selected to receive a 1994 Stephen H. Hart
award in recognition of an outstanding contribution to historic preservation. The Taco Bell
Corp. is being honored for the rehabilitation of the historic Mawson House for use as a new
Taco Bell in Fort Collins.
The award will be presented at the annual meeting of the Colorado Historical
Society on Thursday, December 8, 1994. The evening will begin with a reception at 5:00
p.m. with the awards ceremony to follow at 6:00 p.m. The ceremony will be held at the
Colorado History Museum at 1300 Broadway in Denver.
In order to plan for the event, we need to know whether you will be able to attend.
Please call Nan Glick at 303/866-3395 to let her know, or if you have any questions. We
certainly hope to see you.
Congratulations.
Sincerely,
JEH/LI:ng
pc: Carol Turner, Ft. Collins Planning Dept.
s
onolulu's Kaka'ako Pumping Station, a
venerable structure that once boasted
modem waste water -removal technology, is
slated to proffer and preserve Hawaii's rich
culture and history. The 1900 Richardsonian
Romanesque building has been leased by the
state's Community Development Authority
to Historic Hawaii Foundation (HHF) for con-
version to the Historic Hawaii Education
Center sometime in 1993.
Describing the building as a cross between
a "Chinese temple and an Episcopal church,"
Historic Hawaii Executive Vice President
Dion-Magrit Coschigano explains that the na-
tive blue stone pumping station evokes great
possessiveness in both "newcomers and long-
term residents." Since a new station was
opened in 1940 the structure has housed ma-
chine -repair shops.
The open interior will provide ample room
for exhibits, educational events, and activities.
The center will also house the offices of HI- IF.
"It'll be a perfect space to teach children
about their cultural heritage and the history
of the island," says Coschigano.
f preservationists prevail, Los Angeles res-
idents won't need to head north to ride a
cable car: Bunker Hill's Angels Flight Rail-
way may ride again next year.
The "funicular" —its cars ascend and de-
scend simultaneously on the same cable —op-
erated on Bunker Hill from 19o1 to 1969.
When a declining ridership forced its disman-
tling, the city stored the station house and
-- •---r... ••• r..,i—b allu ulc rejuvenation of
Bunker Hill signal a need to link the new busi-
ness district with downtown.
The original columned station house has
been moved into place at the corner of 4th
and Hill streets, and feasibility studies are un-
der way on the use of the original wooden
cars. According to the Community Redevel-
opment Agency, if the old cars prove not
strong enough they may be swapped for mod-
em replicas. Additionally, a variance on mu-
nicipal codes requiring wheelchair access
would be needed.
Then the old railway will link riders with
something new: "In June of 1993 the new
metro rail [subway) will open," says CRA
Public Information Specialist Chuck Si-
fuentes. "Angels Flight then will have the
Angela Flight Railway will run again.
•••a•oxl YFESERVATION NEWS • MAY 1992
into the metro rail station -.--
MOUNTAINS /PLAINS •
After meeting strong opposition from city
officials in Fort Collins, Colo., a Taco
Bell franchise company threw out plans to de-
molish a 1931 Mission Revival house and
agreed to adaptively use the building, distin-
guished by stucco walls and a red -tile roof, for
its fast-food outlet.
Two years ago Taco Caliente, a Colorado -
based Taco Bell franchise dissatisfied with the
outdated design of its Fort Collins restaurant,
proposed tearing down the house next door
and building a larger, more modern outlet on
the site. But the Fort Collins planning depart-
ment objected because of the house's signifi-
cance as part of an undisturbed row of similar
buildings and because it is a critical buffer
zone between historic Fort Collins and strip
malls on the highway. "We would have gone
to the mat for this house," says city planner
Ted Shepard. "The [Taco Bell] would have
been an invasion into the old part of Fort
Collins." The old outlet will be demolished to
make way for a parking lot.
Fr nearly four decades Southern Pacific
steam locomotive No. 786 has been rust-
ing in a playground outside of Austin. In June
the 76-year-old locomotive will return to the
tracks as a piece of living history, hauling its
first riders since it was mothballed in 1956.
The restoration effort was launched in
1989 when the Austin Steam Train Associa-
put it back in service. Since then 1MAMhours
of volunteer labor, much of it performed by
retired railroad employees, has been donated
to help bring steam -train travel back to the
area and to educate children about the role of
railroads in American history. The nonprofit
organization also helped fund a new curricu-
lum for Austin elementary schoolchildren
based on the steam engine and using train -re-
lated themes to teach a variety of subjects.
The fib -mile round-trip excursion will take
travelers through the scenic Hill Country on
the railroad route that originally was part of
the Austin and Northwestern Railroad ane
that later was absorbed by Southern Pacific
As a western branch line, the railroad pri-
marily served the area's granite quarries.
• MIDWF..ST •
ne of Indiana's foremost (and most in-
triguing) cultural and architectural land-
marks is set to undergo a major overhaul. An
estimated $5.5 million worth of work will
commence on the Athenaeum in Indianapo-
lis as soon as the money is raised. The Ger-
man Renaissance Revival building was erect-
ed in the 1890s by the German -American
Socialer Tumverein and was originally called
Das Deutsche Haus. Designed by Bernard
Vonnegut, whose grandson, novelist Kurt.
Vonnegut, Jr., sits on the foundation adviso-
ry council, the building boasts a rathskeller, a
theater, and a gymnasium, all built to serve
the Tumverein's aim of developing "sound
minds and bodies." It wax rPnan,a,i .tie
�.s
Page 3 PlanningProgress January 1992
TACO BELL SAVES HOUSE
An unlikely headline but... The
large brick home at 1530 South
College Avenue, the Mawson-
Wickersham home built in 1930,
will be saved from the wrecker's
ball. Taco Caliente purchased the
property adjacent to their store on
the northeast corner of Prospect
and College several years ago.
Their intention was to demolish
both the existing store and the
large home next door and con-
struct a new restaurant with a
drive-thru lane. The restaurant
would have duplicated the Taco
Bell located at the Twin Peaks
Mall in Longmont, built from a
national stock plan known as the
"M-90".
Alarmed at the prospect of losing
an architecturally significant
structure surrounded by tall,
beautiful trees, a coalition quickly
formed to thwart demolition. They
approached Taco Caliente to
discuss adaptive re -use of the
house for conversion into a
restaurant. This was initially
rejected as too expensive and not
in compliance with corporate
identification standards. After
almost 18 months a major break-
through occurred when the
national corporation approved
plans to adapt the house into a
Taco Bell restaurant with a
sensitive building addition for
modem kitchen equipment. In
addition a drive-thru lane, con-
sidered crucial in today's com-
petitive fast food industry, will be
const acted.
Through spirited negotiations all
interested parties were able to
reach a compromise. Taco Bell's
ownership should be congratu-
lated on their decision to adapt
the existing house. This is a
significant step in modifying
stock corporate architecture to fit
unique local conditions. Local
preservationists and neighbors
also are pleased with the efforts.
Saving the house preserves the
residential character found along
College Avenue north of Prospect
Road and may help encourage
other property owners to maintain
that special character.
629 WEST MOUNTAIN RECEIVES
HISTORIAL DESIGNATION
This represents the first local
designation of a private residence
since 1982. Built circa 1905, the
residence is simplified Queen
Anne style and received the
designation forits architectural
significance. "The Shenk House"
was named for the Shenk family
who owned the house for 32
years. E. Alton Shenk, a CSU
custodian, and his wife Emily,
Deputy Larimer County Trea-
surer, bought the house in 1955.
Their son, David, grew up in the
house, got hisfirst job at 14 at the
Forks Hotel, graduated from Fort
Collins High School, joined the.
Navy, and currently owns the
Forks Hotel in Livermore. He
sold the house in 1987 to the
presenthomeowner, David
Haimson. Proud of the home's
unaltered historical character, Mr.
Haimson hopes to use a state tax
credit for structural and remodel-
ing work. He states, "Now maybe
the house will be around for
another 90 years!"
POUDRE RIVER
CLEAN-UP
PILOT PROJECTS
Teams comprised of city staff
members recently completed three
pilot projects to kick off a five-
year program to clean up bank
conditions along the Poudre River.
Clean-up improvements at
Springer Open Space (Mulberry
and Riverside), Williams Property
(Mulberry and Lemay), and Salyer
Open Space (across from Martinez
Farm) will enhance the river's use
and potential as a community
asset. The work included removal
of fill material, debris and barbed
wire fence from the floodplain.
The clean up at Springer was the
biggest project resulting in the
removal of over 200 truckloads of
fill dirt, concrete and asphalt
debris, and trash. The Williams
and Salyer clean ups were done on
volunteer time. The Poudre River
Trust also supplied volunteer
workers.
Several immediate benefits have
resulted:
• removal of flood hazards,
• improved visual appearance
for the river,
• improved safe access to river
for wildlife and people,
restoration of natural values
be revegetation.
Future phases of the Program
include re-establishing visual
aesthetics of the river channel,
removing additional floodplain
hazards, and restoring eroded
streambanks through environmen-
tal measures. Public -owned lands
will be address initially, with
private sites included as voluntary
cooperation is received from
landowners.
Commun. Planning and Environmental S .,ices
Building Permits and Inspection Division
City of Fort Collins
September 26, 1997
Pam Mari, Manager
Taco Bell
1530 South College Avenue
Fort Collins, CO 80521
Dear Ms. Mari:
RE: Violation Notice 97-092 - PUD Site and Landscape Violations at 1530 South College Ave
We recently noticed a number of violations of the Taco Bell, PUD at the above referenced address.
Article 2.13.6 of the City of Ft. Collins Land Use Code authorizes this notification due to a "failure to
comply with any terms, conditions, or limitations on the site plan, landscape plan, building
elevations or other approved documents pertaining to a development which has received final
approval from the City." A portion of the Taco Bell, PUD pertaining to the following violations is also
enclosed.
1. In reviewing the menu board, it appears that two sign modules have been added which violates
Condition #13 of the Site Plan (see enclosed). This requires that the menu board height not exceed the
approved fence height at the east property line. The upper module does exceed that fence height.
2. It appears that the menu board has been repositioned at some point in time from it's originally
required parallel position with the east fence. The approved plans (see enclosed site plans) required this
to assure that the menu board text could not be visible from any public street. It can now be seen from
East Prospect Road.
3. The Landscape and Site Plan indicate that a tree was to be located to the south of the menu
board (in the same island) to provide screening. This tree appears to have been removed.
4. There are two parking area pole lights in landscape islands of the parking lot (directly to the south
of the building) whose concrete bases have begun to sink. This has caused the poles to lean or tilt and
they no longer are perpendicular to the ground.
We would ask that you investigate these four issues and assure compliance to these no later than
October 20, 1997. If a violation continues after this date, a sumons may be issued requiring your
appearance in Municipal Court. As a misdemeanor, a maximum fine of $1000 for each day of violation
could be imposed if found guilty. If you have any questions, feel free to contact me at 221-6760.
Sincerely,
Gary Lop
Zoning Ins4ctor
enclosure
cc: Ted Shepard, Planner
281 North College Avenue • P.O_ Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6760
Comr, uty Planning and Environment. Services
Planning Department
City of Fort Collins
September 23, 1992
Mr. Al Hauser
Architecture One
150 East 29th Street
Palmer Gardens #200
Loveland, CO 80538
RE: Taco Bell Drive-Thru Restaurant - Prospect and College
Dear Mr. Hauser:
This letter is in response to your inquiry regarding the proposal
to construct a new Taco Bell drive-thru restaurant at 1538 South
College Avenue in Fort Collins, Colorado. The specific nature of
your inquiry is to investigate the feasibility of demolition of the
existing store, and construction of a new "M-90" store, with drive-
thru lane, on the existing site. The proposal does not include
using the adjacent property at 1530 South College Avenue or
remodeling the Wickersham house as a restaurant.
As background, it should be recalled that the site is located in
the R-H, High Density Residential, Zone District. This zone does
not allow drive-thru restaurants as a "use -by -right". Therefore,
any request to construct a drive-thru restaurant at this location
must be processed, evaluated, and reviewed as a P.U.D. by the
criteria of the Land Development Guidance System with final
consideration by the Planning and Zoning Board.
Also, by -way of background, the City of Fort Collins Zoning --Code _
has. specifically defined three types of restaurants by varying
degrees of intensity, "standard", "fast food", and "drive-thru"
being the most intense. Adjacent to this property, and separated
by the alley, is the N-C-L, Low Density Neighborhood Conservation
Zone District. Consequently, the redevelopment of the subject
parcel must be considered within the context of a drive-thru
restaurant, not allowed in the R-H zone, and next to a low density
residential zone.
The site is also located within the East Side Neighborhood and the
Laurel School Historic District. According to the East Side
Neighborhood Plan, the parcel is designated as "Fringe Area!' which
is defined by existing commercial uses along the neighborhood's
surrounding arterial streets. The policies of the neighborhood
plan are focused on stabilizing residential areas by a variety of
regulatory mechanisms.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
As you can see, the addition of a drive-thru component to a fast
food restaurant at this location must pass the test of complying
with a variety of land use plans and regulations, not to mention
neighborhood compatibility due to the adjacency of residential
uses.
Under the allowable uses in R-H,- High Density Residential Zone
District, a standard restaurant is allowed. A standard restaurant
is defined as any establishement whose principal business is the
sale of foods or beverages to the customer in a ready -to -consume
state, and whose design or principal method of operation includes
one or both of the following characteristics:
1. Customers, normally provided with an individual menu, are
served their foods or beverages by a restaurant employee
at the same table or counter at which the the items are
consumed;
2. A cafeteria -type operation where foods, frozen desserts
or beverages are consumed within the restaurant building.
Specifically, the request to place an "M-90" store, with drive-
thru, on the present site would have to be processed as an entirely
new P.U.D. Keep in mind that as a P.U.D., the 16 feet of
dedication for additional public right-of-way along Prospect Road
would be a requirement, based on the approved plans, for widening
Prospect Road at the College Avenue intersection. These street
widening plans are part of seven year capital improvement plan
funded by a specific portion of the City's sales tax revenue.
Combined with the requirements for landscaping, parking,
circulation, and stacking, it seems physically impossible to place
this proposed use on the existing parcel.
A critical component of processing a new P.U.D.-.request is to
conduct citizen participation. This is typically done through the
neighborhood meeting format. You are reminded that three such
meetings occurred during the deliberation of the Final P.U.D. that
gained approval in January of this year. Any new P.-U.D.--request - -- -
would again be subject to full range of citizen participation.
It must be emphasized that the P.U.D that used the Wickersham
property took advantage of the larger land area to provide adequate
parking, onsite circulation, landscaping, buffering, handicap
accessibility, fencing, and vehicle stacking and to resolve the
issues of neighborhood compatibility. It is extremely difficult to
see how these important elements could be designed satisfactorily
to meet the neighborhood compatibility requirements of the Land
Development Guidance System on a "stand-alone" site.
As a drive-thru restaurant, an "M-90" would be reviewed by the Auto
Related and Roadside Commercial Point Chart of the Land Development
Guidance System. All projects within this category must achieve a
minimum point score of 50% based on compliance with nine variable
criteria. The current P.U.D. that uses the Wickersham house scored
4
only 38.46%. A variance to the required minimum score of 50% was
recommended by Staff and granted by the Planning and Zoning Board.
The reason for granting the variance was that using the Wickersham
parcel at 1530 South College Avenue allowed the development
proposal to achieve neighborhood compatibility and provide adequate
physical space for the necessary site plan elements. Without the
benefit of using the adjacent ,property at 1530 South College
Avenue, the development of an "M-90" at 1538 South College would
not make the required minimum score of 50% and would probably not
receive a recommendation for a variance by the Planning Staff.
In summary, Staff must conclude that demolishing the existing store
and replacing it with an enlarged version ("M-90"), and adding a
drive-thru component at 1538 South College Avenue would be
physically impossible and incompatible with the neighborhood. Such
a development would not meet the absolute or variable criteria of
the Land Development Guidance System.
If you have any further questions regarding the status or
redevelopment of the two properties on South College Avenue, please
do not hesitate to contact our office.
Sincerely:
-��t Aktxwk-
Ted Shepard
Senior Planner
ARCHITECTS/PLANNERS. P.C. ONE
July 7, 1992
Mr. Isaac R. Showell, Construc
Taco Bell Corporation
4700 Roseville Road, Suite 207
North Highlands, CA 95660
�[�(K�IEaWLE
JUL �91992 L q �`
�S
RE: Planning Approval Status; Taco Bell Restaurant .
S. College Ave. and Prospect Rd.; Fort Collins, CO
Dear Isaac,
This letter is to summarize the past history and current
status of the planning approval process in regard to the
above referenced Taco Bell Restaurant location. Your recent
comments that Taco Bell Corporate would like to rent the
residential structure to another use and construct a new
Taco Bell restaurant with a drive-thru on the site of the
existing restaurant are of concern to me in regard to our
current planning approval status.
To construct a new Taco Bell with drive-thru window service
on the same site as the existing restaurant would require a
new P.U.D. approval from the City of Fort Collins. This
requirement is triggered by the addition of the drive-thru.
The chance of approval for such a plan is practically non-
existent.
We represented Taco Caliente, Inc. (James Cook and
Associates) on this project which went through the P.U.D.
process two times within a period of approximately 18
months. The first time, we attempted to gain approval to
---r-e-locate or demolish the old house and build a new Taco Bell
M-90 with a drive-thru on the combined lots. We were denied
approval of this request.
our current scheme, which was approved on January 27, 1992,
sought to remodel the existing historical home into a Taco
Bell Restaurant with a drive-thru. This was accomplished
only through a series of three neighborhood meetings and a
lengthy period of negotiation and concessions with the Fort
Collins planning staff.
150 EAST 29TH STREET PALMER GARDENS, SUITE 200 LOVELAND, COLORADO 80538 303/669-9060
FACSIMILE 303/669-9066
E
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 7
These management practices have been or soon will
a result of the three neighborhood meetings. Th
been constructive and a sincere open channel of
been established between residents, the store
franchise manager.
Neighborhood Site Design Issues:
be implemented as
e discussions have
communication has
manager, and the
The neighbors expressed concern about the landscaping on Prospect
Road. If, for some reason, the City's Choices 195 intersection
improvement project (right -turn lane and median in Prospect) does
not come to fruition, then the temporary river rock will become
unacceptable as a permanent ground cover. Taco Bell has agreed
that if the capital improvement project is significantly delayed or
deleted, then sod will be installed.
The potential impact of the menu board was raised by the neighbors.
Since the menu board faces east, there may be a chance that the
light will spill offsite. Taco Bell has agreed to construct the
perimeter fence so that the height will block the light from the
menu board. The shrubs along the fence at this location will grow
to a height of four to five feet and also contribute to blocking
any light spillage. The background of the sign is dark with only
the letters being white. The menu board is further shielded by a
row of garages along the alley.
The construction of the fence along the alley must be solid and
made of strong materials to stand up to potential vandalism. Taco
Bell has responded by agreeing to construct the same type of fence
that is presently along the east property line. This fence has
proven be to vandal resistant. Also, under the new design, there
will be no head -in parking along the perimeter fence as there is
now. This will greatly reduce the wear and tear on the fence.
The neighbors were concerned about cars stacking out to Prospect
and blocking traffic. Taco Bell has provided stacking behind the
menu board for five vehicles. This complies with the Zoning Code.
During the lunch rush, a second window is opened on the north
elevation to handle the cash transaction in front of the food pick-
up window. It is Taco Bell's experience that this two -window
system moves the lunch crowd through the line very efficiently.
In summary, the neighbors support the conversion of the house and
saving of the mature trees. By adapting the house, the block is
anchored by a strong residential appearance and owners of other
properties will be less likely to consider demolition. The
M 1,
The primary difficulties represented by this site are
twofold. First is the issue of neighborhood compatibility
with the existing RH (high density residential) zoning and
the adjacent residences on Remington Street to the east.
Second. is the issue of public right-of-way dedication on
both College Avenue and Prospect Road as shown on our
current Site Development Plan. Any redevelopment of the
Taco Bell Site will required this dedication to take place.
With the landscaping, on -site parking and drive-thru stack
requirements such as they are, there does not appear to be
sufficient site area to accommodate a new Taco Bell with a
drive-thru on the present site once the right-of-way
dedication has been made, even if the area east of the
existing residence is used for parking purposes.
As a similar case in point, there was a Burger King on
College Avenue approximately four blocks north of your
location. The building is now occupied by Apple Employment
Services. The owner of the Burger King sought approval of a
drive-thru window addition to this restaurant five separate
times over a six year period. Each time he was denied based
on the size of the site and issues of neighborhood
compatibility. The restaurant then relocated to a new pad
site at the Pavillion Shopping Center further south on
College Avenue.
In summary, the City of Fort Collins Planning Division feels
as though there was a expressed intent on the part of Taco
Caliente, Inc. to remodel the existing residential structure
during the last P.U.D. approval process. Lengthy
negotiations were held to reach a mutual agreement on
neighborhood compatibility. I feel that a new approval of
your desired redevelopment scheme would be very highly
unlikely.
Should you or other interested parties within Taco Bell --
Corporation have any questions regarding this information,
please feel free to call. I would be happy to further
discuss these issues and feelings in greater detail.
Sincerely,
AM AOL,-
Alan Hauser, Architect
Architecture One, P.C.
fn: the
DevelopmF Services
Planning Department
February 6, 1992
Mr. and Mrs. Robin and Carolyn Cuany
1523 Remington Street
Fort Collins, CO. 80524
Dear Mr. and Mrs. Cuany:
Thank you for attending the public hearing on the Taco Bell Planned
Unit Development (P.U.D.) on the evening of January 27, 1992. I
wanted to pass along some information regarding the Noise Ordinance
and who to call for a complaint.
The Noise Ordinance is a fairly recent addition to the Zoning Code
and allows maximum permissible noise levels within certain zoning
districts. Enclosed please find the pertinent section of the Code
for your reference.
As you know, the alley is the zone'district line between the lots
fronting on College, which are zoned R-H, and the lots fronting on
Remington, which are now zoned N-C-L (Neighborhood Conservation,
Low Density). For purposes of noise, however, both zones are
considered "residential".
If you have a noise complaint, please call the Fort Collins Police
Department, Special Enforcement Unit, at 221-6555 or 221-6111. If
for some reason this unit is unable to respond, please call the
Patrol. Division as you would for any complaint or to request
assistance.
If you would like to complain to Taco Bell directly, you can call
Les Nordhagen, Taco Caliente, Inc., at 663-4810 (Loveland) -during
business hours. The store manager is Miss Kim Kilgore and the
store's phone number is 482-4059.
I hope you find this information useful. If you have any questions
regarding the Noise Ordinance, or how it is enforced, please feel
free to give me a call. We are all hoping that the drive-thru lane
and non -circulation back into the parking lot will eliminate
loitering and rowdyism. Thanks for your participation on this
sensitive project.
Sincerely:
Ted Shepard.
Senior Planner
28"1 North Colle_e Avenue • P.O. Boe 580 • Fort Collins. CO 80522-0580 • (303) 221-67;0
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 8
management concessions to modify the closing times are more
appropriate for the neighborhood setting. The site design issues
satisfactorily address the impacts on the adjacent properties. The
project, therefore, is considered compatible with the surrounding
area.
4. Design•
New Addition:
A primary design feature of the P.U.D. is the 1,200 square foot new
addition on the east side of the existing structure. This addition
will feature a beige synthetic stucco exterior with red roof tiles
(salvaged from the garage). It is by design that the addition's
exterior not attempt to replicate the blond brick found on the
house. The red tiles, however, will match the style found on the
existing house. The intent is to create a sympathetic distinction
between the historic and the modern as is standard practice in
historic renovation. The new addition would feature an "employee
only" entrance on the east and two service windows on the north.
Landscaping:
As mentioned, the retention of the house allows the preservation of
the mature trees along College Avenue. Along Prospect, three
deciduous shade trees will be planted on 30 foot centers. Upright
junipers along both frontages will help shield parked vehicles.
There will be continuous shrub plantings along the north and east
property lines. The south elevation of the addition, and the base
of the free-standing monument sign will feature beds of annuals and
perennials for seasonal color. The existing evergreen shrubs along
the west elevation will be preserved.
The area along Prospect that has been dedicated for a westbound
right -turn lane will be treated with 1.5 to 3 inch diameter river
rock as a temporary measure. The rock will be removed at the time
of construction of the turn lane and replaced with sod or living
ground cover. Staff is concerned about the contingency of
replacing the river rock if the right turn lane is never
constructed and recommends the following condition:
If the Choices 195 Capital Improvement Project is not
constructed, then the temporary river rock along Prospect Road
shall be replaced by irrigated turf or other living ground
cover.
0 0
Taco Bell Restaurant PUD, Preliminary, #50-90A
December 16, 1991 P&Z Meeting
Page 9
Fencing:
There will be common fencing along the alley to the east and the
adjacent property to the north. This fence will be the same style
as is presently on the site, and presently being constructed at the
store on West Elizabeth. This fence ranges in height from 4' 8" to
514" and includes rough cedar pickets and white, rounded, concrete
posts. While being sturdy and vandal -resistant, the fence is also
attractive and well accepted by the surrounding property owners.
Signage:
The existing free-standing sign will be removed. In its place, a
32 square foot, double sided (total of 64 square feet) monument
sign will be installed. There is no reader board associated with
this sign. This sign will be mounted on a pedestal constructed of
synthetic stucco and colored to match the proposed addition's
exterior.
A 17 square foot wall sign will be mounted on the south elevation
of the addition. This sign will be constructed of individual
letters and logo and illuminated internally. It will not be a
cabinet sign.
A second free-standing sign is proposed along College Avenue at the
entry on the west elevation. This one-sided, sign will measure
10.5 square feet and be mounted on a two foot high stucco pedestal.
A menu board will be located internally along the drive-thru lane.
The menu board will measure 26 square feet mounted on a 16 inch
high base. The overall height is 6.5 feet. It is planned to be
shielded from the adjacent properties by fencing and landscaping.
In addition, the adjacent residential properties to the east are
shielded by the row of garages that face the alley.
In general, Staff finds the amount of proposed signage to be in
proportion to the scale of the project and an improvement over
existing conditions. The P.U.D. is excluding the use of large,
neon, temporary, window signage that is presently found on the
building.
Parking:
The recommended range for the number of parking spaces for a fast
food restaurant is 10 -17 spaces per 1,000 square feet of gross
floor area. The restaurant will total 2,925 square feet. The 33