HomeMy WebLinkAboutSINCLAIR REDEVELOPMENT, COLLEGE & DRAKE, THE DRAKE SHOPS - PDP - 25-03B - REPORTS - RECOMMENDATION/REPORTThe intersection of South College and Drake Road was recently improved
by the City with a major capital project. The P.D.P. does not cause any of
these improvements to fall below minimum service levels. Therefore, in
the short range future, the key intersections will operate acceptably and no
further improvements are required by this P.D.P.
5. Findings of Fact/Conclusion:
In evaluating Drake Shops P.D.P., Staff makes the following findings of fact:
A. The land uses, general retail is allowed within the C, Commercial zone
district.
B. The P.D.P. complies with the applicable standards of the C, Commercial
zone district of Article Four.
C. The P.D.P. complies with the applicable standards of the General
Development Standards of Article Three.
D. The P.D.P. complies with this condition of approval. Access, building
orientation, architectural character and the quality of the landscaping
remain consistent with the documents submitted in conjunction with the
Modification.
RECOMMENDATION:
Staff recommends approval of Drake Shops P.D.P., #25-03B.
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Section 3.5.3(B)(1) — Relationship of Buildings to Streets,
Walkways and Parking
This standard requires that building entrances face and open directly onto
a connecting walkway with pedestrian frontage. Both the east and south
entrances are located along pedestrian frontages which tie directly into the
existing public sidewalks along South College Avenue and Drake Road.
J. Section 3.5.3(B)(2)(a) — Orientation to Build -to Lines for Streetfront
Buildings
This standard requires that commercial buildings be brought up to the
street, or corner of two streets, so that there is an urban relationship
between building and street. In addition, no less than 30% of total length
of the building along the streets is extended to the build -to lines. The
orientation of the building is brought up to the corner of South College
Avenue and Drake Road for 100% of both the north and west elevations.
K. Section 3.5.3(B)(2)(b)(c) — Build -To Lines
South College Avenue is a major arterial street and Drake Road is a
standard arterial street. This standard requires that the building be placed
back from these two streets by a distance measuring between 10 and 25
feet. The building is setback from South College by 11 feet and from
Drake by 15 feet thus complying with the standard.
L. Section 3.5.3(D)(1-6) — Character and Image
There are no building bays that exceed 30 feet without a change in wall
plane or a three-dimensional feature to articulate the fagade. All sides use
consistent materials. All facades feature windows. Both entrances are
highlighted by a small metal canopy. The building is capped with a
cornice.
M. 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 key
feature is the closing of the existing driveway on South College Avenue.
As a result, the P.D.P. adequately provides vehicular and bicycle facilities
necessary to maintain the adopted transportation Level of Service
standards contained in Part II of the City of Fort Collins Multi -modal
Transportation Level of Service Manual for the following modes of travel:
motor vehicle, bicycle and pedestrian.
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C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The parking lot exceeds 6% interior landscaping in the form of islands
which exceed the required minimum for lots with less than 100 spaces.
D. Section 3.2.2(B) — Access, Circulation and Parking
The existing driveway along South College Avenue will be closed.
Instead, southbound traffic will gain access via the frontage road that ties
back into Thunderbird Drive. This will allow cross -access with Walgreen's
Drugstore. The access off Drake will be restricted to right-in/right-out by
the existing median.
E. Section 3.2.2(E) — Parking Lot Layout
Pedestrians are provided sidewalks at the head of the parking spaces
along the east and south sides of the building. As mentioned, these walks
connect the two entrances and also to the two abutting public sidewalks
without crossing a drive aisle.
F. Section 3.2.2(K)(2)(4) — Parking — Maximum Number of Spaces
As mentioned, a Modification of Standard was granted on December 5,
2005 to allow the retail building to exceed the maximum of four spaces per
1,000 square feet of gross leasable area. This Modification allows for a
maximum of 29 spaces which is the total number of spaces on the P.D.P.
G. Section 3.2.4 — Site Lighting
Parking lot and building -mounted lighting will feature down -directional and
sharp cut-off fixtures. The pole -mounted fixtures are intended to match
Walgreen's Drugstore. There are no foot-candles that exceed the
maximum allowable.
H. Section 3.5.1(B)(C)(E)(F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. In this case, the context is Walgreen's Drugstore.
The proposed building is specifically designed to match Walgreen's. The
base of split -face concrete block and the brick field are very close in the
color range to Walgreen's. Similarly, the cornice detail matches
Walgreen's.
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shall substantially incorporate all relevant design features indicated
on the pending P.D.P, including, but not limited to access, building
orientation, architectural character and the amount and quality of
landscape materials.
The P.D.P. complies with this condition of approval. Access, building orientation,
architectural character and the quality of the landscaping remain consistent with
the documents submitted in conjunction with the Modification.
3. Compliance with Commercial Zone District Standards:
A. Land Use
A retail building is permitted in the Commercial zone district, subject to
review by the Hearing Officer.
B. Site Design
The building features two entrances, one on the east elevation and one on
the south. Each entrance is located on a walkway that is directly
connected to the public sidewalks along both South College Avenue and
Drake Road. The walkway on the east is 9.5 feet wide and connects to
Drake Road. The walkway on the south is six feet wide and connects to
South College Avenue.
C. Maximum Height — Four Stories
The building is four stories in height thus not exceeding the maximum.
4. Compliance with Applicable General Development Standards
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the entire site. Street trees
are provided along both public streets. Two missing street trees planted
with the City's capital project will be replaced. Foundation shrubs are
provided around the building.
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
The eastern perimeter is bordered by a six-foot wide planting strip. This
strip abuts the detention pond built for Walgreen's Drugstore. The
southern perimeter is also bordered by a six-foot wide planting which
abuts an existing planting strip along the Walgreen's parking lot drive.
Trees are spaced at approximately 25 — 30 foot intervals.
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L; Existing Bank with Drive-thru Facilities (Wells Fargo)
S: C; Existing Retail Store with Drive-thru Facilities (Walgreens)
E: C; Existing Multi -tenant Retail/Service/Personal Service Building
W: C; Existing Auto Sales and Leasing (Spradley-Barr)
The Sinclair gasoline station was the first building constructed in the Thunderbird
Commercial Plaza which was platted and developed in 1963. The first tenants
were located along East Drake Road. These were Sinclair on the corner, the
City's first 7-Eleven convenience store in the middle and a multi -tenant medical
building on the east. Of these three buildings, the middle one was demolished as
part of the Eckerd/Walgreen's project.
The Thunderbird motel was constructed in phases. The first phase was
constructed in 1964 and consisted of the south -facing wing of the motel, the
detached office and the pool. The second phase was the west -facing wing and
constructed in 1976. This motel was also demolished as part of the
Eckerd/Walgreen's project.
The Moot House restaurant was constructed in 1972 and it will remain.
The underground gasoline storage tanks were replaced in 1991. These tanks
will be removed with this P.D.P. in accordance with the requirements of the
Poudre Fire Authority.
The aforementioned Eckerd/Walgreen's project was approved by the Hearing
Officer on December 5, 2003. This project involved the demolition of the
Thunderbird Motel and the old 7-Eleven building and replacement by a 13,824
square foot retail store with a drive-thru facility.
On December 5, 2005, a stand-alone Modification of Standard was approved to
increase the maximum number of parking spaces for a retail store from 16 to 29,
subject to one condition.
2. Condition of Approval:
The Modification was approved subject to the following condition:
The pending P.D.P, submitted in conjunction with this Request for
Modification, shall be made a part of the official record of this action.
Any subsequent application for P.D.P. that utilizes this Modification
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ITEM NO.
MEETING DATE ••2` •��n
STAFF TED SN�,P_Ade Ao
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROECT: Drake Shops P.D.P., #25-03B
APPLICANT: Drake Real Estate Services
c/o Mr. Andrew Lemmer
Design Edge
1820-B Fifteenth Street
Denver, CO 80202
OWNER: Sinclair Oil Corporation
333 W. Hampden Avenue #906
Englewood, CO 80110
PROJECT DESCRIPTION:
This is a request for a P.D.P. for the demolition of an existing structure and
construction of a new one-story commercial building. The existing structure is
the Sinclair gas station at the southeast corner of South College Avenue and
Drake Road which is less than 50 years old. The new building would contain
3,454 square feet. The site is .47 acre in size and zoned C, Commercial.
A Modification of a Standard was approved to increase the maximum number of
parking spaces as stated in Section 3.2.2(K)(2)(a). This standard requires that a
general retail building containing 3,454 square feet not exceed a maximum of 16
parking spaces. The Modification allows a maximum of 29 spaces.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
A retail building is allowed in the C, Commercial zone district. The P.D.P.
complies with the applicable standards of the Commercial zone (Article Four) as
well as the General Development Standards (Article Three).
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750
PLANNING DEPARTMENT