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Home My WebLink AboutHABITAT PALM DRIVE - PDP - 22-05 - REPORTS - RECOMMENDATION/REPORTHabitat Palm Drive - PDP, #22-05 June 16, 2005 Planning & Zoning Board Hearing Page 4 indicate any complaints regarding parking complaints associated with these previous uses. Furthermore, demonstrated parking demand at the present Habitat for Humanity administrative offices, near S. Taft Hill and Harmony Roads, would appear to indicate that the proposed parking is sufficient and will not adversely impact the neighborhood. D. Section 3.6.4 — Transportation Level of Service Requirements The City's Traffic Engineer waived the requirement for a Transportation Impact Study based on the proposed size and intensity of the use and associated vehicular traffic generated. While the existing attached four foot -wide public sidewalks along both abutting street frontages do not meet the City's present design standards, the P.D.P. satisfies the Level of Service standards for all modes of travel. Wider, detached sidewalks would provide a higher quality pedestrian environment; however, requiring such sidewalks would not be appropriate relative to the amount of pedestrian traffic generated by the use. 5. Neighborhood Meeting: Due to the limited scale of the office use, location abutting Prospect Road and adequacy of on -and of -street parking, a neighborhood meeting was not held for this application. 6. Findings of Fact/Conclusion: In evaluating the Habitat Palm Drive P.D.P., Staff makes the following findings of fact: A. The P.D.P. satisfies the development standards of the M-M-N zone district. B. The P.D.P. satisfies the applicable General Development Standards of Article Three. RECOMMENDATION: Staff recommends approval of the Habitat Palm Drive P.D.P., #55-05. Habitat Palm Drive - PDP, #22-05 June 16, 2005 Planning & Zoning Board Hearing Page 3 2. Compliance with Medium Density Mixed Use Zone District — Article Four: The existing duplex and the proposed office are permitted uses in the Medium Density Mixed Use zone district, subject to review by the Planning and Zoning Board. Since there are no physical changes required for this application, there are no Development Standards within Section 4.5 applicable to the PDP. 3. Compliance with General Development Standards — Article Three: A. Section 3.2.1(C) — Landscaping and Tree Protection Existing mature trees lining W. Prospect and Palm Drive satisfy the requirement for street trees on 40-foot centers along all public streets. The site also includes additional trees and foundation shrubs that meet the standards of this section. B. Section 3.2.2(B) — Access, Circulation and Parking Vehicular, bicycle, pedestrian and transit access is readily provided based on the site's location next to W. Prospect Road and adequate transportation infrastructure. The site is served by Transfort Route Number 2 that runs on 30 minute intervals along W. Prospect, connecting the site to CSU and points along Overland Trail and West Elizabeth. A rack accommodating five bicycles will be provided convenient to the front building entry. The building presently meets all standards for handicap accessibility, with respect to both the internal layout and building entries. C. Section 3.2.2(K)(1)(a) — Required Number of Parking Spaces The P.D.P. provides three off-street parking spaces, which is less than the maximum six off-street parking spaces permitted under the ordinance. A total of two on -street parking spaces immediately abut the property along Palm Drive and approximately five on -street spaces are provided within 50 feet of the site. Parking for the occasional visitor or the monthly board meetings can readily be accommodated on -street. Parking provided or the proposed use appears to be sufficient given the property's location and previous uses. At one point, the building was set up as a state licensed group home with seven residents and three support staff and, as mentioned, was most recently used as a duplex. City zoning records do not Habitat Palm Drive - PDP, #22-05 June 16, 2005 Planning & Zoning Board Hearing Page 2 N; R-L; Single Family Residential S: M-M-N; Duplex and Multi -Family Units E: M-M-N; Duplex and Attached Single Family Residential W: N-C; Carwash, Mini Storage and Convenience Store with Gas Sales The property was included in an annexation approved in 1965. There are no previous P.D.P. or Final Plan approvals on the parcel. The applicant has provided the following information regarding anticipated operation of the building: "The offices that will be located within the administration building will be administrative, providing overall project management, accounting and similar functions.. The anticipated staff levels and operational parameters are outlined below: Number of Employees: 5 full-time staff 1 part-time staff Hours of Operation: 8:30 am to 5:30 pm, Monday thru Friday Visitors: This is based on data/experience with the existing Habitat for Humanity offices. Homeowners who do not mail in their payments do sometimes drop by the office and occasionally we have graphic artists/printers bring us products, and we do have some drop in visitors, but this is very infrequent. More often than not, our staff travels to other facilities for meetings, etc. We do anticipate having board meetings at this facility. These occur once a month for a couple of hours. At these meetings we will have approximately 10-15 people attend. Occasionally we will have other miscellaneous meetings with 2-10 people in attendance. These meetings are infrequent, and are usually after hours." ITEM NO. 5 MEETING DATE 6/16/05 STAFF Camu (Tl0 Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Habitat Palm Drive - Project Development Plan (PDP) — #22-05 APPLICANT: Habitat for Humanity c/o Vignette Studios 144 N. Mason Street Suite 2 Fort Collins, CO. 80524 OWNER: Habitat of Humanity 4001 S. Taft Hill Road Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request to convert an existing duplex to an administrative office for Habitat for Humanity on a property addressed as 1600/1602 Palm Drive. There will be no exterior changes to the building or site as a result of the change in use, except for the addition of a bicycle rack. Five full-time staff and one part-time staff member will occupy the offices during normal business hours. The subject property is located on the southeast corner of W. Prospect Road and Palm Drive and is in the MMN - Medium Density Mixed Use Zoning District. EXECUTIVE SUMMARY: A. The P.D.P. satisfies the development standards of the M-M-N zone district. B. The P.D.P. satisfies the applicable General Development Standards of Article Three. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT