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Home My WebLink AboutANDERSON DENTAL CLINIC - RH NON-RESIDENTIAL USE REQUEST - 25-87 - - RECOMMENDATION/REPORT W/ATTACHMENTSITEM No. 5 PLANNING AND ZONING BOARD MEETING OF June 22, 1987 STAFF REPORT PROJECT: Anderson Dental Clinic - RH Non -Residential Use Request - #25-87 APPLICANT: Dr. Tim Anderson c/o W. J. Frick Design 526 South College Fort Collins, CO. 80524 PROJECT PLANNER: Ted Shepard OWNER: Mr. Harold Beavers PROJECT DESCRIPTION: Request to convert a 1,478 square foot residence on a 7,000 square foot lot at 523 South Remington to a professional office for a dental practice. RECOMMENDAT ION : Approval EXECUTIVE SUMMARY: The proposed dental clinic meets the guidelines of the Buffer Area of the Eastside Neighborhood Plan. The structure would remain unchanged with the exception of an access ramp. The parking meets the Zon- ing Code. Several variances were granted by the Zoning Board of Appeals to vary the lot size requirements and eliminate side lot landscaping and fen- cing. The size, scale, and intensity of the proposal is compatible with the neighborhood and is considered in the best interest of the community. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Iddolk ImW Anderson Dental Clinic - #25-87 June 22, 1987 P & Z Meeting Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: RH; Rental car parking lot S: RH; Single family residence E: RH; Single family residence W: BG; Professional office 2. Land Use: The location of the proposed RH Non -Residential Use Request is in the Buf- fer Area as designated by the Eastside Neighborhood Plan. The Buffer Area, as defined by the Eastside Neighborhood Plan, is intended to provide a "cushion" between the Fringe Area (non-residential uses along the arteri- als) and the Preservation Area (low density residential). The predominant land uses to be encouraged in the Buffer Area are home occupations, office or other low intensity (non -retail) non-residential uses. The Eastside Neighborhood Plan encourages that all existing structures contributing to the character of the neighborhood should be preserved, if possible. The proposed RH Conversion to a dental clinic is an appropriate land use in the Buffer Area. In addition, there would be no change in the structure thus preserving the character and conpatibility with the Eastside Neighbor- hood. The request for a non-residential use must be evaluated for promoting neighborhood stability and being in the best interest of the community. The dental clinic is anticipated to serve the downtown residents including the elderly residents of the D.M.A. Plaza. Many of these residents would be able to walk rather than rely on an automobile or public transportation. 3. Design: As previously mentioned, there would be no change to the existing struc- ture. The architectural character would be preserved with the exception of an access ramp. Parking for seven cars would be in the rear accessible by a driveway off Remington Street or the alley on the rear. The seven park- ing stalls meet the requirements of the Zoning Code. On April 9, 1987, the applicant received the following variances from the Zoning Board of Appeals: 1. A variance to reduce the required lot area from 12,000 to 7,000 square feet. 2. A variance to reduce the lot width from 100 to 50 feet. 3. A variance to reduce the required parking lot landscaping along the north lot line from 5 to 0 feet. Anderson Dental Clinic - #25-87 June 22, 1987 P & Z Meeting Page 3 4. A variance from the requirement to install a 6 foot privacy fence along both the north and south property line (at the request of both neighboring property owners). These variances will be reviewed in 18 months. It was conditioned that, should either neighboring property owner desire a fence in the future, it would be constructed. Staff has reviewed the site plan and finds the proposed clinic to be compa- tible and sympathetic with the surrounding neighborhood area. RECOMMENDATION The request for a non-residential use for a dental clinic at 523 South Remington Street is an appropriate land use with a compatible site design which promotes neighborhood stability. The request is also in conformance with the guidelines of the Eastside Neighborhood Plan in that is an appropriate use for the Buffer Area and is in the best interest of the com- munity. Staff, therefore, recommends approval. M. 4 4 71 W: ol JImIiliIdF V 2: s e :1 1 J � . I k PFof***bR*IOID** VICINIT' i Comm*roW -- -- -- I 1 Comm*roW �hFM�1B�� i I � ' � B r mlwA— Prof I I Prof* OfNo* E. Myrtle Street W°D Dd[ reGmDYe Pu11A1M .rx 1�ATE e11 i..ygrtlh • 3,463 5" ensue rtr«t• . P.o.r. a Dpn apa 2,059 e9% epc• 0 Of TOTAL TraaD .r loot P1F[lre T .pe« • BI' . 18'. Plu. L].>.l. P—M wunm RtaRT ZA tlar w •tM TT' —I R vxA .r rxr µ18TIr0 >q Amos. urs V - Witt-fxtl> IF - alhl._rxu> TRxr ATOaae r• I OWNER CERTIFICATION TM uMaf tMe°roprt> ° .�rul e 't—, A fey : itlf� " . «Pt A. ti.....t forth e: •�lE°.I t: vi.•tarlc 1 ATTONNEY CENTW CATNMI DAY o�<. "T<aTl.> rx n. rr> ® FFpT s- TE Etman aADA xn�lT .1 .. rxArlrlalor.as lAo P orr l>roeorrr As SITE PLAN e w AAT As srorexuwil isToi siio �iR' umm A®ar: PmisTeAnDr rD. KAMNM6 AND iOMMe CEIITMICAT1011 ry� 11 r Port 1:ic�z°9eirM °99 TUAO7P" ANIDERSON ! LD& EC. --t� i �WF � �TJ cr•ur>te .nn M .n enlM rC GEBiP-N- Mff1 57q �1 y� SM 1a{ b.x oe A-- P« A. reilxlM x+1 on 1p13 9� 19BT NRA FVCE Ap 1I1DD5 — � ��r,M "� • .. f coG• •«tlx. IIB-NIl1. IIB-MI0, .841 ID1131 /p�f n'jN BG 1.�. •..I..•.r% 101111 .841 IDIIe11.1 I. r`A t lei � e hrrr ... rA. to tin to c.. .er1P FRONT ELEVATION NvinA prllM .lwb SIDE ELEVATION �i: wt��, ,°: ; ; ..l�avir«.at"t t«.. m :rcf.. ^CONVERSION loN sDUALS t.. t. tn. AT — ....r:i.n •x •r . RH ANDERSON DENTAL CLINIC U 'az ., U O a NO ~Z� SOYU= OzroJ O: WMO F- a O M F C: zN00 <IOJ IL DRAWING ATE P,AA4 REVISIONS SAWN BY CHECKED BY Nt DATE 4 U� a K- w U:d CJ < JOB --4 wo e7 r,P, , EAST ELEVATION WEST ELEVATION �.exWRJ4 EXTERIOR ELEVATIONS NORTH ELEVATION SOUTH ELEVATION RH CONVERSION ANDERSON DENTAL CLINIC U O 0 Z < J Cc U O < N O 0 OF V Z p Z OJ -j (n 5 co O W m co U Z co N O 0 Q N J 1 WAM7NO BY D BY URa E_ a p�. wz FW= 2 p - )OB rl -s. S7 2of2 zo ALLEY _140.0", -- EpfWPW-1 aWVAVAY K=rmynomm i� E%ihj,ny ° �urA, - NG s BUa7+rHu6 i, 3Ex1�Hy tr�wrs Exi�Ny'�wr�/� -� rxKPNpWsArf / LANDSCAPE PLAN MAla: P •Iaar WKU V NOURN4 All .—.min .v....1. m a ..l—...o......... ao.arr Allµ 0. a —lta. vltn )/A• .... _.11" --- All —N. - a r—..... All pl—c aa. a. a.. 6• At— .Agin.. AN Ara -t l...—A.A ....M ea.tru.tl.n RH CONVERSION ANDERSON DENTAL CLINIC U_ z O J � U a 2 Z)Z N O 0 O Y U O O Z m i m w ¢ co O U 0 M H Z a O G In DRAWING .A VX,eAM a.AN BY SHEET L-1 ANDERSON DENTAL CLINIC RH CONVERSION 523 Remington St. Ft. Collins, CO 80524 LAND USE BREAKDOWN Land area .16 acre 7,000 sq. ft. TOTAL FLOOR AREA = 1,478 sq. ft.; 21% of land area COVERAGE BREAKDOWN sq. ft. % Building area 1,478 21% Private Parking and Driveways 3,463 50% Public Streets & R.O.W. 0 0% Open Space 25059 29% Active Recreational Space 0 0% TOTAL 7,000 100% PARKING 7 spaces @ 81, x 18, plus bicycle parking BUILDING HEIGHT Existing building 22' tall @ peak of roof EXISTING ZONING RH SYMBOLS USED MF = Multi Family SF = Single Family TRASH STORAGE Contained in cans 0 • ANDERSON DENTAL CLINIC RH CONVERSION 523 Remington St. Ft. Collins, CO 80524 PLANNING OBJECTIVES We are planning to convert an existing residence in the RH zone to a Dental C:limic. We are not changing the character, scale, circulation, materials or any ether aspect of the site. TVs building will be owner occupied, thus the property and the building will be well eared for and maintained as opposed to an absentee landlord and the possibility of a disentigrati.ng condition of the property that has happened with ether properties in the area. Ka use is compatabile with the East Side Neighborhood plan and with neighboring uses which are primarily multi. -family, commercial and some single family units. The site is adjacent to BC zoning. The lot size is 50 ft. by 140 ft. The building will not be altered significantly on the exterior except for the addition of a handicap access ramp, new paint and the removal of an existing carport. The Dental. Clinic will have a maximum of 4 employees, traffic generation is expected to be 8 cars per 8 hour day, 4 days per week, with a number of patients walking or riding the bus to their appointments from the downtown area. This traffic circulation will remain unchanged from Remington Street to the alley. Parking spaces will be on site for 7 oars and the on -street parking will remain as existing, but is not used for the parking requirements. The landscaping will remained primarily unchanged except for trimming and pruning.