HomeMy WebLinkAboutSOUTH SHIELDS VETERINARY CLINIC PUD - PRELIMINARY - 44-89A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT
PROJECT: South Shields Veterinary Clinic PUD, Preliminary - #44-89,A
APPLICANT: Dr. William M. Musselwhite
c/o Richmond Associates
420 West Oak
Fort Collins, CO 80521
OWNER: Dr. William M. Musselwhite
5001 S. Shields
Fort Collins, CO 80526
PROJECT DESCRIPTION: A request for preliminary approval for a 3,800
square foot veterinary clinic and existing single family residence, on 1.4 acres,
located at 5001 S. Shields, 1/2 mile south of Harmony Road. The site is zoned
R-L-P, Low Density Planned Residential.
RECOMMENDATION: Approval with conditions.
EXECUTIVE SUMMARY:
The applicant proposes a 3,800 square foot veterinary clinic on this site. The
project scores 40% on Point Chart E "Business Service Uses" and as a result,
has requested a variance to the point chart. Staff supports the requested Point
Chart variance. Conditions regarding the submission of information justifying
energy conservation measures and the acquisition of off -site utility easements
(if needed) are recommended.
DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, 00 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
i •
South Shields Veterinary Clinic PUD, Preliminary - #44-89, A
November 20, 1989 P & Z Meeting
Page 2
COMMENTS
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L-P; existing single family residence
S: R-L-P; existing single family residence
E: R-L-P; vacant (Clarendon Hills Subdivision - First Church of God site)
W: R-L-P; vacant (proposed South Shields Veterinary Clinic PUD Master
Plan)
The site was annexed as part of The Ridge Annexation in 1989 and is zoned
R-L-P, Low Density Planned Residential. There is an existing residence on a
portion of this site. This residence is a "use -by -right" in the R-L-P Zoning
District.
2. Land Use:
The proposed use consists of a 3,800 square foot veterinary clinic and an
existing single family residence. The existing residence will need to be on a
subdivided lot. A subdivision plat would be submitted at the time of final
application, to create a separate lot for the existing residence.
The land use proposed on this preliminary site plan was evaluated under the
criteria of the Business Service Uses Point Chart. The project achieves 40%.
(A minimum of 50% is required on this point chart.) Points were awarded for
being located outside the South College Avenue Corridor; for being a mixed -use
development (residential and business service uses); and for energy conservation.
Staff is recommending a condition that the applicant submit detailed informa-
tion justifying the proposed energy conservation measures with the final PUD
application.
The applicant has requested a variance to Point Chart E "Business Service
Uses", for the contiguity criteria. In this case, 1/6 contiguity to existing
development could be obtained from the property to the east of Shields Street,
which is an existing subdivided lot for First Church of God. For the purposes
of meeting the contiguity criteria, however, existing development is defined as
"any subdivision in the City, which has been approved and recorded once all
engineering improvements (water, sewer, streets, curbs, gutters, street lights, fire
hydrants and storm drainage) are installed and completed. There are some
street and drainage improvements that have not been completed and thus, the
site does not qualify for contiguity credit along its Shields Street frontage.
There is also contiguity for the proposed South Shields Veterinary Clinic PUD
Master Plan with The Ridge Subdivision to the west; however, The Ridge is a
County -approved development which was constructed without the level of urban
improvements needed to qualify as "existing development".
South Shields Veterinary Clinic PUD, Preliminary - #44-89, A
November 20, 1989 P & Z Meeting
Page 3
Although this site does not meet the contiguity criteria, it is located in a
developing area that is in transition between rural and urban land uses. The
majority of the necessary urban improvements have been installed along the
west side of Shields Street and while The Ridge is not "urban development",
the site does have contiguity with this development through the master plan.
Furthermore, the proposed use has elements of both a rural and urban nature
and therefore, is appropriate for this area. On this basis, staff supports the
requested variance to Point Chart E "Business Service Uses".
3. Desien:
The proposed clinic has been designed to be residential in character. The
structure is one-story, with a hipped roof. All activities related to the
veterinary clinic would be contained within the structure. There are a number
of existing trees and shrubs on the site that would be retained. Additional
landscaping proposed includes coniferous screening along the north property
line, street trees along Shields Street and a combination of berming and plant
materials at the entrance to the site and for screening the proposed parking lot.
Adequate parking has been provided for four employees and customers.
The applicant has two alternatives for obtaining water and sewer service to
this site from the Fort Collins -Loveland Water District/South Fort Collins
Sanitation District. One option is for utility lines to be extended under
Shields Street from the east side of the street. A second option is for an
extension of utilities from the current location in Hepplewhite Court, which is
at the eastern edge of The Ridge. The extension from Hepplewhite Court
would require off -site easements, since these utility lines would cross one
property that lies between Hepplewhite Court and the western portion of the
South Shields Veterinary Clinic Master Plan. Further analysis may also be
needed to determine if this route would physically permit the installation of
utilities. The location of utilities must be determined prior to submittal of a
final PUD application and reflected on a final utility plan; therefore, staff is
recommending a condition that off -site utility easements be secured by the
applicant prior to submission of a final PUD application (if the Hepplewhite
Court utility route is chosen by the applicant).
4. Neighborhood Comnatibility:
A neighborhood meeting was held on this proposal on August 31, 1989. Four
residents/property owners attended this meeting. The attached meeting sum-
mary indicates that concerns generally related to the present speed limit and
conditions on Shields Street, as well as the interest in retaining residential
character in the proposed veterinary clinic.
5. Transyortation:
Access to the site is from Shields Street, via a private driveway. The
applicant will be required to construct a 24' wide driveway to the west edge
of this site and to construct a temporary turnaround adequate for fire equip-
South Shields Veterinary Clinic PUD, Preliminary - #44-89, A
November 20, 1989 P & Z Meeting
Page 4
ment. An access easement will be dedicated for this driveway. The site plan
has been designed in such a way that as the remainder of the site to the west
develops, a 36' wide local street can be dedicated and constructed by the
applicant to provide access for the single family homes proposed on the South
Shields Veterinary Clinic PUD Master Plan.
RECOMMENDATION
Staff finds that the South Shields Veterinary Clinic PUD, Preliminary meets
the criteria of the All Development Chart of the Land Development Guidance
System and that a variance to Point Chart E "Business Service Uses" is
justified. Therefore, staff recommends approval of the South Shields Veteri-
nary Clinic PUD, Preliminary #44-89,A with the following conditions:
1. The applicant submit detailed information justifying the proposed energy
conservation measures with the final PUD application.
2. Off -site utility easements be secured by the applicant prior to submission of
a final PUD application (if the Hepplewhite Court utility route is chosen
by the applicant).
ITEM 5001 S. SHIELDS VETERINARY CLINIC
NUMBER 44-89
11
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Mf,Li M1uARY fl-AT
SOUTH SHIELDS VETERINARY CLINIC
PLANNING OBJECTIVES
A. The veterinary clinic will provide a needed service
for the neighborhood and the community. The project
is designed to be compatible with surrounding land use
by being residential in character.
B. The applicant plans to own and maintain all open space.
C. Numbers of employees: 4
O. The location is on a major arterial with good visibility
and access.
E. See attached criteria
F. The primary conflict is vehicular, both visual and
physical. We propose visual buffers and a deceleration
lane to reduce this conflict.
G. Energy consumption will be reduced by design considerations
incorporated in the building.
ALL DEVELOPMENT: NUMBERED CRITERIA CHART
ALL CRITERIA
APPLICABLE CRITERIA ONLY
CRITERION
Is the criterion applicable?
Will the criterion
be satisfied?
If no, please explain
e.,�,��,�,, ��e
Yes No
NEIGHBORHOOD COMPATABILITY
1. Social Compatability
`k
2. Neighborhood Character
3. Land Use Conflicts'
4. Adverse Traffic Impact
PLANS AND POLICIES
5. Comprehensive Plan
PUBLIC FACILITIES & SAFETY
6. Street Capacity
x%
`
7, Utility Capacity
8, Design Standards
9. Emergency Access
j(
40. Security Lighting
11. Water Hazards
RESOURCE PROTECTION
12. Soils & Slope Hazard
13. Significant Vegetation
44. Wildlife Habitat
15. Historical Landmark
�(
16. Mineral Deposit
17. Eco-Sensitive Areas
18. Agricultural Lands
ENVIRONMENTAL STANDARDS
49. Air Quality
20, Water Quality
21. Noise
22. Glare & Heat
23. Vibrations
)C
24. Exterior Lighting
25. Sewages & Wastes
SITE DESIGN
26. Community Organization
X
27. Site Organization
28. Natural Features
29. Energy Conservation
30. Shadows
31, Solar Access
32. Privacy
33. Open Space Arrangement
34. Building Height
35. Vehicular Movement
36. Vehicular Design
k
37. Parking
38. Active Recreational Areas
;l
39. Private Outdoor Areas
`
40. Pedestrian Convenience
41. Pedestrian Conflicts
42. Landscaping/Open Areas
X
43. Landscaping/Buildings
X
44. Landscaping/Screening
45. Public Access
46 Signs
-12-
�D►��L f P11 L...I U T Lt-60U
BUSINESS
SERVICE USES
POINT CHART E
For All Critera
Applicable Criteria Only
Criterion
Is The
Criterion
Applicable
Yes No
I II III IV
Circle
The
Correct
Score
Yes \W No
Multiplier
Points
Earned
1x11
Maximum
Applicable
Points
a. Transit route
X
2
X
2
.
b. S. College corridor
X
X
ti�
0
4
8
c. Part of center
X
X
21DI
3
6
d, Two acres or more
X
X
2,0
3
6
e. Mixed -use
X
X
2
0
3
6
f. Joint parking
1
210
3
-
g, Energy conservation
X
1
2
0
4
8
h. Contiguity
X
X
20
5
10
i. Historic preservation
1
2
0
2
---
-
j
120
k.
1
2
0
1,
1
2
0
VW — Very Well Done Totals
V VI
Percentage Earned of Maximum Applicable Points V/VI =V1I _ %
VII
-24-
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•
RICHITIt)ND ASStWLI TES
A r-ch i tec is/Planners
October 29, 1989
Sherry Albertson -Clark, AICP
Planning Depertment
City of Fort Collins
300 LaPorte Ave.
Ft. Collins, CO 80522
420 WEST OAK STREET FT. COLLINS, CO 80521
(303) 224-3140
RE: Variance Request, South Shields Veterinary Clinic
Dear Mrs. Clark;
We request the City of Fort Collins' consideration in granting a
variance on the contiguity credit for the above plan. The
proposed Veterinary Clinic site appears to meet the 1/6
contiguity requirement with the exception of the sidwwalk
improvement which has not been completed on the First Church of
God building site east of the proposed Veterinary Clinic site.
It should be taken into consideration that the master plan
adjoins The Ridge subdivision which forms approximately 25% of
the total boundary of the site. It appears to us that the
project will meet the proposed business service point chart if
the contiguity issue is resolved.
Sincerely,
Donald L. Richmond