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Home My WebLink AboutREPEAT BOUTIQUE - PDP - 13-07 - REPORTS - RECOMMENDATION/REPORTA 4 Repeat Boutique — Project Development Plan, Type 1 #13-07 June 26, 2007 Administrative Hearing Page 5 STAFF RECOMMENDATION: Staff recommends approval of the Repeat Boutique Project Development Plan, Type 1 #13-07. ATTACHMENTS: Zoning Exhibit Full sized plan set Site Photos Repeat Boutique — Project Development Plan, Type 1 #13-07 June 26, 2007 Administrative Hearing Page 4 amenities: A bike rack is proposed at the north facade of the building near an entrance. Access and Parking Lots — Required number of Off- street Spaces for Type of Use: Commercial parking requirements are maximums. Off-street parking for this project is neither required nor proposed. 3) Site Lighting [Section 3.2.4] Levels: Lighting has been reviewed by staff. A few residential -type fixtures are proposed on the north, west and rear elevations. Fine-tuning of the fixture design will take place during Final Plan review to ensure that they are down -directional and fully shielded. 4) Trash and Recycling Enclosures [Section 3.2.5] Regulations: A trash enclosure is proposed at the southeast corner of the site at the alley. The enclosure is sized to accommodate trash and recyclables and screens the view of the receptacles with a stucco wall to match the building and wooden gates. B. 3.5 Building Standards 1) Building and Project Compatibility. [Section 3.5.1] The architecture of this existing building is a part of what creates the architectural character of this area. Only very minor changes are proposed, including replacing the garage door on the garage at the alley with a wall. This project maintains compatibility with the surrounding neighborhood. There will be no new mechanical equipment. 2) Mixed -Use, Institutional and Commercial Buildings [Section 3.5.3] Orientation to a Connecting Walkway: All primary entrances face a connecting walkway. 4. Findings of Fact / Conclusion: A. Offices and retail establishments are permitted in the CC —Community Commercial zone district, subject to an administrative hearing. B. This PDP complies with the General Development Standards as well as the applicable District Standards. Repeat Boutique — Project Development Plan, Type 1 #13-07 June 26, 2007 Administrative Hearing Page 3 structure. Very minor changes are proposed to the exterior of the building including replacing the garage door with a wall. The primary entrance to the building is a walkway from the Lake Street sidewalk to the front door on College. This walkway was recently constructed but prior to this application. The sidewalk along Lake Street was also recently widened and improved. The sidewalk along College Avenue will be widened with this project. There is a community gathering place, the CSU Plant Select Trial Garden across Lake Street to the north of the site. The trial garden includes a bike and walking trail with underpass under College to the west, numerous benches and a gazebo in addition to walking paths around the planting beds. There is no existing or proposed bus stop along the frontage of this site. 3. Compliance with General Development Standards Applicable General Development Standards: A. 3.2 Site Planning and Design Standards 1) Landscaping and Tree Protection [Section 3.2.1 ]: Landscaping and Tree Protection: All trees will be protected during construction according to Land Use Code Standards and as noted on the submitted plans. No additional street trees will be planted with this project. The City Forester and the Owner met onsite to discuss the addition of a street tree near the northwest corner of the site, but it was determined that if placed far enough from existing trees on Lake and College, an additional tree on that corner would need to be close enough to the corner to create sight distance triangle safety issues so no additional street trees are proposed. Landscape area treatment: All areas that are not paved or hardscaped are currently planted with turf, perennials or shrub plantings to satisfy the standards. Landscape notes on the plan indicate proper edge treatment and mulching. Trash enclosures and outdoor storage areas will be screened with existing and proposed walls and existing privet shrubs. 2) Access, Circulation and Parking [Section 3.2.2] Safety Considerations: There is a continuous sidewalk network throughout the proposed development. Curbcuts and ramps: The City Traffic Engineer has agreed to add a van-accesible parking space on the project's Lake Street frontage since no parking lot will be provided with this project. Adequate curb cuts and ramps are provided in the proposed plan, both at the intersection and at the van -accessible handicap parking space. Bicycle Repeat Boutique — Project Development Plan, Type 1 #13-07 June 26, 2007 Administrative Hearing Page 2 COMMENTS 1. Background The surrounding zoning and land used are as follows: N: NCL—Neighborhood Conservation, Low Density, Existing CSU Plant Select Garden with NCL (existing residences) and CC— Community Commercial (existing homes and businesses) beyond; NW: CC —Community Commercial, (existing CSU Visitor Center and administrative offices); W: CC —Community Commercial, (existing CSU administrative and CSURF offices and private sector offices in converted houses) with CSU beyond; S: CC —Community Commercial, (existing commercial establishments and offices in converted houses) and NCL (existing residences); E: NCL—Neighborhood Conservation, Low Density, (existing residences and fraternities). Like many buildings in this area, this building was originally a residence, but has since been converted. The house was built in 1925 and functioned as a single family home until sometime in the 1980's when it was illegally converted into a boarding house. In 1991, the owner brought the property into compliance with standards and it became a legal boarding house. In May of 2006, this property went through a Minor Amendment process to change the use to a salon/day spa. 2. Compliance with Applicable Community Commercial District Standards Applicable District Standards: A. Permitted Uses: Retail establishments and offices are permitted in the CC — Community Commercial District, subject to a Type I (Administrative) review. [Section 4.18(B)] B. Applicable Standards of the CC — Community Commercial District: Development Standards [Section 4.18 (E)]: This proposal complies with the development standards for the CC —Community Commercial Zone District as follows: The building is an existing ITEM NO. 1 1 MEETING DATE 6 2!0 STAFF CIA •Afpm, Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Repeat Boutique Project Development Plan —Type I (#13-07) APPLICANT & OWNER: Laura Green 3612 Soderburg Drive Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request for a change the use for the property at 1502 S. College from a spa to retail/commercial for use by the Repeat Boutique clothing store. There will be only minor changes to the exterior of the building including replacing the garage door with a wall and adding residential style exterior light fixtures. No changes to the landscaping are proposed. The site is located at the southeast corner of Lake St. and College Ave. The property is zoned CC —Community Commercial District. RECOMMENDATION: Staff recommends approval of the PDP. EXECUTIVE SUMMARY: Offices and retail establishments are permitted uses in the CC —Community Commercial zone district, subject to an administrative hearing. This PDP complies with the applicable General Development standards and the standards of the CC — Community Commercial District. Since the project is subject a Type I review and since there was no known controversy, a neighborhood meeting was not required or held for this project. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 i\ PLANNING DEPARTMENT