HomeMy WebLinkAboutMOUNTAIN VIEW EYE SPECIALISTS @ RIGDEN FARM - PDP - 5-11 - REPORTS - RECOMMENDATION/REPORTMountain View Eye Specialists at Rigden Farm, PDP, #5-11
May 11, 2011 Administrative Hearing
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edge of the Custer Drive Right -of -Way (ROW). The build -to line
requirement would make the structure be setback no more than 15'
from the ROW. This presents a few issues: one that work within the
easement could damage the structure's foundation if it is exactly at the
15' mark and the proposed awnings would be within the easement.
Per the Engineering Department's recommendation the applicant has
moved the structure back 1'6" from the easement boundary, making
the building 16'6" from the edge of ROW.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Mountain View Eye Specialists at Rigden Farm, Project
Development Plan, staff makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the NC — Neighborhood Commercial
zone district.
2. The Project Development Plan complies with all applicable district standards
of Division 4.23, the NC zone district, of the Land Use Code.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Mountain View Eye Specialists at Rigden Farm,
Project Development Plan - #5-11.
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Mountain View Eye Specialists at Rigden Farm, PDP, #5-11
May 11, 2011 Administrative Hearing
Page 6
handicap ratio is still met and exceeded. Staff has determined
that the intent of this standard is met by the alternative plan
proposed.
e. The proposal complies with Section 3.2.2(M)(1) in that it has
approximately 15% landscaped area interior to the parking lot,
exceeding the minimum requirement of 6%.
3. Section 3.2.4, Site Lighting
a. The proposal complies with Design Standards of this Section.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
a. The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
a. The proposal complies with Section 3.5.1(D) in that it provides a
connecting walkway with a direct pedestrian connection to Custer
Drive, without requiring pedestrians to walk through the parking area or
cross a driveway.
b. The proposal complies with Sections 3.5.1(B), (C) and (E). The
building will be a 1-story structure with flat roofs of differing height on
portions of the building. The building varies in height, with the
maximum height at the top of the entry feature being 21' 6" high.
Building materials will be a combination of cast stone and Exterior
Insulation Finish System (stucco). The building's architectural
character, scale and mass, and materials will be compatible with
existing buildings in the surrounding area.
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
a. The proposal complies with Section 3.5.3(B)(1) in that it opens directly
onto a connecting walkway with the pedestrian frontage along Custer
Drive.
b. The proposal meets the exception to the build -to line standard in
Section 3.5.3(B)(2), because a 15' utility easement exists from the
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Mountain View Eye Specialists at Rigden Farm, PDP, #5-11
May 11, 2011 Administrative Hearing
Page 5
of the city, trip reduction programs (if any), or any other
factors that may be unique to the applicant's development
request. The decision maker shall not approve the
alternative parking ratio plan unless it:
(1) does not detract from continuity, connectivity and
convenient proximity for pedestrians between or among
existing or future uses in the vicinity,
(2) minimizes the visual and aesthetic impact along the
public street by placing parking lots to the rear or along
the side of buildings, to the maximum extent feasible,
(3) minimizes the visual and aesthetic impact on the
surrounding neighborhood,
(4) creates no physical impact on any facilities serving
alternative modes of transportation,
(5) creates no detrimental impact on natural areas or
features,
(6) maintains handicap parking ratios, and
(7) for projects located in D, L-M-N, M-M-N and C-C zone
districts, conforms with the established street and alley
block patterns, and places parking lots across the side or
to the rear of buildings.
o Applicant's Request. Section 3.2.2(K)(3) of the City's Land Use
Code allows for alternative compliance to the maximum allowed
parking count. The following relevant data is presented: The
full time staff of the facility is 11 people. Six would be expected
in six different exam rooms and six people would be expected in
the waiting and frame display areas. Plus we would expect 2
people in vision therapy plus 1 in vision therapy w ' ' This
amounts to 26 users at the facility during a b o y. As
such, we propose 25 spaces in lieu of the required a strict
interpretation of the code. 2'l.
o StafPs Analysis. Staff has revie ed the applicant's request
against the criteria set forth in th s section of the LUC and has
determined that the request for/2�extra parking spaces to
accommodate their user's nee�cjjs "accomplishes the purposes of
this Section equally well or better than would a plan which
complies with the standards of this Section." Staff has also
determined the proposed plan does not detract from the
contiguity or connectivity of the area; the design minimizes the
aesthetic impact to the area as the parking is on the rear of the
site and it is screened from the Timberline Church to the south;
it creates no physical impact to any alternative modes of
transportation; there is no impact to natural features; and the
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Mountain View Eye Specialists at Rigden Farm, PDP, #5-11
May 11, 2011 Administrative Hearing
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b. The proposal complies with Section 3.2.2(C)(5) in that it provides
direct, safe, and continuous walkways and bicycle connections to
major pedestrian and bicycle destinations in the surrounding area.
c. The proposal complies with Section 3.2.2(D) in that it provides for safe,
convenient, and efficient bicycle, pedestrian, and vehicular movement
to and through the site. Vehicular access will occur via a shared
north/south access from Custer Dr into the Timberline Church parking
lot and an east/west access to Illinois Dr.
d. The applicant has submitted an alternative compliance request to
Section 3.2.2(K)(2)(a) regarding the number of parking spaces
permitted on the site.
o Alternative Compliance. Upon written request by the applicant,
the decision maker may approve an alternative parking ratio that
may be substituted in whole or in part for a ratio meeting the
standards of this Section.
(a) Procedure. Alternative compliance parking ratio plans shall
be prepared and submitted in accordance with the submittal
requirements for plans as set forth in this Section. Each
such plan shall clearly identify and discuss the modifications
and alternatives proposed and the ways in which the plan
will better accomplish the purpose of this Section than would
a plan which complies with the standards of this Section.
The request for alternative compliance must be
accompanied by either a traffic impact study containing a trip
generation analysis or by other relevant data describing the
traffic impacts of any proposed recreational or institutional
land use or activity.
(b) Review Criteria. To approve an alternative plan, the decision
maker must first find that the proposed alternative plan
accomplishes the purposes of this Section equally well or
better than would a plan which complies with the standards
of this Section. In reviewing the request for an alternative
parking ratio plan in order to determine whether it
accomplishes the purposes of this Section, as required
above, the decision maker shall take into account the
number of employees occupying the building or land use, the
number of expected customers or clients, the availability of
nearby on -street parking (if any), the availability of shared
parking with abutting, adjacent or surrounding land uses (if
any), the provision of purchased or leased parking spaces in
a municipal or private parking lot meeting the requirements
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Mountain View Eye Specialists at Rigden Farm, PDP, #5-11
May 11, 2011 Administrative Hearing
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2. Division 4.23 of the LUC, Neighborhood Commercial Zone District
The proposed is considered a "professional office" and is permitted in the NC
zone district subject to an administrative (Type 1) review.
The PDP meets the applicable Development Standards as follows:
Section 4.23(E)(1)(a) Overall Plan. The applicant has demonstrated that
the development plan contributes to the existing development in the
surrounding area in terms of street and sidewalk layout, building siting and
character, and site design.
2. Section 4.23(E)(2)(d) Building Height. The height of the building is 21' 6"
and the minimum for this zone district is 20'.
3. Article 3 of the LUC — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides
"full tree stocking" within 50' of the building, according the standards as
set forth in this section.
b. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site
parking areas, containing 25 spaces that will be screened from the
Timberline Church to the south with shrub plantings and deciduous
trees.
c. The proposal complies with Section 3.2.1(E)(5) in that it provides
interior landscaping in the parking area that exceeds the minimum
requirement of 6% for a parking lot with less than 100 spaces.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides
secure and conveniently located bicycle parking (2) in the amount of
5% of the total number of automobile parking spaces (25) on -site,
meeting the minimum requirement of 5%.
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Mountain View Eye Specialists at Rigden Farm, PDP, #5-11
May 11, 2011 Administrative Hearing
Page 2
• the standards located in Division 4.23 - Neighborhood Commercial (NC) of
ARTICLE 4 — DISTRICTS.
"Offices, financial services and clinics" are permitted in the NC — Neighborhood
Commercial Zoning District, subject to administrative (Type 1) review. The NC District
is:
Intended to be a mixed -use commercial core area anchored by a supermarket or
grocery store and a transit stop. The main purpose of this District is to meet
consumer demands for frequently needed goods and services, with an emphasis
on serving the surrounding residential neighborhoods typically including a
medium -density mixed -use neighborhood. In addition to retail and service uses,
the District may include neighborhood -oriented uses such as schools,
employment, day care, parks, small civic facilities, as well as residential uses.
This proposal complies with the purpose of the NC District as it is an optometry practice
serving the needs of the surrounding residential neighborhoods and is in close proximity
to a neighborhood center (the King Scoopers shopping center located directly north of
this site.)
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: NC; existing neighborhood center, King Scoopers, Fuel
Station, 1st Bank, etc.
S: LMN; existing Timberline Church Campus
E: NC; existing Seven Oaks Academy and Little Acorns
Preschool
W: NC and RL; Chase Bank and existing single family residences
across Timberline Rd.
The property was annexed in November, 1997 as part of the Timberline
Annexation.
The property was originally platted in October 1999 as Tract A of Rigden Farm 1 st
Filing. Tract A of Rigden Farm 1st Filing was replatted into three (3) separate
lots, as Rigden Farm 15th Filing in March of 2010. This PDP is proposed on Lot 2
of Rigden Farm 15th Filing.
2
Fart Collins
f�
I i EM NO I O`�-
MEETING DATE S111111
STAFF E , QC
HEARING OFFICER
PROJECT: Mountain View Eye Specialists at Rigden Farm, PDP #5-11
APPLICANT: Micah Taintor
Ymker Building, LLC
3108 NW 15" St
Ankeny, IA 50023
OWNER: Drs. Abel and Abel, Inc.
2519 S. Shields St. Ste 1 H
Fort Collins, CO 80526
PROJECT DESCRIPTION:
This is a request for a 4,960 square foot optometry practice to be located on the vacant
lot at 2111 Custer Drive, southeast of Timberline Road and Custer Drive (directly east of
the Chase Bank building and north of Timberline Church). The property is located in the
NC, Neighborhood Commercial zone district and the proposed use is permitted subject
to a Type 1 (administrative) review and public hearing.
RECOMMENDATION:
EXECUTIVE SUMMARY:
Approval of the PDP
This PDP complies with the applicable requirements of the Land Use Code (LUC), more
specifically:
• the process located in Division 2.2 - Common Development Review Procedures
for Development Applications of ARTICLE 2 - ADMINISTRATION;
• the standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 — Engineering Standards and Division 3.5 - Building Standards of
ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and
Current Planning
fcgov.com/currentplanning
281 N College Av PO Box 580 Fort Collins, CO 80522-0580
970.221.6750