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Home My WebLink About410 LINDEN - PDP - 45-05 - REPORTS - RECOMMENDATION/REPORT410 Linden Project Development Plan, Type 1 (#45-05) April 24, 2006 Administrative Hearing Page 4 delivery and loading zones may be made. Staff does not anticipate issues on these aspects of the project arising, but the hearing officer may choose to impose restrictions if desired. 4. Findings of Fact / Conclusion: In evaluating the request for the change of use of an existing single-family house to an ice cream shop, staff makes the following findings of fact: A. The proposed land use is permitted in the RDR — River Downtown Redevelopment District, subject to Administrative review; B. The Project Development Plan (PDP) complies with applicable district standards of Section 4.13— RDR — River Downtown Redevelopment District District of the Land Use Code; and C. The Project Development Plan (PDP) complies with applicable General Development standards of Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the change the use of an existing single-family house to an ice cream shop. Attachments: Zoning Exhibit Full-sized plan set 410 Linden Project Development Plan, Type 1 (#45-05) April 24, 2006 Administrative Hearing Page 3 improvements. The patio will be designed once the ultimate streetscape is designed and constructed by the City. The owner is aware that this addition will need to be taken through the City's minor amendment process. 3. Compliance with General Development Standards of the Land Use Code: Article 3 The Project Development Plan complies with applicable General Development Standards as follows: A. Landscaping and Tree Protection [Section 3.2.1]—AII non -paved areas on site will be planted with turf until the capital streetscape improvement project is complete. Street trees will be provided with that project. An urban hardscaped patio is planned for construction shortly after the street improvement project is complete. There are no existing trees on site. B. Access, Circulation and Parking [Section 3.2.2]—Parking Lots — Required Number of Off-street Spaces for Type of Use — Fast food restaurants require a maximum of 15 spaces per 1000 square feet. Access and Parking Requirements [Section 3.2.2(D)] — location — All parking is to be provided in the neighboring El Burrito Restaurant parking lot. All offsite parking is paved and a pedestrian connection to the entry is proposed along the public sidewalk. The sidewalk will be designed and installed with the capital improvement project. C. Site Lighting [Section 3.2.4]—This project is in an established single-family residential neighborhood near the river. The applicant has chosen to add minimal site lighting. The lighting fixtures chosen are fully shielded and down -directional. D. Trash Enclosure [Section 3.2.5]—This project is required to follow the trash and recycling enclosure regulations to the extent reasonably feasible. The applicant plans.to combine the trash collection and recycling facilities with the neighboring El Burrito Restaurant. E. Building Standards [Section 3.5]—Because there are only minor changes to the existing building proposed, the only parts of this section of code that apply are Outdoor Storage Areas/Mechanical Equipment (Section 3.5.3 (1)] and Operational/Physical Compatibility Standards (Section 3.5.3(J)]. Any mechanical equipment will need to be screened from view. Operational/Physical Compatibility Standards [Section 3.5.3(J)]—In the Development Agreement or in conditions imposed in the decision rendered by the hearing officer, restrictions on the hours of operation, or location of 410 Linden Project Development Plan, Type 1 (#45-05) April 24, 2006 Administrative Hearing Page 2 COMMENTS 1. Background The surrounding zoning and land uses are as follows: NW: RDR Existing RDR—River Downtown Redevelopment District single-family residential and office; NE: RDR Existing RDR—River Downtown Redevelopment District office and storage with industrial use beyond; SE: RDR Existing RDR—River Downtown Redevelopment District office and storage; SW: RDR Existing RDR—River Downtown Redevelopment District restaurant. Though it is old enough, the existing house is not eligible for individual landmark designation because it has been modified. The property is eligible for historic preservation incentives but only very minor changes are proposed, so it is unlikely that these will be implemented. Since the changes to the exterior of the building are minor, the historic integrity of the building will not be jeopardized. Streetscape improvements will be made with the Downtown River District Improvement Project, which is currently in the design phase. 2. Compliance with Zone District Standards of the Land Use Code: Division 4.13 RDR—River Downtown Redevelopment District The Project Development Plan meets the applicable Permitted Uses (4.13(B)2(c)] and Land Use Standards [4.13 (D)] as follows: A. Permitted Uses—Commercial/Retail Uses [4.4 (13)(2)(c)] —Fast food restaurants (without drive in or drive through are permitted, subject to a Type I (Administrative) review. B. Development Standards —Street Connections [4.13(D)(2)(b)] - This project has been designed to provide for the extension of the old town streetscape. The applicant will contribute a fee -in -lieu of improvements which will be used by the Downtown River District Improvement Project which is coordinating the overall streetscape design in this area. Massing and Placement [4.13(D)(3)(c)(2)] - Parking lots -The owner of this project also owns the neighboring El Burrito Restaurant which has excess parking. He intends for ice cream shop patrons to use the El Burrito parking. Character and Image [4.13(D)(3)(d)(2)] -Outdoor spaces — The owner intends to add a patio to the front of the building which will extend out to meet the future street ITEM NO. YS4` l- ¢�,� MEETING DATE %•�„ STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: 410 Linden Project Development Plan — Type 1 (#45-05) APPLICANTS and OWNERS: Jesse and Dorothy Godinez 3000 Conestoga Court Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request to change the use of an existing single- family house to an ice cream shop, a fast food restaurant (commercial/retail) use which is allowed subject to a Type I (Administrative) review. The property is zoned RDR — River Downtown Redevelopment District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The owner of the single-family house at 410 Linden Street proposes a change of use to an ice cream shop. Minor changes to the exterior of the building are proposed including removal of the exterior wooden staircase and addition of exterior lighting. Minor changes to the site are proposed, including the addition of bike parking. A neighborhood meeting was not required, not perceived to be necessary, and therefore not held. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT