HomeMy WebLinkAboutTWO TEXT AMEND. TO LAND USE CODE - 12-06 - P&Z PACKET - PETITION2. Wireless telecommunication equipment.
3. Wireless telecommunication facilities.
Justification of LUC Text Amendment:
Proposed Code Change #1, Allowing Indoor kennels if it is within the same
facility as a small animal veterinary clinic or hospital.
In talking with Peter Barnes of the Zoning Department, he said that indoor
kennels were recently added in the HC zone district in a response to a
request from a large pet supply store. The pet store asked City staff to
consider that it would be appropriate to allow large retail pet supply stores
to also have an indoor kennel use. Ultimately the City staff and the City
Council added the use in the zone district, but only if the indoor kennel is
in a community or regional shopping center. In talking with Peter, he said
that the logic of the limitation was that the kennels would be well
managed as part of a pet oriented larger business. He said there was a
hesitation by the Planning and Zoning Board at the time to allow the
indoor kennels everywhere in the zone district without restrictions.
We contend that in addition to it being appropriate to locate this use in
community and regional shopping centers, it is also appropriate to locate
this use as part of a veterinary business.
Proposed Code Change #2, Allowing small animal veterinary hospitals in the
HC zone.
The definitions of small animal veterinary clinics and small animal
veterinary hospitals only differ with regard to overnight boarding. In
talking with Peter Barnes, he indicated that he thought that another
difference (that isn't clear in the definitions) is that the small animal
veterinary hospital is the type of facility where more intensive veterinary
procedures occur, such a surgery, where.a pet might be more readily
expected to have the need to be in the care of the veterinarian. We see
the difference as subtle. Most veterinary facilities will do both simple and
complex treatments, and the industry really isn't set up according to the
differentiation between the two definitions. Simply adding the use of
small animal veterinary hospitals to the zone district will clear up any
confusion as to whether or not surgery or other complex treatments on
small animals can occur as part of the use. It also clears up that
overnight stays would be expected to occur on a regular basis.
Conclusion of Request.
Fundamentally, the request boils down to a value judgment about the conditions
by which it is appropriate to allow overnight boarding of small animals within a
soundproof building. We contend this use is appropriate if it is managed in
conjunction with a small animal veterinary business.
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buildings) that contains exercise facilities, separate ventilation systems for dogs
and cats if they are boarded in the same building, and wherein other services
such as grooming and training are offered.
Veterinary facilities, small animal clinic shall mean any facility maintained by or
for the use of a licensed veterinarian in the diagnosis, treatment or prevention of
animal diseases wherein the animals are limited to dogs, cats or other
comparable household pets and wherein the overnight care of said animals is
prohibited except when necessary in the medical treatment of the animal.
Veterinary facilities,small animal hospital shall mean any facility which is
maintained by or for the use of a licensed veterinarian in the diagnosis, treatment
or prevention of animal diseases wherein the animals are limited to dogs, cats or
other comparable household pets and wherein the overnight care of said animals
is permitted.
Existing Text of LUC (With Changes underlined):
4.21(13)(2) The following uses are permitted in the H-C District, subject to
administrative review:
(a) Residential Uses:
1. Mixed -use dwelling units.
(b) Institutional/Civic/Public Uses:
1. Community facilities.
2. Public and private schools, including colleges, universities,
vocational and technical training.
3. Parks, recreation and other open lands, except neighborhood
parks as defined by the Parks and Recreation Policy Plan.
4. Hospitals.
5. Public facilities.
6. Transit facilities without repair or storage.
(c) Commercial/Retail Uses:
1. Offices, financial services and clinics.
2. Child care centers.
3. Print shops.
4. Food catering or small food product preparation.
5. Open air farmers markets in neighborhood, community and
regional shopping centers only.
6. Adult day/respite care centers..
7. Small animal veterinary clinics.
8. Indoor kennels if in a community or regional shopping center or
if planned, developed and managed in the same facility as a small
animal veterinary clinic or a small animal veterinary hospital.
9. Small animal veterinary hospitals.
(d) Industrial Uses:
1. Research laboratories.
2. Light industrial uses.
3. Workshops and custom small industry uses.
(e) Accessory/Miscellaneous Uses:
1. Satellite dish antennas greater than thirty-nine (39) inches in
diameter. .
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Petition For Land Use Code Text Amendment
2000 East Harmony Road
Applicant: Mark & Debra Holmes
Paws of the Rockies
1538 E. Harmony Road, Unit C-2
Fort Collins, CO 80525
Consultant: Troy Jones & Mikal Torgerson
M. Torgerson Architects
223 North College Ave.
Fort Collins, CO 80524.
Summary of the Request:
The property at 2000 East Harmony has been owned by the Fort Collins
Loveland Water District for quite some time as a pipe and fitting storage yard.
The applicants wish to purchase the property in order to build a building to
operate a small animal veterinary business.
The request is simply to add permitted uses in the HC zone that would allow
Paws of the Rockies to operate all intended aspects of their business including
surgical procedures that would typically result in the overnight care of animals, as
well as an accessory indoor kennel use as part of the facility.
Applicable Code Criteria:
2.9.4(H)(1) Text Amendments & Legislative Rezonings.
"Amendments to the text of this Land Use Code ..... are matters committed to
the legislative discretion of the City Council, and decisions regarding the same
are not controlled by any one (1) factor."
4.21 (A) Purpose of the HC Zone District.
"The Harmony Corridor District is intended to implement the design concepts and
land use vision of the Harmony Corridor Plan -- that of creating an attractive and
complete mixed -use area with a major employment base."
4.21(B)(2) Permitted Uses in the HC Zone District subiect to Administrative
Review.
(c)(7) Small animal veterinary clinics.
(c)(8) Indoor kennels if in a community or regional shopping center.
5.1.2 Definitions
Kennel shall mean a facility where the overnight boarding of dogs, cats or other
household pets is conducted as a business.
Indoor kennel shall mean an establishment in which twenty -four-hour care and
boarding is provided for household dogs or cats within a soundproof building (or