HomeMy WebLinkAboutKMART PLAZA, FULLER'S TEXACO - PDP - 38-97A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSCOMMENTS:
1. Background:,
The surrounding zoning and land uses are as follows:
N: C-Commercial;
Kmart Plaza;
S: C-Commercial;
Spradley Barr Dealership
W: C-Commercial:
Kmart Plaza (parking lot);
E: C-Commercial;
Existing Jiffy Lube site.
Compliance with Land Use Code —Article 4
Land Use
The proposed land use is a permitted use in the zone district and complies with the
definition of "convenience retail 'store, with fuel sales" as defined in Article V of the Land
Use Code. That speck land use is defined as:
"...a general retail store containing less than 5,000 square feet of gross floor area
(excluding any fueling canopies) which sells general merchandise, goods and
services, and may include, without limitation, ready -to -eat food products, groceries,
sundries and fuel."
The Project Development Plan complies with the purpose of the C-Commercial zone
district, which is:
"...intended to be setting for development, redevelopment and infill of a wide range of
community and regional retail uses, offices and personal and business services."
Land Use Standards
The land use standard in the C-Commercial zone district specifies a maximum four (4) story
building height. This Project Development Plan complies with that requirement as the
proposed structure is only one story in height.
Development Standards
The standards defined in the Land Use Code for this particular section specify that
pedestrian -oriented outdoor spaces shall be placed next to activity areas that generate
users. The applicants have proposed a plaza area to the east of the convenience store
(located in between the site of the PDP and the existing Jiffy Lube site.) The owners of Jiffy
Lube and the developers of this proposal are the same individuals and would like to provide
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VICINITY MAP
#38-97A Kmart Plaza, Fuller's Texaco
Type II (LUC) PDP
01 /06/98
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Code provides for exceptions to the build -to line requirement, with which this proposal
complies. The applicable exception states that:
°If the building is adjacent to a full arterial or a major arterial street, and the Director
has determined that an alternative to the street sidewalk better serves the purposes
of connection commercial destinations due to one or more of the following
constraints:
a) high volume and/or speed of traffic on the adjacent street(s);
b) landform;
c) an established pattern of existing buildings that make a pedestrian -oriented
streetfront infeasible.
The location of the proposed c-store is located adjacent to a major arterial street and the
intersection of two arterial streets, and the existing Jiffy Lube site and surrounding structure
has established a pattern of building placement that limits streetfront orientations.
The applicant has proposed that the plaza space between the c-store and the Jiffy Lube will
provide an activity area for pedestrians as well as for patrons of both land uses.
Neighborhood Compatibility
As a Type One review, a neighborhood meeting was not required. Staff has received only
a few phone calls from surrounding businesses questioning what the proposal included, but
no concerns were raised in any of these discussions.
Findings of FacVConclusion
1. The proposed land use is a permitted use in the C-Commercial zone
district as specified in Section 4.17, subject to review by the
Administrative Hearing Officer.
2. The Project Development Plan complies with the applicable Land Use
Standards and Development Standards of the C-Commercial zone
district.
3. The PDP complies with the applicable General Development
Standards as specified in Article III of the Land Use Code.
4. The Project Development Plan is compatible with the surrounding land
uses.
RECOMMENDATION:
Staff recommends approval of the Kmart Plaza, Type I Project Development Plan, #38-97A.
Section 3.2.4 Site Lighting
The purpose of Section 3.2.4 is
°... to focus on the actual physical effects of lighting, as well as the effect that lighting may
have on the surrounding neighborhood. Exterior lighting shall be evaluated in the
development review process to ensure that all functional and security needs of the project
are met in a way that does not adversely effect the adjacent properties or neighborhood.
The degree to which exterior night lighting effects a property owner or neighborhood will be
examined considering the light source, level of illumination, hours of illumination and need
for illumination in relation to the effects of the lighting on adjacent property owners and
neighborhood."
♦ The proposal complies with the requirement that limits the overall average foot-candle
on the site to 10 foot-candles.
♦ The light levels measured twenty (20) feet beyond the property line of the proposal on
rights -of -way do not exceed the maximum of 0.1 foot-candles as defined in the Land
Use Code.
♦ The applicant proposes recessed light sources beneath the canopies and all lighting to
be down -directional.
Section 3.4.5 Hazardous Materials
The Land Use Code requires that certain land uses, such as gas stations, manufacturing
facilities, and similar establishments that require the use and storage of flammable or toxic
substances must submit an Hazardous Material Impact Analysis to be reviewed by the
Poudre Fire Authority. That report was submitted with this proposal as required and
reviewed by the PFA and no concerns were raised.
Section 3.5.1 Building and Project Compatibility
The building is oriented towards the street, however, because of an existing water main
crossing the site and limiting placement of the structure, it is located towards the rear of the
lot. There is a pedestrian connection from the main entrance to the c-store to the east to
the plaza and from the plaza directly to Drake Road.
Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings
♦ As previously mentioned, the main entrance of the use does face onto a connecting
walkway.
♦ The project does not comply with the requirement of the build -to standard as an existing
water main prohibits the location of the building adjacent to the street. The Land Use
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this space for both land uses. The provision of such an area complies with the requirement
of the Land Use Code.
3. Compliance with Land Use Code —Article 3
The Project Development Plan meets all applicable standards in Article 3, General
Development Standards, of the Land Use Code as outlined in the table on Page 3.
Section 3.2.1 Landscaping and Tree Protection
The landscape plan includes the following elements in compliance with the requirements of
the Land Use Code:
♦ Full tree stocking in all landscape areas within fifty (50) feet of the building is provided.
♦ Street trees are located along Drake road spaced at 30-40 foot intervals.
♦ Foundation plantings are provided along all sides of the building visible from the public
right of way, at least 5 feet in width for at least 50% of the frontage. Along the front
elevation facing Drake Road, the applicant proposes using large clay pots with annuals
to comply with the requirement. This applicant has successfully demonstrated with past
projects that this is a means of providing the landscaping elements desired along such
an elevation.
♦ Perimeter landscaping and screening of the parking areas and concrete areas beneath
the canopy is provided by plantings (Dwarf Korean Lilac) along Drake Road and the
entrance into the site.
♦ At least 6% of the interior space is landscaped area.
♦ Trash collection area is fully screened with a 'physical screening (gate) as well as
plantings.
Section 3.2.2 Access, Circulation and Parking
♦ Bicycle parking is located in the area recommended by Kathleen Reavis, Transportation
Planner with the City of Fort Collins.
♦ In locations wherein a walkway is provided and the location is such that a pedestrian
using it would have to cross a drive aisle, the walkway is defined using a patterned
concrete.
♦ Twelve (12) parking spaces are proposed, which exceeds the maximum of 4 spaces per
1,000 feet for this particular land use, equating to a maximum of 11.44 spaces (11) for
this proposal. The Land Use Code allows for the number of parking spaces to be
increased if the amount of interior parking lot landscaping is increased by the same
percentage. It is staffs recommendation that the percentage increase of the amount of
landscaping (exceeding the minimum 6%) does equate to the one (1) parking space
and that the proposed number of 12 spaces does comply with the requirements of the
Code.
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Division 3.1 General Provisions
Section 3.1.1
YES T_
YES
Section 3.1.2
YES
YES
Division 3.2 Site Planning and De ign Standards
3.2.1
YES
YES
-Section
Section 3.2.2
YES
YES
Section 3.2.3
NOT APPLICABLE
NOT APPLICABLE
Section 3.2.4
YES
YES
Division 3.3 Engineering Standards
3.3.1
YES
YES
-Section
Section 3.3.2
YES
YES
Section 3.3.3
NOT APPLICABLE
NOT APPLICABLE
Section 3.3.4
NOT APPLICABLE
NOT APPLICABLE
Section 1 3.3.5
YES
YES
Division 3.4 Environmental, Natural Area, Recreational and
Cultural Resource Protection Standards
3.4.1
NOT APPLICABLE
NOT APPLICABLE
-Section
Section 3.4.2
YES
YES
Section 3.4.3
YES
YES
Section 3.4.4
NOT APPLICABLE
NOT APPLICABLE
Section 3.4.5
YES
YES
3.4.6
NOT APPLICABLE
NOT APPLICABLE
-Section
Section 3.4.7
NOT APPLICABLE
NOT APPLICABLE
Section 3.4.8
NOT APPLICABLE
NOT APPLICABLE
Division 3.5 Building Standards
3.5.1
YES
YES
-Section
Section 3.5.2
NOT APPLICABLE
NOT APPLICABLE
3.5.3
YES
YES
-Section
Section 3.5.4
NOT APPLICABLE
NOT APPLICABLE
Section 3.5.5
NOT APPLICABLE
NOT APPLICABLE
Division 3.6 Transportation and
Circulation
Section 3.6.1
YES
YES
Section 3.6.2
YES
YES
Section 3.6.3
NOT APPLICABLE
NOT APPLICABLE
Section 3.6.4
YES
YES
Section 3.6.5
NOT APPLICABLE
NOT APPLICABLE
Section 3.6.6
NOT APPLICABLE
NOT APPLICABLE
3.7 Compact Urban Growth Standards,
-Division
Section 3.7.1
YES
YES
[Section 3.7.2
YES
YES
I Section 3.7.3
YES
YES
The following table highlights those standards with which this proposal is or is not in
compliance, as well as for which standards a request for alternative compliance or a
modification is requested.
The Project Development Plan complies with all applicable standards outlined in Articles 3
and 4 of the Land Use Code.
2
ITEM NO.
'^ MEETING DATE
STAFF e,�
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Kmart Plaza, Fuller's Texaco, Type I Project Development Plan, #38-
97A
APPLICANT: The Architect's Studio
c/o Carr Bieker
151 West Mountain Avenue
Fort Collins, Colorado 80524
OWNER: Southwestern Production Corporation
1675 Larimer Street, Suite 720
Denver, Colorado 80202
PROJECT DESCRIPTION:
This is a request for Project Development Plan for a 2,800 square foot convenience retail
store with fuel sales on approximately 0.59 acres. The site is located immediately west of
the existing Jiffy Lube, at the northwest comer of the Drake and College Avenue
intersection. The proposed land use includes a car wash (located towards the rear of the
site), convenience retail store and fuel sales. The site is located in C-Commercial zone
district.
RECOMMENDATION: Approval of the Project Development Plan.
EXECUTIVE SUMMARY:
This Project Development Plan complies with the applicable requirements of the Land Use
Code. The proposed land use is defined as "convenience retail store with fuel sales" which
is a permitted use in the C-Commercial zone district, subject to review by the Administrative
Hearing Officer.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT