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111 West Prospect PDP/FINAL, Administrative Review, #32-97
December 19, 1997 Administrative Hearing
Page 6
2. The 111 West Prospect (Prospector Shops Shopping Plaza) PDP/FINAL,
Administrative Review, #32-97 is consistent with all applicable sections of the Land
Use Code except the following:
Section 3.2.1 [D][1 ][c] - Full Tree Stocking
Section 3.2.1 [E][5] - Parking Lot Interior Landscaping
Section 3.2.2[M][1] - Landscaping Coverage
Section 3.2.2[G][2][b] - Parking Lot Size/Scale
Section 3.3.1 [A][3][b] - Platting of the Property
Section 3.3.2[B] - Development Agreement
Section 3.5.3[D][2][a][3] - Facade Treatment
3. The 111 West Prospect (Prospector Shops Shopping Plaza) PDP/FINAL,
Administrative Review, #32-97 received hardship variances to the following Land
Use Code sections from the Zoning Board of Appeals (Appeal #2209) pursuant to
Division 2.9 of the Land Use Code on December 11, 1997 by a vote of 6-0:
Section 3.2.1 [D][1 ][c] - Full Tree Stocking
Section 3.2.1 [E][5] - Parking Lot Interior Landscaping (allowing 3.5% instead of 6%)
Section 3.2.2[M][1] - Landscaping Coverage (allowing 3.5% instead of 6%)
Section 3.2.2[G][2][b] - Parking Lot Size/Scale
Section 3.3.1 [A][3][b] - Platting of the Property
Section 3.3.2[B] - Development Agreement
Section 3.5.3[D][2][a][3] - Facade Treatment
4. The 111 West Prospect (Prospector Shops Shopping Plaza) PDP/FINAL,
Administrative Review, #32-97 is compatible with the surrounding neighborhood.
RECOMMENDATION:
Staff finds that the request to reconstruct a 7,150 square foot building containing retail,
personal service, and office uses is in compliance with the City's Land Use Code.
Therefore, Staff recommends approval of the 111 West Prospect (Prospector Shops
Shopping Plaza) PDP/FINAL, Administrative Review, #32-97.
111 West Prospect PDP/FINAL, Administrative Review, #32-97
December 19, 1997 Administrative Hearing
Page 5
Landscaping
Three landscape islands will be added to the existing parking lot. The first two will be
added on the east and west sides of the existing curb cut on W. Prospect Road. This will
help define (narrow) the existing curb cut to City Standards and provide additional
separation distance from the flow -line on W. Prospect Road to the first parking stalls. The
third landscape island will be added at the southeast corner of the parking lot. Each of the
islands will include shrubs and a tree.
Two deciduous street trees and foundation shrubs will be added on the north side of the
building along W. Prospect Road.
Architecture
The proposed architecture is a significant improvement to previous building on the site.
The most notable features include the provision of windows and arched detail along
Prospect Road and arched features on the east elevation that provide a varied roof -line.
Column features on the north, east and west elevations provide a break in the planes of
the building facade. Building materials include a buff color split-face/ground face concrete
block; beige colored acrylic stucco with accent bands; forest green standing seam metal
roof; and forest green tile accents. Roof top mechanical equipment will be fully screened
by enclosures and the rooftop parapet.
4. Stormwater:
Attached is a letter from the applicant's architect which states that the proposed building
will be constructed on the existing footing and foundation. No increase in gross floor area
is planned with the new building. The applicant's architect certifies that the reconstruction
of the 7,150 square foot building will result in no increase of impervious surface area on
the approximately 0.59 acre site. In fact the existing impervious surface area will be slightly
reduced by the addition of landscape islands in the parking lot.
FINDINGS OF FACT/CONCLUSION
In review and consideration of this request, Staff makes the following findings of fact:
The 111 West Prospect (Prospector Shops Shopping Plaza) PDP/FINAL,
Administrative Review, #32-97 is subject to an Administrative (Type 1) Review as
each of the proposed uses are permitted in the C - Commercial District pursuant to
Section 4.17[B][2][c] of the Land Use Code.
111 West Prospect PDP/FINAL, Administrative Review, #32-97
December 19, 1997 Administrative Hearing
Page 4
Section 3.3.1 [A][3][b] - Platting of the Property
Section 3.3.2[B] - Development Agreement
Section 3.5.3[D][2][a][3] - Facade Treatment
The Zoning Board of Appeals granted hardship variances from the terms of Article 3 by
determining that the flood and explosion on July 28, 1997 constituted "...exceptional
physical conditions or other extraordinary and exceptional situations, unique to such
property.." The Zoning Board of Appeals determined that the strict application of the above
stated Land Use Code Sections "...would result in unusual and exceptional practical
difficulties, or exceptional or undue hardship upon the owner of such property..." Finally
the Zoning Board of Appeals determined that "...such relief may be granted without
substantial detriment to the public good and without substantially impairing the intent and
purposes of Articles 3 through 4, inclusive, and provided that such difficulties or hardship
are not caused by the act or omission of the applicant..." and that no change in use is
occurring.
"DRAFT" minutes of the Zoning Board of Appeals hearing are attached. Also, a copy of
a December 8, 1997 memorandum to the Zoning Board of Appeals from Peter Barnes,
Zoning Administrator is attached. This memo outlines the staff recommendation which the
Zoning Board of Appeals received for their December 11, 1997 hearing.
2. Neighborhood Compatibility:
The original building had existed on the site since 1960 and was destroyed during a flood
and subsequent explosion on July 28, 1997. The applicant proposes to re -use the existing
foundation. Therefore, no increase in building square footage is proposed. Each of the
previous tenants / land uses were permitted by the Land Use Code prior to the destruction
of the building. The applicant proposes to reconstruct the building and continue operations
as they previously existed. No opposition was present at the Zoning Board of Appeals
hearing on December 11, 1997. The original building and uses were compatible with the
surrounding neighborhood. Therefore, Staff recommends that the proposed building and
uses are compatible with the surrounding neighborhood.
3. Design:
Layout
As previously stated, the applicant proposes to reconstruct the 7,150 square foot building
on the existing foundation. Site improvements include an eight foot wide sidewalk
connection from the building to the existing sidewalk on W. Prospect Road; the addition
of three landscape islands; the addition of handicap accessible ramps; and the addition of
trash enclosures for trash dumpsters on the west side of the proposed building.
111 West Prospect PDP/FINAL, Administrative Review, #32-97
December 19, 1997 Administrative Hearing
Page 3
COMMENTS:
Land Use:
This is a request to reconstruct a 7,150 square foot building containing retail, personal
service, and office uses on approximately 0.59 acre. The original building was destroyed
by a flood and subsequent explosion on July 28, 1997. The property is located at 111 W.
Prospect Road.
A. Zoning
The site is zoned C, Commercial District. Retail, personal service and office uses are
permitted in this district subject to administrative (Type 1) review pursuant to Section 4.17
[B][2][c] of the Land Use Code.
B. Standards
This request is consistent with all applicable sections of the Land Use Code except the
following:
Section 3.2.1 [D][1 ][c] - Full Tree Stocking
Section 3.2.1 [E][5] - Parking Lot Interior Landscaping
Section 3.2.2[M][1] - Landscaping Coverage
Section 3.2.2[G][2][b] - Parking Lot Size/Scale
Section 3.3.1 [A][3][b] - Platting of the Property
Section 3.3.2[B] - Development Agreement
Section 3.5.3[D][2][a][3] - Facade Treatment
C. Hardship Variances
The original building was approved under the Code in effect in 1960. That plan constituted
a site specific development plan. On July 28, 1997 the original building was destroyed by
a flood and subsequent explosion.
On December 11, 1997, the Zoning Board of Appeals granted hardship variances to the
following Land Use Code sections pursuant to Division 2.9 of the Land Use Code by a vote
of 6-0:
Section 3.2.1 [D][1 ][c] - Full Tree Stocking
Section 3.2.1 [E][5] - Parking Lot Interior Landscaping (allowing 3.5% instead of 6%)
Section 3.2.2[M][1] - Landscaping Coverage (allowing 3.5% instead of 6%)
Section 3.2.2[G][2][b] - Parking Lot Size/Scale
111 West Prospect PDP/FINAL, Administrative Review, #32-97
December 19, 1997 Administrative Hearing
Page 2
• received hardship variances to the following Land Use Code sections from the
Zoning Board of Appeals (Appeal #2209) pursuant to Division 2.9 of the Land Use
Code on December 11, 1997 by a vote of 6-0:
Section 3.2.1 [D][1 ][c] - Full Tree Stocking
Section 3.2.1 [E][5] - Parking Lot Interior Landscaping (allowing 3.5% instead of 6%)
Section 3.2.2[M][1] - Landscaping Coverage (allowing 3.5% instead of 6%)
Section 3.2.2[G][2][b] - Parking Lot Size/Scale
Section 3.3.1 [A][3][b] - Platting of the Property
Section 3.3.2[B] - Development Agreement
Section 3.5.3[D][2][a][3] - Facade Treatment; and
is compatible with the surrounding neighborhood.
Commui J Planning and Environmental t vices
Current Planning
City of Fort Collins
PROJECT: 111 West Prospect (Prospector Shops Shopping Plaza) PDP/FINAL,
Administrative Review, #32-97.
APPLICANT: Lucia Liley
March and Myatt, P.C.
110 East Oak Street
Fort Collins, CO 80524-2880
OWNER: Jerald W. Blake
4722 E. County Road 40
Fort Collins, CO 80525
PROJECT DESCRIPTION:
Request to reconstruct a 7,150 square foot building containing retail, personal service, and
office uses on approximately 0.59 acre. The original building was destroyed by a flood and
subsequent explosion on July 28, 1997. The property is located at 111 W. Prospect Road
and is zoned C-Commercial.
RECOMMENDATION: Approval of the 111 West Prospect (Prospector Shops
Shopping Plaza) PDP/FINAL, #32-97.
EXECUTIVE SUMMARY:
The 111 West Prospect PDP/FINAL request:
is subject to an Administrative (Type 1) Review as each of the proposed uses are
permitted in the C - Commercial District pursuant to Section 4.17[B][2][c] of the
Land Use Code;
• is consistent with all applicable sections of the Land Use Code except the following:
Section 3.2.1 [D][1 ][c] - Full Tree Stocking
Section 3.2.1 [E][5] - Parking Lot Interior Landscaping
Section 3.2.2[M][1] - Landscaping Coverage
Section 3.2.2[G][2][b] - Parking Lot Size/Scale
Section 3.3.1 [A][3][b] - Platting of the Property
Section 3.3.2[B] - Development Agreement
Section 3.5.3[D][2][a][3] - Facade Treatment;
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020