HomeMy WebLinkAboutFORT COLLINS VETERINARY EMERGENCY & REHABILITATION HOSPITAL - PDP - PDP130018 - REPORTS - RECOMMENDATION/REPORTFort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 11
ATTACHMENTS:
1. Statement of Planning Objectives
2. Site Plan
3. Landscape Plan
4. Elevations
5. Photometric Plan
6. Applicant Modification of Standards Requests
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 10
In evaluating the request for the Fort Collins Veterinary Emergency &
Rehabilitation Hospital Project Development Plan, Staff makes the following
findings of fact:
A. The granting of the Modification of Standard to Section 4.27(D)(2)
regarding secondary uses would not be detrimental to the public good and
the Modification meets the applicable requirements of Section 2.8.2(H)(4).
This is because the building square footage comprises 28% of the total
site plan, or 3%, over the allowed 25% for secondary uses. This overage
has virtually no impact on adjacent properties and continues to promote
the purpose and the characteristics of the Employment Zone District.
Therefore, the plan as submitted does not diverge from the standards of
the Land Use Code that are authorized by this Division to be modified
except in a nominal, inconsequential way when considered from the
perspective of the entire development plan.
B. The granting of the Modification of Standard to Sections 3.2.1(E)(4)(a) and
3.2.2(J) relating to parking lot perimeter landscape setbacks would not be
detrimental to the public good and the Modifications meet the applicable
requirements of Section 2.8.2(H)(1) as the plan promotes the purpose of
the standards equally well as a plan that complies with the strict
application of the standard due to the existing landscaped detention area
to the south when considered from the perspective of the site context as a
whole.
C. The project complies with process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article
2 — Administration.
D. The project complies with relevant standards located in Article 3 — General
Development Standards.
E. The proposed use, Animal Hospital, is permitted in the Employment
District (Division 4.27).
F. The project complies with relevant standards located in Division 4.27,
Employment (E) of Article 4 — Districts.
RECOMMENDATION:
Staff recommends approval of Fort Collins Veterinary Emergency & Rehabilitation
Hospital, #PDP130018 including approval of Modification of Standard to Section
4.27(D)(2), Section 3.2.1 E(4)(a) and Section 3.2.2(J).
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 9
The granting of the Modifications would not be detrimental to the public good as
the parking lot currently has and will continue to have ample landscaping and
shading.
The request satisfies Section 2.8.2(H)(1) as adjacent to the parallel parking
spaces exists a heavily landscaped detention area that provides adequate
setbacks and landscaping.
3) 3.2.4 Site Lighting:
• A photometric plan was submitted for the project. The minimum foot-
candle for parking areas is 1.0 and all lights are required to be concealed
and down -directional. The photometric plan is in compliance with the
lighting level requirements and the lighting fixtures are shielded and down -
directional.
B. Division 3.5 — Building Standards
1) 3.5.1 Building and Project Compatibility
• The proposed addition is 28 feet in height and blends well with the existing
1 story building. The existing building will be upgraded with new metal
roofing over the canopy, further assisting with the transition to the new
addition. The addition has appropriate articulation and massing as it
relates to the overall context of the area.
C. Division 3.6 — Transportation and Circulation
1) 3.6.4 Transportation Level of Service Requirements:
• The City's Traffic Operations department waived the requirement for a
Transportation Impact Study as this site is currently used as a vet hospital
and the proposed addition is not anticipated to generate a significant
increase in traffic.
4. Neighborhood Meetinq ,
A neighborhood meeting was held for the proposed project on Monday, March
25, 2013. One person from the neighborhood was in attendance and was support
of the project. There were no concerns raised.
5. Findings of Fact/Conclusion
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 8
parking spaces are not setback 5 feet from the property line with a landscaped
area that includes canopy trees.
Applicant's Explanation of the Nature of the Modification Request:
"The parking and drive areas along the .south and east sides of the existing
veterinary clinic (at 816 S. Lemay Ave.) are existing. The asphalt paving in these
locations currently extends to the property lines. These areas are not highly
visible from the public right-of-way along S. Lemay Avenue. In addition, there is
an existing densely landscaped detention area immediately to the south of this
property and there is an existing parking lot immediately to the east of this area.
The addition of a three (3) foot high solid vinyl fence along these two drive areas,
placed on the property line, will adequately screen these areas from view and is
allowed by Section 3.2.1(E)(4)(b).
The five (5) foot setback required by Section 3.2.2(J) is not needed to accomplish
the screening of these drive areas as this is accomplished by the three (3) foot
high solid vinyl fence. As further justification for this Modification of Standard
request, the trees required by Section 3.2. l (E)(4)(a) that would be placed in this
setback area have been provided at other locations within the site.
Applicant's Justification:
A Modification of Standard to Section 3.2.1(E)(4)(a), Parking Lot Perimeter
Landscaping, and Section 3.2.2(J), Setbacks, is justified by the applicable
standards in contained in Section 2.8.2(H). This is because:
• The granting of the Modification would not be detrimental to the public
good because provides substantial screening of the drive areas and
enhancements at the property line to adjacent properties.
• The existing physical conditions unique to this property, including the
narrowness of the drive areas on the south and east sides of the existing
structure to remain, would create an undue hardship to the owner's
continued historical use of the property. Modification of these areas to
meet the standard as written would result in unusual and exceptional
practical difficulties with regard to continued -efficient use of the property."
Staff Finding
Staff finds that the request for a Modification of Standard to Section
3.2.1(E)(4)(a) Parking Lot Perimeter Landscaping, and Section 3.2.2(J),
Setbacks, is justified by the applicable standards in 2.8.2(H).
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 7
• There are eleven trees existing on the combined site. One maple tree
located south of the existing car wash bays is proposed to be removed
and mitigated.
• Foundation plantings are required along at least 50% of high -visibility
areas along building exteriors. The project meets this requirement, with
deciduous and evergreen shrubs as well as ornamental grasses used
extensively.
• In terms of water conservation standards, the Code requires that the total
water use for a project cannot exceed 15 gallons per square foot of
landscaped area per year. Water conservation techniques and materials
are incorporated into the landscape plan by the use of drought tolerant
trees and low to moderate water -use plant materials. The water budget
chart calls out that the average water usage for the site is 13.69 gallons
per square foot, meeting the standard.
2) 3.2.2 Access, Circulation and Parking:
• New 6 foot detached sidewalks will be provided with this proposal
along South Lemay Avenue.
• The Land Use Code requires the project to provide a minimum of 4
bicycle parking spaces with at least 1 space enclosed. The project has
a bike rack located west of the addition and dedicated internal space to
store 1 bicycle.
• Nonresidential uses are limited to a maximum number of parking
spaces. In this instance, the most similar parking maximum ratio would
be 4 spaces per 1,000 square feet of building space (personal
business and service shop ratio). The proposed project is 7,667 square
feet in size and is allowed up to 30 parking spaces. The project
proposes 17 parking spaces and meets the requirements. In addition,
the project provides 1 van -accessible handicapped parking space
meeting the handicap parking requirement.
Request for Modification:
The applicant requests a modification that is applicable to 3.2.1(E)(4)(a), Parking
Lot Perimeter Landscaping and Section 3.2.2(J), Setbacks.
Section 3.2.2(J): A Modification of Standard is requested because of the three
parallel parking spaces proposed directly adjacent to the south property line and
two parallel parking spaces proposed adjacent to the east property line. These
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 6
The granting of the Modification would not be detrimental to the public good. The
plan provides enhancements to the existing site including a larger, detached
sidewalk, new landscaping and street trees. The plan features an articulated two-
story addition, providing a more integrated urban street frontage along South
Lemay Avenue.
The request satisfies Section 2.8.2(H)(4) as the plan does not diverge from the
standards of the Land Use Code except in a nominal, inconsequential way when
considered from the perspective of the entire development plan, and will continue
to advance the purposes of the Land Use Code as contained in Section 1.2.2.
The additional square footage over what is allowed (3% more) does not
negatively impact the Employment Zone District and this project continues to
comply with the overall vision of the area.
C. Section 4.27(E)(1) — Site Design
The Land Use Code requires all veterinary hospitals to be carried out
entirely within completely enclosed buildings or structures. The Applicant
has indicated that there are no "doggy day care" uses associated with the
vet hospital. and the PDP does not call out any outdoor use areas
associated with the development plan.
3. Compliance with Article 3 of the Land Use Code — General
Development Standards
The project complies with all applicable General Development Standards; with
the following relevant comments provided:
A. Division 3.2 — Site Planning and Design Standards
1) 3.2:1 Landscaping and Tree Protection:
• Three Skyline Honeylocust trees are proposed on 40 foot centers in the
parkway strip adjacent to South Lemay Avenue, meeting the street tree
requirement.
• The project provides "full tree stocking" as required by Code in and around
the existing building and proposed addition.
• The minimum species diversity requires no more than 50% of the tree total
on site to be of one species to prevent insect or disease susceptibility.
With 12 trees proposed to be planted, the largest quantity of any one
species is 3, meeting the standard.
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 5
Applicant's Justification:
The following is the applicant's written justification:
"The proposed expansion of the Fort Collins Veterinary Emergency and
Rehabilitation Hospital is eliminating and redeveloping a blighted property
that has been an eyesore along the S. Lemay Avenue right-of-way for
several years. The proposed expansion of the existing veterinary facility
will return this adjacent parcel to an attractive building fagade,
complementary to the existing veterinary fagade. It will return the property
to a productive use and expand the employment base of the current
facility.
The reuse of a portion of the existing car wash facility in the extreme
northeast corner of the site, along with required connection points to the
existing veterinary facility for operational efficiency resulted in a 3%
overage in the allowable floor area. This amount is truly negligible given
the added site and building esthetics and landscaping improvements that
this proposal offers in comparison to the existing property conditions."
A Modification of Standard to Section 4.27(D)(2), Secondary Uses, is
justified by the applicable standards in contained in Section 2.8.2(H). This
is because:
The granting of the Modification would not be detrimental to the public
good because it meets the general purpose of the standard while
providing for the property to be otherwise greatly improved in a wide
variety of ways. It does not impair the intent and purpose of the Land Use
Code with respect to a small individual infill redevelopment within the
Employment zone district.
The request satisfies Criteria 4 (2.8.2(H)(4): The plan as submitted does
not diverge from the standards of the Land Use Code that are authorized
by this Division to be modified except in a nominal, inconsequential way
when considered from the perspective of the entire development plan, and
will continue to advance the purposes of the Land Use Code as contained
in Section 1.2.2. "
Staff Finding:
Staff finds that the request for a Modification of Standard to Section 4.27(D)(2),
Secondary Uses, is justified by the applicable standards in 2.8.2(H).
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 4
1) Section 4.27 (D)(2) : A Modification of Standard is requested because
veterinary facilities are considered a secondary use in the Employment
zone and can comprise no more than 25% total of the development
site. With the proposed addition, the building footprint will be 6,967
square feet, which is 28% of the total gross area of the development
plan.
Land Use Code Modification Criteria:
"The decision maker may grant a modification of standards only if it finds that the
granting of the modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan which
complies with the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent "and purpose of this Tand Use Code, `
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the fact
that the proposed project would substantially address an important community
need specifically and expressly defined and described in the city's
Comprehensive Plan or in an adopted policy, ordinance or resolution of the City
Council, and the strict application of such a standard would render the project
practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited to,
physical conditions such as exceptional narrowness, shallowness or topography,
or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result
in unusual and exceptional practical difficulties, or exceptional or undue hardship
upon the owner of such property, provided that such difficulties or hardship are
not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
Any finding made under, subparagraph (1), (2), (3) or (4) above shall be
supported by specific findings showing how the plan, as submitted, meets the
requirements and criteria of said subparagraph (1), (2), (3) or (4)."
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 3
The project complies with all applicable Article 4 standards as follows:
A. Section 4.21(A) and (B) — Purpose and Permitted Uses
Purpose. The Employment District is intended to provide locations for a
variety of workplaces including light industrial uses, research and
development activities, offices and institutions. This District also is
intended to accommodate secondary uses that complement or support the
primary workplace uses, such as hotels, restaurants, convenience
shopping, child care and housing.
Additionally, the Employment District is intended to encourage the
development of planned office and business parks; to promote excellence
in the design and construction of buildings, outdoor spaces, transportation
facilities and streetscapes; to direct the development of workplaces
consistent with the availability of public facilities and services; and to
continue the vitality and quality of life in adjacent residential
- neighborhoods. ,- - - - _- - - - -
Veterinary hospitals are a permitted use in the Employment (E) District
and subject to review and approval by the Planning and Zoning Board.
B. Section 4.27(D) — Land Use Standards
Veterinary facilities are considered a secondary use in the Employment
District. This Section states that, "all secondary uses shall be integrated
both in function and appearance into a larger employment district
development plan that emphasizes primary uses... [Secondary uses]
together shall occupy no more than twenty-five (25) percent of the total
gross area of the development plan."
As proposed, the existing building will be undergo an exterior remodel and
expansion; however it will continue to be visually functional, integrated and
compatible with the larger Employment Zone District. The gross area of
the P.D.P. is 24,506 square feet. A modification to this standard is
requested because the building footprint is 6,967 square feet, which is
28% of the total gross area of the development plan, exceeding the 25%
minimum permitted and for which a modification was requested.
Request for Modification:
The applicant requests a modification that is applicable to Section
4.27(D)(2):
Fort Collins Veterinary Emergency & Rehabilitation Hospital #PDP130018
August 8, 2013
Page 2
• The P.D.P. complies with process located in Division 2.2 — Common
Development Review Procedures for Development Applications of Article 2 —
Administration.
• The Modification of Standard to Section 4.27(D)(2), Modification of Standard
to Section 3.2.1(E)(4)(a) and 3.2.2(J) that are proposed with this P.D.P. meet
the applicable requirements of Section 2.8.2(H), and the granting of these
Modifications would not be detrimental to the public good.
• The P.D.P. complies with relevant standards located in Article 3 — General
Development Standards, provided that the Modification of Standard to
Section 3.2.1(E)(4)(a) and Section 3.2.2(J) that are proposed with this P.D.P.
are approved.
• The P.D.P. complies with relevant standards located in Division 4.27,
Employment District (E) of Article 4 — Districts, provided that the Modification
of Standard to Section 4.27(D)(2) proposed with this P.D.P. is approved.
COMMENTS:
1. Background:
The subject properties were part of the First Lemay Annexation in September, 1967.
The property at 816 South Lemay Avenue was part of the Lemay LTD First Filing
Subdivision plat and the building at 816 South Lemay Avenue was constructed in 1973
for use as an animal hospital.
The property at 808 South Lemay Avenue was plated in 1986 as part of the 800 Lemay
Properties Subdivision and the building was constructed in 1987 as a self-service car
wash.
The surrounding zoning and land uses are as follows:
N: Employment (E): Commercial; Peerless Tires
S: Employment (E): Commercial; Public Service Credit Union
E: Employment (E): Commercial; Smart Document Management
W: Neighborhood Commercial (NC): Commercial; Wendy's, Albertson's
2. Compliance with Article 4 of the Land Use Code - Employment (E) District:
of
Fort Collins
ITEM NO
MEETING DATE August 8, 2013
STAFF Levingston
PLANNING & ZONING BOARD
PROJECT: Fort Collins Veterinary Emergency & Rehabilitation Hospital,
#PDP130018
Modification of Standard to Section 4.27(D)(2),
Modification of Standard to Section 3.2.1(E)(4)(a) and Section 3.2.2
(J).
APPLICANT: Alan Hauser, AIA
3780 East 15th Street, Suite 201
Loveland, CO 80538
OWNER: Jon Geller, DMV
- -- --- --- ----Fort-Collins Veterinary — - - - - - — --
816 South Lemay Avenue
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request for a 4,232 square foot addition to the existing 2,832 square foot
veterinary hospital located at 816 South Lemay Avenue. With this proposal, the
adjacent car wash to the north at 808 South Lemay Avenue would be deconstructed to
accommodate the new two-story addition. The project providesl7 parking spaces. The
veterinary hospital is not proposing any day care, long term boarding or outdoor canine
uses with this expansion project.
The site is located in the Employment (E) Zone District and veterinary hospitals are a
permitted use.
RECOMMENDATION: Approval of Fort Collins Veterinary Emergency & Rehabilitation
Hospital, #PDP130018; approval of Modification of Standard to Section 4.27(D)(2),
Section 3.2.1 E(4)(a) and Section 3.2.2(J).
EXECUTIVE SUMMARY:
The approval of Fort Collins Veterinary Emergency & Rehabilitation Hospital complies
with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more
specifically:
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
970.221.6750