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Home My WebLink AboutFORT COLLINS VETERINARY EMERGENCY & REHABILITATION HOSPITAL - PDP - PDP130018 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESFORT COLLINS VETERINARY EMERGENCY & REHABILITATION HOSPITAL 808 & 816 S. LEMAY AVENUE FORT COLLINS, CO 80525 PROPOSED MAJOR AMENDMENT STATEMENT OF PLANNING OBJECTIVES May 13, 2013 Owner: Jon Geller, DVM, and partners Architect/Planner: Alan Hauser, AIA; Hauser Architects, PC General Contractor: Dohn Construction, Inc. Landscape Architect: David Kasprzak, Exedra Design Civil Engineer: Tricia Kroetch, PE; North Star Design, Inc. LEGAL DESCRIPTION – Lot 2, 800 Lemay Properties (aka: 808 S. Lemay Ave.) City of Fort Collins, Larimer County, CO Parcel Number 87182-28-002, and Lot 1, Lemay Ltd. First Subdivision (aka: 816 S. Lemay Ave.), City of Fort Collins, Larimer County, Colorado. Parcel Number 87182-11-001 PROJECT DETAILS – Zoning – E / Employment District. Veterinary Clinics are considered to be a secondary use in the Employment zone district. The old/abandoned car wash that exists on the north lot will be raised to accommodate the new addition. The existing 475 SF building at the northeast corner of the car wash will be retained and incorporated into the building envelope of the new addition. The new addition will connect to the existing veterinary clinic to the south. Total Lot Area (both lots combined) 24,506 SF or 0.563 ac. (100%) Building Footprint Area 6,967 SF (28%) Parking, Walks & Drives 12,795 SF (52%) Landscaped Open Area 4,744 SF (19%) Total Parking Spaces 17 Spaces (including 1 handicapped accessible space) Maximum Building Height 28 Feet above finished grade Total Building Area – Existing Main Floor Vet Clinic 2,832 SF Existing Area to Remain (at car wash) 475 SF Main Floor, North Addition 3,532 SF East Vestibule Addition (at Vet Clinic) 128 SF Main Level Total Area 6,967 SF Second Floor Total Area 700 SF Total Building Area 7,667 SF NEIGHBORHOOD MEETING – A neighborhood meeting was held on March 25, 2013. Only one person from the neighborhood was in attendance, which was the owner of the existing tire store immediately to the north of this property. She was there to voice her support for the project. PROJECT STATEMENT/NARRATIVE – This small scale, urban infill, redevelopment project supports many of the principles and policies as outlined in City Plan, including (but not limited to) Economic & Environmental Health, Community & Neighborhood Livability, Safety & Wellness and Transportation. The existing single-story, 3307 SF veterinary clinic at 816 S. Lemay will remain and retain its existing southwest character in exterior elevation. The tile roofing on the front, shed roof covered entry will be replaced with new standing seam metal roofing. The former car wash facility will be razed except for the 475 SF portion at the far northeast corner of the site. This portion of the existing structure will be incorporated into the new 4232 SF, two-story rehabilitation hospital addition at 808 S. Lemay. The addition will abut and connect to the existing veterinary clinic. The new addition will be done in a more contemporary southwest style to complement the existing structure. The shed roof elements and entry column design will be repeated from the existing building to the new addition. Large expanses of street-facing glass will provide for an inviting entrance and improved curb appeal. The two individual lots or properties will remain as they are today, without a new plat. The two lots will be deed restricted so that they cannot be conveyed or sold separately. The additional new right-of-way that is required will be dedicated and recorded by separate instrument or deed of dedication. The civil engineering and public improvement construction plans have addressed all applicable comments in the CRT review letter and subsequent staff preliminary review comments. Likewise, the landscape plans have also addressed all applicable and pertinent comments to the maximum extent feasible on this small urban infill site. A new six foot wide detached concrete sidewalk will provide for a ten foot wide landscaped parkway with much additional new landscaping in front of the existing building and proposed new addition. The two large mature trees in this area will be retained and incorporated into the new landscaping. The owner of the veterinary clinic has procured the use of ten (10) parking spaces on a long-term renewable lease agreement from his abutting neighbor (property owner) to the east. This will allow more of the parking spaces located on-site to remain available for short-term emergency use by clients. The number of employees at the existing facility is currently 34 full-time and part time-employees. With the proposed expansion, the total number of employees will increase to 40 full-time and part-time employees. The hours of operation are currently 24 hours/day, 7 days/week, 365 days/year. The hours of operation will be unchanged with the proposed addition and expansion. OWNER’S STATEMENT - This expansion will allow the emergency hospital to treat cases more effectively, with better care, less waiting time and a less crowded experience. The rehabilitation service will also be able to better serve existing and new patients by offering more appointment options to pet owners, with multiple teams of doctors and nurses working concurrently. Additional ancillary services such as cardiology, internal medicine and surgery will be added, for better patient care. We also hope to be able to continue participating in Climate Wise and improve upon our Gold Standing with an energy efficient building and design. PROJECT SCHEDULE – The General Contractor for this project will be Dohn Construction, Inc. of Fort Collins. The project will be completed in one phase of construction. The existing car wash facility will be demolished between May 15th and June 15th of this year. The building has been tested and contains no ACM’s (asbestos containing materials) or lead paint. The construction of the addition to the veterinary clinic is scheduled to begin on August 5, 2013. RESPONSE TO CONCEPTUAL REVIEW COMMENTS – A Conceptual Review Team Meeting for this project was held on December 17, 2012. We believe that our Project Development Plan complies with all questions and issues raised in the CRT letter, with the following clarifications: Zoning Comment #2 - The addition is located within 36 feet of the ROW line on Lemay. From an internal circulation standpoint, the new addition required three connection points to the existing vet clinic. Therefore, it was impractical to move the addition any further to the west. We were able to keep the entire area in front of the new addition and the street entirely landscaped, without vehicle parking in front of the building. Zoning Comment #3 – The trash enclosure is sized for both trash and recycling containers. The size and location of the trash enclosure required for this use does not warrant walk-in access without having to open the main service gate. There is no public sidewalk in the vicinity of this trash enclosure. Fire Authority Comment #1 – The rear drive area on the east side of the building is not required to be a fire lane. The entire length of the east and south sides of the building are within 150 feet from fire apparatus access. In addition, the adjacent property to the east has a large accessible paved parking area which abuts the vet clinic. Engineering Development Review Comment #11 – The 50 foot setback required from the existing flow line of Lemay to the first parking space (by LCUASS Figure 19-6) cannot be achieved on this existing property due to its small size and existing configuration/development. This is a low-volume use and back-up movements will not block the existing public sidewalks. We have provided for the landscaped area of at least 15 feet as required by LUC 3.2.2(J). Current Planning Comment #5 - The driveway and parking areas located immediately west of the building addition in our preliminary (original) site plan have been eliminated. Our proposed Site Plan is in compliance with this comment. Current Planning Comment #6 and #7 – Our proposed Landscape Plan has been designed to offer compliance, to the maximum extent feasible, with all areas identified in these two comments. Respectfully Submitted, Alan Hauser, AIA LEED AP Hauser Architects, PC