HomeMy WebLinkAboutWAFFLE HOUSE - PDP - 17-02 - REPORTS - RECOMMENDATION/REPORTWaffle House, 616 S. College Ave, Project Development Plan- #17-02
September 25, 2002 Administrative Hearing
Page 5
A. The land use, standard restaurant, is permitted in the Community Commercial zone
district as an Administrative Review.
B. The P.D.P. complies with applicable General Development Standards with the
exception of 3.4.7(A)(2); 3.5.1 (B); and 3.5.3(D)(1). An outstanding question
remains regarding compliance with 3.5.1 (I)(3) and (6).
RECOMMENDATION:
Staff recommends denial of the Waffle House, 616 College Ave. PDP.
ATTACHMENTS:
Attachment 1 — Contextual Site Plan
Attachment 2 — Site Plan
Attachment 3 — Landscape Plan
Attachment 4 — Site Lighting Plan
/ Attachments 5 & 6 — Building Elevations
Attachment 7 — Photos of Adjacent Historic Building
Attachments 8&9 — Photos of Context
Attachment 10, 11, &12 — Graphics Showing Detail Elements Discussed
Waffle House, 616 S. College Ave, Project Development Plan- #17-02
September 25, 2002 Administrative Hearing
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Attachments 7,8, and 9 show the context. Attachments 10, 11, and 12 show the ideas for
detailing and characteristics that have been discussed in response to questions from the developer.
3.5.1 (B) — The new development does not use an architectural design that is complementary to
the established architectural character, as explained above.
3.5.3(D)(1) — The building design does not contribute to the uniqueness of the CC district with
urban design characteristics that the standards require. Materials and elements are not adequately
tailored specifically to the site and its CC District context.
3.5.1 (I)(3) and (6) — The applicant has not responded to specific questions about the location of
rooftop -mounted mechanical equipment and the need to screen such equipment in compliance
with these code sections. Depending on the answer, which must be determined at the hearing due
to the unusual scheduling, there may or may not be an issue. Plans and elevations do not show
any rooftop mechanical equipment. Is it all contained within the structure? It needs to be, so that
it is not seen from above (upper floors of existing or future buildings in the area) or from the
ground. Any vents, conduit, meters, etc. that protrude from the architecture must be painted to
match.
4.14(E)(2) d - The 20-foot minimum height standard is to define the street as a space - as a wall
defines a room as a space - and to add architectural interest consistent with the zone district. As
discussed, it is not to add small peak elements onto otherwise low buildings.
The building technically meets the minimum 20-foot height standard. The wording allows for a
low -slung building to meet the minimum height if a narrow point is added anywhere on the
building. Therefore, staff is not requesting revisions based on the height standard. However,
additional height along the street may be needed to provide room for the design revisions noted in
the previous text.
2. Compliance with the C-C Zone District in Article 4:
The land use, standard restaurant, is permitted in the C-C zone district subject to Administrative
Review. The C-C district contains only one applicable standard, 4.14(E)(2)(b), requiring a 20-
foot minimum building height, and the proposed building complies, based on a narrow technical
interpretation of the standard.
3. Finding of Fact/Conclusion:
In evaluating the request for Waffle House, 616 S. College Ave., P.D.P., Staff makes the
following findings of fact:
Waffle House, 616 S. College Ave, Project Development Plan- #17-02
September 25, 2002 Administrative Hearing
Page 3
The overall urban context on this block face and the facing block (across College Ave.) includes a
truly eclectic mix of styles. However, with this property (as presently developed) the striking
exception, this block of College Avenue has a consistent urban character and identity commonly
known as Midtown.
All other Midtown buildings face the street directly. Buildings and landscaped yards, rather than
parking lots, occupy the majority or entirety of each property. The proposed building is an
exception, and faces its parking lot. Staffs position has agreed that this could be acceptable given
the existing function of the site with its existing parking lot, however, this makes the urban design
of the building along the street edge more important, i.e.; it needs to be designed as a "front",
with details that contribute to the uniqueness and pedestrian orientation of the district.
Comments on Specific Standards.
3.4.7(A)(2) - The building design does not adequately respect the historic character of the
adjacent building, and adversely affects the integrity of the resource, with form and detailing
typical of a suburban shopping center.
3.4.7(B) - The building design does not protect and enhance the historical and architectural value
of any such historic property, and is not compatible with the historic character.
3.4.7(E)(2) - The building is not in character with the existing historic structure.
The flat, uniform concrete block fagade from bottom to top does not comply with the standard.
The developer has asked Staff to suggest what detail elements would need to be added. Staff s
suggestions have included the following:
- an overhanging, 3-dimensional cornice where a flat roof is used; and overhanging eaves
with trim, fascia, brackets, where a sloped roof is used.
- prominent, 3-dimensional sills under windows. Precast concrete products would work well
for sills and cornices.
- brick rather than block above the sill to differentiate the base and introduce a smaller, more
traditional module.
- prominent architectural window trim, painted or colored.
- some kind of frieze panel, where signage could go, defined by detailing in the masonry and
possibly with appropriate architectural lighting.
- ending the awning at the north edge of the building, to emphasize the major difference and
transition between the north and south sides of the building. In addition, it projects past the
property line.
Hardiplank siding was added onto the back of the peak feature relate to the clapboard siding on
the Darrah House. Staff has suggested that this does not accomplish that intended purpose, so it
should not be included merely for the sake of response to comments.
Waffle House, 616 S. College Ave, Project Development Plan- #17-02
September 25, 2002 Administrative Hearing
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The applicant contends that the building complies with the standards.
STAFF COMMENTS:
1. Compliance with General Development Standards in Article 3:
Planning issues are limited to a few particular sections of the Land Use Code (LUC), because this
application involves a small existing developed lot, within a complete street network, in an area
characterized by building orientation, pedestrian access, and parking lot layouts consistent with
the approach of the Land Use Code. The basic layout of the development complies with
standards for these basic site design considerations.
Questions remain on a number of engineering details (e.g. grading, utilities, paving, and plan
sheets themselves). However, all such questions can be addressed in Final Compliance plans if
this PDP is approved.
The non=compliance issues involve the building design.
General Comments. The architecture is essentially a suburban, strip mall pad design. Staff
contends that it should be more tailored to this Fort Collins Community Commercial district, with
more prominent detail characteristics to complement the historic character of the adjacent Darrah
House. This would then serve to meet general standards for Mixed Use and Commercial
Buildings as well. These different considerations would work well together to shape a building
design consistent with the CC zone district.
The CC zone district is for mixed -use town centers, as distinctly opposed to suburban shopping
center -type development. Fort Collins' Comprehensive Plan language on CC districts includes:
"The physical environment will provide a high quality urban life ... with vertical mixed use
encouraged... uniquely distinct, identifiable places... architectural character of individual buildings
will be coordinated and contribute'to a coherent identity and sense of place... building
massing... should relate to nearby buildings and the urban context..."
Staff has suggested that an architect or building designer should develop a site -specific design
based on an understanding of the context and the standards. This has not occurred.. Rather, a
peak feature and stripes of contrasting concrete block have been added to the stock design as a
minimal response.
There is plenty of latitude to accommodate the large differences between the proposed
commercial building and the existing residential structure, without direct imitation of the historic
style. However, within this latitude, the proposed commercial building should be in more in
character with the historic context.
ITEM NO.
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MEETING DATE q2
STAFF ay
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Waffle House, 616 S. College Ave, Project Development Plan- #17-02
[Type I Administrative Hearing]
APPLICANT: Land Images Inc.
c/o Michael Chalona
215 W. Magnolia St., #202
Ft. Collins, CO, 80521
OWNER: Dodge Holdings Inc.
616 S. College Ave.
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request redevelop a Cluck-U fast-food chicken restaurant to a Waffle House restaurant
including demolition of the existing building and construction of a new building. The property is
an existing .28 acre lot, on the east side of College Ave., between Myrtle and Laurel streets. The
lot is bounded by the historic Darrah House next door to the north, and Outpost/Sunsport retail
shop next door to the south, with an alley to the east. The area is zoned C-C, Community
Commercial District.
RECOMMENDATION:
Denial.
EXECUTIVE SUMMARY:
This project_has been reviewed in accordance with the applicable requirements of the Land Use
Code (LUC) and found to he in compliance with some, but not all, of the Standards.
The only significant outstanding issue from Staffs review of the project is the architectural design
of the proposed building. This is the reason behind Staffs recommendation of denial.
Staff contends that the P.D.P. does not comply with the applicable General Development
Standards for Mixed Use and Commercial Buildings found in Section 3.5.3, nor does it comply
with compatibility standards of Section 3.4.7 for development adjacent to Historic Resources.
These two sections complement one. another heavily in this case, to require building design
consistent with the C-C District.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT