HomeMy WebLinkAboutPROSPECT PLAZA PUD - PRELIMINARY - 73-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 7
PLANNING AND ZONING BOARD MEETING OF October 24, 1988
STAFF REPORT
PROJECT: Prospect Plaza PUD, Preliminary and Final - #73-88
APPLICANT: H. C. Glisan
304 W. Prospect
Fort Collins, CO 80526
OWNER: Same
PROJECT PLANNER: Sherry Albertson -Clark
PROJECT DESCRIPTION: A request for preliminary and final approval for
an 11-unit motel, an existing restaurant, a laundromat and a rental office in
the Prospect Plaza, located at 304 W. Prospect Street. The site is zoned B-L,
Limited Business.
RECOMMENDATION: Approval.
EXECUTIVE
SUMMARY: This project
consists of an
11-unit motel to be
incorporated into
existing vacant space at
the Prospect Plaza.
Also included in
the project is
the existing Green Pepper
Restaurant and
the existing laundro-
mat. An existing curb cut on Prospect
Street is being
closed and additional
landscaping is
being provided. Parking is
adequate for
both the existing and
proposed uses.
This proposal meets the criteria
of the LDGS.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
Prospect Plaza PUD, Preliminary and Final #73-88
P & Z Meeting - October 24, 1988
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-H; existing apartment buildings
S: B-L; University Park Holiday Inn
E: B-L, R-H; existing apartment buildings
W: R-H; existing CSU parking area
The site is part of the Emigh Subdivision. The Prospect Plaza has existed at
this location for a number of years. The current uses include the Green
Pepper Restaurant, a laundromat, the Plaza's rental office and vacant space for
the proposed motel. The Green Pepper was approved as a use -by -right in the
B-L Zone and was subject to meeting the City requirements for parking and
landscaping. A motel is not a permitted use in the B-L Zone.
2. Land Use:
The proposed PUD incorporates the existing uses, as well as the proposed motel
use. The project scores 54% on Point Chart E "Business Service Uses". Points
were awarded for being located outside the South College Corridor, being a
mixed -use project, providing joint parking and contiguity.
3. Design:
The Prospect Plaza was constructed quite some time ago and has contained a
variety of uses since its construction. The applicant is proposing to use space
formerly occupied by a billiard parlor and video game facility to convert into
an 11-unit motel. The existing building footprint will remain the same.
Exterior changes would be made to accommodate the motel units where a glass
store front now exists. The same exterior finish that exists on the Green
Pepper Restaurant would be carried throughout the portion of the building
containing the motel. This finish consists of masonite painted a cream color
and dark green trim. The trim color would be incorporated around the motel
unit windows and doorways. An existing panel light above the doorways
would be replaced with white panels and the existing signage identifying the
motel and laundromat would be replaced in dark green lettering. This panel
light provides security lighting for the Plaza. The continuation of this color
scheme would provide a more cohesive appearance for the existing structure.
The applicant proposes to retain the existing sign and replace the existing
orange panels with yellow panels and green lettering, to better match the
existing Green Pepper sign. Additional landscaping has been provided along
the Prospect Street frontage. An additional street tree and low-lying shrubs
have been provided, to retain adequate sight distance. The existing landscape
Prospect Plaza PUD, Preliminary and Final #73-88
P & Z Meeting - October 24, 1988
Page 3
timbers that were installed along Prospect with the Green Pepper's landscape
plan are being removed by the applicant. These timbers are attached to the
existing curbing along the street side and pose a potential safety hazard to
passing vehicles. The removal of these timbers will necessitate the re -grading
of the landscape bed, so that plant materials and other landscape materials can
be retained with the existing curbing.
4. Parking and Circulation:
At the present time, there are three curb cuts to this site from Prospect Street.
The applicant has agreed to close the middle curb cut and widen the eastern-
most curb cut to 35'. This will better define traffic flow into the site at it's
eastern end and will reduce the number of access points on Prospect, an
arterial street. With the closure of the existing curb cut, the landscape bed
along Prospect Street will be extended east.
Parking for the Prospect Plaza is available at the western, northern and
southern sides of the building. A total of 60 parking spaces and 3 motorcycle
spaces are available, although some of these spaces are shared with the existing
apartments. According to City parking guidelines, the existing and proposed
uses would demand the following numbers of spaces:
existing 2,000 sq. ft. restaurant (10/1,000 sq. ft.) = 20 spaces
existing 2,250 sq. ft. laundromat (4/1,000 sq. ft.) = 9 spaces
existing 500 sq. ft. office (3/1,000 sq. ft.) = 2 spaces
proposed 11-unit motel (1/unit) = 11 spaces
Total demand of 42 spaces
Based on
this analysis, the existing
parking appears to be adequate to support
both the existing
and proposed uses.
The surrounding apartment
buildings have
designated
parking; however, some
of the parking spaces to the
north of the
Plaza are
shared with the apartments
and would not be expected
to be used by
visitors to the Plaza, due to their
remote location. Because
of the site's
proximity
to CSU and the existing
apartment buildings, a large
percentage of
traffic to
the site could be expected
to be pedestrian traffic.
RECOMMENDATION
This proposal meets the criteria of the LDGS; therefore, staff is recommend-
ing approval of Prospect Plaza PUD, Preliminary and Final, #73-88.
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SUPPLEMENTARY MATERIAL
PROSPECT PLAZA P.U.D. APPLICATION
1. Planning Objectives. The objective of the Prospect Plaza P.U.D. is to
enable the owner to install eleven motel units in the existing commercial building located
at 304 West Prospect, Fort Collins, Colorado. The "footprint" of the building will remain
unchanged. The motel units will be constructed entirely within the existing space. The
commercial building formerly housed a billiard parlor and video game facility. This use
caused several management problems with the Prospect Plaza Apartments including;
loitering, noise associated with customer use in the late evening hours, additional traffic
in the late evening hours, and other problems associated with groups of people having
congregated in the area. With the proposed motel, these problems would be eliminated.
In addition, management of the motel can be carried out with the existing management
facilities and personnel for the Prospect Plaza Apartments. The motel is more consistent
with the uses in the area including the Prospect Plaza Apartments, the Green Pepper
Restaurant, and the University Park Holiday Inn.
The motel is not a permitted use in the existing zone necessitating this P.U.D.
application. However, use of the subject property as a motel is substantially more
compatible with other land uses in the area and will be a desirable upgrading of property
utilization.
2. Parking Plan. At the present time, there are 59 plus 3 motorcycle and one
handicapped parking spaces available on the site for use by the occupants of the
commercial building at 304 West Prospect including the Green Pepper Restaurant, the
proposed motel, and laundromat. With the replacement of the billiard and game facilities
with a motel, the parking demand should actually decrease. An 11-unit motel would
general 11 additional vehicles on the site. The billiard parlor and video -game room
generated a far greater traffic, particularly on weekend evenings. Details of the parking
layout and location is as shown on the site plan. One additional handicapped space will
be added immediately adjacent to the handicapped accessible motel unit.
3. Landscape Plan. Landscaping was recently added when the Green Pepper
Restaurant opened. All available space for landscaping the site has been accomplished.
No additional landscaping is proposed except for the modifications to the landscaped area
next to Prospect Street mentioned at Conceptual Review.
PROJECT NAME: _-?9P5P5CT" P(4 POP j ¢ f�L
PROJECT NUMBER: -i � � _ Die
ALL DEVELOPMENT; NUMBERED CRITERIA CHART
ALL CRITERIA APPLICABLE CRITERIA ONLY
Will the cntel,"
Is the Criterion apphcobie� be sattshetl�
CRITERION No If no, please explain
...:........:.
NEIGHBORHOOD COMPATABILITY
1. Social Compatibility
2. Neighborhood Character
3. Land Use Conflicts
4. Adverse Traffic Imocct
PLANS AND POLICIES
5. Comprenenslve Plan
PUBLIC FACILITIES & SAFETY
6, Street Capacity
7. Utility Capacity
8. Design Standards
9. Emergency Access
10. Security Lighting
11. Water Hazards
12. Soils & Slope Hazara
13. Significant Vegetatic
14. Wildlife Habitat
15. Historical Landmark
16. Mineral Deposit
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
19. Air Quality
20. Water Quality
22.
Glare & Heat
23, Vibrations
24.
Exterior Lighting
25.
Sewage & Wastes
SITE DESIGN
26.
Community Organize
27.
Site Organization
28.
Natural Features
29.
Enerav Conservation
31. Open Space Arrangement IN
32. Building Height
33, Vehicular Movement
34. Vehicular Design
36.
Active Recreational Areas
37.
Private Outdoor Areas
38.
Pedestrian Convenience
39. Pedestrian Conflicts
40.
Landscaping/Open Areas
41.
Landscaping/Buildings
42.
Landscaping/Screening
Signs
-112-
•
913
BUSINESS
SERVICE USES'
For All Critera
POINT CHART E
Applicable Criteria only
E
l u 111 Iv
Circle
' Criterion
's The
Cri'ericn
The
Correct
-X;Mum
rppiiccble
Score
Multiplier
Ec,ned
Fonts
E
V=s No
I Yes �W* No
1x11
I a, Transit route
IX1210
2
—
b. S. College corridor
X
2
0
4
8
c. Part of center
X
2
C
3
6
fd. Two acres or more
119
X
2®
3
6
e. Mixed -use
m
X
e
0
3
6
fT
f. Joint parking
i
02
0
3
3
g. Energy conservation
_
1
2
0
4
8
t h, Contiguity
X
0
5
/a
10
i. Historic preservation"
X
1
2
0
2
—
--
1
1
2
0
k.
1
210.
l'
1
2101
VW —Very well Done Totals
v I vl i
Percentage Earned of Maximum Applicable Points. VNI = VII eLi %
-24-
DevelopWnt Services
Planning Department
MEMORANDUM
TO: Planning and Zoning Board
FROM: Sherry Albertson -Clark, Senior City Planner
IIA4,r
DATE: October 24, 1988
RE: Prospect Plaza PUD Parking Re -Design
Based on the Board's comments regarding the Prospect Plaza PUD at the Octo-
ber 21 work session, staff has done further analysis on the parking spaces that
exist along the front of the existing Prospect Plaza, to determine whether
additional landscaped area could be provided through a re -design of this
parking area. The results of our analysis using 60 degree, 45 degree and 30
degree parking are shown on the attached sheets and is summarized below.
60 Degree Parkin:
The use of 60 degree parking requires a minimum aisle width of 20'. This
scenario would result in the loss of six parking spaces. The width of the
existing landscaped island would also be reduced by one foot. Landscaped
islands could be incorporated into two spaces (cross -hatched on attached sheets)
in the parking area.
45 Degree Parkin:
The use of 45
degree
parking
requires
a minimum aisle width of
15'. This
scenario would
result in
the loss
of nine
parking spaces, but would increase
the
landscaped island width
by four
feet.
Two landscaped islands could
also be
incorporated at
the ends
of this
parking
area.
30 Dearee Parking:
The use of 30
degree
parking
requires
a minimum aisle width of
15'. This
scenario would
result in
the loss of twelve
parking spaces, but would
increase
the landscaped
island width by
seven feet.
Two landscaped islands
could be
incorporated at
the ends
of this
parking
area.
In all cases, parking would be lost along the building's front. Although the
overall parking ratio appears to be satisfactory for the existing and proposed
uses, staff is concerned about the distribution of parking throughout the site
and the number of spaces that would be lost in front of the building. The
laundromat and motel uses are ones that need convenient, adequate parking.
300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750
The deletion of spaces along the building's front would have an obvious effect
on the parking demand for these uses.
Of the three angled parking scenarios, the 45 degree and 30 degree scenarios
accomplish the goal of providing additional width to the existing landscaped
area; however, the 30 degree scenario provides additional width at the
sacrifice of 12 of the existing 16 parking spaces.
If the existing sign were relocated, each of the proposed parking scenarios
would gain back two parking spaces. Under this condition, the 45 degree
parking scenario would result in a loss of 7 of the 16 parking spaces. While
this scenario provides the least impact on the existing parking spaces and gains
four additional feet to add to the existing landscaping island, staff is
concerned that the parking lost is also that which is most convenient to the
laundromat and motel uses.
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