Littleton has a long history as an agricultural community but did you know we once were the home of Centennial Racetrack? Just north of Bowles on the west side of the river Centennial Racetrack attracted audiences for 33 years before closing in 1983. Little remains from the horse racing days in Littleton and the demolition of the Valley Feed and Supply at the end of Main Street marks another rite of passage from those days.
Paul Sutton opened his Valley Feed and Supply in 1936 and provided the farmers in the area feed for their livestock and when the racetrack opened it was only natural that his business would serve the racetrack. Today the racetrack is long gone and Valley Feed is no longer. Paul’s son, Gary, retired recently and sold the prime piece of real estate in downtown Littleton and everyone has waited to learn how it would be redeveloped.
The wait was over in December when plans were presented to the Planning Commission for a very attractive but very big (four stories high) project named Littleton Mixed Use. Although staff recommended a denial the Planning Commission approved a conditional rezoning of the property. The condition imposed required the applicant to get a Certificate of Appropriateness (COA) from the Historic Preservation Board, (HPB) which had many scratching their heads – how could a new building be historic? But we have seen dirt designated historic in downtown Littleton so…………..
On December 19, 2016 HPB found that “revisions to the proposed design are necessary to bring the application into compliance with the criteria for a COA.” (Staff Report to HPB dated 1/18/2017) On January 19th HPB once again held a public hearing on the project that had been slightly redesigned in an attempt to garner favor for approval. The meeting attracted several citizens from several different areas of the city to testify why the project did not warrant the COA. The applicant, the owner and the owner’s partner in LaVaca testified in favor of the project.
Even though the staff recommended approval after hours of testimony and deliberation the HPB voted to deny the COA based on the following criteria not being met:
1. Parking lots shall be located at the rear of the building and side parking lots shall be avoided along Main Street. (this designed had a side parking lot)
2. Buildings shall be designed to provide human scale, interest and variety while maintaining an overall sense of relationship with adjoining or nearby buildings. (the four stories was not in relationship with the adjoining buildings)
3. Proposed buildings on Main Street higher than two stories shall step back the upper story so only 25% or less of the upper floors is visible to the pedestrian from the center sidewalk directly across the street. (HPB did not believe this standard was met)
4. It is not visibly compatible with the development on adjacent properties. (The mass, size, scale and height were issues)
But the story has not concluded. The applicant has options. They can, according to the city:
1. Appeal to the city council to over-rule the HPB
2. Submit a revised plan to HPB again for review/approval
3. Ask the Planning Commission to remove the PDO (Planned Development Overlay) and build under the B2 zoning code which would require the parking and open space regulations of B2 zoning to be met.
Even though the story is not over, we commend the HPB for a thorough review of the criteria as it pertained to the project and having the resolve to vote their own conscience rather than follow the staff recommendation.