HomeMy WebLinkAboutFIRST COMMUNITY BANK PLAZA - PDP - 49-05 - DECISION - MINUTES/NOTESup/ G N lUP JAZOTT
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First Community Bank Plaza PDP
Administrative Hearing
Findings, Conclusions, and Decision
January 26, 2006
Page 4 of 4
A total of 133 parking spaces are provided where a maximum of 144 parking
spaces is permitted based upon the proposed building square footage. The
shared parking arrangement between the Project and the adjacent 22-space
parking field on the abutting Continental Plaza property will not cause the Project
to be out of compliance with this standard.
SUMMARY OF CONCLUSIONS
A. The First Community Bank Plaza Project Development Plan is subject to
administrative review and the requirements of the Land Use Code (LUC).
B. The First Community Bank Plaza Project Development Plan satisfies the
development standards of the C zone district.
C. The First Community Bank Plaza Project Development Plan complies with all
applicable General Development Standards contained in Article 3 of the Land
Use Code.
DECISION
The First Community Bank Plaza PDP #49-05 is hereby approved by the Hearing
Officer without condition.
Dated this 31st day of January 2006, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Cameron G1996s
Current Plafining Director
First Community Bank Plaza PuP
Administrative Hearing
Findings, Conclusions, and Decision
January 26, 2006
Page 3 of 4
FACTS AND FINDINGS
1. Site Context/Background Information
The surrounding zoning and land uses are as follows:
N: C; Existing Office Building (Continental Plaza)
S: C; Existing Retail Store (Toys R Us)
E: E; Vacant
W: C; Existing Retail and Personal Service Shops (Palmer Design Center)
There has been no previous planning or development activity associated with the
parcel.
2. Compliance with Article 4 and the C Zoning District Standards:
The Project Development Plan complies with all applicable requirements of
Article 4 and the C Zoning District. The proposed office and bank uses are
permitted subject to Administrative Review. The Staff Report summarizes the
PDP's compliance with these specific standards and no specific evidence was
presented to contradict the statements and conclusion of the staff report
concerning compliance with Article 4 or the C District Standards.
3. Compliance with Article 3 of the Land Use Code — General Development
Standards
The Project Development Plan complies with all applicable requirements of
Article 3 of the Land Use Code. No evidence was presented to contradict the
statements and conclusion of the staff report concerning compliance or to
otherwise refute the compliance with Article 3.
There was discussion during the hearing regarding the adequacy of proposed
crosswalk enhancements. As submitted, the enhancements include a painted
stripe pattern delineating the pedestrian crossings of drive aisles. The Hearing
Officer expressed concern that additional and/or alternative crosswalk
enhancements at the bank drive -through aisle might increase the degree of
safety for pedestrians within this potentially congested area. However, since
Section 3.2.2(C) (1) (b) specifically identifies paint treatment as an acceptable
design solution, the Hearing Officer concludes that the standard has been met.
The Hearing Officer urges the applicant to consider additional or alternative
crosswalk enhancements that will help delineate the pedestrian zone for
motorists exiting the bank or atm drive-throughs.
First Community Bank Plaza PuP
Administrative Hearing
Findings, Conclusions, and Decision
January 26, 2006
Page 2 of 4
STAFF RECOMMENDATION: Approval
NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established
no controversy or facts to refute that the hearing was
properly posted, legal notices mailed and notice
published.
The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the
hearing at approximately 5:30 p.m. on January 26, 2006 in Conference Room A, 281 N.
College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The Hearing Officer accepted during the hearing the following evidence: (1) Planning
,Department Staff Report; (2) application, plans, maps and other supporting documents
submitted by the applicant and the applicant's representatives to the City of Fort Collins;
and (3) a tape recording of the public hearing. The LUC, the City's Comprehensive
Plan (City Plan), and the formally promulgated policies of the City are all considered
part of the evidence considered by the Hearing Officer.
The following is a list of those who attended the meeting:
From the City:
Ted Shepard, Chief Planner
From the Applicant:
Linda Ripley
Sandy McFeran
Joe Sparan, JR Engineering
Matt Delich
Spiro and Aki Palmer
From the Public:
Jim Swanstrom
Written Comments:
None.
Commut«ty Planning and Environmental -7ervices
Current Planning
CITY OF FORT COLLINS
City of Fort Collins ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE
PROJECT NAME:
CASE NUMBER:
APPLICANT:
OWNER:
HEARING OFFICER:
PROJECT DESCRIPTION:
January 26, 2006
First Community Bank Plaza Project
Development Plan
#49-05
Mr. Spiro Palmer
c/o V-F Ripley Associates, Inc.
401 West Mountain Avenue
Fort Collins, CO 80521
Palmer Properties
3636 South College Avenue
Fort Collins, CO 80525
Cameron Gloss
Current Planning Director
The Applicant has submitted a request to construct a four-story office building, including
a bank on the first floor with drive -through facilities. The building would contain a total
of 46,500 square feet. The 3.39 acre site is presently vacant and located on the west
side of J.F.K. Parkway, approximately 500 feet south of Horsetooth Road. The Larimer
Number Two irrigation ditch forms the western and southern boundaries of the site.
SUMMARY OF HEARING OFFICER DECISION: Approval
ZONING DISTRICT: C — Commercial
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020