HomeMy WebLinkAboutCOLLINDALE GOLF COURSE CLUBHOUSE - PDP - 17-01A - DECISION - FINDINGS, CONCLUSIONS & DECISIONCollindale Golf Course ProjeCt Lievelopment Plan
Administrative Hearing
September 13, 2001
Page 7 of 7
FINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
A. The Collindale Golf Course Project Development Plan is subject to administrative
review and the requirements of the Land Use Code (LUC).
B. The Collindale Golf Course Project Development Plan conforms to standards of
the POL zoning district.
C. The Collindale Golf Course Project Development Plan conforms to the applicable
plat standards as put forth in the Land Use Code.
D. Future development of the property will be required to meet Land Use Code
Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7
BUILDING PERMITS.
DECISION
Based on the findings and conclusions, the Collindale Golf Course Project
Development Plan is approved subject to the following conditions.
1. The Applicant shall amend the site, landscape, and utility plans to include a notation
that a 6 foot -wide detached sidewalk will be constructed on the southside of East
Horsetooth Rd from the "Limit of Work -Phase I" line to the east property line of the
golf course.
2. The Applicant shall construct a six -foot -wide detached sidewalk in a location
acceptable to the Director of Transportation Services and the Union
Pacific/Southern Pacific Railroad, meeting the City of Fort Collins Engineering
Standards, no later than the issuance of a Certificate of Occupancy.
Dated this 15th day of September 2001, per authority granted by Sections 1.4.9(E) and
2.1 of the Land Use Code.
ameron Glos
Current Plan g Director
Collindale Golf Course Projec, Development Plan
Administrative Hearing
September 13, 2001
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pedestrian frontage along East Horsetooth Road without crossing a
parking lot driveway. On June 21, 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 no 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(B)(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.
5. Findings of Fact:
After reviewing the Collindale Golf Course Clubhouse, Project Development Plan, staff
makes the following findings of fact:
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 Project development Plan
Administrative Hearing
September 13, 2001
Page 5 of 7
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%.
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 vehicularmovement
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
Collindale Golf Course Project Development Plan
Administrative Hearing
September 13, 2001
Page 4 of 7
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.
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%.
Collindale Golf Course Project development Plan
Administrative Hearing
September 13, 2001
Page 3 of 7
From the City:
Steve Olt, City Planner
Marc Virata, Development Review Engineer
From the Applicant:
Frank Vaught, Vaught Frye Architects
Don Brookshire, VF Ripley Associates
Terry Everett, Civil Engineer
From the Community:
Russ McCann
Written Comments:
None
Public Comment:
Mr. McCann, a neighboring property owner, expressed a concern that errant golf balls
hit from the golf course will pose a safety concern for those walking along the future
sidewalk abutting East Horsetooth Rd.
COMMENTS:
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.
Collindale Golf Course Project Lievelopment Plan
Administrative Hearing
September 13, 2001
Page 2 of 7
standards located in Division 3.2 - Site Planning and Design Standards and
Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS, with the exception of Section 3.5.3(B)(1); and
• 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.
STAFF RECOMMENDATION: Approval
HEARING OFFICER DECISION: Approval
ZONING DISTRICT: POL — Public Open Lands
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on August 30,
2001 by mailing to property owners within 500 feet of the subject property.
The public hearing was advertised in the Coloradoan.
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 9:00 PM on September 13, 2001. The hearing was held in
Conference Rooms B,C and D at 281 North College, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who attended the meeting:
City of Fort Collins
Commc 'y Planning and Environmental rvices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER: Cameron Gloss
Current Planning Director
PROJECT NAME: Collindale Golf Course Clubhouse, Project
Development Plan
CASE NUMBER: #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.
SUMMARY OF RECOMMENDATION AND DECISION:
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;
281 North College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020