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HomeMy WebLinkAboutMCINTOSH PUD PRELIMINARY AND FINAL - 12-93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSBUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Crfterion Applicable Yes No I II nI IV Circle the Correct Score Multiplier Points Earned Ixli Maximum Applicable Points a. Transit Route X 2 0 2 ,— b. South College Corridor X X© 0 4 $ 8 c. Part of Center X X 2 3 0 6 d. Two Acres or More �ro�6) X X 0 3 G, b e. Mixed -Use X X Q 0 3 (o, - b f. Joint Parking 1 2 0 3 g. Energy Conservation X 1 1 2 3 4 0 2 p 8 h. Contiguity X X 010 5 16 10 i. Historic Preservation 1 2 0 2 -- —= j. 1 2 0 k. 1 2 0 1 2 0 Totals 30 v vi Percentage Earned of Maximum Applicable Points V/VI = VII vu Moll continued e. Does the project contain two or more significant uses (such as retail, office, residential, hotel/motel, and 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 G for Energy Conservation Methods to use for calculating energy conservation points. h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable archi- tecture, or is of cultural significance, does the project fulfill the following criteria. i. Prevent creation of influences adverse to its preservation; ii. 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 iii. 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. -23- foss kl-) P11C &42-93 ACTIVITY: Business Service Uses DEFINITION: Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels; medical clin- ics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same gen- eral character. CRITERIA' Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. Does the project gain its primary vehicular access from a street other ❑ than South College Avenue? 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ❑ ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood 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 100 full- time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Cen- tral Business District? -22- %yfG /y foss ?0,0/,2- r3 ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Is the criterion applicable? Will the Criterion be satisfied? CRITERION If no, please explain c\ca ca\ �0�°°0 Yes No ce K NtltohbUKNUUU UUMVAIA81LIFY _- H 1. Social Compatability ✓ 2. Neighborhood Character ✓ ✓ 3. Land Use Conflicts V/ ✓ 4. Adverse Traffic Impact ✓ �ri•�•, ,���v � VI,VICJ PUBLIC FACILITIES & SAFETY 6. Street Capacity ✓ v ✓ 7. Utility Capacity V ✓ ✓ 8. Design Standards ✓ ✓ 9. Emergency Access ✓ ✓ ✓ 10. Security Lighting ✓ ✓ 11. Water Hazards S KCJVUKL.0 rKI,Plt"l1U1V M iis &Slope Hazardgnificant Vegetation �/ Vildlife Habitat ✓storical Landmark k ineral Depositc-Sensitive Areascricultural Lands I ■ oVVIKVMVICIVIML 31ANUAKUJ ■ 19. Air duality v IV I 20. WCSer Quality V 21. Noise ✓ 17 VI I 22. G;cre & Heat 23. Vibrations I I 24. Exterior Lighting 25. Sewages & Wastes ✓ ✓ 9 JIIC UtJIbrV ■ 26. Community Organization ✓ I I I I I I I I I I I ✓ 1 ✓ 27. Site Organization 28. Natural Features ✓ ✓ 29. Enetay Conservation ✓ ✓ I 30. Shccows 31. Soicr Access ✓ I I 32. Privccy ✓ I I 33. Ccen Space Arrangement ✓ ✓ I I 34. Buiicrng Height I I 35. Verncular Movement V ✓ VI I 36. Venlcuior Design I I 37. Pcrxing V I I 38. Ac;,ve Recreational Areas ✓ I I 39. Priva;e Outdoor Areas ✓ I ✓ I I 40. Pecesrrian Convenience �/ I ✓ I I 41. Pecesrrian Conflicts ✓ I 42. Lonoscooinar0cen Areas ✓ ✓ j 43. Lonoscaping 13widings ✓ I V ✓ I 44. Lc."dscaoing/Screening ✓ VV 45. 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Mwl.y wll r un.J Dx w w.r. 1. w q.n rllln� �.1 nN rV... wl;nt a n" ..... n.... pMr w eYF a ,, •Ij :_...via M s McIntosh PUD - Preliminary and Final, #12-93 April 26, 1993 P & Z Meeting Page 4 RECOMMENDATION Staff finds that the McIntosh PUD, Preliminary and Final, meets the criteria of the All Development Chart and the Business Service Uses Point Chart of the Land Development Guidance System and is compatible with the surrounding area. Therefore, staff recommends approval of McIntosh PUD, Preliminary and Final, #12-93. McIntosh PUD - Preliminary and Final, #12-93 April 26, 1993 P & Z Meeting Page 3 3. Design The existing home is a two story wood and brick structure. The home is located on Taft Hill Road with access to Taft Hill Road and Longworth Road (a gravel road in the Sonoran View Estates Subdivision) via a circular drive -way. The proposed dental clinic is on the garden level. The total inside area devoted to the dental clinic is approximately 1,100 square feet. Minor interior changes may be required to assure compliance with current building and fire codes. The house is situated on the northwest portion of the lot allowing for rear and side yard setbacks of between 140' and 200' to common property lines with adjacent single family homes. The property to the north is vacant and the homes to the west are separated from this use by Taft Hill Road. The entire lot is well landscaped with mature vegetation. Parking for the residence is provided in an 1200 sq. ft. garage. In addition, there are 11 parking spaces in a well landscaped area to the north of the house. 4. Neighborhood Compatibility A neighborhood meeting was held at the media center of Blevins Junior High on February 17, 1993. Other than the owners and the project planner, there were no neighbors in attendance. The applicant agreed to contact some of the adjacent neighbors to see if there were any concerns which needed to be addressed. There appears to be no opposition to this proposal. The nature of this request is compatible with the surrounding area. There is an on -going dental office in this home and the size and nature of the business are not proposed to increase. The number of examining rooms will not increase. The increase in employees is due to new health code requirements for hiring of infection control specialists/technicians. The PUD is also required to allow employees to live away from the site. The dentist will continue to reside at this site. For these reasons, staff finds that the impacts to the neighborhood will be minimal and that the proposed PUD is compatible with the surrounding area. 5. Transportation Access to the site is from South Taft Hill Road, an arterial street, and from Longworth Road, an unpaved local street. The City Transportation Division has reviewed the proposal and finds that access and automobile circulation is acceptable with minimal impact on the neighborhood. Off-street parking for both uses is adequate. McIntosh PUD - Preliminary and Final, #12-93 April 26, 1993 P & Z Meeting Page 2 K83 VIV441�_i-F 1. Background The surrounding zoning and land uses are as follows: N: R-L; vacant, (Lot 19 Sonoran View Estates) S: R-L; single family home (Lot 17 Sonoran View Estates) E: R-L; single family homes (Sonoran View Estates) W: R-L; single family homes (Brown Farm 1st Filing) This property was annexed into the City as part of the Southwest Annexation on October 15, 1970. The property had been previously subdivided in the County as the Sonoran View Estates Subdivision. The Subdivision was approved by Larimer County on January 26th, 1960. 2. Land Use The proposed use consists of a 1,100 sq. ft. dental office for one dentist and four employees in an existing 3,500 sq. ft. residence. The dental office is currently a home occupation business and occupies the garden level of the two story home. Currently there are four employees, including the dentist and two family members. New health code requirements for dentists, including the hiring of an infection control specialist/technician has triggered this request. Three patient chairs are existing, no additional chairs are proposed. The dentist also lives at this address. The residential use will continue to occupy the remaining 2,500 sq. ft. of the house. While there are no restrictions on the number of employees in a home occupation, no more than one "outside" employee is allowed. Thus, a PUD is necessary to accommodate more than one "outside" employee. The applicant is requesting a PUD for up to 5 employees, regardless of where they are residing. The proposal was evaluated against the Business Service Uses Point Chart of the Land Development Guidance System (LDGS) The proposal earns 68%, with points earned for 1) the project is located outside of the "South College Avenue Corridor", 2) the project is located on at least two acres of land, 3) the project contains two or more significant uses (dental office and residence), and 4) the project is located with at least 1/6 of its boundary contiguous to existing urban development. The project also satisfies applicable criteria of the All Development Point Chart of the LDGS. ITEM NO. 7 MEETING DATE 4/26/93 STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: McIntosh PUD - Preliminary and Final, #12-93 APPLICANT: Lucia Liley c/o March and Myatt, P.C. 110 East Oak Street Fort Collins, CO 80524 OWNER: Ira and Kay McIntosh 1732 South Taft Hill Road Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request to increase the number of employees to five (4 employees and a dentist) for an existing 1,100 square foot dental office, in an existing home occupation dental office and residence. No exterior changes are proposed to the house or grounds and no increase in the size of the office or in the number of examining rooms or chairs is proposed. The remainder of the house will continue to be used as a residence. The residence is located at 1732 South Taft Hill Road. The property is zoned R-L, Low Density Residential. RECOMMENDATION: Approval The applicant proposes a total of 5 employees (4 employees and one dentist) for a 1,100 sq. ft. dental clinic in a 3,500 sq. ft. residence. The residence is located on 2.22 acres and is located at 1732 South Taft Hill Road. The property is Lot 18 of Sonoran View Estates. The applicant currently operates a dental office from the residence as a home occupation. Home occupation uses are not restricted to a given number of employees, but they do not allow more than one non-resident or "outside" employee. The exterior of the home will not be changed and the size of the existing dental office will remain the same. The house will continue to be used as a residence. The property is well landscaped and off-street parking is adequate. The proposed use is compatible with the surrounding area. The proposal meets the applicable All Development Criteria and earns 68% on the Business Service Uses Point Chart of the Land Development Guidance System. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT