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HomeMy WebLinkAboutLARIMER CENTER FOR MENTAL HEALTH, SPIRIT CROSSING CLUBHOUSE - MAJOR AMENDMENT - 2-09 - REPORTS - RECOMMENDATION/REPORTD. The existing development was approved in Larimer County and annexed in 1989. The development, as so amended by this Major Amendment, would continue to comply with the standards of the Land Use Code, at least to the extent of its original compliance (so as to preclude any greater deviation from the standards of the Land Use Code by reason of such amendments). RECOMMENDATION: Staff recommends approval of the Larimer Center for Mental Health, Spirit Crossing Clubhouse, 125 West Crestridge Road, Major Amendment, #2-09. 7 allows the headlights from the parking lot to be blocked and not shine onto the private property. I. Section 3.6.4 — Transportation Impact Study A Transportation Memorandum was prepared and offers the following: • The church generated 137 daily trip ends and the proposed facility would generate 150 daily trip ends. • The trip generation in the peak hours will be less than 50 vehicles per hour. No new accesses are proposed. • As a redevelopment, there will not be more than 20 new peak hour trip ends. • There will not be a change in the type of traffic. • The land use will not cause less than acceptable level of service on the adjacent streets and intersections. • There is no significant accident history on nearby streets and intersections. • The land use proposal will not directly access to South College Avenue, U.S. Highway 287. 5. Conclusion and Findings of Fact: In evaluating the request for a Major Amendment for the Larimer Center for Mental Health, Staff makes the following findings of fact: A. The Major Amendment, as an adaptive re -use of existing place of worship, is in compliance with the South College Corridor Plan. B. The Major Amendment is in compliance with the applicable land• use and development standards of the Community Commercial zone district of Article Four. C. The Major Amendment is in compliance with the applicable General Development Standards of Article Three. 0 C. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping There are two existing parking lots on the north and south sides of the building and neither will be expanded. Existing trees provide the buffering along both Crestridge and Venus. As mentioned, the south edge of the south parking lot adjoins an existing residence. The area between the 12 spaces and the south property line will be enhanced with additional evergreen trees. D. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping There are existing landscape islands in both parking lots that will remain. E. Section 3.2.2(C) (3) — Access, Circulation and Parking — Site Amenities Access, circulation and parking do not change under the Major Amendment. Handicap parking is being upgraded to be van -accessible. A bicycle rack will be added by the main entrance. F. Section 3.2.2(K)(2) — Non-residential Parking Requirements This standard requires that general office parking not exceed a ratio of 3.0 spaces per 1,000 square feet of gross leasable area or .75 spaces per employee on the largest shift. Approximately 11,400 square feet will be devoted to offices serving an estimated 20 to 40 employees. There are no specific standards for Clubs and Lodges and approximately 4,000 square feet will be devoted toward to a common training area for an estimated 20 clients and five staff. There are 46 existing parking spaces. Since the interior space will be divided between two distinct uses, one of which does not have an assigned parking metric, a reasonable approach is to evaluate the parking on the basis of not exceeding .75 spaces per employee. Assuming full occupancy, there would be 45 employees and 20 clients for a total of 65 occupants. With 65 occupants, the .75 spaces per employee ratio yields a maximum number of 48 spaces. The 46 parking spaces provided are below the maximum allowed. G. Section 3.2.4 — Site Lighting There will not be any new lighting as a result of the Major Amendment. H. Section 3.5.1(H) — Land Use Transition . % As mentioned, the Major Amendment adjoins a residential subdivision to the south. The grade difference between the two properties is such that the parking lot is three to five feet below the side and back yards of the residence. This E D. Integration of the Transit Stop This standard requires that commercial uses be directly visible and accessible from the transit stop. The applicant is a private non-profit corporation which intends to provide client services to a specific population and to house their employees in a general office setting. The uses, therefore, are not commercially oriented. The location of the site, while not directly visible and accessible to the. nearest transit stop, is appropriate for the proposed uses. E. Block Requirements All development shall comply with the applicable block standards unless compliance is infeasible due to unusual topographical features, existing development, safety factors or a natural area or feature. As mentioned the site is located on a platted lot and fully developed therefore compliance with the block standards would be considered infeasible. F. Building Height This standard requires that buildings shall have a minimum height of 20 feet and a maximum height of five stories. The existing building is two stories and slightly exceeds 20 feet in height and does not exceed the maximum. 4. Compliance with Applicable General Development Standards: A. Section 3.2.1 - Landscaping and Tree Protection As mentioned, the site is already developed and includes mature landscaping. For example, there are existing street trees along both frontages and existing foundation shrubs. Because the site was developed in Larimer County under old street standards, these street trees are located behind the attached sidewalk. Full tree stocking is provided by existing trees located on the north and south sides of the building. As part of the Major Amendment, two additional Austrian Pines will be placed along the front of the parking stalls along the south property line to enhance the existing appearance of the site. B. Section 3.2.1(E)(1) — Buffering Between Incompatible Uses and Activities The property to the south is a single family detached dwelling zoned FA-1 in Larimer County but scheduled to be annexed in 2010 and placed into a residential zone district. A portion of the area between the south parking lot and the single family dwelling is currently landscaped with existing shrubs. In order to further buffer the parking lot, additional evergreen trees will be planted in this area. 4 Commercial zone district. Existing neighborhoods were excluded from the study area because no significant changes are anticipated for these areas. The South College Corridor Plan included a Resolution that amended the City's Structure Plan Map and an Ordinance that rezoned the subject parcel from C-C, Community Commercial to C, Commercial. This action was adopted by City Council on Second Reading on March 24, 2007 and does not impact the Major Amendment as the proposed land uses are permitted under both zone districts subject to Administrative Review. 3. Community Commercial Zone District: A. Land Use Since the application for the Major Amendment was made prior.to March 24, 2009, the land use and development standards of the C-C, Community Commercial zone district are applicable, not C, Commercial. The two proposed land uses, General Office and Clubs and Lodges, are permitted in the C-C subject to Administrative Review. B. Community Facilities This standard requires that community buildings and government offices shall be placed in central locations as highly visible focal points and, to the extent reasonably feasible, shall be located close to transit stops. . Regarding the central location, the applicant is a private non-profit corporation which intends to serve a County -wide population, not just Fort Collins. While the location cannot possibly be considered central to Fort Collins, the facility is strategically located midway between the two largest cities in the Larimer County. Regarding proximity to a transit stop, the nearest stop is located on the Foxtrot route that connects Fort Collins to Loveland at the corner of South College Avenue and Skyway Drive. This stop is approximately .28 mile from the subject site. C. Central Feature or Gathering Space This standard requires that at least one prominent or central location within each geographically distinct C-C district shall include a convenient outdoor open space or plaza with amenities such as benches, monuments, kiosks or public art. The site is only .96 acre in size and fully developed. It is not feasible for this project to provide for this improvement on behalf of the C-C zone district. Instead, it may be more practical for this standard to be met within the future development of the vacant 41 acres located north of Crestridge Drive and west of College Avenue. 3 EXECUTIVE SUMMARY: A. The Major Amendment, as an adaptive re -use of existing place of worship, is in compliance with the South College Corridor Plan. B. The Major Amendment is in compliance with the applicable land use and development standards of the Community Commercial zone district of Article Four. C. The Major Amendment is in compliance with the applicable General Development Standards of Article Three. D. The existing development was approved in Larimer County and annexed in 1989. The development, as so amended by this Major Amendment, would continue to comply with the standards of the Land Use Code, at least to the extent of its original compliance (so as to preclude any greater deviation from the standards of the Land Use Code by reason of such amendments). COMMENTS 1. Background: The surrounding zoning and land use are as follows: N: C-C; Vacant S:FA-1 County — Existing subdivision - single family detached homes E: C; Existing Auto and Truck Dealership W: C-C; Vacant The site was developed as a place of worship in Larimer County (Dayspring Christian Church). It was annexed as part of the larger Skyview Ltd. Annexation (42.74 acres) in 1989. As such, it preceded the Southwest Annexation. The subdivision to the south, Skyview Acres, is part of Phase Three of the Southwest Annexation and scheduled to be annexed in 2010. 2. South College Corridor Plan: The South College Corridor Plan was adopted by City Council on March 3, 2009. The study area is defined by Harmony Road and Carpenter Road and extends about one-half mile east and west of South College Avenue. Most of this area was included in Phase One of the Southwest Annexation and placed into the C, 2 of ,,F,�o'rt� Collins ITEM NO -7- MEETING DATE APAIi- 2, a ao 9 STAFF TEo %roirPA" HEARING OFFICER PROJECT: Larimer Center for Mental Health, Spirit Crossing Clubhouse, 125 West Crestridge Drive, Major Amendment, #2-09 APPLICANT: Larimer County, Center for Mental Health c/o John Freeman Freeman Architects 2024 Blue Mesa Court Loveland, CO 80538 OWNER: Larimer County, Center for Mental Health c/o Mr. John Rattle 1250 North Wilson Avenue Loveland, CO 80537 PROJECT DESCRIPTION: This is a request to convert an existing church at 125 West Crestridge Drive into an office and clubhouse for a private non-profit corporation. The clubhouse offers employment training services, educational services, and help with socialization and wellness skills for approximately 20 to 40 clients served by five employees. In addition, there would be offices for approximately 20 - 40 other Larimer Center for Mental Health employees. The two story building contains 15,176 square feet and there would be no exterior changes to the building and only minor site improvements. The parcel is .96 acre in size and located one block west of South College Avenue at the corner of Crestridge Drive and Venus Drive. The property is zoned C-C, Community Commercial. Larimer Center for Mental Health is a private non-profit corporation and is not affiliated with Larimer County. RECOMMENDATION: Approval Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750