HomeMy WebLinkAboutMcDonald's Redevelopment Intital Comments 5-16-2013
Date: May 16, 2013
Mr. Robert Palmer, P.E. 8235 Cottongrass Court Castle Pines, CO 80108
Re: McDonald’s Restaurant, 2171 N. Frontage Road West, #PRJ13-0040
Dear Mr. Palmer,
The Community Development Department is in receipt of your application for a
Conditional Use Permit for the redevelopment of the McDonald’s Restaurant. My name
is Jonathan Spence, a new member of the planning team, and I will be working on this application with Warren Campbell. Staff offers the following comments/requests at this time:
Prior to a public hearing before the Planning and Environmental Commission, please
provide the following additional items: 1. A stamped Traffic Report for the proposed redevelopment. (I understand you
are working on this.)
2. A written narrative specifically addressing the Conditional Use Permit criteria
found in Sec. 12-6-6 of the Town Code and also listed in the Submittal Requirements section of the application. 3. A copy of the long term lease agreement or other legal instrument concerning
the use of the adjacent parcel for the trash enclosure.
4. A copy of the easements with the adjacent property concerning access.
5. A site plan that clearly represents what is proposed without the underlying existing conditions. This is especially true in northeast corner of the property where the landscaping island with pedestrian walkways will be removed. This
island appears to be a component of the future plan. This is also true in the
southeast corner of the property near the entrance from the Frontage Road. It
is difficult to determine what is proposed versus what is existing. 6. Please provide a list of adjacent property owners. 7. The supplied project narrative indicates a seating capacity of approximately
70 patrons while the provided floor plan shows 29 seats. Please verify the
correct restaurant seating capacity.
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8. Per Department of Community Development comment #4 below, a number of
potential variances have been identified. If the project is going to proceed with
variances, an application to the Planning and Environmental Commission is necessary with the materials outlined in the submittal requirements. It would
be most appropriate for the Commission to hear both requests at the same
meeting.
At this time, staff also offers the following preliminary comments:
Public Works Department
1. Please provide a plan demonstrating how trash will be collected with turning movements.
2. Minimum uncovered parking space dimensions standards are 9’x19’. Please
revise plan accordingly.
3. Walk from Frontage Road needs to be shown entering site, it looks like it has
been removed and landscaping put in its place. 4. A walk connection should maintained from Apex Holiday Inn in a safe location,
preferably at grade potentially towards the north of the property
5. Show full dimensions of access drive between curbs across property lines.
Community Development Department
1. Pedestrian connectivity is of great importance on this site. Demonstration of this
for pedestrians accessing the site from adjacent properties and the Frontage
Road in addition to patrons exiting vehicles to enter the restaurant will be critical
for a successful application. 2. In recognition of the limitation of the project site, staff would recommend the
applicant consider a partial or full two story building.
3. The new building should present itself towards the Frontage Road, creating an
inviting presence. A reconfiguration of the site plan may be necessary as the
drive-through façade does not accomplish this 4. Staff has identified the following potential variances:
a. 12-7D-9: LANDSCAPING AND SITE DEVELOPMENT At least twenty five
percent (25%) of the total site shall be landscaped. The minimum width
and length of any area qualifying as landscaping shall be fifteen feet (15')
with a minimum area not less than three hundred (300) square feet. b. 14-5-1: MINIMUM STANDARDS: (Parking Space size) Minimum Parking
Stall Size And Clearance, 9’ X 19’
c. 14-5-2: OTHER REQUIREMENTS (Snow Storage) Snow Storage: All
required parking and access areas shall be designed to accommodate on
site snow storage (i.e., within boundaries of lot and not within the right of way). A minimum functional area equaling thirty percent (30%) of the
paved area shall be provided contiguous to the paved area and designed
to accommodate snow storage.
d. 14-8-1: SITE DEVELOPMENT STANDARDS (Parking in front setback) No
parking or loading in front setback.
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5. The McDonald’s Redevelopment Project must incorporate an architectural design
and configuration of materials that relate to the overall character of the Town of
Vail. The building’s overall style and presentation should be uniquely Vail, speaking to its traditions and influences.
The Community Development Department is eager to work with you in the creation of a
successful project. Please contact me to discuss these comments at your convenience
if additional clarification is necessary. I look forward to your response.
Sincerely,
Jonathan Spence Planner
Community Development Department
970-479-2321
jspence@vailgov.com