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HomeMy WebLinkAboutACE HARDWARE @ RAINTREE VILLAGE - PDP - 22-98 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESAce Hardware PDP Planning Objectives 8/ 16/98 page 2 The actual use of the existing house has yet to be fully determined and therefore no changes of this house are proposed at this time with the exception of surrounding site improvements. There are several parties interested in purchasing this property of which a small sit-down type restaurant appears to be the most desirable use and therefore the traffic impact analysis has been prepared with this use in mind. Negotiations with the interested parties are currently underway. Once the use has been fully defined, further information will be provided. In the meantime it is proposed that the house structure remain in its current state. In terms of the ownership of the properties, Mr. Glasscock intends to maintain ownership of the hardware store property and sell the existing house property to one of the interested parties mentioned above. It is planned that an association will be formed between the two owners to jointly address maintenance of the site improvements. The hardware store will employ approximately 18 people with there being a maximum of approximately 10 people on any one shift. Employee counts for the existing house use is undetermined at this time. The site development and construction of the hardware store facility is intended to begin as soon as the City review process is completed and a building permit is obtained. It is anticipated that this would occur at the end of 1998, beginning of 1999 and would be completed within about five months thereafter. The existing house redevelopment schedule is undetermined at this time, however it is the hope of project team that this can occur in parallel or slightly out of parallel with the rest of the project. ACE HARDWARE PROJECT DEVELOPMENT PLAN -Fort Collins Planning Objectives August 17, 1998 Mr. Scott Glasscock, the owner of the existing Drake Ace Hardware located in the Drake Crossing Shopping Center, plans to purchase the existing residential property at the northwest corner of Shields and Raintree and the adjacent tract to the north of this property abutting Evenstar Street. These two properties are proposed to be combined and then subdivided into two new subject properties. One being a new Ace Hardware facility and the other being a reuse of the existing house. In addition to providing Mr. Glasscock with a new facility this project will infill the last remaining piece of the Raintree Shopping Center. In addition to being an infill project, this development proposes to achieve the City Plan principles of pushing buildings up to the streetway, placing parking behind and between buildings and making strong pedestrian connections in all directions. Architectural character and material selections have been made in a deliberate attempt to be harmonious with the surrounding development and to create a pedestrian friendly scale and feel. Special care has also been taken to preserve the existing mature trees and the existing buildings to the greatest extent feasible. This project does not comply with the block type standard requirements for its zone district. Specifically the minimum FAR requirement of .35 and the minimum height requirement of two stories. The project will therefore be requesting a Modification of Standards for these two issues. Grounds for the modification will be as follows: 1. The project is an infill project and is the last remaining piece of an existing development which does not meet the block standards. Requiring this project to meet the standards would make it largely incompatible with its surroundings. 2. A two story configuration is not feasible for a hardware store in that it requires a virtual doubling of staff to manage the two floor levels. As well hardware store products are impractical to transport up & down stairs or in elevators. 3. It is also not practical for a merchant, who wishes not to become a developer, to attempt to place a different use (probably residential) above his store. This would require him to understand many different factors which he is not accustomed to, nor desires to be accustomed to, such as the market place demand of that use, the appropriate pricing and styling of that use and the actual marketing and managing of that use. 4. It is not possible to achieve the required FAR in a single story configuration and preserve the existing trees and house and keep a minimum level of parking onsite. Even though there are no minimum City parking requirements for this use, it is unrealistic to not provide for such. Otherwise the Senior Center parking lot would be overburdened.