HomeMy WebLinkAboutCOLLINDALE GOLF COURSE CLUBHOUSE - PDP - 17-01A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSUGE-2.3 concerning sense of rural character reflected by open lands between
communities.
The Golf Course and Clubhouse remain public open lands which separate at least two
residential communities.
ROLE-1.1 concerning providing opportunities for relaxation and other activities
and managing such lands.
The improvements to the Clubhouse make it more conducive to facilitating public group
activities, such as small conferences, meetings, celebrations and the like, while also
maintaining the outdoor setting of the golf course for public use.
as well as a special paving and patterns offering pedestrian interest as well as readily seen
identity for the Clubhouse.
T-8.2 concerning site improvements
The improved site will include painted crosswalks connecting the sidewalk across the
drive entries and exits along Horsetooth.
CAD-1.3 concerning streetscape design
The streetscape along Horsetooth has shade trees and will include art and the amenities of
flowers and shrubs featured where the porte cochere extends toward Horsetooth.
CAD-3.1 concerning visual quality and uniqueness of commercial architecture
The architecture for the clubhouse recalls the timeless simplicity of the "destination
lodge", emphasized by the permanence of its location within the established and mature
landscape.
CAD-4.2 concerning lighting and landscaping
The lighting on site is designed to illuminate parking area, pedestrian connections, and
exterior gathering spaces, and no light will spill off site. The new landscape associated
with this proposal is limited to spaces directly adjacent to the building and small areas
disturbed by construction. The design intent for the new landscape areas is to provide a
show of color, and transition to the surrounding spaces through predominate use and
demonstration of water conservatives plant materials. The streetscape along Horsetooth
has existing shade trees in a lawn area, and will remain essentially intact with the addition
of a sidewalk and increased landscape area, an informal hedge will screen the parking
area. The planting areas at the clubhouse will have a focus on use of low water use
plants, while providing color and interest through most of the year.
NOL-2.2 concerning maintaining access to public open lands
The Golf Course and Clubhouse are zoned public open lands by the city and open to the
public.
GM-1.5 concerning tightening restrictions on growth outside community
The site and its usage already exist in the community, and so do not cause any growth
outside the community.
CD-3.2 concerning improvement of pedestrian linkages along commercial corridors
The walk along Horsetooth will be enhanced by the improvements to the Clubhouse site
including the walk, the landscape, and the crosswalks.
"connecting walkway" because it crosses a chive aisle and request for modification has
been submitted separately.
The construction of the new clubhouse facilities is anticipated to begin in the Fall of
2001, and be completed by Memorial Day of 2002.
The proposed plan was presented at a Conceptual Review Team meeting and the
following outlines how some of the items discussed at that meeting are being addressed.
The proposed design provides for a secure bicycle parking area adjacent to the main
entry. The proposed building will tie into existing utilities located on Horsetooth Road,
and the existing septic system will be abandoned. A trash enclosure with recycling bins
is planned for, and will be screened with a decorative wall and landscaping. Other areas
of new landscaping will incorporate low water use plant material. The proposed plan
will meet all applicable city codes and requirements, as discussed.
Following are items which address the Principles and Policies of the City Plan, as
applicable to Collindale Golf Course Clubhouse Project.
LU-2.2, concerning City character and sense of place
The applicant has decided to construct a new building and improve upon the surrounding
grounds in order to keep with the City's evolving character. The improvements will
enhance the quality of the sense of recreation at this place, while finding inspiration from
the agrarian history of the region.
LU-3.3, concerning established development regulations
The uses on this site will not change from those previously accepted there.
T-5.19 T-5.29 T-5.3, concerning land use, proximity of connections, and continuity
The Clubhouse's restaurant is open to nearby residents and workers to walk to, and with
the improvements being made will offer a higher quality dining atmosphere to be
available to the neighborhood. Also included in the site improvements on this project is
the sidewalk along Horsetooth Road, making a more convenient pedestrian connection to
adjacent properties.
T-6.2, concerning intersection improvements.
The applicant intends to use stop striping for crosswalks at each of the drive cuts to
Horsetooth Road.
T-7.1 concerning pedestrian facilities
The walk along Horsetooth will have the pedestrian scale. elements of a porte-cochere
connected to the entry of the Clubhouse. It will feature annual, perennial and shrub beds,
June 12, 2001
Current Planning Department
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80521
RE: Planning Objectives for Collindale Golf Clubhouse
Dear Steve Olt,
The proposed development presented here is to replace the existing Collindale Golf
Course Clubhouse with a new clubhouse and expanded parking. The site is located near
the south east corner of Horsetooth Road and Lemay Avenue, and is zoned POL — Public
Open Lands. The Clubhouse site, and associated Golf Course is located on an un-platted
piece of land. For the proposed improvements, a defined project boundary has been
established, defining the area for limit of improvements. In establishing the Clubhouse
site boundary, a right of way will be dedicated to Horsetooth Road. The projects gross
area is 3.86 acres, with .92 acres of right of way for Horsetooth Road, for a net area of
2.93 acres.
The project includes the demolition of the existing clubhouse, construction of new
clubhouse, expanded parking areas, a sidewalk adjacent to Horsetooth Road for the
length of the project boundary, and landscape improvements adjacent within the project
boundary. The site design achieves both the functional needs of the golf course, and
addresses design policies of the Fort Collins Land Use Code. The relationship of the
clubhouse to the golf course, requires it to be positioned to maintain visibility directly to
critical course tee boxes from the building. The building is also a key destination point
where golfers check in prior to play, and can return following their game; thus, the
location of the building is important for visitors arriving and players returning in from the .
course. With these considerations, and the desire to save the existing mature trees on site,
the most advantageous location for the new facility is the same as the existing building.
In keeping the building location the same, the parking lot, and curb cuts also remain close
to their original configuration. However, upgrades to the parking lot such as setting back
away from Horsetooth, providing landscape islands, and increasing parking spaces made
it necessary to expand the parking lot further to the east. Expansion to the west would
have required removal of mature existing trees.
In order to bring the new building closer to the public street and to maintain a strong
pedestrian connection to the public street sidewalk the project proposes to provide a porte
cochere at the building's main entrance oriented to Horsetooth Road. This porte cochere
will provide a link from the building to Horsetooth Road, and also fulfills the build to line
requirements as outlined in the Land Use Code. An enhanced crosswalk connects the
main entrance with the public sidewalk along Horsetooth. In addition, a small plaza with
special paving, accent plantings and a focal element is planned at this pedestrian entrance
to the project. The proposed pedestrian connection does not meet the definition of
171
Collindale Golf Course Clubhouse, Project Development Plan, #17-01A
September 13, 2001 Administrative, Hearing
Page 6
RECOMMENDATION:
Staff recommends approval of the Collindale Golf Course Clubhouse, Project
Development Plan - #17-01A.
Collindale Golf Course Clubhouse, Project Development Plan, #17-01A
September 13, 2001 Administrative Hearing
Page 5
2001, the Planning and Zoning Board granted a modification to
this standard.
b. The porte cochere portion of the new building, being 30% of the
length of the building along East Horsetooth Road, will be set
back approximately 40' from the new right-of-way for the arterial
street. Connecting the porte cochere to the sidewalk along
Horsetooth Road will be a pedestrian plaza area with tree
canopy, planter and fountain, and sandstone paving materials.
Section 3.5.3(13)(2)(c) requires that buildings shall be located at
least 10' and ho more than 25' behind the street right-of-way of
an adjoining street that is larger than a minor arterial, which
Horsetooth Road is. Exceptions to the "build -to" line standards
are permitted and the proposed plaza, a pedestrian -oriented
outdoor space providing improvements along the sidewalk
designed for pedestrian interest and comfort, satisfies the
exception as set forth in Section 3.5.3(13)(2)(d).
4. Neighborhood Information Meeting
The Collindale Golf Course Clubhouse, PDP contains a proposed land
use that is permitted as a Type I use, subject to an administrative review.
The proposed public facility use is a new golf course clubhouse (with
restaurant) to replace the existing 30 year old clubhouse facility. It is to be
built in the exact location of the existing building. The LUC does not
require that a neighborhood meeting be held for a Type I development
proposal and a neighborhood meeting was not held to discuss this
proposal.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Collindale Golf Course Clubhouse, Project Development
Plan, staff makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the POL — Public Open Lands
zone district.
2. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code
with the exception of Section 3.5.3(B)(1). The Planning and Zoning
Board has granted a modification to this standard.
Collindale Golf Course Clubhouse, Project Development Plan, #17-01A
September 13, 2001 Administrative Hearing
Page 4
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. The City will construct a future sidewalk along
East Horsetooth Road from the golf course clubhouse to the
existing business park to the east of the golf course.
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 two curb cuts from East Horsetooth Road. The
crosswalks across these access points will be striped to
emphasize pedestrian. movement.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
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
The proposal complies with Sections 3.5.1(E) and (F). The building
will be a 1-story structure, generally approximately 20' in height,
with a hipped roof (running east to west on -site). The maximum
height of the building, at the center ridgeline, will be 32'. Building
materials will be a combination of wood lap siding, synthetic stone
veneer siding, and high profile, fiberglass asphalt shingles as
roofing.
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
a. The proposal does not comply with Section 3.5.3(B)(1) in that it
does not provide a connecting walkway directly onto the
walkway with the pedestrian frontage along East Horsetooth
Road without crossing a parking lot driveway. On June 21,
Collindale Golf Course Clubhouse, Project Development Plan, #17-01A
September 13, 2001 Administrative Hearing
Page 3
3. Article 3 of the Land Use Code — 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(D)(2)(a) in that
existing and proposed canopy shade (street) trees are provided
in the parkway along East Horsetooth Road.
c. The proposal complies with Section 3.2.1(D)(3) in that no one
species of the total number of trees on the development plan
exceeds 25% of the total of 47 trees on the site.
d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees
are provided at a ratio of 1 tree per 25 lineal feet along East
Horsetooth Road and no more than 40 lineal feet along the east
and west side lot lines in the parking lot setbacks.
e.. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -
site parking area, containing 171 spaces, will be screened from
East Horsetooth Road to the north with shrub plantings that will
block at least 75% of the vehicle headlights and extend along
greater than 90% of the street frontage along the parking area.
f. The proposal complies with Section 3.2.1(E)(5) in that it
provides 11 % interior landscaping in the parking area,
exceeding the minimum requirement of 10%.
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 in the
amount of 5% of the total number of automobile parking spaces
on -site, satisfying the minimum requirement of 5%.
Collindale Golf Course Clubhouse, Project Development Plan, #17-01A
September 13, 2001 Administrative Hearing
Page 2
• the proposed use of a public facility is permitted in Division 4.10 Public
Open Lands (POL) of ARTICLE 4 — DISTRICTS, subject to an
administrative review.
Public facilities are permitted in the POL — Public Open Lands Zoning District,
subject to administrative (Type 1) review. The purpose is:
The Public Open Lands District is for large publicly owned parks and open
lands which have a community -wide emphasis or other characteristics
which warrant inclusion under this separate designation rather than
inclusion in an adjoining neighborhood or other District designation.
This proposal complies with the purpose of the POL District as it is a public
facility in the form of a clubhouse (with associated food services) building for a
publicly -owned and operated golf course.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: RL, LMN; existing residential (Collindale PUD)
S: POL; existing golf course (Collindale)
E: POL; existing golf course (Collindale)
W: RL, POL; existing golf course, public park (Collindale, Warren)
The property was annexed in February, 1973 as part of the Collindale Golf
Course First Annexation and in March, 1973 as part of the Collindale Golf
Course Second Annexation.
The property has not been previously platted. The date of construction of
the original golf course and clubhouse is unknown.
2. Division 4.10 of the Land Use Code, Public Open Lands Zone District
The proposed use of a public facility is permitted in the POL zone district
subject to an administrative review. This proposal complies with the
purpose of the POL District as it is a public facility in the form of a
clubhouse (with associated food services) building for a publicly -owned
and operated golf course.
ITEM NO.
MEETING DATE qA9516
STAFF(9L�
City of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Collindale Golf Course Clubhouse, Project Development
Plan - #17-01A
APPLICANT: VF Ripley Associates
c/o Don Brookshire
401 West Mountain Avenue, Suite 201
Fort Collins, CO. 80521
OWNER: City of Fort Collins
Cultural, Library, and Recreational Services
215 North Mason Street
Fort Collins, CO. 80521
PROJECT DESCRIPTION:
This is a request for 1-story building, 7,486 square feet in size, to be used as a
public golf course clubhouse (with restaurant) facility on a 3.86 acre site located
on the south side of East Horsetooth Road just east of South Lemay Avenue.
The property is in the POL — Public Open Lands Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This PDP complies with the applicable requirements of the Land Use Code
L( UC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards
and Division 3.6 - Building Standards of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS, with the exception of Section
3.5.3(B)(1); and
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT