HomeMy WebLinkAboutRAINTREE ANIMAL HOSPITAL - PDP/FDP - 22-98A - DECISION - FINDINGS, CONCLUSIONS & DECISIONThe Project Development Plan is located in the NC Neighborhood
Commercial District. The proposed land use of a small animal clinic is
permitted in the NC zone district subject to administrative review. The
Project Development Plan complies with all applicable district standards of
Section 4.19 of the Land Use Code, the NC Neighborhood Commercial
district.
2. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
Decision
Based upon the findings and conclusions, the applicant's request for Project
Development Plan approval for the Raintree Animal Clinic case number
22-98A is approved with the following conditions.
1 The applicant shall comply with all notes and conditions set forth on the
applicant's submittal sheets 1 through 4 dated 3/8/2000 and prepared by Greg
Fisher Architect.
Dated this 21 st day of April, 2000 per authority granted by Section 1.4.9 (E)
and 2.1 of the Land Use Code.
Steven Klausing, He in Officer
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Division 3.5.1(D) Building and Project Compatibility
The proposal fulfills this section in that it provides a connecting walkway with a
direct pedestrian connection to Evenstar Court without requiring pedestrians to
walk through the parking area or cross a driveway.
Division 3.5.1 (F) and (G)
The building complies with these requirements. It will be a 1 story structure
with a hipped roof. The building will be 26 feet in length and similar to the
Senior Center to the west and the Raintree PUD residential dwelling units to
the north. Building materials will be brown brick veneer siding and sandstone
masonry to match the Senior Center and warm gray EIFS siding to be
consistent with the color of the Raintree PUD residential dwelling units.
Finally, the roof will be warm gray high profile asphalt or composition shingle to
match the Senior Center.
Division 3.5.3 Mixed Use, Institutional and Commercial Buildings
The proposal meets these requirements in that it faces and opens onto a
connecting parkway with the pedestrian frontage along Evenstar Court.
Division 3.5.3 (B) (2)(b)
The proposal satisfies this requirement in that the north face of the building is
set back 9 feet from the right of way line for Evenstar Court. This is less than
the maximum 15 foot setback.
Division 3.5.3 (B)(2)(c)
This requirement is met in that the east face of the building is set back 17.5
feet from the right of way line along South Shields Street. This is within the 10
foot to 25 foot range for building setbacks as set forth in the section.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the staff report, the Raintree Animal Clinic Project
Development Plan submittal and considering all the evidence at the public
hearing, the Hearing Officer makes the following findings of fact and
conclusions:
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Division 3.2.1 (E)(4)(a)
This requirement provides that trees are provided at spacing no more than 25
lineal feet along Evenstar Court and no more than 40 lineal feet along the
south side lot line in the parking lot setbacks. The plan satisfies these
requirements.
Division 3.2.1 (E) (4) (b)
The on -site parking lot contains 11 parking spaces that will be screened form
the vacant property to the south and Evenstar Court to the north with shrub
plantings that will block at least 75% of the vehicle headlights and extend 73%
to 82% of the street frontage and property line along the parking area.
Division 3.2.1 (E)(5)
At least 6% of the site plan must be dedicated to landscaped areas. The
proposal provides 15% interior landscaping in the parking area.
Division 3.2.1 (E)(6)
Landscape and building elements are placed to adequately screen areas of
low visual interest and visually intrusive site elements including the loading
area and trash inclosure.
Division 3.2.2 Access, Circulation and Parking
The purpose of this Division is to ensure that the parking and circulation
aspects of the development are well designed with regard to safety, efficiency
and convenience for vehicles, bicycles, pedestrians and transit both within the
development and to and from surrounding areas. The evidence is that the plan
specifically complies with the following Article requirements: Division 3.2.2 (C)
(1) Safety Considerations Division 3.2.2(C) (2) Curb cuts and Ramps
Division 3.2.2 (C_) (4) Bicycle Facilities, Division 3.2.2 (D) Access and Parking
lot Requirements Division 3.2.2(C)(5) Walkways Division 3.2.2 (K) Number of
spaces for the building uses.
Division 3.3 Engineering Standards
The requirements of Division 3.3.5 have been met.
Division 3.5 Building Standards
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Compliance With Article Two Administration
Division 2.2.2 Neighborhood Meeting
As previously stated herein a neighborhood meeting is not required for
the approval of this Project Development Plan by Type 2 Administrative review.
The Planning Staff representative testified that the property was posted and
proper notice was published.
Compliance With Division 4 Development standards
Division 4.19 NC: Neighborhood Commercial District
The staff report and the applicant's submittal indicate that the submitted
development plan complies with the provisions of Article 4 particularly the
elements of street design, sidewalks, landscaping and site design.
The building complies with the maximum building height requirement.
.Article 3 of the Land Use Code — General Development Standards
The application must comply with all applicable Article 3 General Development
Standards. Evidence was presented at the hearing and was included within
the applicant's submittal materials which the hearing officer finds applicable to
the following specific standards and which meet these standards.
Division 3.2 Site Planning and Design Standards
Division 3.2.1 Landscaping and Tree Protection
The applicant must submit a landscaping plan that ensures full tree stocking in
all landscaped areas within 50 feet of any business along high use or high
visibility sides. The proposed plan satisfies this requirement.
Division 3.2.1(D)(2) Street Trees
This Code section provides that street trees are spaced at 30 to 40 foot
spacing along adjacent streets. The plan fulfills this requirement.
Division 3.2.1 (D) (3) Minimum Species Diversity
The plan satisfies the minimum species diversity requirement that no one
species be more than 50% of the total number of trees.
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The applicant's submittal materials and the staff report are a part of the record
and are incorporated herein by reference.
The evidence is that the surrounding zoning and land uses are:
N: MMN, POL; existing residential, community park
S: NC; vacant land
E E; existing office park and employment center
W: MMN; Fort Collins Senior Center
The site was annexed as part of the Fourth College Annexation in
September 1965. The site was platted in August 1980 as part of the
Raintree PUD.
Findings
The Hearing Officer finds that this is a request for approval of a Project
Development Plan, that review as an Administrative Type 1 review is
appropriate and that the zoning for the site is NC Neighborhood Commercial.
The Hearing Officer finds that the applicant has submitted a request for
approval of the development of the site as a small animal clinic. The proposed
use on this lot is veterinary. The Hearing Officer finds that this use is in the NC
zoning district in the Land Use Code Section 4.19 subject to administrative
review.
The Hearing Officer finds that the submittal complies with the permitted uses
within the NC District, that the request complies with the District Standards
contained in Section 4.19 Neighborhood Commercial district) and Article 3 of
the Land Use Code (General Development Standards) subject to the
conditions that follow.
Land Uses
Division 4.19 Neighborhood Commercial
The project is located in the NC Neighborhood Commercial District. The
proposed use is as a small animal clinic and is permitted in the NC zone
district subject to administrative review. The Hearing Officer finds that the land
use is permitted and includes the required elements for this district.
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Neighborhood Meeting:
The planning staff representative testified that the
property was properly posted, legal notice mailed
and published. There is no requirement for a
neighborhood meeting and one was not held.
Public Hearing
The Hearing Officer, presiding pursuant to The Fort Collins Land Use Code,
(LUC) opened the hearing at 6:00 p.m. on April 13, 2000 in the conference
room of the City of Fort Collins Planning Department located at 281 North
College Ave. Fort Collins, CO. The Hearing Officer admitted the staff report
and the Applicant's submittals into the record.
Hearing Testimony Written Comments and Other Evidence
The following individuals testified at the hearing:
From the City of Fort Collins:
Steve Olt
City Planner
Dave Stringer
Engineering Department
Ward Stanford
Traffic Department
Dick Rutherford
Engineering Department
For the Applicant:
Greg Fisher
3115 Clyde Street
Fort Collins, Colorado 80525
Larry Magnuson 2813 McKeag Dr.
Collins, CO 80526
Background
City of Fort Collins
Commu. j Planning and Environmental, vices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE 1 ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
Hearing Officer: Steven Klausing, Hearing
Officer Administrative, Type 1
Project Name: Raintree Animal Clinic Development Plan
Case Number: #22-98A
Owners: Dr. Larry Magnuson
2813 McKeag Drive
Fort Collins CO 80526
Applicant: Greg D. Fisher, Architect
c/o Greg Fisher
3115 Clyde Street
Fort Collins, CO 80524
Project Description:
This is a request for approval of Project
Development Plan for the construction of a 2 story,
6,578 square foot building. The building will be
used as a small animal clinic. The site is .36 acres
and is located at the southwest corner of South
Street and Evenstar Court. The site is east of the
Fort Collins Senior Center and is in the
NC -Neighborhood commercial Zoning District. .
Hearing Officer Recommendation: Approval with Conditions
Zoning District: NC: Neighborhood Commercial zone district
Notice of Public Hearing and
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020