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HomeMy WebLinkAboutPROSPECT 7-ELEVEN STORE NO. 35506 - PDP - PDP120002 - REPORTS - RECOMMENDATION/REPORTProspect 7-Eleven Store No. 35506, PDP120002 April 18, 2012 1. Section 3.6.4, Transportation Level of Service Requirements The Transportation Impact Study has been reviewed and evaluated by the Traffic Operations and Transportation Planning Departments. The project provides vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards. FINDINGS OF FACT/CONCLUSIONS After reviewing the Prospect 7-Eleven, Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land use is permitted in the NC — Neighborhood Commercial District. 2. The Project Development Plan generally complies with applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with applicable district standards of Section 4.23 of the Land Use Code, N-C Zoning District. RECOMMENDATION Staff recommends approval of the Prospect 7-Eleven Store No. 35506, Project Development Plan, PDP120002, subject to screening the propane sales area pursuant to Section 3.5.1(1) of the Land Use Code ATTACHMENTS 1. Site Map 2. Zoning Map 3. Proposed Site Plan 4. Proposed Landscape Plan 5. Proposed Architectural Elevations 6. Notification Letter 7. Comment Letters from Affected Property Owners rl Prospect 7-Eleven Store No. 35506, PDP120002 April 18, 2012 As proposed, the project meets the standards in this Subsection in terms of painting all metering equipment to match the building also and screening these meters with landscaping. Propane tanks for sale will be located on the east side of the building, just north of the east entrance, over 20 feet from West Prospect Road. It is recommended that this area be screened using similar colors or materials as the building. C. Section 3.5.1 (J) Operational/Physical Compatibility Standards As proposed, the 7-Eleven will operate on a 24 hours a day, 7 days a week basis. The existing convenience store to the east currently operates on a similar schedule. Due to the project's location at the corner of two arterials Staff feels the impact to be minimal when looked at from a large scale. Additionally, the outdoor movie kiosks will be located on the east side of the building, interior to the site, therefore effectively mitigating any potential impacts from illumination. 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings a. The proposal satisfies the standard set forth in Section 3.5.3(B)(1) Orientation to a Connecting Walkway. This section states that at least one main entrance of any commercial building shall face and open directly onto a connecting walkway with pedestrian frontage. As proposed, the building has one west entrance that faces and opens directly to a connecting walkway parallel to South Overland Trail. b. Both South Overland Trail and West Prospect Road are classified as a four -lane arterial street. The building is brought up to within 25 feet of the right-of-way, thus meeting the required 25 foot build -to line. c. The project complies with Sections 3.5.3 (D) (1-6) in that the building features a synthetic stone vestibule with a raised parapet topped with a cornice along the east elevation. This entrance feature is echoed along the west elevation facing South Overland Trail. The north and west elevations fronting on West Prospect Road and South Overland Trail, respectively, feature brick articulation including faux "bricked -in" windows with lentil detailing. D. Division 3.6, Transportation and Circulation ON Prospect 7-Eleven Store No. 35506, PDP120002 April 18, 2012 a. The development proposal satisfies the parking allowances for non- residential (retail) uses as set forth in Section 3.2.2(K)(2) of the LUC. There will be 12 parking spaces on the site, including one handicapped space, for the 2,787 square foot building. 3. Section 3.2.4 Site Lighting A photometric plan was submitted as part of the initial project development plan submittal. As proposed, the project complies with the minimum lighting requirements. Parking lot lighting will feature down -directional and sharp cut-off fixtures. In particular, wall -mounted lighting will decorative in function with low illumination. B. Division 3.3, Engineering Standards 1. Section 3.3.5, Engineering Design Standards The proposal complies with the design standards, requirements, and specifications for the services as set forth in this section. C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility a. The proposal ensures that the physical and operational characteristics of the proposed building and use are compatible when considered within the context of the surrounding area. It complies with the standards and requirements as set forth in this section of the LUC. Ample use of masonry and fenestration enhance the facades of this building. Additionally, this project complies with LUC Section 3.5.1(E) and (F) through the generous deployment of masonry throughout the structure and the utilization of a color palate comprised earth tones. Thus, the materials and colors proposed blend well with existing materials and colors found throughout the contextual area and set an enhanced standard for future redevelopment. b. Section 3.5.1(1) Outdoor Storage Areas/Mechanical Equipment 5 Prospect 7-Eleven Store No. 35506, PDP120002 April 18, 2012 This development plan complies with the requirements set forth in this section in that it is surrounded by dedicated public streets on two sides, being a corner lot. The Prospect 7-Eleven is 20 feet in height and complies with the minimum building height requirement. 4. Article 3 of the LUC — General Development Standards The Prospect 7-Eleven store complies with all applicable General Development Standards, more specifically as follows: A. Division 3.2, Site Planning and Design Standards 1. Section 3.2.1, Landscaping and Tree Protection a. The proposal complies with Sections 3.2.1(D)(2)(a) & (b) in that street trees are provided at a 33 foot spacing in the parkway along West Prospect Road. Existing overhead power lines along South Overland Trail precludes the ability to place canopy shade street trees in this parkway. Per Sections 3.2.1(D)(2)(c), Japanese lilac ornamental trees have been substituted at 21 foot spacing. b. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed 19 new trees on the development plan exceeds 50% of the total trees on -site, or 9 trees. The most of any one species, the Moonglow Juniper, is 9 trees. c. In terms of Section 3.2.1 (E)(4)(a), the perimeter of the projects' vehicular use area will be effectively screened from the nonresidential uses to the east and south with a combination of plant material featuring Junipers and Boxwood shrubs. Additionally, along the south property line, there are Crabapple trees on 32 foot centers. d. The project features 12 parking spaces which require a minimum of 6% interior landscaping. The parking lot has three landscaped areas interior to the parking area, and features a corner landscaped island with a canopy tree. e. Section 3.2.1(E)(6) is complied with in that the trash enclosure will be constructed of textured concrete block and brick, painted to match the building's exterior. Doors will be metal. 2. Section 3.2.2, Access, Circulation and Parking rd Prospect 7-Eleven Store No. 35506, PDP120002 April 18, 2012 The property was annexed into the City in September, 1965 as part of the West Prospect Second Annexation. The subject property was platted as the Elliott Miller Foothills West Subdivision, Third Filing in March, 1969. 2. The Project The proposed Prospect 7-Eleven Store is defined as a convenience retail store in Section 5.1.2 of the LUC. The LUC defines convenience retail store as: Convenience retail store (also known as convenience store) shall mean a retail store containing less than five thousand (5,000) square feet of gross floor area which sells everyday goods and services which may include, without limitation, ready -to -eat food products, groceries, over-the- counter drugs and sundries. This is a request for a convenience retail store (without fuel sales) on a 0.357 acre site located at the southeast corner of South Overland Trail and West Prospect Road. As proposed, the existing gasoline station and associated building will be demolished and a new convenience retail store without fuel sale will be constructed. The new convenience retail store building will be one story, 20 feet in height, and contain approximately 2,787 square feet. Existing and proposed access to the development site is from South Overland Trail Road and West Prospect Road. The property is zoned N-C, Neighborhood Commercial 3. Division 4.23 of the LUC — Neighborhood Commercial District The proposed Prospect 7-Eleven, a convenience store, is permitted in the N-C Zoning District subject to an administrative (Type 1) review. The PDP meets the applicable Development Standards, more specifically: 1. Section 4.23(E)(1) Site Planning. This development proposal complies with the requirements set forth in this section in that it is functionally part of the existing larger neighborhood commercial area and is served by the established street and sidewalk layout. The building siting and site design for this use relates to the street frontages: 2. Section 4.23(E)(2) Block Requirements. 3 Prospect 7-Eleven Store No. 35506, PDP120002 April 18, 2012 Convenience stores are permitted in the N-C — Neighborhood Commercial Zoning District, subject to an administrative (Type 1) review. The N-C District is: The Neighborhood Commercial District is intended to be a mixed -use commercial core area anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods typically including a Medium Density Mixed -Use Neighborhood. In addition to retail and service uses, the District may include neighborhood -oriented uses such as schools, employment, day care, parks, small civic facilities, as well as residential uses. This District is intended to function together with a surrounding Medium Density Mixed -Use Neighborhood, which in turn serves as a transition and a link to larger surrounding low density neighborhoods. The intent is for the component zone districts to form an integral, town -like pattern of development with this District as a center and focal point; and not merely a series of individual development projects in separate zone districts. This proposal complies with the purpose of the N-C District as it provides a convenience retail store that would be part of an existing neighborhood commercial area. This proposed development will be on a currently developed site that is located at the southeast corner of South Overland Trail and West Prospect Road. The existing building and gasoline/service station, will be demolished and a new convenience retail store without fuel sales will be constructed. It will be functionally part of the existing commercial center in the N-C District. COMMENTS 1. Background The surrounding zoning and land uses are as follows: N: R-L; existing single family residential, Von Vihl Heights E: N-C; commercial, existing convenience retail and car wash S: N-C; existing mini -storage, office W: M-M-N; vacant, undeveloped ground 2 PROJECT Prospect 7-Eleven Store No. 35506, PDP120002 APPLICANT Verdad Real Estate 1121 Grant Street Denver, CO. 80203 OWNER Peerless Tyre Company 5000 Kingston Street Denver, CO. 80239 PROJECT DESCRIPTION This is a request for a convenience retail store (without fuel sales) on a 0.357 acre site located at the southeast corner of South Overland Trail and West Prospect Road. As proposed, the existing gasoline station and associated building will be demolished and a new convenience retail store without fuel sales will be constructed. The new convenience retail store building will be one story, 20 feet in height, and contain approximately 2,787 square feet. Existing and proposed access to the development site is from South Overland Trail Road and West Prospect Road. The property is zoned N- C, Neighborhood Commercial. RECOMMENDATION Approval with Condition EXECUTIVE SUMMARY This Project Development Plan (PDP) generally complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; • standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and • standards located in Division 4.23 Neighborhood Commercial (N-C) of ARTICLE 4 — DISTRICTS.