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HomeMy WebLinkAboutESKIN PUD - PRELIMINARY ..... SECOND P & Z BOARD HEARING (CONTINUED FROM 12/18/95) - 48-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSUr 'ERSITY REALTY, INC, POST OFFICE BOX 471 FORT COLLINS, COLO. 80522 (303) 22&2211 WA(UMER 28, 1995 AVRMA 'A. ESKIN„ D. C. 123 EAST DRAKE PDAD :FCfa— COLLINS, COILRADO 80525 DI' ,R AVM. I HAVE LWKED OVER THE "F.SK I N PtJC)), EPCE I M I NARY S I TF. M) LAgrXAPE PLAN A5 . PLATTED BY R I PL EY ASSOCIATES ANIJ UkTPD OCf(X3 ER 16, 1995 IT IS W LINDERSTANDINu THAT FOR CITY .OF.;,k)RT:COLLINa APPROVAL YOIJ NEED fJIY APPROVAL OF Eft XX.XSS FOR - T111F MO. AT PER IW-. PI.AN. ALSO, THAT YW 1'4GlJLD SHARE A rW aTER WITH NY SUIE[ ltt:AT P17 EAST DRAKE MAD. IT IS NN lJ MISTAND.1 NG THAT ALL 'n4E ; ti"JMK, hWnR I AL, AND LAsm 1 NMOMM IN TH I S RJD WI LL. 8F I NI'l RELY .AT Y" EXPE`T S; , NO ID PE NSE -ro TRl PLE TEE- PAMNERSHi 1 P, cr L mcH I Am THE IJ64E"m PA1w'rm AND Gels lm THE TCRAL MTJ-"LSE IWUDES THE TAK I NO 01T OF. THE EXI STI NO SIJOCK F'INCF..Ml) .mY OTHFJt 17LTN'S TO RF ItESAWIED. ALSO, -M0 STEEL rOS a F I L I-M N11 T1 i f30I+C 'J„17E rWST SE I PSTAJ_LFI) TO PROTECT 111E AIR CONDITIONING LINIT CN THE C#WO �NE>MIa (111 EIJIL.DING NMOi SUPPLIES THE 1MMY INSLIRO CE AL'"L]^dCY.. l oM_ Y. iE AUME ClO 01 T t 0 S I Rz ' OY WNT APIt I J;fVAL FCP. "Sh{AFiED ACCESS" TO YOUf i L44) PARKma NG m;zEA AND ALSO, FOR THE stwV-P Dt:l`. psni2. K. BILL TI YY TRIPLE TEE PAFtTNf RSH I P iNW4AG I NG PARTNER 6 UiN'Fjl Wr/ tbk October 23, 1995 Zoning and Planning Board Michael G. Ludwig 281 North College Avenue Fort Collins, CO 80522-0580 In reference to project "Eskin P.U.D." neighborhood meeting held October 5, 1995: The accompaning signatures object to single-family residences being converted to professional offices. Each person who has signed this letter has been given a copy of said letter before signing same. REASONS: 1-- Professional office space is contrary to zone regulations as we understand. 2--Devaluation in marketing our existing single-family dwellings. 3-- The domino effect-(who.or what is next?) 4-- Parking - four offices equal possibly eight or more vehicles (employer -employee) plus clients. Four parking spaces at present. spill -over parking now is causing congestion and animosity. 5-- If zoning regulations are ignored,.what will prevent present owner from converting offices into bedrooms further defacing the image of our community? Thank you for giving our thoughtful concerns your professional and sincere consideration. Respectfully submitted, Concerned Taxpayers. NAME ADDRESS C YZ) / V D///� J changed as our city has already changed due to growth. It is neither good nor ,bad just a reality. 4. This point is simply not true. After the neighborhood meeting we really wanted to see how big of a problem was the "spill over" parking on the street "causing congestion". We had never perceived it as a problem. During a three week period we counted how many of our patients parked on the street, there were seven patients that parked on the street for an average of 20 minutes each during this three week period and each time this happened_ there was parking available in the lot but they chose to park in the street. There are three home businesses on our corner (Harvard -& Drake) we are the only one that has off street parking, other than just a normal driveway and we plan to provide more with this PXM: We are not the problem and there really is no problem; after paying close attention to the street we have not counted more then two or three cars at any given time on the entire block. -5. We don't really understand this point. We can only speculate that it is addressing the unrelated issue of several college students renting one house in the neighborhood. Anyone can change their home into a rental without a P.U.D. or neighborhood approval. We do not want to do this; we want to keep our business here and we want to maintain our property so that it is suitable for a professional medical office; We do not want it to be another run down rental. Final Comment: We're sorry this is turning into such a big issue. It really should not be, maybe our amended project will be a good compromise, we think it is. Also we have noticed how the neighbors, only a select few, like to make anything into an issue. We hope that the Board will be logical and listen to reason instead of being swayed by emotionally charged, unfounded complaints, as to how the city is being managed. We sincerely thank you for your time. Avram & Belinda Eskin 123 E. Drake Rd. Ft. Collins, CO 80525 Phone 970-229-0490 11-16-95 Michael Ludwig And P&Z Board 281 N. College Ave. Ft. Collins, CO 80522 In response to the "neighborhood' letter" dated 10-23-95 (copy attached): Opening Comment: Most of the issues are invalid since we have amended our P.U.D. but we would like to address each one. The "neighborhood letter" makes reference to the fact that each person that signed the letter got a copy of the letter; but it was brought to our attention that many neighbors were continually bothered (even after they said they did not want to sign it) until they were coerced into signing, just so they would be left alone. That is why we got a copy of the letter because they wanted us to know that this is how some of the signatures were obtained. Comments on "Reasons" from the Neighborhood Letter: 1. We have amended our P.U.D., requesting Professional Office ` downstairs and a rental apartment upstairs. Keeping the usage the same as it has been since it was built in 1978. It would no longer be a home occupied business. We have been told that similar requests have been approved throughout the city. 2. We do not see our project defacing or devaluing the neighborhood. All changes (i.e. additional parking) would be made to the westside of the building, that faces commercial, the eastside, facing residential, would remain as it has been since 1978. 3. I can't see it being a domino effect since we are amending our original proposal; the usage is remaining the same we just want to be able to move to a more residential area but leave our business at this location with a rental apartment upstairs. We have a high density commercial area to our immediate west and home businesses to the east and south. East Drake Rd. traffic has increased considerably over the past 8 years and Harvard has become a bypass from College for large commercial trucks and cars. The neighborhood has already M4 7 W "14g" Energy — Novembers 6, 1995 Font CoMna Planning and Zoning, Department 281 Nonth Cole e {avenue a Font COMIZ, C� 80521 Re: Zoning o� 123 6aat Dnahe Road To whom Lt_ may concern: THEGROUPINC. el Z have been ached to give my opLnLon by An. and AAA. Cahin about my thoughta concerning the manhetLng o� theLn cunnent pnopentyTo ut theLn Dome on the manhet as a neaLdentLal pnopenty wouWbe a mLatahe. !make Road La too buay,_and the pnopenty La cunnenf-�y iet up �on chLnopnactic woah. /,he pnopentg would be iuLt_ed to Ibit and cell as a commencLa. development. 1, you have any queatLona, pleaae eel nee to aLve me a call. Succel/AA to you, ( fo • v�f %amL K. SpauldLng, GRl, CRS RUZ TOR %KS: clv Tami K. Spaulding, GRI, CRS 375 East Horsetooth Road Fort Collins, Colorado 80525 Telephone 970/223-0700 1t ' Page 3 - i'roj ec. Eskin P. U. D. " NAMr ADDRESS d/u-W wL Z SQ S //a iLiP�J lip �...�.ta ^C.. iG •l\l1': r_t!-. l:: i_a.r._c.. ...: ,� .`1-_\v,'. r�.i' �`.�j C.� 4��'L.t.0 r=*4 o I l' . j�e �l O .(i-..e l e-. Pi Al Page 2-Project "Eskin P. U. D." NAME ADDRESS 727,z�� O ju4, r, U� 1� 117L/_eYe & U 5 S J�L C /- Y 9 October 23, 1995 Zoning and Planning hoard Michael O. Ludwig 281 North College Avenue Fort Collins, CO 80522.-0560 In reference to project "Elkin P.U.U." neighborhood meeting held October. 5, 1995: The accompani.ng signatures object to single-family residences being converted to professional offices. Each person who has signed this letter has been given a copy of :said l.et:t:er before signing same. REASONS: 1-- Professional office space is contrary to zone regulations as we understand. 2--Devaluation in marketing our existing single-family dwellings. 3-- The domino effect -(who or what is next?) 9-- Parking - four offices equal possibly eight or more vehicles (employer. -employee) plus clients. LEour parking spaces at present.) Spill -over parking now is causing congestion and animosity. 5-- If zoning regulations are ignored, what will prevent present owner from converting offices into bedrooms further defacing the image of our community? Thank you for giving our thoughtful concerns your professional and sincere consideration. Respectfully submitted, Concerned 'Taxpayers. ti (NAME ADDRESS 2, o A Ile, li �- U _ ll 0 'Y/1 `�L4• �/'1-72QAY=-�'"� v� 5 5 _J Alf (7vl dC 0- 44.,-vim P l!' t Y: <�_52/t A t� i y (continued) i•�'r% 'cam 1 tn.'-i. C� r t m a 100 ze-�,e —1 28. Will we be invited to the Planning and Zoning meeting? A. Yes, if you received a notice for this meeting, you will also receive a letter notifying you of the date, time and location of the Planning and Zoning Board Hearing for this project. I would recommend that you call the Planning Department at 221-6750 on the day of the meeting to make sure it is still on the agenda. 29. Should we all write one letter to tell our opinions or should we write separate letters? A. Either way would be fine. 16. At first only single family dwellings were allowed, then the commercial businesses. We never wanted it (home occupation). Now they just want to make it bigger and bigger. 17. How do the cars get in? Do they drive clear around the block? Or park on the street? A. We are proposing six parking spaces off of Harvard Street and nine parking spaces in back which will be accessed from the State Farm curb cut on Drake Road. 18. What is the black line? A. That is the property line. 19. I've only been in my house for 3 years. It's a beautiful house and a beautiful neighborhood. I thought it was zoned for residential housing. Now it's going commercial. 20. Why expand into a residential area? A. I want to keep my business at this address but I do not want to live here anymore. 21. In the letter we received, it said you were converting a single family home into a commercial business. A. Dr. Eskin is proposing a Planned Unit Development (P.U.D) which would change the permitted use from a single-family residence with a home occupation to a commercial/medical office building. 22. If this is allowed, then the next house will do the same and then the next. This will create more traffic. 23. What if he has 3 offices, where will all the people park? A. In the planned 15 off-street parking spaces. 24. I live there, I know where people park. They park on the street. A. It's logical to park in the parking spaces. 25. They will still park on Harvard instead of going clear around the block to park in the rear parking lot. 26. The guideline for this use is 3.3 parking spaces/1000 square feet (Linda Ripley). Dr. Eskin has 15 spaces- that's 5/1000 square feet. We can't say that all the people will park here. The prime parking is in front of the houses, but the off-street parking is provided. 27. Think about Dr. Eskin. He still owns his house. He doesn't have to go through this process to rent. this business would increase parking on the street- look at Remington. This would be the second property converted to a commercial business. If this happens it would decrease the value of my property. I oppose this change. 6. I agree. I always have many cars parked near my house now. There would be even more parking with an additional office there. 7. There are school children around there. We don't need the extra cars and traffic. A. On -site parking will be provided. 8. The people (patients/clients) don't care, they will park anywhere. A. I understand how you feel, but people will park irresponsibly. All I (Dr. Eskin) can do is provide adequate parking on my property. 9. Other parking is done on the street by customers from other in -home businesses (beauty parlor/daycare). You can't say their customers won't park in front of these residences. 10. There is already a commercial business in this neighborhood now (State Farm). A. State Farm is in a commercial zoning district not residential. 11. Look what's going on in the other home occupations in the neighborhood, their clients are parking 'on the street also. A. It has got to stop. It's like a cancer- it spreads and spreads. 12. If Dr. Eskin is not allowed to change this residence to a commercial use what will happen? A. Dr. Eskin will move from the residence and rent it out. 12. The house next to me is a rental and they don't take care of it. 13. What can the City do to stop this from becoming a residential rental unit? A. The City can't do anything to stop it from becoming a residential rental. 14. We have to think the worst will happen- the neighbors are left with the droppings. A. Dr. Eskin is wanting to submit a P.U.D./planned unit development which would allow him to keep his medical office at this address. 15. When I bought my house, there were only single family homes in the neighborhood. Then we got 7 four-plexes. They're trashing the neighborhood. NEIGHBORHOOD MEETING MINUTES PROJECT: Eskin P.U.D. DATE: October 5, 1995 APPLICANT: Dr. Avram Eskin CONSULTANT: Linda Ripley, Ripley Associates STAFF: Mike Ludwig The proposed project includes the change of an existing single-family residence with home occupation (chiropractic office) to 100% commercial/medical office space. Dr. Eskin's proposed business would allow 15 on site parking places with a possible 2 offices in the building. Dr. Eskin would continue his medical practice at this site but not live at that address any longer. QUESTIONS, CONCERNS, COMMENTS 1. How many offices will there be? A. There will be 2 offices in the building. 2. How many parking spaces will there be? And the size of the house? Will you rent? A. There will be a total of 15 off-street parking spaces. The house is approximately 3,000 square feet total: Dr Eskin would continue his practice on the first floor and rent the upper floor as office space. 3. Will there be only 2 offices? A. Yes, one will be upstairs and one will be downstairs. 4. What are your present living quarters? A. Dr. Eskin's residence is currently upstairs and his medical office is on the ground floor. 5. I will not support this project. I have talked with Dr. Eskin before and he knows how I feel. What will someone else do to this place if it is sold? I live across the street and I do not want to look at a parking lot everyday. The customers will park in front of my house because they. can't park on Drake- and I only have 50 feet of space for me in front of my house. I believe October 17, 1995 TABLE 1 ESKIN PUD STANDARD ITE - TRIP GENERATION Land Use Units ITE Code ADT AM Peak Hour PM Peak Hour In Out Tot In Out Tot SF Resid 1 DU 210 10 0 1 1 1 0 1 Office 1.8 KSF 720 16 1 0 1 1 1 2 TABLE 2 ESKIN PUD ESTIMATED OFFICE - TRIP GENERATION Land Use Units ADT AM Peak Hour PM Peak Hour In Out Tot In Out Tot Office 1.8 KSF 30 5 1 6 1 5 6 Eric Bracke - Eskin PUD October 17, 1995 Page 3 The trip generation of the proposed project would be range from 10 to 30 daily trips depending upon the development scenario. The AM and PM peak hour trips would range from 1 to 6 trips depending upon the development scenario. Due to the very low trip generation of the proposed project, it was concluded that an intersection level of service analysis was not necessary. Further, the estimated project related traffic impacts would be insignificant, and it is therefore concluded that no roadway improvements would be necessary to serve the proposed project. Please feel free to call me at (970) 416-0410 if you have any questions. Since0y) Ruth Clear, P.E. Transportation Engineer p Eric Bracke - Eskin PUD October 17, 1995 Page 2 Harvard Street is a two lane local street. There is a posted bike route on Harvard Street. On the northern leg of Harvard Street the speed limit is posted at 25 mph. South of the project site the southern leg of Harvard Street curves to the west, where it intersects College Avenue. This intersection is signalized. The City of Fort Collins has no available traffic data for Harvard Street near Drake Road. Project Description - The project is being proposed under two different scenarios: one would utilize the upper level of the project as a single family rental, the other would utilize the upper level as an office use. Both of the development scenarios would continue to utilize the lower level as a chiropractic office. Two access driveways are proposed to serve the project site, an access from Harvard Street and the other from Drake Road. The Harvard Street access would serve a parking area of up to 10 spaces. The Drake Road access would serve a parking area of up to five spaces. Both access drives would provide full traffic movements into and out of the site. Trip Generation Typically, the trip generation of a project is determined by using the 5th Edition Trip Generation, manual prepared by the Institute of Transportation Engineers, 1991. The trip generation rates from this source were applied to the proposed lane use in order to estimate the daily, AM and PM peak hour vehicles trips for the site. A vehicle trip is defined as a one-way vehicle movement from a point of origin to a point of destination. Table 1 illustrates the projected traffic volumes utilizing the ITE trip rates. It should be noted that if the use were to remain residential, the trip generation would be less than that shown in Table 1 because the upper level is currently residential. The trip generation of the proposed office scenario was also estimated based upon experience with smaller offices. These trip generation estimates are shown in Table 2. As indicated in Table 2, the daily trips could be up to approximately 30 vehicles, and the peak hour trips up to 6 during the AM and PM peak hours. Conclusions A traffic analysis was performed to determine the potential traffic impacts of the proposed Eskin PUD in Fort Collins, Colorado. Traffnc/TraanspDorfatnonn Engineering October 17, 1995 Mr. Eric Bracke Traffic Engineer City of Fort Collins 625 Ninth Street P.O. Box 580 Fort Collins, Colorado 80522 RE: Eskin PUD Dear Mr. Bracke: The following letter documents the findings of a traffic analysis for the proposed Eskin PUD located at 123 East Drake Road in Fort Collins, Colorado. The purpose of the traffic analysis was to determine the potential traffic impacts and access needs of the proposed project. The following areas will be addressed: - Existing Conditions - Project Description - Trip Generation - Conclusions Existing Conditions The proposed Eskin PUD is located at the southwest corner of Drake Road and Harvard Street. Currently the site is a residence on the upper level and chiropractic office on the lower level. The surrounding land uses include: commercial and office to the west, residential to the north, residential/hair stylist to the east, and residential/day care to the south. The primary roadway which would serve the project site is Drake Road. Within the study area, Drake Road is a four lane roadway with two lanes in each direction. The speed limit is posted at 30 mph. To the east of the project site, is a school crossing area with yellow flashers which reduce speeds to 20 mph. The intersection of Drake Road and Harvard Street is stop -controlled for Harvard Street. Traffic volume data for Drake Road was obtained from the City of Fort Collins, the most recent daily traffic count data was for 1991, with approximately 17,340 vehicles per day. RUTH CLEAR, P.E. 430 East Elizabeth Street Fort Collins, Colorado 80524 Telephone: 970.416.0410 Fax: 970.416.0410 BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Is the I II III IV Criterion Criterion Applicable Circle the Multiplier Points Earned Maximum Applicable Yes No Correcr Score Ixli Points a. Transit Route X X 2F3e� b. South College Corridor X X 2 g c. Part of Center X X 126 d. Two Acres or More X X 12 6 e. Mixed -Use X I X Q I 0 3 (O 6 f. Joint Parking X 1 2 0 3 3 g. Energy Conservation X 1121300 2 8 g h. Contiguity X X 0 0 5 10 i. Historic Preservation X 1FTO 2 ._ j. 1 2 I 0 k. 1 2 0 I' 1 2 0 Totals 21 v vl Percentage Earned of Maximum Applicable Points V/VI = VII r 5 0 vn Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -73- 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 -72- Z. PREUM1t4kr--.Y ACTIVITY; Business Service Uses DEFINITION; \. . E 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 critera must be answered "yes" and implemented within the development plan. Yet 1 No N/A 1. Does the project gain its primary vehicular access from a street other than �/ ] South College Avenue? 2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF W00010 ] 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 [25,000] 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 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- ESKrnI vill , AeaLSINARY , * 46-95 Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA I APPLICABLE CRITERIA ONLY Is the c^ encn Will the cateno aCCticaCte7 be satisfied�� CRITERION ^I a Yes No If no, please expiain _ < A1. COMMUNITY -',/VIDE CRITERIA. 1.1 Sciar Orientation I I I I I I 1.2 Ccmorehensive Plan 1.3 Wiiclife Habitat I I IVol I 1.4 IV11nEr2l De,ccsit 1 iccic2il v S..rs!uve Areas I r?Served I I I 1.c Lands er Acricultural Imocr-ance I r3�z^ied 1.7 ErerCv C-r.Ser/ation I 1 .R Air Duality I f� 1.9 Water Ouaiity I . I i I 1 1 Wan Ter rdrser,/=7- I Vol I I 1.12 ResidentialDersity j I j Vol A, 2 NEiGEGFHOGD COMPATicILi Y CR1T-R1A.i Ve !d 112r. Re,4=c „an, Bike TransCcn2ticn loll L 2 SLiid c P'ac-=.: ent and Or;l= talldr IZoorI I 1 2 Nat_ri e- es I i 711, 1 I 2 Circui=:ion I� I I ✓I I and Fa. -king 2.5 "Emer-ancy Access - I � 1 I ✓I L cr cu ion C,r,-.,,!orlon I�1 1 I I I 2.7 ec-L're r.r r It I Vol ION M 2.8 ::uiidirc �HNcht and Vie,vs I I I I I 2.9 Shacinc 2.10 Sciar Access I ✓P I I I ( " 2.11 Histcrrc Resources I I I I I 2.12 Set-tacksI wl I00, 2.13 Larescaoe I 1 1CAN I I 2.14 Sicrs I I I I I 2.15 Site Lighting I. ,Ile I 2.1e Nclse and Vibration I ✓I I 2.17 Glare cr Heat 2.18 Hazardous Materials j A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Desicn Standards 3.3 Water Hazards 3.4 Gecicgic Hazards I I 1 1 Land Development Guidance System for Planned Unit Developments The Ciry of Fort: Collins, Colorado, Revised h 1994 -61- A-5US� DRAM ROAD pi61N4 RK OWNERSHIP CERTIFICATION wu.wm:..n� w��eiw sv°'i w'.i�m w is w 70 D70 V T 40ni5CX mQD. 11iKM n Ni .10 OTLL '.Gl. VI 70 PLANNING ZONING GERTIFIGATE rq LEGAL DE5CRIPTI0N \ PUD PROJECT INFORMATION LEGEND _`_YJ ""Gr OOI WVAION MG LAM USP PRELIMINARY SITE AND <�....,, ^�.., r u �w..«., u. m c.no ��c LANDSCAPE PLAN x •�`v&'a .e.. a.owe rn» » T n.r ow.srt. ASSOCIATES Nem+ernu. c oe.u.... °-....A .. °: a •rswc . ®-1PLEY w �• wr...e.e� �m u. �...s, �"" a arias i � na.osm wvw.re a. � ��ti10 �,zm� ,R..v,r. s ms�..c � �w"'eru.m rm .. •ramnau avw .. ca n[orosm uMwS[. .c•cu m .mu ra. a. '''yyy � J rns•a �wscva 51AMrtiAL D<TC� OGT 16. 95 O1 j . co.mws xwen �s> s. uen .wc numer �u RCVINONS- `o•u �mrim .,m r.m oruro..e 4 -JflRT� n © Auo, eamnvc 10171 xxo r - m xoRm wxN V. No I R bl e,�s�ty HB DRAKE ROAD VR �cNVN R 591a6`04 RP B IL S 5�tre��s� VICINITY MAP 48-95 ESKIN PUD Preliminary & Final 10/19/95 1"= 300' VICINITY MAP 10/19/95 48-95 ESKIN PUD Preliminary & Final 1"= 600' Eskin P.U.D., Preliminary, # 48-95 December 18, 1995 P & Z Meeting Page 5 as it is essentially what already exists on the property. No exterior alterations to the structure are proposed. The only difference is that Avram and Belinda Eskin will no longer reside at this address. The amount of on -street parking which occurs on Harvard street cannot be solely attributed to Dr. Eskin's office. There is an existing home occupation (beauty salon) on the east side of Harvard directly across from Dr. Eskin's house and a day-care service operated out of the house directly south of Dr. Eskin. Drake Road borders Dr. Eskin on the north and there are existing commercial office uses (State Farm Insurance) directly to the west of Dr. Eskin's property. The proposed seven space parking lot on the west side of Dr. Eskin's property will provide a net increase of 6 off-street parking spaces. This request does achieve 54% of the maximum applicable point on the Business Service Uses Point Chart, which indicates that this is an appropriate land use. FINDINGS OF FACT/CONCLUSION: The Eskin P.U.D., Preliminary, #48-95 earns 54% of the maximum applicable points on the Business Service Uses point chart of the L.D.G.S. (exceeding the minimum required 50%); 2. The Eskin P.U.D., Preliminary, #48-95 meets all applicable All Development Criteria of the Land Development Guidance System. 3. The Eskin P.U.D., Preliminary, #48-95 meets off-street parking requirements by providing 10 off-street parking spaces. 4. The Eskin P.U.D., Preliminary, #48-95 is compatible with surrounding land uses. RECOMMENDATION: Staff recommends approval of the Eskin P.U.D., Preliminary, #48-95. Eskin P.U.D., Preliminary, # 48-95 December 18, 1995 P & Z Meeting Page 4 Parking: There are currently six (6) off-street parking spaces provided on the east side of the residence with access from Harvard Street. Two of these spaces are beneath a second story overhang of the house. These spaces are presently used only by Avram and Belinda Eskin. City Parking Guidelines suggest 4.5 parking spaces per 1,000 square feet of medical office uses. The proposed 1,755 square feet of medical office use generates a need for 8 off-street parking spaces. Parking standards also require 1.75 parking spaces for the two bedroom apartment on the second floor. Therefore, a total of 10 off- street parking spaces are required for this request. This P.U.D. request proposes a total of 10 off- street parking spaces. Three customer parking spaces (2 standard and 1 handicap accessible) are proposed on the east side of the building and a seven space parking lot is proposed on the west side of the house. Access to these seven spaces is provided from E. Drake Road through a joint access agreement between the Eskin's and Bill Tiley, owner of the State Farm Insurance building. The two parking spaces under the second story overhang will remain for Avram and Belinda Eskin's use only. Signage: This site is located within the Residential Neighborhood Sign District. However, no flush wall signs are proposed. There is an existing sign at the corner of E. Drake Road and Harvard Street which is proposed to remain. No additional signage is proposed at this time. Any additional signage is subject to Chapter 29, Article IV of the City Code (the Sign Code) which is administered by the Zoning Department. 4. Neighborhood Compatibility: A neighborhood meeting was held on October 5, 1995. At that meeting Dr. Eskin expressed an interest in converting the entire house to office use. There was strong neighborhood opposition to the conversion of single-family residences to office use in a "residential zoning district" and concerns were expressed regarding traffic through the neighborhood, the amount of on -street parking which already exists, overcrowding of rental units, and the possible loss of property values. Minutes of this neighborhood meeting are attached as well as a letters which have been received regarding this request. Planned Unit Developments (PUD's) are allowed in the R-L, Low Density Residential zoning district. Staff did not support a 100% conversion to office use as adequate off-street parking could not be provided and such a proposal could not achieve the minimum required 50% of applicable points on the Business Service Uses Point Chart. Staff does feel that this request for office on the first floor and residential (apartment) on the second floor is compatible with surrounding land uses Eskin P.U.D., Preliminary, # 48-95 December 18, 1995 P & Z Meeting Page 3 Office uses (non -home occupation) are not allowed in the R-L, Low Density Residential zoning district unless they are located on a Planned Unit Development plan as defined, processed and approved according to§29-526, The Land Development Guidance System. This proposal meets all applicable All -Development Criteria and earns 54% (27 out of 50) of the maximum applicable points on the Business Service Uses point chart of the Land Development Guidance System (exceeding the minimum required 50%). Points were awarded for meeting the following criterion: e) Containing two (2) or more significant uses (office and residential) - 6 points. f) Direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten spaces (applicant has obtained a joint access agreement for rear parking lot with State Farm building owner) - 3 points. g) Reducing non-renewable energy usage through the application of alternative energy systems or thorough energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City (applicant has achieved 3.9 points per Method 2. See Site Plan for listing of energy conservation methods which will be implemented) - 8 points. h) having at least 1 /6th contiguity to existing urban development (100% contiguity) - 10 points. 3. Desienen: Architecture: No modifications will be made to the exterior of the existing structure. Landscaping: In addition to the already existing landscaping, a combination of evergreen and deciduous shrubs will be planted on the northeast edge of the front parking lot along Harvard Street. Additional evergreen and deciduous shrubs will also be planted along the south property line. Eskin P.U.D., Preliminary, # 48-95 December 18, 1995 P & Z Meeting Page 2 COMMENTS: The surrounding zoning and land uses are as follows: N: R-L; arterial street (E. Drake Road), existing single-family residential. S: R-L; existing single-family residence (day care), existing single-family residential. W: H-B; existing commercial office, retail, and personal service (State Farm Insurance, Leonard's Mid -Town Mail, B.F. Goodhair Hair Salon). E: R-L; local street (Harvard), existing single-family residence with home occupation (Laura's Hair Salon), existing single-family residential. This property was annexed into the City as part of the Thunderbird Estates First Annexation on May 18, 1961. The property was subdivided as part of the Thunderbird Estates First Subdivision on June 8, 1961. Since 1987, Avram and Belinda Eskin have resided on the second floor of this existing single-family residence at 123 E. Drake Road with a home occupation (Dr. Eskin's chiropractic office) on the first floor. Section 29-1 of the City Code defines a home occupation as follows: "An occupation or business activity which results in a product or service and is conducted in whole or in part in a dwelling unit, and is subordinate to the residential uses of the dwelling unit." A home occupation requires the owner or tenant who lives in the residential dwelling unit to be the operator of the occupation or business activity. Avram and Belinda Eskin wish to move to a new residence but retain Dr. Eskin's chiropractic office on the first floor of the structure located at 123 E. Drake Road. 2. Land Use: This is a request for Preliminary Planned Unit Development (P.U.D.) approval to allow a change of use of an existing single-family residence with home occupation (chiropractic office) to office (first floor) and residential (second floor) on .27 acres. No exterior alterations to the existing building are proposed. The property is located at 123 E. Drake Road (southwest corner of E. Drake and Harvard) and is zoned R-L, Low Density Residential. ITEM NO. 15 MEETING DATE l 6 STAFF Mike I iirlwi 9 City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Eskin P.U.D., Preliminary, #48-95. APPLICANT: Avram and Belinda Eskin c/o Ripley Associates 223 Jefferson Street Fort Collins, CO 80524 OWNER: Avram and Belinda Eskin 123 E. Drake Road Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary Planned Unit Development (P.U.D.) approval to allow a change of use of an existing single-family residence with home occupation (chiropractic office) to office (first floor) and residential (second floor) on .27 acres. No exterior alterations to the existing building are proposed. The property is located at 123 E. Drake Road (southwest corner of E. Drake and Harvard) and is zoned R-L, Low Density Residential. RECOMMENDATION: Approval. EXECUTIVE SUMMARY: This request for Preliminary P.U.D. approval: * earns 54% of the maximum applicable points on the Business Service Uses point chart of the L.D.G.S. (exceeding the minimum required 50%); * meets the applicable All Development Criteria of the Land Development Guidance System; * meets off-street parking requirements by providing 10 off-street parking spaces; * is compatible with surrounding land uses. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT