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Home My WebLink About2337 S. SHIELDS ST., HOME STATE BANK - PDP - 8-05 - DECISION - FINDINGS, CONCLUSIONS & DECISIONIN ADMINIST TIVE HEARING PROJECT S. 5h)eklO S - DATE 3�wu mil, Z�G� l'1?� 28"I , Cod 5Z ZZI -lv� GfC1 MA- C-1 96525 222' 44g7 6vlzWEU549 .ccm 4 C. t M a 8 s cOtA 8as.25 �L-6(o-87t79 2 L rlEtict 6iyCdF/IZT V, 1/30 �-v� •�r.�/1 �— Fasl h 2 2 /-oLG 3 (40nl //2 VsLIZ Toss If7J-.s?90 17 rlgEzs 1 E /✓tOC> NT.A/ V - S, i, r ,1 0/1'.7 AA,Q r 2-7-3 rl G V1KA r/-� 2 8 I /I/. Co« c ;052 2 21 -, 605 o . 7A0 Swa 1 wa Ucf6w Cewos co 8 s Z23 7577 01�ti. d�, k City of Fort Collins — Type I Administrative Hearing Findings, Conclusions, and Decision Home State Bank — PDP, #8-05 June 16, 2005 Page 5 of 5 With regard to concerns about connecting streets or shared driveways and through traffic, again I support the applicable standards in place and policies described in City Plan. Access between uses for both vehicular and pedestrian traffic is important. In this case that is true for potential bank uses and existing residents nearby. The applicant has volunteered to consider additional signage directing bank users leaving the main parking lot and drive -up to exit towards the south to Raintree Drive. In addition, access in and out of Evenstar Court is limited to right -in and right -out only. I also agree with staff that Evenstar Court should not be closed off to Shields Street as this connection point provides direct access for existing residents, potential bank users and Senior Center users as well. Shared access between Evenstar Court and the interior drive connecting to Raintree will provide opportunities for bank uses to gain access for business and residents to access to both the commercial uses and the Senior Center. SUMMARY OF CONCLUSIONS A. The Home State Bank Project Development Plan is subject to administrative review and the requirements of the Land Use Code (LUC). B. The Home State Bank Project Development Plan includes a permitted use within the NC zoning district. C. The Home State Bank Project Development Plan complies with all applicable General Development Standards contained in Article 3 of the Land Use Code. DECISION The Home State Bank Project Development Plan #8-05 is hereby approved by the Hearing Officer. Dated this 17th day of June 2005, per authority granted by Sections 1.4.9(E) and 2.1 of the Land Use Code. ; �'t Pet Wray Acting Current City of Fort Collins — Type I Administrative Hearing Findings, Conclusions, and Decision Home State Bank — PDP, #8-05 June 16, 2005 Page 4 of 5 The weight of the evidence established that the project complies with the applicable development standards and with other Fort Collins Standards with respect to all of these concerns with the exception of inherent impacts to property values as a result of some vehicular traffic using a portion of Evanstar Court. 2. Compliance with Division 4.19 of the LUC, Neighborhood Commercial Zone District As is detailed in the staff report, the project development plan complies with the Land Use Code and Density Standards for the NC Zone. Regarding the Development Standards, the Hearing Officer adopts and incorporates the findings in the Staff Report concerning compliance with 4.19 (E). 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: 1. Section 4.19(E) (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. Compliance with Article 3 of the Land Use Code — General Development Standards Based on the Staff Report and evidence taken at the hearing, the Hearing Officer finds that the project development plan complies with the applicable sections of Article 3, Divisions 3.2, 3.3, 3.4, 3.5, and 3.6 of the Land Use Code as stated in the Staff Report. City of Fort Collins — Type I Administrative Hearing Findings, Conclusions, and Decision Home State Bank — PDP, #8-05 June 16, 2005 Page 3 of 5 Charles Porter Clarence Ehlbert Ross Shelton Written Comments: None FACTS AND FINDINGS 1. Compatibility with Surrounding Uses: 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 site was annexed into the City in 1965 as part of the Fourth College Annexation. The property has not yet been platted and no development plan has previously been approved and recorded for this property. 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 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. Testimony at the public hearing indicated primary concerns about the impact of additional traffic through the adjacent residential street, the sufficiency of vehicular ingress and egress, the adequacy of parking for the Senior Center and economic impacts of existing homes on Evenstar Court. City of Fort Collins — Type I Administrative Hearing Findings, Conclusions, and Decision Home State Bank — PDP, #8-05 June 16, 2005 Page 2 of 5 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. PUBLIC HEARING The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the hearing at approximately 4:05 p.m. on June gth in Conference Room C/D at 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; (3) a sign up sheet of persons attending the hearing; and (4) a tape recording of discussion at the hearing; and (5) public testimony provided during the hearing, including a handout on property values from a National Journal. 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: Anne Aspen, City Planner Mark Virata, Development Review Engineer Ron Gonzales, Poudre Fire Authority From the Applicant: Scott Sinn, BHA Design, Inc. Patricia Kroetch, Northstar Design, Inc. Diana Miller, Home State Bank Dave Kress, RB+B Architects From the Public: Don Wells Dean Miller Commui..f Planning and Environmental _ -vices Current Planning Citv of Fort Collins CITY OF FORT COLLINS ADMINISTRATIVE HEARING OFFICER TYPE I ADMINISTRATIVE HEARING FINDINGS, CONCLUSIONS AND DECISION ADMINISTRATIVE HEARING DATE: June 9, 2005 PROJECT NAME: CASE NUMBER: APPLICANT: OWNER: HEARING OFFICER: PROJECT DESCRIPTION: Home State Bank - Project Development Plan Home State Bank c/o BHA Design, Inc. 4803 Innovation Drive Fort Collins, CO 80525 Home State Bank 303 East Mountain Avenue Fort Collins, CO 80521 Pete Wray Interim Current Planning Director 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 is currently an existing single- family residence and is just east of the Fort Collins Senior Center. SUMMARY OF HEARING OFFICER DECISION: Approval ZONING DISTRICT: Neighborhood Commercial Zoning District (NC) STAFF RECOMMENDATION: Approval 281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020