HomeMy WebLinkAbout200-220 WEST PROSPECT RD. (VINNI'S) - PDP/FDP - 30-97 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSMEMORANDUM
DATE: December 17, 1997
TO: Planning and Zoning Board
City of Fort Collins QEC
FROM: Janet Rossi & Diana Weaver, Owners
Anthony & Cleopatra's
1435 South College
Fort Collins CO 80524
SUBJECT: Project Development Plan # 30-97
200-220 West Prospect Road
REMARKS: As a commercial neighbor we wish to express our full
support of the PDP Site and Landscape Plan proposed
for the property at 200-220 West Prospect Road. We
have reviewed the plan and feel its implementation
will add to the safety and attractiveness of our.
business neighborhood.
Further, we approve the Change of Use at 200 West
Prospect allowing Vinni's Pizza to return to our
neighborhood after its loss to the Spring Creek flood.
Vinni's can again play a solid and respected role
in the business image and activity at College and
Prospect.
We urge the Board's full approval of the plan.
Thank you.
15. RESULT OF VIOLATION 01, THIS LOAN AUTHORIZATION AND AGREENIEiJ-1'
A. If Borrower violates any of the tcnns or conditions of this Lotus Authorization and Agreement, the Loan will be
in default and SBA may declare all or any part of the indebtedness immediately due and payable. SBA's failure
to exercise its rights under this paragraph will not constitute a waiver.
B. A default (or any violation of any of the terms and conditions) of any SBA Loan(s) to Borrower and/or its
affiliates will be considered a default of all such Loan(s).
16. DISBURSEMENT OF THE LOAN
A. Disbursements will be made by and at the discretion of SBA Counsel, in accordance with this Loan Authorization
and Agreement and the general requirements of SBA.
B. Disbursements may be made in increments as needed.
C. Other conditions may be imposed by SBA pursuant to general requirements of SBA.
D. Disbursement may be withheld if, in SBA's sole discretion, there has been an adverse change in Borrower's
financial condition or in any other material fact represented in the Loan application, or if Borrower fails to meet
,my of the terms or conditions of this Loan Authorization and Agreement.
E. NO DISBURSEMENT WILL BE MADE LATER THAN 6 MONTHS h ROM THE DATE OF,`TIII5LOAN
AUTHORIZATION AND AGREEMENT. Ir t
17. PARTIES AFFECTED
W
A. This Loan Authorization and Agreement will be binding upon Borrower and Borrower's successors and assigns
and will inure to the benefit of SBA and its successors and assigns.
SBA Form 1391 (7-8-1)
2975-00154 Page 6 s rso 30
6. DEADLIN17 FOR RETURN OF LOAN CLOSING DOCUMI�NTS
Loan closing documents must be signed and returned to SBAwithin 2 munths from the date of this Loan
Authorization and Agreement. SBA will cancel this Loan if Borrower fails to meet this deadline. If causes
beyond the control of the Borrower r:!sult in delay which prevents rneeiin;, the deadline, Borrower may submit
written explanation of the delay and rcqucst fur an extension of this deadlin; . The deadline may be extended only
by SBA in writing.
7. AGREEMENT TO REMIT AND ASSIGNMENT OF COMPENSATION FROM OTHER SOURCES
A. Eligibility for this disaster Loan is limited to disaster losses that are not compensated by other sources. Other
sources include but are not limited to: (1) proceeds of policies of insurance or other indemnifications, (2) -raids
or other reimbursement (including Lotus) fromgovertnnent agenci.s orprivate organizations, (3) claims forcivil
liability against other individuals, organiza[ions ur govcmincmad entities, and (4) salvage (including any sale or
re -use) of items of damaged property.
B. Borrower will promptly notify SBA of the existence and status of any claim or application for such other
compensation, and of the receipt of .any such compensation, and Borrower will promptly submit the proceeds of
sarne (not exceeding the outstanding balance of this Loan) to SBA.
C. Borrower hereby assigns to SBA the proceeds of any such compensation from other sources and authorizes the,
payer of same to deliver said proceeds to SBA at such time and place as SBA shall designate.
D. SBA will in its sole discretion determine whether any such compensation from otl)rr sources is a.dui lication of
benefits. SBA will use the proceeds of any such duplication to reduce the outstanding balance of this Loan, and
Borrower agrees that such proceeds will not be applied in lieu of scheduled payments. I ,
E. Borrower will execute an assignment to SBA of the proceeds of any insurance settlement or recovery for disaster
ci_mage. SBA will use any such insurance proceeds to reduce the outstanding balance of this Loam, and Borrower
agrees that such proceeds will not be applied in lieu of scheduled payments.
M
8. REOUIREMF.,N"fS FOR REAL ESTATE CONSTRUCTION OR REPAIR
A. Prior to disbursement of Loan funds for real estate construction or repair, Borrower will submit evidence
satisfactory to SBA that all insurance proceeds and other funds received for disaster damages to the real estate,
and any other funds necessary to complete the construction/repair project, have been spent for the repair or
replacement of the disaster damaged real estate.
B. Prior to disbursement of Loan funds for real estate construction or repair, Borrower will submit a copy of a valid
building permit, or written evidence from proper authority that a building permit is not required.
C. Prior to any disbursement of Loan funds for real estate construction or repair, Borrower will execute and submit
SBA Form 601.
D. Borrower will not use lead -based paint on any interior surface of any residential structure, and those exterior
surfaces of residential structures such as stairs, porches, windows, and doors, which are readily accessible to
children under 7 years of age. If lead -based paint is improperly used, the Borrower will be required to remove
the paint and repaint the affected area at the Borrower's expense.
SBA Perm 1391 (744)
2975-00154 Page 3 Rd5030
4. USE of LOAN PROCEEDS
Borrower will use the proceeds of this Loan solely to rehabilitate or replace property of Borrower located at -i-H- Wcst I/ly�l j
Prospect Road, Furt Collins Colorado 80526, damaged or destroyed by disaster occurring in the month of July 28,
1997 and Crmtinuin(,'. Borrower will apply all Lotur proceeds to the following specific items or areas:
A. Approximately S14,900.00 to repair/replace disaster damaged machinery and equipment.
B. Approximately $3,500.00 to repair/replace disaster damaged inventory.
C. Approximately 4,f00.OQ to repair/replace disaster damaged furniture and fixtures.
�C•dl l r
D. Approximately $1.2,40U.oU to repair/replace disaster damaged leasehold improvements located at 14+ West
Prospect Prod Ft. Collins, Colorado 8t1-a26- / C, 2 ��� t
t r(. E.Approximately It j
S43 ;(1U.00 for Orkin^ capital to alleviate ecoi>n1tc In It , caused by disaster occuring Judy
1997.
5. REC)IJIP.EMFNTS FOR tJSE OP LOAN PROCEEDS AND RECEIPTS
A. Borrower will obtain and itemize receipts (paid receipts, paid invoices or cancelled checks) and contracts for all
Loan funds spent and retain these: receipts for 3 years from the date of the final disbursement,, Praor fo each
subsequent disbursement (if any) ann
d whenever requested by SBA, Boowcr will submit to SBA such itemization
together with copies of the receipts.
B. Borrower will make the damaged, repaired or replacement property(ics) available to SBA for inspection and
verification of the use of Loan proceeds when so requested.
C. Borrower will return to SBA, as soon as possible but not later than 1 year from the date of final disbursement,
all funds received but not used for disaster repairs as authorized by the above paragraph. Funds so returned will
be used to reduce the outstanding balance of this Loan and will not be applied in lieu of scheduled �aymenL.
D. Borrower will not use any proceeds of this Loan to pay wages or any other compensation for repair work
performed by Borrower or members of Borrower's immediate family, or to pay overhead or profit for repairs
performed by, or materials acquired from, a business in which Borrower owns a 501/0 or greater interest.
E. Borrower will not use, directly or indirectly, any portion of the proceeds of this Loan to relocate without the
prior permission of SBA. The law prohibits the use of any portion of the proceeds of this Loan for voluntary
relocation from the business area in w•ldch the disaster occurred. To request SBA's prior permission to relocate,
Borrower will present to SBA the reasons therefore and a description or address of the relocation site.
Determinations of (1) whether a relocation is voluntary or otherwise, and (2) whether any site other than the
disaster -affected location is within the business area in which the disaster occurred, will be made solely by SBA.
F. The Borrower will, to the extent feasible, purchase only American -made equipment and products with the
proceeds of this loan.
SHA Fo.n IM ps.p 2975-00154 Page 2
Every day we are not in business, we lose name recognition and it becomes more of a challenge
to recapture customers.
Please help me to find a way to get the building permit issued as soon as possible so that
leasehold improvements can be in progress at 200 West Prospect and we can reopen. Thank you
very much.
Sincerely,
ce���""
D. o ce Hamm
Vinni's Pizza
Ted Shepard, Senior Planner
Planning Department
281 N. College
P O Box 580
Fort Collins, CO 80522-0580
October 15, 1997
Re: Building Permit for Vinni's Pizza, 200 West Prospect Rd.
Dear Mr. Shepard:
When the flood of July 28, 1997 necessitated vacating the building located at I I I West Prospect,
I looked long and hard for a location and made arrangements with Mr. Richard Anderson to lease
his building at 200 West Prospect. A few days after I submitted my request for a building
permit, I was advised that because this was a change of use for this building and that certain
upgrades would have to be made to the property before my building permit could be processed. I
understand this, but I am caught in the middle and it is causing an extreme hardship.
At the time of the flood, I had 24 employees working at Vinni's Pizza - some students working
their way through school, some people supplementing income, and some people trying to make
ends meet with 2 jobs. Overnight they were all unemployed.
I made arrangements for a Small Business Administration Disaster Loan. This would be the
only way I could relocate and keep the business going. It was our goal to have Vinni's reopened
by mid November so that these people could be rehired. Now that looks indefinite - I am at a
loss as to what to tell these people.
There are time constraints and many restrictions on the SBA Loan. One is that I will submit a
copy of a valid building permit with the loan closing documents. Loan closing documents must
be signed and returned to SBA within 2 months. That date for me will be October 24, 1997.
Another Problem is that Vinni's was my only income. Again wiped out overnight. The SBA
requires that any Insurance Compensation be assigned to them, so nothing there. The SBA states
that I will not use any proceeds of this loan to pay wages for myself so no help there. My
husband is disabled so things are very tight.
I have enclosed pages 2, 3 and 6 of the Loan Authorization and Agreement with the SBA as
documentation.
I had made advertising commitments - Yellow pages, Pocket Directory, Collegian, and three
other coupon books to be delivered on campus when the students came back. These people
expect to be paid.
than that of Prospect Rd. with the aid of a seven to eight foot retaining wall on the north
property line. Although the retaining wall helps level most of the property, the northeast
corner slopes sharply to meet the parking lot access to the east. This slope does not allow the
site to meet the City of Fort Collins standard for a five foot landscape buffer on the eastern
property line. Landscape material has been utilized to buffer at least sixty five (65 %) percent
of the eastern edge. With the addition of the planting beds the parking will not only be
buffered, but the site will become more pervious which helps the reduce the overall site storm
drainage.
We feel the PDP Site and Landscape Plan being submitted has addressed the Conceptual
review comments dated October 13, 1997. Please feel free to contact our office if any of the
comments need further clarification.
City Plan Policies achieved -
Principle LU-1 This project is utilizing existing development within the city.
Principle LU-2 . This project will enhance the character being established by City Plan,
by adding a parkway strip.
Policy T-1.2 Multi -Modal Streets. This project will provide a detached sidewalk
where there was not one previously. This will accommodate both
pedestrian and bicycle users.
Policy CAD-1.4 Street Tree Design. Shade trees have been incorporated into the plan to
establish partial urban tree canopy cover.
Policy CAD-1.6 Retrofit of Existing Streetscapes.
Policy ENV-4.5 Shading by trees, The existing site lacks trees, the addition of the trees
will provide adequate shading for the parking lot, while not blocking
solar heat to the buildings.
Sincerely,
JIM SELL DESIGN INC.
J. Brad Saucerman
Landscape Architect/Project Manager
xc: Richard Anderson
November 4, 1997
Lnnrd�rnµvbx•bilrrlurc f Plrtnnbiq
Ted Shepard
City of Ft. Collins, Planning Department
281 N. College Ave.,
Ft. Collins, CO 80524
RE: 200 & 220 West Prospect
PDP Submittal
Dear Ted:
On behalf of Mr. Richard Anderson, Jim Sell Design Inc. is submitting this Preliminary
Development Plan for a Type II review. We appreciate all the help and expediency with
which you are processing this submittal.
The property in question, 200 & 220 West Prospect Rd. has been used as retail and office
space for more than thirty years. The reason for the submittal of this PDP, is a result of a
change of use. The old Seven-11 building located on 200 West Prospect, has been leased to
Ms. Joyce Hamm for Vinni's Pizza Restaurant. As you know, Ms. Hamm's previous location
for Vinni's Pizza was destroyed in this summers Spring Creek Flood.
As a result of the change of use, and PDP submittal, Mr. Anderson is required to bring 200
West Prospect Rd. up to the current City of Fort Collins standards (i.e. parking, landscape).
The existing property (both 200 & 220 West Prospect Rd.) lacks a defined circulation pattern.
The entire frontage onto Prospect is currently used as an entrance to both properties. The
Varsity Court Apartments, which are located to the North and West of this site, access one of
their parking areas through the Burlington and Northern Railroad R.O.W. along the eastern
edge of the site. Many of the residence use the frontage of 200 & 220 West Prospect Rd. as
their parking lot entrance, by cutting through the site. Mr. Anderson has volunteered to
include 220 West Prospect Rd. with the submittal, and consolidate the circulation of both
tracts into one curb cut. With one shared entrance, the circulation pattern within the site can
be defined to allow safer travel. The parking lot improvements will eliminate any potential
future conflict with the Varsity Court Apartment parking lot users, by giving sufficient
distance between their access and the proposed curb cut.
The number of parking spaces on the two tracts is very important to all of the users on site.
Parking will be shared by all users on the site, and the number of spaces that exist now need to
be preserved. The need for such parking does not allow the site to meet the City of Fort
Collins standard for a fifteen foot parkway buffer. The site does allow a six foot parkway
strip and a six foot detached walk. Mr. Anderson has agreed to remove an existing pole sign,
which would interfere with the shade tree planting within the parkway strip, and replace it
with a monument sign. The existing site grade is elevated to that equal to or slightly greater
153 WEST MOUNTAIN AVENUE FORT COLLINS. COLORADO 80524 970 484 1921 FAX: 970 484 2443 E-MAIL: JIMSELL@FRII.COM
Policy CD-1.3 New Large "Big Box" Retail Establishments. Large retail
establishments will be permitted in Commercial Districts only in community or regional
scale shopping centers. Large retail establishments will be required to meet a basic
level of architectural variety, compatible scale, pedestrian and bicycle access, and
mitigation of negative impacts.
A.
r
G
Auto -oriented Commercial Development
Pedestrian -oriented Commercial Development
Commercial Development Comparisons
PRINCIPLE CD-2: The design of Commercial Districts should provide
for convenient access, efficient and cost effective pedestrian and
vehicular circulation, and a comfortable pedestrian environment in
selected nodes.
Policy CD-2.1 Existing Strip Commercial Corridor Developments. The City will
encourage and support the gradual evolution of existing, auto -dominated strip
commercial areas to compact, multi -modal -oriented, mixed -use places with enhanced
walking connections between destinations.
Policy CD-2.2 Pedestrian Access. Pedestrian environments within Commercial
Districts will be supported by connecting them to adjoining uses. Buildings should be
oriented both to public streets and to internal streets, with parking areas located
internally on the property, or behind buildings when possible.
City Plan Principles and Policies Commercial Districts
February 18, 1997 192
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VICINITY MAP 10/28/97
#30-97 Vinni's Pizza
200-220 West Prospect
Type 11 (LUC) PDP/FC
N
Road
1"=600'
200 - 220 West Prospect Road, Project Development Plan, #30-97
December 18, 1997 P & Z Hearing
Page 8
B. Now, the conversion from office/retail to "fast food restaurant" is considered a
"change of use" which triggers compliance with the Land Use Code
C. The use, "fast food restaurant," is a permitted use in the C-C, Community
Commercial Zone District as an Administrative Review.
D. Because of the request for modifications, the P.D.P. is forwarded to the Planning
.and Zoning Board for review.
E. A stated policy of the City's Comprehensive Plan (Policy CD-2.1) is that the City
will encourage and support the gradual evolution of existing auto -dominated strip
commercial areas to compact, multi -modal -oriented, mixed -use places with
enhanced walking connections between destinations.
F. The P.D.P. proposes several improvements that will upgrade the aesthetic
appearance along an arterial street and enhance walking connections between
destinations.
G. The granting of the modifications would neither be detrimental to the public good
nor impair the intent and purposes of the Land Use Code.
H. The granting of the modifications from the strict application of the standards
would substantially alleviate an existing, defined, and described problem of a
city-wide concern (upgrading older strip commercial development) and the strict
application of the standards would render the project practically infeasible.
RECOMMENDATION:
Staff recommends approval of 200 - 220 West Prospect Road, Project Development
Plan, #30-97.
200 - 220 West Prospect Road, Project Development Plan, #30-97
December 18, 1997 P & Z Hearing
Page 7
B. General Development Standards (Article Three)
The request for six modifications from the landscape standards are grouped together
for one discussion on the merits of the request. The purpose of the landscape
standards are summarized as follows:
Purpose: "The intent of this Section (Landscaping and Tree Protection) is to require
preparation of landscape and tree protection plans that ensure significant canopy
shading to reduce glare and heat build-up, contribute to visual quality and continuity
within and between developments, provide screening and mitigation of potential
conflicts between activity areas and site elements, enhance outdoor spaces, reduce
erosion and stormwater runoff, and mitigate air pollution."
Staff Evaluation: As mentioned, the site is presently fully developed in accordance
with the standards that were in place at the time of initial approval. The existing
buildings, parking lot, circulation drives, retaining wall, overhead telephone line,
represent constraints in the redevelopment of the site. Given these constraints,
however, the applicant is upgrading the site as best as possible in a manner that is
commensurate with the size of the site (.5 acre) and the scope of the proposed land
use conversion to a fast food restaurant.
Recommendation: Staff finds that the proposed landscape plan, with the six
modifications, accomplishes the fundamental purpose of the "Landscaping and Tree
Protection" standard. Staff also finds that the granting of the modifications from the
strict applications of the standards would substantially alleviate an existing, defined,
and described problem of upgrading older existing strip commercial developments
along arterial streets as stated in "Principles and Policies." Further, the strict application
of the standards would render the project practically infeasible. Finally, Staff finds that
the granting of the modifications would neither be detrimental to the public good nor
impair the intent and purposes of the Land Use Code.
6. Findings of Fact
In reviewing the request for 200/220 West Prospect Road P.D.P., Staff makes the
following findings of fact:
A. The site was developed in 1969. All previous tenants have been relieved of
upgrading the site to current standards because the uses (office and retail) were
"uses -by -right' and permitted under the B-L, Limited Business, Zone District
which was the governing zoning prior to March 28, 1997. Therefore, for 28
years, the site remained as it was originally developed.
200 - 220 West Prospect Road, Project Development Plan, #30-97
December 18, 1997 P & Z Hearing
Page 6
Purpose: "The Community Commercial District provides a combination of retail,
offices, services, cultural facilities, civic uses, and higher density housing. Multi -story
buildings are encouraged to provide a mix of residential and non-residential uses.
Offices and dwellings are encouraged to locate above ground -floor retail services."
Staff Evaluation: The existing building is 28 years old. When constructed in 1969, there
was no building orientation requirement. Rather, in contrast, there were setback
requirements which mandated the building. be setback from Prospect Road a minimum
distance. Strict compliance with the new standard would require substantial re-
development of the site which is beyond the scope of the request to convert from
office/retail to fast food restaurant.
An existing, defined and described problem of city-wide concern is the incremental re-
development of older commercial areas (Campus West, South College, North College)
in such a way as to best implement the new design principles of the Land Use Code.
The sensitive treatment of older areas is emphasized in "Principles and Policies" of City
Plan under "Commercial Districts" which states:
"Policy CD-2.1 Existing Strip Commercial Corridor Developments. The City will
encourage and support the gradual evolution of existing, auto -dominated strip
commercial areas to compact, multi -modal, mixed -use places with enhanced
walking connections between destinations."
The fact that the building is existing and the site is developed, and that the evolutionary
upgrade of older strip centers is an important city-wide policy, Staff finds that there are
legitimate grounds for the granting of a modification of this standard.
Recommendation: Consequently, Staff finds that granting of the modification from the
strict application of the "building orientation" standard of the Community Commercial
Zone District would substantially alleviate an existing defined and described problem of
a city-wide concern such as redevelopment of older strip commercial parcels. The
addition of landscaping will help minimize the older appearance of the site. The
addition of a new sidewalk will enhance pedestrian connections between destinations.
Further; Staff finds that the strict application of such standard would render the project
practically infeasible. Finally, the granting of the modification would neither be
detrimental to the public good nor impair the intent and purposes of the Land Use
Code.
200 - 220 West Prospect Road, Project Development Plan, #30-97
December 18, 1997 P & Z Hearing
Page 5
6. Parking Lot Interior Landscaping
The standard requires that 6% of the interior of a parking lot with less than 100 spaces
shall be landscaped. Since the parking lot and circulation drive are existing and parking
spaces are at a premium (parking is 50% below maximum allowable), there is less than
6% interior parking lot landscaping and the standard is not completely satisfied.
5. Evaluation and Recommendation of Modifications:
The above -referenced modifications are evaluated by the stated purpose of the
standard as found in Articles Three and Four and by the applicable criteria found in the
Article Two of the Code. For all modifications, the Code (Article Two) states:
"Modification requests may be granted if the Planning and Zoning Board
determines and finds that the granting of the modification would neither be detrimental
to the public good nor impair the intent and purposes of this Chapter, and if the
applicant demonstrates either:
(1) that the plan as submitted will advance or protect the public interests and
purposes 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; or
(2) that the granting of the modification from the strict application of any
standard would result in a substantial benefit to the city by reason of the fact that the
proposed project would substantially address an important community need specifically
and expressly defined and described in the City's Comprehensive Plan, adopted policy,
ordinance or resolution (such as, by way of example only, affordable housing or historic
preservation) or would substantially alleviate an existing, defined, and described
problem of a city-wide concern (such as, by way of example only, traffic congestion or
urban blight), and the strict application of such a standard would render the project
practically infeasible."
A. Community Commercial District Standard (Article Four)
Building Orientation
In evaluating a request for modification, it is helpful to review the "purpose" of the
standard. The "purpose" of the Community Commercial zone is as follows:
200 - 220 West Prospect Road, Project Development Plan, #30-97
December 18, 1997 P & Z Hearing
Page 4
plazas, parks, or similar outdoor spaces, not to interior blocks or parking lots. Since the
existing building faces directly onto a parking lot, this standard is not met.
B. General Development Standards (Article Three)
Width of Landscape Strip along Prospect Road
The standard requires that the parkway strip along Prospect Road be 15 feet in width.
Since the width of the property between building and property line must accommodate
a sidewalk (six feet), double -loaded parking (38 feet), and circulation drive (24 feet), the
parkway strip is only seven feet wide and this standard is not completely satisfied.
2. Length of Landscape Strip Along East Property Line
The standard requires that this landscape strip extend to the north property line. Since
this planting area stops 60 feet shy of the north property line due to grade change and
existing retaining wall, this standard is not completely satisfied.
3. Number of Trees in the Eastern Landscape Strip
The standard requires that two shade trees be planted in the eastern landscape strip.
Since there is an existing overhead telephone line in this area and trees would interfere
with this line, no trees are proposed in this strip and this standard is not met.
4. Landscaping Within 50 Feet of 220 W. Prospect
The standard requires that one tree be planted within 50 feet of 220 West Prospect
Road along the east elevation since this elevation is visible from Prospect Road. Since
this area is already devoted to asphalt for parking and circulation, there is no tree along
the east elevation of 220 West Prospect and this standard is not met.
5. Foundation Plantings in front of 200 West Prospect
The standard requires that exposed sections of building walls that are in high -use or
high -visibility areas of the building exterior shall have planting beds at least five feet
wide placed directly along at least 50% of such walls. Since this area is already
devoted to a concrete entry/patio area, foundation plantings are not provided, however,
planters will be provided during the growing season. Therefore, this standard not
completely satisfied.
200 - 220 West Prospect Road, Project Development Plan, #30-97
December 18, 1997 P & Z Hearing
Page 3
A. Closure of the wide-open, continuous, 120 foot long drive -way cut along
Prospect Road. Instead, a new single curb cut, 30 feet wide, would consolidate
access to both parcels. The new driveway aligns with an existing drive on the
south side of Prospect Road.
B. Construction of six foot wide, detached sidewalk, with handicap access ramps,
along the entire Prospect Road frontage across both parcels.
C. Establishment of a seven foot wide parkway strip, with three street trees, to
buffer the sidewalk from Prospect Road.
D. Establishment of a five foot wide landscape buffer, with shrubs to cover at
maturity, along the east property line.
E. Addition of a trash enclosure for the dumpster to serve both parcels.
F. Shifting parking spaces in front of 220 West Prospect to the north to minimize
conflicts with turning vehicles at the curb cut.
G. Removal of an old pole sign to be replaced by a ground -mounted monument
sign set within a landscaped area.
H. Improved internal circulation with a one-way loop around the building that will
serve both parcels.
Addition of planters along the front entry under the overhang of 200.
There is one district standard (Article Four) and six general development standards
(Article Three) that are not completely satisfied and require modifications from the P & Z
Board. These modifications, along with the applicant's justification, and Staff
recommendation are discussed below.
A. Community Commercial District Standard (Article Four)
Building Orientation
This standard requires that the configuration of shops shall orient primary ground -floor
commercial building entrances to pedestrian -oriented streets, connecting walkways,
200 - 220 West Prospect Road, Project Development Plan, #30-97
December 18, 1997 P & Z Hearing
Page 2
COMMENTS:
The surrounding zoning and land uses are as follows:
N: C-C;
Existing multi -family (Varsity Court Apartments)
S: E;
Office (Colorado Division of Wildlife)
E: C-C;
Vacant and Business Service (Anthony and Cleopatra's)
W: C-C;
Existing multi -family (Varsity Court Apartments)
These two lots are a part of the Replat of A.L. Emigh's Subdivision approved in 1907.
200 West Prospect was constructed in 1963 for a 7-Eleven convenience store. Since
original occupancy, there have been a variety of office and retail tenants the latest of
which was Conahan's Driving School. 220 West Prospect was constructed in 1969 for
multiple tenants.
Before March 28, 1997, the property was zoned B-L, Limited Business. Current zoning
is C-C, Community Commercial.
Other recently improved sites in the general vicinity include Anthony and Cleopatra's,
Taco Bell, Lewan and Associates, Mat Emissions, and Paperback Heaven. In addition,
the intersection of Prospect and College was recently widened to include double left
turn lanes and new right turn lanes as part of the Choices '95 capital improvement
program.
2. Land Use:
The change of use for 200 West Prospect Road to add "fast food restaurant" triggers a
P.D.P. and, therefore, compliance with the Land Use Code. The C-C, Community
Commercial, Zone District allows fast food restaurant as a permitted use subject to
Administrative Review. The reason the P.D.P. is forwarded to the Planning and Zoning
Board is due to the request for modifications from standards of the Land Use Code.
3. Design:
The basic objective of the design is to bring the site up to the requirements of the Land
Use Code as best as possible given the constraint of existing conditions. Site
improvements include:
ITEM NO. 7
MEETING DATE 12/18/97'
A(Ift STAFF Ted Shepard
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: 200 - 220 West Prospect Road, Project Development Plan, #30-97
APPLICANT: Vinni's Pizza
c/o Joyce Hamm
200 West Prospect Road
Fort Collins, CO 80521
OWNER: Mr. Richard Anderson
1229 Harris Drive
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for a Project Development Plan for two existing buildings on two lots
under single ownership located at 200 and 220 West Prospect Road. The primary
purpose of the P.D.P. is to establish a change of use for 200 West Prospect Road from
office/retail to office/retail/fast food. (The conversion from Conahan's Driving School to
Vinni's Pizza triggers the P.D.P.) There is no change of use for 220 West Prospect but
is included for internal circulation and public improvement purposes. 200 West
Prospect is 2,400 square feet and 220 is 3,310 square feet. The site is .52 acre and
located on the north side of Prospect Road just west of the Burlington Northern
Railroad Tracks. The property is zoned C-C, Community Commercial.
DATION: Approval
EXECUTIVE SUMMARY:
The land use is permitted in the C-C zone. Several improvements are proposed to
enhance the site. Modifications are requested from one District standard and six
General Development Standards. Principles and Policies support the gradual upgrade
of existing auto -dominated strip commercial areas. The request for modifications is
supported for fulfilling this city-wide policy.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT