HomeMy WebLinkAboutFAMILY CHIROPRACTIC CENTER PUD - PRELIMINARY & FINAL - 28-96 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS1' .tIUHBOKHOOD INFORIN AMON MEETI"T S
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Q: With the traffic, it's getting tough to turn left out onto Drake. Also, sometimes you
can get stuck out on Drake trying to turn left in from Drake.
A: We try to do our scheduling such that conflicts can be avoided.
Q: If you add a therapist to the practice, it could add to the parking needs, and parking
is difficult on the street ... you don't want to have the effect of "narrowing -up"
Canterbury for access to Drake.
Q: PUD's "run with the land," so you will need to include protective notes on the PUD.
A; We will put protective notes on the PUD. Also, instead of a massage therapist, we
would add a second chiropractic office.
Q: We are concerned with what a future buyer of the property might do.
A: We will restrict future uses of the land through the use of protective notes on the
PUD.
Q: Will you be able to increase the allowed signage under the PUD?
A: Our signage will still be governed by the City's Sign Code; the PUD will not change
that.
Q: Will different types of businesses then be allowed on this property in the future?
A: No. The restrictive notes will limit the allowed land uses of the PUD to chiropractic
office.
Q: Can the Homeowners' Association review the protective notes? We'd like notes
dealing with structural restrictions, no conversions to face Drake, lighting,
sidewalks, etc.
A: That can be arranged, and those types of notes can certainly be included.
Q: How long is the City's process?
A: Nine weeks from date of submittal until the Planning and Zoning Board hearing.
Q: When will the homeowners' association get a copy?
A: After submittal, we can contact Gordon to distribute them to the neighborhood for
review, and after revisions.
A: Eventually, there will be two chiropractors, father and son, so the PUD will be for
two professionals and any changes will be required to go back through the process.
We don't want storefront office space.
FAMILY CHIROPRACTIC P.U.D.
NEIGHBORHOOD MEETING NOTES
MEETING DATE
FACILITATED BY:
PROJECT LOCATION:
April 10, 1996
Ted Shepard, Senior Planner
2600 Canterbury Drive (Southeast corner of Drake Road and
Canterbury Drive)
Q: Would the PUD run with the land? Could the house revert back to residential use?
A: PUD's do run with the land, but protective notes could be put on the PUD plans to
restrict future use, sale, or other transfers of use or ownership.
Q: What kind of parking needs would there be for clientele? Required ratios?
A: I schedule appointments for every fifteen (15) minutes so that nobody has to wait
in the waiting room. If we have a massage therapist, they would schedule
appointments at a rate of one (1) per hour, or four -to -five (4-5) per week, total.
However, we are only thinking about including a massage therapist and might not
include such a use in the PUD application.
Q: The business is not very noticeable. Can we keep it that way?
A: We don't schedule patients until after 9:00 a.m., which is after the school kids have
already cleared out.
Q: Gordon Hankins, President of the Homeowners' Association: We have concerns re-
garding traffic, signage, owner -occupancy, and what happens in the event of a sale.
A: The Sign Code regulates the allowed signage, and we're in the Residential
Neighborhood Sign District ... the existing signage will remain unchanged. There
will be no structural changes to the house or property, and no changes to the
existing landscaping. Monday,. Wednesday and Friday will be the busiest days,
and Tuesdays, Thursdays and Saturdays are not so busy. Sundays will be for
emergencies only.
Q: Gordon: We want it to stay the same. What happens if you sell it?
A: We would like to sell it as a residence. If any changes are sought after the process
is done, the changes would have to go through the whole process again. We can
add notes to the plans to protect and restrict future uses of the property, such as
not allowing entries facing Drake, prohibiting neon, precluding structural changes
to the house so that the property and house cannot be "commercialized." We can
write the PUD to restrict changes of use. We'll put these types of protective notes
on the PUD.
Dear Neighbor;
First we are Richard and Virginia Johnson. We have lived
here since August 1977 and have had the practice here since
January 1978. We were the first owners here and have raised
three children here. We have watched the neighborhood grow
from three houses to what it is now. Over the years we have
seen many changes and now we are part of that change.
The change is going to be very small. We are in the process
of a PUD to change the code for our lot only. The change we
want is to go from a home/office to a professional
situation. The only change will be that we will not live
here. The outside structure will remain the same and so
will the parking area. As for traffic flow it will not
increase. It will stay the same. We run approximately
three to five patients in one hour. With being on the
corner, this should not effect any of our neighbors. It has
not in the past.
We take great pride in our home/office and have tried very
hard to maintain it in a good manner.
City Of Fort Collins
Community Planning and Environmental Services
281 North College Ave.
P.O.Box 580
Fort Collins, Co. 80522-0580
Nov. 1, 1996
ATTN: Traffic/Engineering
PUD: #28-96 Family Chiropractic Center
To Whom It May Concern:
Per your request, the following information on traffic flow has been complied.
The office is open Monday, Wednesday, and Friday from 8 AM to 6 P.M. and on Tuesday
from 9 AM, to 5 P.M. The office is closed on Thursdays and weekends unless an emergency
call comes in or we are having a free Children's Clinic or lay lecture.
Monday, Wednesday, and Friday are our main days or the days that are the highest peak
of patient/traffic flow. The peak times are 8 A M. to 11 AM. and then again at 4 P.M. till 6 P.M.
we average approximately 4 patients per hour or 28 to 32 patients per day on the three busy days;
and 20 to 24 patients on Tuesday. These figures represent the high end of the scale; on a normal
day we could average that many or less. Approximately 70 to 100 patients trips take place each -
week. Please understand that not all of our patients come by car. We have several that ride their.
bikes to the office as well as others that take the bus. The bus stop is only about half a block away,
and we will trying to install a bile rack for those that ride bikes. We also have some patients that
walk to the office.
As for on street parking, we have not had any problems with the neighbors so far about any
patients that park along the street. We may have 1 to 2 cars a day that park on the street.
As for handicapped parking, as soon as this PUD is completed there will be a sign placed
for them. We do not have any main space set aside for that purpose as of yet. The office
entrance is at ground level and very easy to access by any person that is handicapped.
We do have sidewalks on the west and north side of the property. We keep both clear of snow
in the winter (one belongs to the city) and try very.hard to keep the north sidewalk clear also.
Hopefully this has answered all of your questions. If not please let us know what more
information you may need.
Cordially yours;
%O
Richard and Virginia Johnson
City of Fort Collins
Community Planning and Environmental Services
281 North College
P.O. Box 580
Fort Collins, Colorado 80522-0580
Nov..1, 1996
PUD:#28-96 Family Chiropractic Center
To Whom It May Concern;
We understand that according to your Point Chart E, we did not receive enough
points for our PUB. After looking at the chart, we can understand why. We are
requesting at this time for a variance from this point chart.
According to the chart we fell short in the following areas; joint parking/access,
mixed use; 2 acres, and part of a center. If we were to comply with these, we
would not have the support of the neighborhood association. At our meeting,
they expressed their concern about keeping the property looking like a house.
We agreed that it should be kept like a house because of it location and the
neighborhood that we are in.
We feel the plan as submitted is equal to or better than such a plan incorporating
the provisions for which a variance is being requested.
Thank you for your help.
Cordially yours,
Richard and VirginiaTn*nn
_ _ L3
FAMtL`(C{tiw?RAc.- e. (!aT&.PQ.%, kLAm, aY+FwAL, *1`28-96
BUSINESS
SERVICE USES POINT CHARJE
For All Criteria Applicable Criteria
Is
the I II IIICriterion C`h�°" Ode Multiplier PointsApplicable me,o
Yes No Correct Score Ea XII
Ixll
a. Transit Route X X 2 0 2
b. South College Corridor X X O2 0 4 8 8
c. Part' of Center X X 2 V03
0 b
d. Two Acres or More l X X 2 0b
e. Mixed -Use XX 2
6
f. Joint Parking X 1 2 0 3
g. Energy Conservation X 1 213140 2 0 g
h. Contiguity X X @ 0 5 10 10
i. Historic Preservation X 1 2 -0 2
J. 1 2 0
k. 1 2 0
I.
1 2 0
Totals 18 4 y
v V1
Percentage Earned of Maximum Applicable Points V/VI = VII
vn
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-73-
�IkM1�i GAIWMAM6 4TEC Pd 0, T9EUM1440+FWAL, r*Z$- 9(,
Business Service Uses (continued)
h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing
urban development?
i. If the site contains a building or place in which a historic event occurred, has special public value
because of notable architecture, or is of cultural significance, does the project fulfill the following
criteria?
1. Prevent creation of influences adverse to its preservation;
2. Assure that new structures and uses will be in keeping with the character of the building or
place. Imitation of period styles should be avoided; and
3. Propose adaptive use of the building or place that will lead to its continuance, conservation,
and improvement in an appropriate manner while respecting the integrity of the
neighborhood.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
WE
FAIMM CAIRDMAMe, &M Pd-1D.1*'Z8-96,PkQAAtAA94 47WAL
ACTIVITY;
Business Service Uses E
DEFINITION;
Those activities which are predominantly retail, office, and services uses which would not qualify as a
neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include
retail shops; offices; personal service shops: financial institutions; hotels/motels; medical clinics; health
clubs; membership clubs: „zrdard and fast-food restaurants; hospitals; murruaries; indoor theaters;
recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which
are of the same general character.
CRITERIA;
Each of the following applicable criteria must be answered "yes" and implemented within the
development plan.
Yes NO N/A
1. Does the project gain its primary vehicular access from a street other than j� ❑
South College avenue?
2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑ Jg VARIANCE
THE MAXIMUM POINTS AS CALCULATED ON POINT CHART
"B" FOR THE FOLLOWING CRITERIA?
a. Is the activity contiguous to an existing transit route (not applicable
for uses of less than twenty-five thousand [25,0001 square feet GLA or
with less than twenty-five (25) employees, or located in the Central
Business District)?
b. Is the project located outside of the "South College Avenue Corridor"?
i
c. Is the project contiguous to and functionally a art of a neighborhood
or community/regional shopping center, an office or industrial park,
located in the Central Business District, or in the case of a single user, employ or will employ a
total of more than one hundred (100) full-time employees during a single eight (8) hour shift?
d. Is the project on at least two (2) acres of land,'or located in the Central Business District?
e. Does the project contain two (2) or more significant uses (for instance retail, office, residential,
hotel/motel, or recreation)?
f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing
or future off -site parking areas which contain more than ten (16) spaces?
g. Does the activity reduce non-renewable energy usage through the application of alternative energy
systems or through energy conservation measures beyond those normally.required by the Model
Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to
use for calculating energy conservation points.
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins, Colorado, Revised March 1994
-71-
FAMILgWROWCTC i Q,U,p.� L�MM1PtQYtFi #
Activi A: Ze-96
tY ALL DEVELOPMENT CRITERIA
ALL CRITERIA I
APPLICABLE CRITc�I;, ONLY
. s tAe a:tenan V1fiU 1J1e bra '
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CRITERION
g Yes lNo If no, please explain
Al. COMMUNITY -WIDE CR1TERl,=. I I
1.1 Sclar Oner,anon I I I I I I
1.2 Comprehensive Plan I I I
1.3 Wildlife Habitat I I I I I
1.4 Mineral DePcslt
1 •' c�;,locically Sensitive Areas
1.$ Lands cf Agricultural Imoorance ea I I
1.7 `= ierev Conservation I I
1.8 Air Qualitv I I I I I I
1.S Water QL'aiitV Iwell 111111I I
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2.1 Veitic;.•iar. Pedavran. Eike Transooraiion I I I I I
2.2 Eui!cinc P!aca.^•;en
3 Natural Features t and Orientaticn
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emergency Access
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2•; �r:,iiec:ure I I I I I
2 =' wilding Heignt and Views I I
2.- . Shading I I I I I
2.10 Sclar Aczass I I I I
2.11 Historic Resources J.I I I I I
2.12 Setbacks I ✓I�/I I ✓ I I 2.13 L_ndscace I I I 2.14 Signs
2.15 Site Lighting I I I I
2.16 Ncise and Vibration 2.17 Glare or Heat ( I I
2.18 Hazardous Materials
A 3. ENGINEERING CRITERIA I
3.1 Utility Capacity ✓)
3.2 Design Standards
3.3 Water Hazards I I
3.4 Geologic Hazards I I
Land Development Guidance System for Planned Unit Developments
The City of Fort Collins. Colorado. Revised . h 1994
-61- %UST,
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PUNNING PROPOSAL AND OBJECTIVE
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2600 Canterbury Drive
Fort Collins, Colorado
80526
r; FAMILY
CHIROPRACT"
CENTER
SITE PLAN REVIEW
Dr. & Mrs. Richard C. Johnson
SUE PLAN
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Family Chiropractic Center P.U.D., Preliminary and Final, #28-96
November 25, 1996 P & Z Meeting
Page 5
D. The project is feasible from a traffic engineering standpoint, and promotes
City transportation policies.
RECOMMENDATION:
Staff recommends approval of:
1) A variance from the requirements of the Business Service Uses Point Chart (Point
Chart E) of the LDGS; and,
2) The Family Chiropractic Center P.U.D., Preliminary and Final, #28-96.
Family Chiropractic Center P.U.D., Preliminary and Final, #28-96
November 25, 1996 P & Z Meeting
Page 4
residential neighborhood. However, it is part of the single-family neighborhood while being
the single lot that links together all of the surrounding land uses. Given the above
mentioned limitations placed on the intensity and appearance of the office/practice, the
PUD allows for a logical use at an appropriate location.
4. Desian:
The PUD proposal does not include any structural or design alterations, whatsoever, from
the existing conditions. The design and appearance of site will remain as is.
5. Transportation:
The Family Chiropractic Center would continue to employ the same accesses as the home
occupation/residence currently uses. These access ways (vehicular and pedestrian) are
from Canterbury Drive. A traffic study was not required due to the low intensity of the
proposed use. However, a letter explaining parking needs, and current and anticipated
traffic flows generated by the use was submitted to the City's Transportation Department.
(See attached letter; ATTN: Traffic Engineer, Nov. 1, 1996)
This letter has been reviewed by City Traffic Engineers, and the project has been found
to be acceptable from a transportation perspective. Furthermore, the project is located
less than a block from a bus stop and is near major shopping and business centers. In
total, the Family Chiropractic Center PUD can be incorporated into the neighborhood and
community transportation network without creating safety problems; impacts from the
additional vehicular traffic will meet City traffic flow delay policies; and, pedestrian and
bicycle needs have been addressed so that opportunities for these travel modes have
been integrated.
6. Findings of Fact/Conclusions:
A. The Family Chiropractic Center P.U.D., Preliminary and Final, #28-96,
complies with all of the applicable All Development Criteria of the LDGS;
B. The proposal does not satisfy the criteria of the Business Service Uses Point
Chart (E), but Staff is recommending approval of the requested variance
from the requirements of this point chart, pursuant to the Variance
Procedures outlined in Section K of the LDGS;
C. The intensity and appearance of the proposed PUD is found to be
compatible with the surrounding area while providing a logical use at an
appropriate location; and,
Family Chiropractic Center P.U.D., Preliminary and Final, #28-96
November 25, 1996 P & Z Meeting
Page 3
The site is located on a corner between an arterial street, multi -family developments and
shopping centers, and a single-family residential neighborhood. However, it is part of the
single-family neighborhood while being the single lot that links together all of the
surrounding land uses. The neighbors within the single-family subdivision (Kensington
South) have stated that they would like the house to retain its residential appearance and
continue to "fit -in" with the rest of the neighborhood (Neighborhood Meeting, April 10,
1996).
The only way(s) the project could satisfy the requirements of the Business Service Uses
Point Chart would be for the site to incorporate joint parking and access with an adjacent
site, combine two or more uses, occupy more than two acres, and/or be contiguous to and
functionally a part of a planned center. If these criteria were to be met, the house and its
site would no longer be able to retain its residential appearance or continue to "fit -in" with
the rest of the neighborhood. Yet as proposed, the PUD allows for a logical use at an
appropriate location.
Given the above described situation, staff feels that the variance request is justified on the
following grounds, as stipulated in Section K of the LDGS:
The variance would neither be detrimental to the public good
nor impair the intent and purposes of this section [the LDGS],
and ... the plan submitted is equal to or better than such plan
incorporating the provision for which a variance is requested.
3. Neighborhood Compatibility:
A neighborhood meeting was held on April 10, 1996. Concerns raised by the six -to -ten
people at the meeting centered on the status of the house/lot in the event of a sale, and
the desire for the house to retain its residential appearance. (See attached Neighborhood
Meeting Notes) In response to these concerns, the applicant has provided protective notes
on the PUD plans stating the following: if the property is sold or otherwise transferred, it
will still be subject to the provisions of the PUD; the exterior will not be changed in any
manner as to change the look from a home/house; the property will, at all times, be
maintained in good repair; other than the owner, only one employee will be permitted - any
addition of employees will require submittal and approval of an Administrative Change or
Amendment to this PUD; no neon or other lighted signage will be permitted - the current
sign will be the only one used; and, trash removal services will be the same as for
residential uses.
A "Development Proposal Under Review" sign has been posted on the site for more than
nine weeks, and the Planning Department has not received a single letter or complaint in
opposition to the proposed project. Furthermore, the site is located on a corner between
an arterial street, multi -family developments and shopping centers, and a single-family
Family Chiropractic Center P.U.D., Preliminary and Final, #28-96
November 25, 1996 P & Z Meeting
Page 2
COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: rmp & BP; Multi -family residential (The Preserve) and Raintree Shopping Center
S: RLP; Single family residential (Kensington South subdivision)
E: RP; Multi -family residential, then Cimarron Plaza shopping center
W: RLP; Single family residential (Kensington South subdivision)
The subject property was annexed into the City as part of the Village Square Annexation,
which included an area of 236.739 acres. The official date of annexation was December
28, 1972 (Ordinance #85,1972). The site of the proposed PUD is platted as Lot 26
Kensington South, First Filing.
2. Land Use:
This is a request for Preliminary and Final P.U.D. approval to convert a residence with a
home occupation to a father and son chiropractic office/practice (no longer a residence).
The site (2600 Canterbury Drive) is located at the corner of Canterbury Drive and West
Drake Road, backing up to multi -family development and the Cimarron Plaza, and across
from The Preserve P.U.D. The property is zoned RLP, Low -Density Planned Residential.
All Development Criteria
The request has been reviewed against the applicable criteria of the All Development chart
of the L.D.G.S. (See attached). These criteria are satisfied.
• Business Service Uses Point Chart
On the Business Service Uses Point Chart (Point Chart E), this Preliminary and Final
P.U.D. achieves a score of 18 out of the 44 applicable points, or 41 %. Points are earned
for being located outside of the South College Avenue corridor and for having sufficient
contiguity to existing urban development. The required minimum score on the Business
Service Uses Point Chart is fifty (50%) percent. Therefore, the Family Chiropractic Center
P.U.D., Preliminary and Final, #28-96 does not meet the minimum score required by the
Business Service Uses Point Chart of the L.D.G.S. Consequently, the applicant has
requested a variance from the requirements of Point Chart E, and staff feels that it would
be appropriate to support this request for the following reasons:
ITEM NO. 4
MEETING DATE 11/25/96
STAFF Mitch Haas
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Family Chiropractic Center P.U.D., Preliminary and Final, #28-96
APPLICANT: Dr. and Mrs. Richard C. Johnson
2600 Canterbury Drive
Fort Collins, CO 80526
OWNER: Same as applicant
PROJECT DESCRIPTION:
Request for Preliminary and Final P.U.D. approval to convert a residence with a home
occupation to a father and son chiropractic office/practice (without a residential
component). The site (2600 Canterbury Drive) is located at the corner of Canterbury Drive
and West Drake Road, backing up to multi -family development and the Cimarron Plaza,
and across from The Preserve P.U.D. The property is zoned RLP, Low -Density Planned
Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The Family Chiropractic Center P.U.D., Preliminary and Final, #28-96:
Satisfies all of the applicable All Development Criteria of the LDGS;
► Does not satisfy the criteria of the Business Service Uses Point Chart (E), but Staff
is recommending approval of the requested variance from the requirements of the
point chart, as the request meets the requirements of the Variance Procedures
outlined in Section K of the LDGS;
► The intensity and appearance of the proposed land use is found to be compatible
with the surrounding area; and,
P. The project is feasible from a traffic engineering standpoint.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522.0580 (303) 221-6750
PLANNING DEPARTMENT