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Home My WebLink About1435 SOUTH COLLEGE PUD - PRELIMINARY/FINAL - 13-96 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSBusiness 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? I. 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 uevetopments The City of Fort Collins, Colorado, Revised March 1994 -72_ BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multipller Points Earned Ixll Maximum Applicable Points a. Transit Route x X 2 0 2 b. South College Corridor X 2 4 IQ 8 c. Part of Center X 2 0 3 Q 6 d. Two Acres or More X 2 0 3 O 6 e. Mixed -Use X X 2 0 3 6 f. Joint Parking '4112 1 0 3 g. Energy Conservation X rJ21#0 2 8 h. Contiguity X(4 0 5 (p 10 i. Historic Preservation 2 0 2 L� j. 1 2 0 k. 1 2 0 1 2 0 Totals %� 8 v vi Percentage Earned of Maximum Applicable Points V/VI = VII Oqq % vil Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -73- ACTIVITY: Business Service uses DEFINITION: iq 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; standard and fast-food restaurants; hospitals; mortuaries; 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. YNo N/A 1. Does the project gain its primary vehicular access from a street other than 46 ❑ South College Avenue? 2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑ 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"? c. Is the project contiguous to and functionally a part 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 (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of altemative 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 NIE 14.E C' T0c.4rj4 AI.,,r At AC-' Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY Is the applicable? CRITERION a criterion Will the criterio be satisfied? If no, please explain =8 < Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation P/ r/ 1.2 Comprehensive Plan ✓ ✓ ✓ 1.3 Wildlife Habitat 1.4 Mineral Deposit ✓ 1..5 Ecologically Sensitive Areas reserved reserved Te Lands of Agricultural Importance 1.7 Enerav Conservation VI &/I ✓. 1.8 Air Quality ✓ ✓ ✓ 1.9 Water Quality ✓ ✓ ✓ 1.10 Sewage and Wastes ✓ 1.11 Water Conservation ✓ ✓ i 1.12 Residential Density A 2. NEIGHBORHOOD COMPATIBILITY CRITERIAI 2.1 Vehicular, Pedestrian, Bike Transoortation ✓ I ✓I I✓ 2.2 Buildina Placement and Orientation IVIVI 2.3 Natural Features ✓ 2.4 Vehicular Circulation and Parking ✓ I ✓ ✓ 2.5 Emergency Access _ ✓ ✓� ✓ 2.6 Pedestrian Circulation ✓ ✓ ✓ 2.7 Architecture ✓� ,/ .2.8 Building Height and Views ✓ 2.9 Shading ✓ ✓ ✓ 2.10 Solar Access J ✓ ✓ 2.11 Historic Resources ✓ v ✓ 2.12 Setbacks ✓ ✓ I✓ 2.13 Landscape e 2.14 Sicns ✓ 2.15 Site Lighting J ✓ J 2.1 a Noise and Vibration ✓ 2.17 Glare or Heat ✓ 2.18 Hazardous Materials ✓ A 3. ENGINEERING CRITERIA 3.1 Utility Capacity ✓ 3.2 Design Standards ✓ we 3.3 Water Hazards 3.4 Geologic Hazards Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised ch 1994 -61-JUS� PLANNING__ OBJECTIVES: 1435 South College has historically been occupied as a residence. Due to proximity to the intersection of Prospect and College, it is increasingly difficult to attract caring tenants. Change of use to office would allow for improvements to appearance of building. 3.r DESIGNATED PARKING FOR TENANT & EMPLOYEES WILL BE PROVIDED BY OWNER WEST OF ALLEY , OoEi;.4rr�e I � t LOW INTENSM PROnSSIONAL OMCE UM SUCNA& Mhitm / Freer Lava UEF9 NOT ALLOWED BUCK AB: Med'd / p[myl Chvopacct P9111MINAHT ➢BAI. : No paving or blacktoppine of "Y ate& of tow site Is covte la[ed. All ptwavt water gt<pla<iov areas.11 [&—,, waffec«d by [be cbange in ass. A parking area of 17M sq. ft. H11 M provided. topped with road Mae. PLOT PLAN LOW INTENSITY PROFESSIONAL OFFICE 1435 SOUTH COLLEGE AVENUE LEGAL DESCRIPTION: LOT 9, BLOCK 1, G. F. SUBDMSION 7S r F ! q L= f > -, I - O el F _ `- PROSPECT ROAD i PLANNING Og1ECf M; 1135 Sooth College Me hielorically been occoplad as a resident*. We in pr .a, to [he In[e[se[[tpn of Prd[pec[ ad Gnssege. it 1e lvc[esalogly dlffitul[ to street[ caring «ants. Ch®ge of me to office -old allow for imp[a aeots t sppes[aoce of bolldiog. A..� F5 r m LQ x m W za a ` U V ILL U -Ina NO* o a m TgarrIc IWAX7 ANALYSIS:—''f//e:/�i Access to parking will be few the allay. Total parking for 5 e %/x cars will ba provided tenats[en[ with lowIpact ad minor traffic voles 'aerated by offite ose of thew ka. AAdltional [taf tic. if M. v111 M minfaw over [naen[ as iGo[tal we. RH CSU RH BP Ao� GdyG�od T WEST LAKESTREET W z RH W tu W cr NCL W J z J E Z ~ Taco Bell W fA El BL HB P66Pe Rfin The Fox Center C PARKE q STREET T VICINITY MAP 05/06/96 #13-96 South College Avenue PUD " Preliminary & Final 1"= 300' 1435 South College Avenue, Preliminary and Final P.U.D., #13-96 June 24, 1996 P & Z Meeting Page 5 RECOMMENDATION: Staff recommends: Granting a variance from achieving the required minimum score on the Business Service Uses Point Chart of the L.D.G.S., and 2. Approval of 1435 South College P.U.D., Preliminary and Final, #13-96. 1435 South College Avenue, Preliminary and Final P.U.D., #13-96 June 24, 1996 P & Z Meeting Page 4 In summary, it is Staffs recommendation that the P.U.D. is equal to or better than a plan that may have generically developed on the site (or in combination with other parcels) and which may have earned the proper amount of points awarded under the criteria of the Business Service Uses Point Chart. In addition, the granting of the variance does not create a substantial detriment to the public good and does not impair the purpose of the L.D.G.S. 4. Transportation: The alley behind the house will be paved this summer by the City of Fort Collins as part of an ongoing capital project. This paving will run the length of the alley between Lake Street and Prospect Road. The number of trips generated by a professional office is not expected to significantly exceed the number of trips associated with a residential use. The P.U.D. is considered feasible from a transportation standpoint. 5. Findings of Fact/Conclusion In evaluating the request for an office conversion at 1435 South College Avenue, Staff makes the following findings of fact: A. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. B. The P.U.D. scores 27% on the Business Service Uses Point Chart which is below the required minimum of 50%. C. Staff recommends a variance to the required minimum score based on the finding that the granting of the variance would neither be detrimental to the public good nor impair the intent of the L.D.G.S., and that the plan is equal to or better than such a plan that would normally have met or exceeded the required minimum score. D. The proposed land use (professional office) is found to be of similar scale, character, and land use intensity as the surrounding area. E. The P.U.D. is feasible from a transportation standpoint. 1435 South College Avenue, Preliminary and Final P.U.D., #13-96 June 24, 1996 P & Z Meeting Page 3 Chart. It is Staffs belief that the variance request is justified based on the scale, character, compatibility and the land use intensity of the proposal. A. Scale The P.U.D. will preserve the 1,500 square foot one-story house. There will be no additions or deletions to the structure. The building fits in with the other residential structures in the block between Lake Street and Prospect Road. The residential mass, scale, and bulk of the structure is modest and unobtrusive. B. Character By adapting the existing residential structure to accommodate a professional office, the non-commercial character of the block is preserved. The primary difference between the former use (residential) and the proposed use (office) will be the addition of a monument sign. Since other monument signs exist along the block, this commercial aspect is considered acceptable. The parking will continue to be in the rear, not along College Avenue. C. Neighborhood Compatibility The four block area between Pitkin and Prospect, on both sides of College Avenue, is distinguished by residential structures fronting directly onto College with parking in the rear. Most of these structures have been adapted to commercial uses while preserving the residential character of the structures. The most striking example of this is the Taco Bell adaptation of the Mawson-Wickersham house. The proposed P.U.D. preserves the house which contributes to neighborhood compatibility. D. Land Use Intensity The 1,500 square foot house will be used for a professional office. A professional office is defined by the L.D.G.S. as: "An office for professionals such as physicians, dentists, lawyers, architects, engineers, artists, musicians, designers, teachers, accountants, and others who through training are qualified to perform services of a professional nature and where no storage or sale of merchandise exists." The proposed P.U.D. satisfies this definition. This type of land use, contained within a 1,500 square foot house, is considered a low intensity land use that creates no significant impacts on the surrounding area. 1435 South College Avenue, Preliminary and Final P.U.D., #13-96 June 24, 1996 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: B-P; Vacant Lot S: H-B; Schrader Country Store (gas, convenience, carwash) E: R-H; Taco Bell (drive-thru restaurant) W: B-P; Residential The property is zoned B-P, Planned Business. Professional office is not a permitted use in the B-P Zone District. 2. Land Use: The house was most recently used as a residence. The P.U.D. would allow the house to be used as a professional office. The request for a professional office was evaluated by the criteria of the Business Service Uses Point Chart. The P.U.D. earns a score of 29% which is below the required minimum of 50%. Points were awarded for energy conservation, historic preservation and contiguity to existing urban development. 3. Variance Request: The applicant has requested a variance from the meeting the minimum required score on the Business Service Point Chart. According to the L.D.G.S.: "The Planning and Zoning Board is empowered to grant variances to the provisions of this section (L.D.G.S.). Variance requests may be granted if the Board determines that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes of this section (L.D.G.S.) and if the applicant demonstrates (3) That the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested." Staff supports the variance request to allow a professional office without the benefit of meeting or exceeding the 50% required score on the Business Service Uses Point ITEM NO. 6 MEETING DATE 6124196 STAFF Ted Shepard PLANNING AND ZONING BOARD STAFF REPORT PROJECT: 1435 South College Avenue, Preliminary and Final P.U.D., #13-96 APPLICANT: Mr. C.J. Streit 3430 Surrey Lane Fort Collins, CO 80524 OWNER: Same PROJECT DESCRIPTION: Request to convert an existing residence to a professional office at 1435 South College Avenue, at the northwest corner of College and Prospect. The property is zoned B-P; Planned Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The request satisfies the All Development Criteria of the L.D.G.S. The P.U.D. does not achieve the required minimum score of 50% on the Business Service Uses Point Chart. A variance request is supported by Staff based on the finding that the granting of the variance would neither be detrimental to the public good nor impair the intent and purposes of the L.D.G.S., and that the plan is equal to or better than a plan that would normally have achieved the required minimum score. The project is compatible with the surrounding area and feasible from a transportation standpoint. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT