HomeMy WebLinkAboutMAVERIK CONVENIENCE STORE & FUEL SALES - PDP - PDP150028 - REPORTS - MODIFICATION REQUESTAs designed, the convenience store provides architectural relief by use of form and
materials. At only 5,505 square feet, it is obscured from 1-25 by larger existing
buildings. As part of a 13-lot business park, approved and developed in the County, the
building is compatible with the surrounding area.
6. Staff Findings:
Based on this evaluation staff finds that the proposed building is within a larger, fully
developed context that lacks overall design cohesion. Full implementation of Section
3.9.5(A) will have minimal effectiveness within the Interchange Business Park. The site
is only 1.77 acres and building is only 5,505 square feet and obscured from 1-25. The
building, as proposed, complies with Section 3.5.3 with a distinct base, middle and top.
As such, the convenience, as designed is compatible with the surrounding area.
Staff, therefore, finds that the Request for Modification to Section 3.9.5.(A) is justified
based on the criteria of Section 2.8.2(H)(1):
• The granting of the Modification would not be detrimental to the public good;
• The plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan
which complies with the standard for which a modification is requested.
• The plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan
which complies with the standard for which a modification. is requested.
This is because the building, as designed, will match the context of the Interchange
Business Park. The flat roof will not detract from the established character of the park.
At 5,505 square feet, the building is smaller, and at a lower height, than its immediate
neighbors: the motel, Air Care Colorado and Otter Box Distribution Center. As viewed
from the State Highway 14 (East Mulberry Street) and the Southeast Frontage Road,
the building will be partially obscured by the fuel canopy. As viewed from 1-25, the
building is partially obscured by motel and the Air Care Colorado.
5. Staff Evaluation:
The Northern Colorado 1-25 Corridor Plan — Regional Communities (2001) analyzed
development patterns from Johnston to Larimer County Road 54 north of the In -Bev
Budweiser brewery. The regional pattern of development where non-descript, large-
scale commercial buildings were being approved in multiple jurisdictions in a strip -like
fashion along the 1-25 right-of-way were determined to be an urban design issue that
needed to be addressed at the local level. In response, Fort Collins adopted the 1-25
Sub -area Plan and created the Overlay Zone. Section 3.9 development standards
represent the implementation of this Plan in this specific geographic area.
As a result, the 1-25 the City's Zoning Map and Land Use Code steers commercial
development in Activity Centers. The Sub -area Plan aspires to create open space and
views between Activity Centers to minimize the sprawl effect. The Plan recognizes a
distinction between development within designated activity centers and land outside
activity centers. The three activity centers are:
1. State Highway 14 (East Mulberry Street) and 1-25
2. East Prospect Road and 1-25
3. State Highway 392 (Carpenter Road) and 1-25.
Of these three, only State Highway 14 and 1-25 is developed, and, with two exceptions
(Air Care Colorado and Otter Box Distribution Addition), was developed in the
unincorporated Larimer County.
Staff acknowledges that full effect of 3.9.5(A) will not be realized at State Highway 14
and 1-25 as all four quadrants are practically fully developed. Within the 13 lot
Interchange Business Park, only three vacant lots remain. In contrast, the impact of
Section 3.9.5 will have the most influence at the two vacant Activity Centers.
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(a) be pitched with a minimum slope of at least 5:12,
(b) incorporate the 5:12 pitch by use of a modified Mansard roof, covering a sufficient area of
the roof so as to create the appearance that the Mansard roof covers the entire structure,
and
(c) incorporate at least one (1) of the following elements into the design for each fifty (50)
lineal feet of roof:
1. Projecting gables/dormers,
2. Hips,
3. Horizontal or vertical breaks,
4. Three (3) or more roof planes.
2. Applicant's Proposal:
The applicant proposes a 5,505 square foot commercial building that features primarily
a flat roof. This roof is broken up with a projecting entry feature that exceeds the height
of the roof. This entry feature is topped a gabled roof with open framing of heavy
timbers. The roof is also stepped up in height by 1.5 feet for a length of 54 feet along
the front entrance. The roof is capped by a cornice and valence feature extends that
7.5 inches from the wall plane which provides relief. (A detail of this cornice is provided
on sheet A2.2 of the architectural elevations.)
3. Applicant's Justification:
The applicant has indicated that the roof form is compatible with the Interchange
Business Park in general and the existing motel in particular. The surrounding business
park was developed in the County with two exceptions (Air Care Colorado Emissions
Testing Facility and Otter Box Distribution Center Addition). All but two buildings in the
park feature flat roofs. Since the building is so close to the motel, the lower profile
offered by the proposed roof allows more light and air for the adjoining motel rooms.
The site does not abut 1-25 and is screened from the interstate by existing buildings.
4. Modification Criteria:
The applicant contends that the Request for Modification is justified by the criteria of
Section 2.8.2(H)(1) in that:
• The granting of the Modification would not be detrimental to the public good;
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Planning, Development & Transportation Services
Community Development & Neighborhood Services
City Of
ort Collins rth College Avenue
P.O.
P.
P.O. Box 580
Fort Collins, CO 80522.0580
970.416.2740
970.224.6134-fax
fcgov.com
Addendum to Staff Report
Maverik Convenience Store and Fuel Facility P.D.P.
April 28, 2016
This Addendum to the Staff Report is to address Section 3.9.5 of the Land Use Code
and its applicability to the Maverik Convenience Store and Fuel Facility P.D.P.
The subject P.D.P. is located within the C-G, General Commercial zone district and
subject to the design standards in Section 3.5.3(E). It is also located within the 1-25
Corridor Overlay zone and subject to the design standards of Section 3.9.5(A)(1). In
addressing internal conflicts within the Land Use Code, Section 1.7.2 provides the
following guidance:
1.7.2 - Conflict with Other Laws
Except as is provided in Section 3.1.2, if the provisions of this Land Use Code are internally
conflicting or if they conflict with any other statute, code, local ordinance, resolution, regulation or
other applicable Federal, State or local law, the more specific standard, limitation or requirement
shall govern or prevail to the extent of the conflict. If neither standard is more specific, then the more
stringent standard, limitation or requirement shall govern or prevail to the extent of the conflict.
Staff interprets Sections 3.5.3(E) and 3.9.5(A)(1) to be equally specific. Staff also
interprets Section 3.9.5(A)(1) to be more stringent, and therefore, applicable.
Request for Modification of Standard to Section 3.9.5(A)(1)
1. The Standard at Issue:
In the 1-25 Overlay Zone, for commercial buildings, the roofs on principal structures with
a building footprint of less than 10,000 square feet, the standard requires the following: