HomeMy WebLinkAboutPROSPECTOR SHOPS (111 W. PROSPECT) - PDP/FDP - 32-97 - DECISION - FINDINGS, CONCLUSIONS & DECISION-K1 MiNkST l':.
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FINDINGS, CONCLUSIONS AND DECISION
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
The property is zoned C - Commercial which allows The proposed uses subject
to an administrative decision.
2. The proposed PDP/FINAL is consistent with the provisions of both Article 3 and
Division 4.17 (the C - Commercial zoning district) of the Land Use Code except
for the following:
Section 3.2.1(D)(1)(c) - Full Tree Stocking
Section 3.2.1(E)(5) - Parking Lot Interior Landscaping (to allow a decrease
from 6% to 3.5% of the amount of interior space required to be
landscaped)
Section 3.2.2(M)1) - Landscape Coverage (to allow a decrease from 6%
to 3.5%)
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)(3) - Facade Treatment
3. On December 11, 1997, the Zoning Board of Appeals granted hardship
variances for those Land Use Code sections referenced above pursuant to
Section 2.9 of the Land Use Code, Hardship Variance (By The Zoning Board of
Appeals).
4. The proposed 111 West Prospect (Prospector Shops Shopping Plaza)
PDP/FINAL is determined to be compatible with the surrounding neighborhood.
DECISION
Based on the findings and conclusions, the request for a combined PDP/Final to rebuild
a 7,150 square foot building at 111 West Prospect, the Prospector Shops Shopping
Plaza, file #32-97 is APPROVED.
Dated this 22nd day of December, 1997, per authority granted by Sections 1.4.9(E) and
2..1 of the Land Use Code.
6
Robert E. Blanchard, AICP
Current Planning Director
docfi1\hearings\32-97. hrg
expected that a discussion of closing one of the access
points and consolidating access would occur when (if) the
property to the east redevelops.
BACKGROUND
This is a request to reconstruct a 7,150 square foot building on the existing foundation
to contain retail, personal service and office uses at 111 West Prospect. The original
building was destroyed in the July 28, 1997 flood and subsequent explosion. Retail,
personal service and office uses are permitted in the C - Commercial zoning district
subject to administrative review. Development plans indicate no increase in square
footage is being proposed from the original building. However, compliance with most of
the sections of the Land Use Code will result in significant changes to the landscaping
on the site, a sidewalk connection from the building to the sidewalk on West Prospect
Road, the addition of handicap accessible ramps and the screening of the trash
dumpsters. Notable changes from the original architecture will also occur.
On December 11, 1997, the Zoning Board of Appeals granted hardship variances to
seven sections of the Land Use Code pursuant to Division 2.9, Hardship Variance (By
The Zoning Board of Appeals):
Section 3.2.1(D)(1)(c) - Full Tree Stocking
Section 3.2.1(E)(5) - Parking Lot Interior Landscaping (to allow a decrease from
6% to 3.5% of the amount of interior space required to be landscaped)
Section 3.2.2(M)1) - Landscape Coverage (to allow a decrease from 6% to 3.5%)
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)(3) - Facade Treatment
With variances being given for these sections of the Land Use Code, all remaining
sections were complied with. No modifications to any standards were required.
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on December 5,
1997 by mailing to property owners within 500 feet of
the subject property.
The public hearing was advertised in the Coloradoan
on December 14, 1997.
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 2:00 PM on December 19, 1997. The hearing was held in the
Maple Tree Conference Room at 281 N. College, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who spoke at the meeting:
From the City: Mike Ludwig, City Planner
Peter Barnes, Zoning Administrator
From the applicant: Al Hauser, Architecture One
From the Community: Joe Van Zant
Melvin Johnson
Written Comments: None
Community Concerns: While not a specific concern, it was noted that there a two
entrances from Prospect in close proximity - one for this
property and one immediately across the property line on, the
property to the east. It was noted that one of these .was
expected to be closed but it has never occurred. The citizen
questioned if this was considered during the review of this
proposal.
Staff Response: This was not considered with project. Increased
landscaping has resulted in a change to the entrance for this
property resulting in narrowing of the entrance. It is .
City of Fort Collins
Commm j Planning and Environmental., vices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER: Bob Blanchard
Current Planning Director
PROJECT NAME: 111 West Prospect (Prospector Shops Shopping
Plaza) PDP/FINAL
CASE NUMBER: 32-97
APPLICANT: Lucia Liley
March and Myatt, P.C.
110 East Oak Street
Fort Collins, CO 80524-2880
PROJECT DESCRIPTION: Request to reconstruct a 7,150 square foot building
containing retail, personal service and office uses on
approximately 0.59 acres. The original building was
destroyed in the July 28, 1997 flood an subsequent
explosion. The property is located at 111 W.
Prospect Road.
SUMMARY OF RECOMMENDATION AND DECISION:
Staff recommendation: Approval
Hearing Officer Decision: Approval
ZONING DISTRICT: C - Commercial
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020