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Home My WebLink About2337 S. SHIELDS ST., HOME STATE BANK - PDP - 8-05 - REPORTS - RECOMMENDATION/REPORTHome State Bank (2331 S Shields St.) PDP, #8-05 June 9, 2005 Administrative Hearing Page 6 2. The Project Development Plan complies with all applicable district standards of Division 4.19, the NC zone district, of the Land Use Code. 3. The Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Home State Bank (2337 South Shields Street), Project Development Plan - #8-05. M Home State Bank (2331 S Shields St.) PDP, #8-05 June 9, 2005 Administrative Hearing Page 5 C. Division 3.5, Building Standards 1. Section 3.5.1, Building and Project Compatibility a. The proposal complies with Section 3.5.1(D) in that it provides a connecting walkway with a direct pedestrian connection to Raintree Drive without requiring pedestrians to walk through the parking area or cross a driveway. b. The proposal complies with Sections 3.5.1(B), (C) and (E). The building will be a 1-story structure with both sloped and flat roofs on portions of the building. The building will vary in height, with the maximum height at the peak of one tower -like element being 34'-6" high. Building materials will be a combination of stucco siding with brick veneer corner columns for accent. There will be cloth awnings over many of the windows. The roofing material will be prefinished metal. The building's architectural character, scale and mass, and materials will be compatible with existing buildings in the surrounding area. 2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings a. The proposal complies with Section 3.5.3(B)(1) in that it faces and opens directly onto a connecting walkway with the pedestrian frontage along Raintree Drive. b. The proposal complies with Section 3.5.3(B)(2)(b) in that at least 30% of the south face of the building is set back 9'-6" from the right-of-way line for Raintree Drive, being smaller than a full arterial street. This is less than the maximum 15' setback requirement. c. The proposal complies with Section 3.5.3(B)(2)(c) in that the east face of the building is set back 12' to 15' from the right-of- way line for South Shields Street, being larger than a minor arterial street. This is within the 10' to 25' range for building setback as set forth in this section. FINDINGS OF FACT/CONCLUSIONS After reviewing the Home State Bank (2337 South Shields Street), Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land uses are permitted in the NC — Neighborhood Commercial zone district. 5 Home State Bank (2337 S Shields St.) PDP, #8-05 June 9, 2005 Administrative Hearing Page 4 d. The proposal complies with Section 3.2.1(E)(4)(b) in that the on - site parking areas, containing 34 spaces and a bank drive - through facility, will be screened from the veterinary clinic to the north and Raintree Drive to the south with shrub plantings that will block at least 75% of the vehicle headlights and extend 80% to 100% of the street frontage and property line along the parking areas. e. The proposal complies with Section 3.2.1(E)(5) in that it provides interior landscaping in the parking area that exceeds the minimum requirement of 6% for a parking lot with less than 100 spaces. 2. Section 3.2.2, Access, Circulation and Parking a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides secure and conveniently located bicycle parking (2) in the amount of 6% of the total number of automobile parking spaces (34) on -site, exceeding the minimum requirement of 5%. b. The proposal complies with Section 3.2.2(C)(5) in that it provides direct, safe, and continuous walkways and bicycle connections to major pedestrian and bicycle destinations in the surrounding area. c. The proposal complies with Section 3.2.2(D) in that it provides for safe, convenient, and efficient bicycle, pedestrian, and vehicular movement to and through the site. Vehicular access will occur via a shared access from Evenstar Court through the Raintree Veterinary Clinic and a shared access driveway from Raintree Drive through the Fort Collins Senior Center (in a public access easement). d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project will provide 34 parking spaces on -site, which is fewer than the allowable 40 spaces maximum for the combined bank and commercial / retail uses. 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. ll Home State Bank (233/ S Shields St.) PDP, #8-05 June 9, 2005 Administrative Hearing Page 3 2. Division 4.19 of the LUC, Neighborhood Commercial Zone District The proposed financial institution in a building with several other small commercial / retail uses are permitted in the NC zone district subject to an administrative (Type 1) review. The proposed and potential uses in this development are: • Offices, financial services and clinics • Standard restaurants • Fast food restaurants (without drive-in or drive -through facilities) • Personal and business service shops • Artisan and photography studios and galleries • Retail establishments • Child care centers Print shops • Food catering or small food product preparation The PDP meets the applicable Development Standards as follows: Section 4.19 fl(1)(a) Overall Plan. The applicant has demonstrated that the development plan contributes to the existing developments in the surrounding area in terms of street and sidewalk layout, building siting and character, and site design. 3. Article 3 of the LUC — General Development Standards The Project Development Plan complies with all applicable General Development Standards 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 Section 3.2.1(D)(1)(c) in that it provides "full tree stocking" within 50' of the building, according the standards as set forth in this section. b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy shade (street) trees are provided at a 40' spacing along Raintree Drive in the 5' wide parkway. The street trees in the parkway along South Shields Street are existing. c. The proposal complies with Section 3.2.1(D)(3) in that no one species of tree on the development plan exceeds 50% of the total of 14 trees on -site. 3 Home State Bank (233r S Shields St.) PDP, #8-05 June 9, 2005 Administrative Hearing Page 2 Financial services and other small commercial / retail uses are permitted in the NC — Neighborhood Commercial Zoning District, subject to administrative (Type 1) review. The purpose of the NC 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 proposal complies with the purpose of the NC District as it is a financial_ institution in a building with several other small commercial / retail uses in close proximity to single family and multi -family neighborhoods, as well as being located in the middle of a 4 square mile area that includes supermarket, entertainment, retail/commercial, veterinary clinic, civic facility, school, park, and mixed -density residential uses all within 1 mile of its location. COMMENTS: Background The surrounding zoning and land uses are as follows: N: NC, MMN, POL; existing residential, community park S: NC; existing shopping center E: E; existing office park and employment center W: MMN; existing Fort Collins Senior Center The property was annexed in September, 1965, as part of the Fourth College Annexation. The property has not yet been platted. No development plan has previously been approved and recorded for this property. 2 ITEM NO. MEETING DATE (0�6[ STAFF Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Home State Bank (2337 South Shields Street), Project Development Plan - #8-05 APPLICANT: BHA Design, Inc. c/o Scott Sinn 4803 Innovation Drive Fort Collins, CO. 80525 OWNER: Home State Bank 303 East Mountain Avenue Fort Collins, CO. 80521 PROJECT DESCRIPTION: This is a request for a 6,500 square foot building that will house a bank and two small commercial / retail uses on the lot located at the northwest corner of South Shields Street and Raintree Drive. The property currently an existing single- family residence and is just east of the Fort Collins Senior Center. It is in the NC — Neighborhood Commercial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This PDP complies with the applicable requirements of the Land Use Code L( UC), 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 and Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and standards located in Division 4.19 Neighborhood Commercial (NC) of ARTICLE 4 — DISTRICTS. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT