HomeMy WebLinkAboutFOOTHILLS COUNTRY CLUB CATERING INC PUD - PRELIMINARY & FINAL - 38-89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3
MEETING DATE 8-28-89
STAFF Ted Shepard
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Foothills Country Club Catering P.U.D., Preliminary and Final, #38-89
APPLICANT: Foothills Country Club Catering, Inc.
613 Parker Street
Fort Collins, CO. 80525
OWNER: Mountainside Enterprises, Inc.
613 Parker Street
Fort Collins, CO. 80525
PROJECT DESCRIPTION:
This is a request for a Preliminary and Final P.U.D. to convert an abandon restau-
rant (Nicky's) into a catering business for both on and off premise events. In
addition, there will be space devoted to such uses as banquets and social meetings.
On an ad -hoc basis, there will be displays by such users as florist, photographer,
and formal wear rental companies. The building measures 11,564 square feet on a
1.98 acre site, located on the west side of South College Avenue approximately
1,300 feet south of Trilby Road. The zoning is b-p, Planned Business.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The request for a Preliminary and Final P.U.D. does not meet the 50% required
minimum score on the Business Service Uses point chart. A variance to allow the
proposed land use has been evaluated and Staff recommends approval based on the
deintensification of the use, and the fact that there would be no new construction
or development. With generous setbacks from adjacent properties and mature
landscaping along the property lines, the project fits within the character of the
area and is considered compatible with the surrounding neighborhood. There are
no design changes to the existing improvements. Signage would be restricted to
one, off -premise, freestanding sign located within the access easement. The
transportation impacts are less than the impacts associated with a full scale
restaurant. There are no public improvements required along the frontage of South
College Avenue.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Coffins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
Foothills Country Clupatering P.U.D., Preliminary & Pal, #38-89
P & Z Meeting, August 28, 1989
Page 1
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: FA (County); Farming District, pasture and rural residential
S: r-p; Rural residential, horse boarding, arena, and pasture
E: h-b; Satellite dish sales, rental, and storage
W: r-p; Vacant, pasture
The parcel contained a restaurant originally called the Hermitage Inn and then
Nicky's. Both of these uses were operated while the property was under the
jurisdiction of Larimer County. It was as Nicky's that the building suffered
extensive fire damage. The building has been vacant since this fire for a period
exceeding one year. Therefore, the right to proceed as a continuation of a non-
conforming use has expired. The site was annexed in 1981 and zoned Planned
Business with the condition that all development of the property proceed as a
Planned Unit Development.
2. Land Use:
The request for a change from restaurant to catering, banquets, and hosting of
events was evaluated against the criteria of the Business Service Uses point chart
of the L.D.G.S. The project achieves a score of only 22% and thus does not meet
or exceed the minimum required score of 50%.
Staff supports a variance to the point chart for Foothills Country Club Catering,
Inc. Preliminary and Final P.U.D. for the following reasons:
A. The nature of the proposed
change of use is that the activities will
shift from
a full service restaurant attracting the general
public and the
passing by
motorist to a service that
is by appointment or
reservation only.
The one
possible exception would be
a Sunday brunch that
is tentatively being
planned
as a future offering. In
addition, the catering
business would
reduce the
kitchen capacity by approximately
one third to
one half of the
previous
operation. Staff, therefore,
finds that the nature
of the proposed
change of
use is a deintensification of
the former full scale restaurant.
B. The size of the existing facility would not change under the new P.U.D. No
new structures are planned. The existing buildings would be remodeled to
accommodate the new uses.
C. The overall
impact of the change
of use on
the surrounding property is negli-
gible. The
facility is maturely
landscaped
and well screened from College
Avenue and
adjacent properties.
The setbacks and screening promote a sense
of privacy.
The facility is non -intrusive
and
adds a degree of quality to the
area. Staff,
therefore, finds the
proposed
P.U.D. to be compatible with the
surrounding
area with no adverse
impacts on
the neighborhood.
Foothills CountryClu*aterin P.U.D. Preliminary & Final #38-89
9 � Y
P & Z Meeting, August 28, 1989
Page 3
For the above reasons, Staff believes a variance to the minimum required score
of 50% on the Business Service Uses point chart is justified.
3. Neighborhood Compatibility:
Since the proposal does not involve any new construction and represents a deinten-
sification of use, no neighborhood meeting was held. The substantial buffering and
setbacks protect the integrity of the surrounding properties and the project is
determined to be compatible with the neighborhood.
4. Design:
The design objective is to accommodate the proposed change of use within the
existing improvements on the property. There are no changes to the parking lot,
driveway access, landscaping, or structures. All property boundaries are well
landscaped. The main structure is setback from College Avenue approximately 350
feet.
The applicant is seeking an off -premise sign permit from both the City and the
State Highway Department. The sign would be located in the driveway easement
in the general vicinity of the previous freestanding sign for the former restaurant.
Since this off -premise sign is not part of the P.U.D., the size would not be
determined by the P.U.D. process but rather by the Sign Code. The P.U.D., how-
ever, does regulate any wall signage that may be placed on the building. The
P.U.D. site plan specifies that wall signage will not be placed on the buildings.
Signage will be restricted to the freestanding off -premise sign.
5. Transportation:
The proposed change of use represents a deintensification of land use compared
with the previous full scale restaurant. Consequently, no public improvements are
required along College Avenue. The existing access easement is considered adequate
to handle the amount of traffic anticipated for the proposed land use.
RECOMMENDATION
Staff finds the request for Preliminary and Final P.U.D. for Foothills Country Club
Catering, Inc. meets the intent of the Business Services point chart and the all
development criteria of the Land Development Guidance System. Adequate justifica-
tion has been provided to permit a variance to the criteria requiring a 50%
minimum score on the Business Service Uses point chart. Staff recommends
approval of the Preliminary and Final P.U.D.
I
Area of Notification
'lp
ITEM FOOTHILLS COUNTRY CLUB
CATERING -Preliminary & Final
NUMBER 38-89
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APPLICATION INFORMATION
FOOTHILLS COUNTRY CLUB CATERING Inc.
6813 S. College Ave.
Fort Collins, Co. 80526
The building owners: Mountainside Enterprises , Inc.
William C. LeNorreys
613 Parker St.
Fort Collins , Co. 80525
303-484-4434
James A. Garrison
2408 Indiana P1.
Loveland , Co. 80538
303-663-4670
6813 S. College is an existing building that was used as a
restaurant for many years. Previous names were "Nickies" and "The
Hermitage Inn"
The building will be purchased by Mountainside Enterprises Inc.
and the facility will be named "Foothills Country Club Catering Inc."
The building will be brought up to the present City codes to conduct
a catering business for on and off premise business.
Behind the Scenes Catering an existing business will be contracted
to conduct the catering business.
Portions of the building will be ranted as office or work space
for florist, wedding photographers, formal wear rentals (tuxes and gowns)
All business functions will be by appointment and reservation only and
not relying on passing street traffic . Schedule events examples:
Business Lunches and Meetings
Weddings to included Rehearsals Dinners, Receptions, Showers
Service Club Meetings and Banquets
Bankers Lunches and Meetings
Graduation Parties
Retirement Parties
Seminars
Anniversary Parties
Fashion Shows
Portions of the buildings will be housing for management and security
personnel.
�IidTN/LL,f C DUMR rZ� U8 CiRT� /^� G i 7�AJC,
BUSINESS
SERVICE USES
For All Critera
Criterion
a. Transit route
b. S. College corridor
c. Part of center
d. Two acres or more
e. Mixed -use
f. Joint parking
g. Energy conservation
h. Contiguity
i. Historic preservation
I
k.
1.
` VW — Very Well Done
POINT CHART E
Applicable Criteria Only
Is The
Criterion
'Yes
Circle
The
Correct
Score
_\WNo�mn�_
Maximum
Applicable
Points
1012M
NO
1012138
ON
CONNIE
ON
10114
ON
[6:0121010
01
■Md
BOG
IBM
in
IBM
Percentage Earned of Maximum Applicable Points
Totals I 1 y I qy
VM = VII ?a %
mI
-24-
0
Foothills Country Club
6813 So. College Ave.
Fort Collins , Colorado
Catering Inc.
80526
Traffic Concerns with reopening the facility at
6813 So. College Ave:
DFAU6 I OM
L�C�GOdC�
The prevous use of this property was for operating a full time
restaurant (Nickys and the Hermitage Inn). As a restaurant open
to the general public traffic on to College Ave was throughout
the morning, afternoon and evening.
The new use of this property is to operate a Catering business,
renting rooms for meetings or banquets on premises and also
catering to activities off premises. All catered activities
will be by appointment and reservation only, with the possible
exception of a Sunday Brunch, which we may open to the general
public. With the majority of our business being by reservation
oniy, traffic will be minimai and limited to the times of the
scheduled activities and not continuously throughout the day.
Behind The Scenes Catering an established business in Fort
Collins, will be using our Kitchen to cater to their present
clients in Fort Collins and to cater the on premise activities.
Their present business consists of catering all activities at
their clients homes and businesses. Behind the Scenes catering
will be reopening our kitchen, which will be scaled back to
1:3rd to 112 the size of the former kitchen. Their operation
does not require the previous needs of a full time restaurant
kitchen. The majority of their business will continue to be
delivering ordered food to weddings, banquets, and business
meetings in the Fort Collins, Loveland, and Greeley area.
The three former banquet rooms in the north wing and the
seperate carriage house are proposed to be remodeled into
residency for on site living quarters for management. This will
further reduce the previous restaurant operation.
With most of our business being held off premise. And do to the
fact that the majority of our business will not be open to the
general public. We feel that this new use of the property will
have considerably less traffic to College Ave and certainly no
greater traffic then the previous use as a full time restaurant.
President
William C. LeNorreys
Foothills Country Club Catering, Inc.