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Home My WebLink AboutANIMAL MEDICAL CENTER OF FORT COLLINS - PRELIMINARY & FINAL - 2-88 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 PLANNING AND ZONING BOARD MEETING OF February 22,,,_19W STAFF REPORT PROJECT: Animal Medical Center of Fort Collins, PUD, Preliminary and Final, #2-88. APPLICANT: ZVFK Architects/Planners 11 Old Town Square, #200 Fort Collins, CO 80524 PROJECT PLANNER: Debbie deBesche OWNER: Edward L. Umlauf 1731 Yucca Court Fort Collins, CO 80526 PROJECT DESCRIPTION: Request for a 7,674 square foot animal medical center which includes a hospital, kennel and 1 bedroom apartment on .95 acres, located at the southwest corner of Myrtle Street and College Avenue, zoned B-G, General Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant is requesting approval of the Animal Medical Center of Fort Collins as a PUD. The use of veterinary clinic is a use by right in the B-G zone district, but the boarding of animals requires the applicant to complete a PUD review. The proposal achieves over 50% of the required points on the Business Service Uses Point Chart, is consistent with the criteria of the Land Development Guidance System, and is in com- pliance with the Goals and Policies of the City of Fort Collins. Staff is recommending approval. OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 SERVICES, PLANNING DEPARTMENT Animal Medical Center of Ft. Collins PUD, Prelim. & Final #2-88 P & Z Meeting - February 22, 1988 Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: B-G; 1st United Presbyterian Church. S: B-G; Single family residence. E: B-G; Vacant Gas Station and a single family residence. W: B-G; University Manor Apartments. The building was previously utilized as the Beebe Medical Clinic as a use by right in the B-G zone district. The present applicant is requesting a Animal Medical Center which includes such uses as a veterinary hospital, residential apartment, kennel, and storage. The proposed use of a kennel is not allowed as a use by right in the B-G district and requires the appli- cant to go through the PUD process. 2. Land Use: The project is supported by the City's Land Use Policies Plan as follows: "3. The City shall promote: a. Maximum utilization of land within the city;" "22. Preferential consideration shall be given to urban development propos- als which are contiguous to existing development within the city lim- its or consistent with the phasing plan for the City's urban growth area." "26. Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City." "37. The City shall promote the downtown area as a focal point of the com- munity through such means as: c. Defining and encouraging the location of proper uses in the area;" The project meets the criteria of the Land Development Guidance System. The project complies with the absolute criteria and achieves 24 percentage points out of a possible 44 percentage points on the Business Service Uses Point Chart. Animal Medical Center of Ft. Collins PUD, Prelim. & Final #2-88 P & Z Meeting - February 22, 1988 Page 3 3. Neighborhood: A petition signed by residents in the immediate block and the block to the north was submitted by the applicant in lieu of the neighborhood meeting. The petition states that those who have signed do not object to the pro- posed use of the building. A copy of the petition is included in this Staff Report. The project is compatible with the adjacent commercial and residential uses. 4. Design: There will not be any major exterior changes to the building. The existing curb cut onto Myrtle Street will be eliminated and replaced with landscap- ing. An additional 5' landscaped area will be added to the north side of the parking lot to allow for buffering from the street. The proposed sign for the site will be a maximum of 4'6" wide and 5'4" high, which is compatible with the existing signs along this area of Col- lege Avenue. The Animal Medical Center of Fort Collins will have approximately four employees when first opened. At its maximum, it will have ten employees divided into three shifts. It is anticipated that there will be two people working overnight and no shift will have more than five people. 5. Transportation: The City Traffic Engineer has reviewed the traffic information and has no objections. The proposed use will have little effect on traffic in the immediate area. Parking is provided on -site, accessed via the north -south alley between College Avenue and Mason Street. RECOMMENDATION: The project is consistent with the Land Use Policies Plan, achieves over 50% points on the Business Uses Point Chart, and meets the criteria of the Land Development Guidance System. Staff recommends approval of the Animal Medical Center of Fort Collins, Preliminary and Final #2-88. CITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES, PLANNING DEPARTMENT MEMORANDUM DATE: February 22, 1988 T0: Planning and Zoning Board FROM: Debbie deBesche, Project Planner oj�� RE: Animal Medical Center of Fort Collins, PUD, Preliminary and Final, #2-88. As a result of the Planning and Zoning Board work session with City Staff and subsequent meetings with the applicant, there remain issues unresolved in regard to this project. Staff recommends that the Board review and take action on the preliminary plan and continue the final until the March meet- ing. Staff has discussed and re-evaluated the point chart. Points should not of been given for E, "Mixed Use", but rather points should be given for C, "Part of a Center." The project is located in the Central Business Dis- trict of the City and should obtain points for C. As a result, changes have been made to the point chart, but the project still achieves more than 50% of the points. A copy of the revised point chart is attached. In response to the unresolved issues, Staff recommends placing three condi- tions on the preliminary plan: SIGNAGE: Condition #1: The final size and design of signage for the project shall be resolved by final review.• The applicant has not completed a final design of the signage at this point, but does have ideas on the preferred size and locations. Staff, along with the applicant, requests some feedback from the Board regarding the signage. With information from the Board, Staff will work with the applicant between now and the final review to establish signage which meets concerns of the Board, Staff and the applicant. SERVICES, PLANNING Animal Medical Center of Fort Collins PUD February 22, 1988 - Pa 0 40 PARKING LOT: Condition #2: The parking lot design shall be resolved by final review. The applicant wishes to eliminate the landscaped island in the parking lot to allow for an emergency access to the medical facility. This issue was presented to Staff this afternoon (February 22nd). Staff has not had time to review the impacts of the request or come up with other options. There- fore, Staff recommends that this condition be placed on the preliminary plan. LANDSCAPE ALONG SOUTHERN BOUNDARY: Condition #, 3: At final review, the proposed landscape along the southern boundary shall be deemed compatible or incompatible with the neighbor to the south. This issue was also presented to Staff this afternoon, and Staff has not had time to respond to it. The applicant would like to obtain the consen- sus of the neighbor to the south before he commits to installing the plant- ings. • BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only i III IV Circle Is The The Maximum Criterion Criterion Correct Points Applicable Applicable Score Multiplier Earned Points v Yes No Yes \M" No 1x11 a. Transit route X 2 0 2 b, S. College corridor. X X 2 0 4 1 8 c. Part of center L S `c,` ALA-5 X JXJ 2 0 3 6 d, Two acres or more X IX12 01 3 r 6 e. Mixed -use X X 2 0 3 6 f, Joint parking 1 2 0 3 g. Energy conservation X 1 2 0 4 8 h, Contiguity X X 2 0 5 10 i, Historic preservation 1 2 0 2 -- --� j, 1 2 0 k, 1 2 0 I, 1 1112101 VW —Very Well Done Totals V VI Percentage Earned of Maximum Applicable Points V/VI =Vll 55 % Vil -24- ACTIVITY: Business Service Uses DEFINITION: Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or community/regional shopping center. Uses include: retail shops; offices; personal service shops; financial institutions; hotels/ motels; medical clinics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; neighborhood convenience center; and, other uses which are of the same general character. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes NO NA 1. Does the project gain its primary vehicular access` from a street other than South College Avenue? 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART E" FOR THE FOLLOWING CRITERIA: a. Is the activity contiguous to an existing transit route (not applicable for uses of less than 25,000 sq. ft. GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corridor"? c. Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center, an office or industrial park, located in the Central Business Dis- trict or in the case of a single user, employ or will employ a total of more than 100 full-time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Central Business District? -22- conthu e. Does the project contain two or more significant uses (such as retail, office, residential, hotel/motel, and recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing buildings, and through committed energy conservation measures beyond that normally required by City Code? h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria: i. Prevent creation of influences adverse to its preserva- tion; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. -23- 'I Rm-mm N-k Ir i 8981-IM ;E,m M-MMO-011, I COLLEGE AVENUE ...I S REMOVE A REILACE 46- OF WALE MULTI-FAMIT HOUSS. LEGEND PLANT LIST IS ..E. LILA. EU-111 1A.—A . ..... aR I OIL NOTES PROJECT SITE SITE DATA AS. —F. W-1 .... ... .... LEGAL DESCRIPTION . ......... I. — �ty If ,.,I "I I Ill. c—— y f I. s,.,. , I—c:. VICINITY MAP PLANNING & ZONNG BOARD SIGNATURE OWNER'S SIGNATURE ATTORNEY'S SIGNATURE FINAL SITE AND LANDSCAPE PLAN ANIMAL MEDICAL CENTER OF FORT COLLINS ,1900 Grant Street, Suite 720 n d Town Square, Suite 200 Denver, Colorado 80203 Ows, Colorado 80524 •. , , Planners (303) 832-0032 (303)493-4105 January 4, 1988 Planning and Zoning Board Members City of Fort Collins P.O. Box 580 Fort Collins, CO 80522 RE: Planning Objectives - Animal Medical Center of Fort Collins Dear Board Members: We are submitting a preliminary and final site plan for the Animal Medical Center of Fort Collins P.U.D. for your review. The site is 19,000 SF located at the southwest corner of Myrtle Street and College Avenue. The site is bordered on the south by Canino's Italian Restaurant; to the west is an apartment building; to the north across Myrtle Street is First Presbyterian Church; to the east across College Avenue is a gas station. There are many existing mature trees and shrubs on this site. The site formerly housed the Beebe Medical Clinic and we propose to replace this with a veterinary hospital of approximately 7,000 SF. The site allows for 15 on -site parking spaces in a well landscaped existing environment. Additional landscaping has been added to the south to screen the facility. The existing zone allows for a veterinary clinic, but does not allow for the overnight boarding of animals. A P.U.D. is required for this purpose. The project promotes the following City Planning Objectives: 3. Maximum utilization of land within the City. 14. Urban development standards shall apply to all development within the urban growth area. 15. Development in the urban growth area should be consistent with development policies set forth in the plan. 22. Preferential consideration shall be given to urban development proposals which are contiguous to existing developments within the City limits or con- sistent with the phasing plan for the City's urban growth area. 24. All utility extensions should be in conformance with the phased utility expansion portion of the City's comprehensive plan. 26. Availability of existing services shall be used as a criteria in determining the location of higher intensity areas in the City. Planning and Zoning Board Members January 4, 1988 Page 2 37. The City shall promote the downtown area as a focal point of the community through such means as: c. Defining and encouraging the location of proper uses in the area. 63. Neighborhood service centers should locate within walking distance of existing or planned residential areas. We hope this information will be of assistance to you in the review of this pro- posed P.U.D. If you need any other information, please let me know. Sincerely, ZVFK ARCHITECTS/PLANNERS J n L. Barnett, ASLA JB:dh • 0 00 ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY Wd111.,•i la lhp rnt..ry n nfydu •.il.L•' lu•5, 11•;luxf CRITERION No NEIGHBORHOOD COMPATABILITY If no, please explain 1 Social Compat,t.)Ihty X 2 Neighborhood Character X X X 3 Land Use Conflicts X X X 4 Advnrse Traffic Impact X X " X PLANS AND POLICIES `, Comprehensive Flan X X X PUBLIC FACILITIES & SAFETY 6 Street Capacity X X y 7 Utility Capacity X X 8 Design Standards X X X 9 Emergency Access X Xh X ,0 Security lighting X X X 11 Woteriiwords X ° RESOURCE PROTECTION 12 Soils & Slope Hazard 13 Significant Vegetation 14 Wildlife Habitat :wf= 15 Historicol Landmark 16 Mineral Deposit 17 Eco-Sensitive Areas 18 Agricultural Lands ENVIRONMENTAL STANDARDS 19, Air Quality 20 Water Quality n 21 Noise 22 Glare & Heat 23 Vibrations 24 Exterior lighting 25 Sewage & Wastes SITE DESIGN 26 Community Organization X X a< `' a ,♦ X 27 Site Organizotion X X X 28 Natural Features X` 29 Energy Conservation X 30 Privacy 31 Open Space Arrangement X X X 32 Ruildinq f leight X 3 Vehicular Movementx xX 34 Vehicular Design 35 Parking 36 Active Recreational Areas 31 Private Outdoor Areas 38 Pedestrian Convenience 39 Pedestrian Conflicts 40 Landscaping/Open Areas 41 Landscaping/Buildings 42 landscaping/Screening 13 Public Access X 4.1 Signs X X X -12- ACTIVITY: Business Service Uses DEFINITION: Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or community/regional shopping center. Uses include: retail shops; offices; personal service shops; financial institutions; hotels/ motels; medical clinics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theatres; retail laundry and dry cleaning outlets; limited indoor recreation uses; small animal veterinary clinics; printing and newspaper offices; neighborhood convenience center; and, other uses which are of the same general character. CRITERIA ` Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes No NA 1. Does the project gain its primary vehicular access Elfrom a street other than South College Avenue? 2. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM EjR POINTS AS CALCULATED ON "POINT CHART E" FOR THE FOLLOWING CRITERIA: a. Is the activity contiguous to an existing transit route (not applicable for uses of less than 25,000 sq. ft. GLA or with less than 25 employees) or located in the Central Business District? b. Is the project located outside of the "South College Avenue Corridor"? c. Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center, an office or industrial park, located in the Central Business Dis- trict or in the case of a single user, employ or will employ a total of more than 100 full-time employees during a single 8-hour shift? d. Is the project on at least two acres of land or located in the Central Business District? cont i -22- continued 1%. e- Does the project contain two or more significant uses (such as retail, office, residential, hotel/motel, and recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage, through the application of alternative energy systems, use of existing buildings, and through committed energy conservation measures beyond that normally required by City Code? h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, which has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria: i. Prevent creation of influences adverse to its preserva- tion; ii. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. -23- 1900 Grant Street, Suite 720 Denver, Colorado 80203 (303) 832-0032 Eleve d Town Square, Suite 200 Fort W, Colorado 80524 (303) 493-4105 February 4, 1988 CITY OF FORT COLLINS PLANNING DEPARTMENT Ms. Debbie DeBesche City Planner P.O. Box 580 Fort Collins, CO 80522 RE: Animal Medical Center of Fort Collins; Number of Employees Dear Debbie: The Animal Medical Center of Fort Collins will have approximately four employees when it opens. At its maximum, it will have ten employees divided into three shifts. It is anticipated that there will be two people working overnight and that no shift will have more than five people. If you have any questions or need additional information, please let me know. Sincerely, ZVFK ARCHITECTS/PLANNERS yOohnBarnett, ASLA JB:dh • • co M 0 O 0 O 0 U z w O J D z w z r z m t"7 on M W 2 W 2 H F— Q M c� Z LU w z CW z w J U Z _O H Q H x 0 a z Q Cc H U LL w Q Q F- MEMORANDUM To: Jahn Barnett, ZVFK. From: Matt Del ich '1 Date: January 26, 1 =$^ Subject: Animal Medical Center of Fort Collin I have conducted •a. brief site review of the proposed Animal Medical Center of Fart C:ol l in=. located at the southwest corner of the College/Myrtle intersection. I have concluded that the proposed use wi l l have little effect on traffic in the immediate area. Parking is provided on -site, accessed via the north -south alley between College Avenue and Mason Street. Typically, alleys in Fort C:ol 1 ins are 20 feet wide which is adequate to allow two vehicles to pass. The expected traffic generated from this proposed use and the existing background traffic will not cause unacceptable traffic operation or safety concern_.. Access to the alley is much easier to/from Myrtle Street due to the low traffic volumes. Access to the alley to/from Laurel Street t ( one block to the south) is more difficult due to the higher traffic volumes on Laurel 'street, particularly during the peak hours. The travel to/from the historic use as a medical clinic should not change significantly with the conversion to a. veterinary facility. @ IE r D�. .EMI 2 7 SW j ! PETITION It has been proposed to the City of Fort Collins that the building located at 605 South College Avenue be converted for use as a Veterinary Hospital -Clinic offering the following facilities: In-Patient/Out-Patient services; overnight hospital care for dogs and cats; aviary; emergency services 9:00 P.M. - 7:30 A.M. weekdays; emergency services weekends and holidays; extended office hours Monday -Thursday to 9:00 P.M.; Live-in technician with an apart- ment in basement to monitor critical patients and assist with emergencies; day care and limited boarding offering a 'drop off' services to downtown shopping and working clientele; boarding for clientele, orthopedic rehabilitation, and patients requiring medical care for up to 20 dogs and 25cats; daytime grooming service; house call service via mobile unit that does general work at client's home; pre -veterinary internship program sponsoring 2-3 students per semester; veterinary technical intership program for 2 technicians per semester; public programs once a month in the evening from 7-8:30 P.M. for 20 participants. I, the undersigned, have read the above proposal and do not object to the use of the building as stated above. NAME ADDRESS TELEPHONE DAT 4Sq 5) 6 ) ,� ,cS. LJZ Vt2--31 33 i 11lei 10 ri 11) r i / Z-72�F jl i14) �. 15) 18) 19) 20) 21) 22) 23) 24) CITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES, PLANNING DEPARTMENT 61 February 8, 1988 Dear Resident: The Planning and Zoning Board of the City of Fort Collins, Colorado, on Monday, February 22, 1988*, at 6:30 p.m. in the Council Chambers**, New City Hall, will hold a public hearing on a proposed development in your neighbor- hood. The proposed project is co=nly known as Animal Medical Center of Fort Collins, Preliminary and Final, Case Ntmiber #2-88. The applicants are seeking approval for a 7,674 square foot animal medical center (veterinary hospital, a kennel, and a one bedroom apartment) on .95 acres— The proposed praj e.^t is located at the sou hwas � corner of 2•,y rtl-e Str aet and College Avenue and is zoned B-G, General Business. Both the Planning and Zoning Board and the City Planning Staff consider your input on this matter, as well as your neighbor's input, an extremely important element in the City's review of this proposal. If you are unable to attend this meeting, written sets are welcome. This letter has been sent as a courtesy to all property owners within 500 feet of the project based on current County Assessor's records. If you should have questions or require further information about this item, please feel free to contact me at 221-6750. Sincerely, Debbie deBe the Project Planner *Please note that if the February 22nd meeting runs past 11:00 p.m., the raining item will be continued to Monday evening, Fdn ary 29th, at 6:30 p.m. in the Council Chmnbers, New City Hall. **This meeting is fully accessible to handicapped persons. C� -yam ct aNu AM OFFICE OF DEVELOPMENT SERVICES, PLANNING • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750 w 3111111:13111 - mmm-- ),7 CITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES, PLANNING DEPARTMENT L5 V D February 8, 1988 I' FEB 17 Dear Resident: The Planning and Zoning Board of the City of Fort Collins, ora -,on--- Monday, February 22, 1988*, at 6:30 p.m. in the Council Chambers**, New City Hall, will hold a public hearing on a proposed development in your neighbor- hood. The Proposed project is ommonly known as Animal Medical Center of Fort Collins, Preliminary and Final, Case Nmberr #2-88. The applicants are seeking approval for a 7,674 square foot animal medical center (veterinary hospital, a kennel, and a one bedtcxan apartment) on .95 acres. line Proposed project is located at the southwest corner of Myrtle Street and College Avenue and is zoned B-G, General Business. Bath the Planning and Zoning Board and the City Planning Staff consider your input on this matter, as well as your neighbor's input, an extremely important element in the City's review of this proposal. If you are unable to attend this meeting, written cam -tints are welcome. This letter has been sent as a cutesy -to all property owners within 500 feet of the project based on current County A_ssessor,s records. If you should have questions or require further information about this item, please feel free to contact me at 221-6750. Sincerely, Debbie deBesche Project Planner *Please note that if the February 22nd meeting runs past 11.:00 u.m., the 10W-Unlng items will be continued to Monday evening, February 29th, at 6:30 p.m. in the Council ChaTbers, New City Hall. ;'fit i? n ,�`+w'FYr*^' `k�.'.� f /,•.� Lz ti� .'.. yG�,�, y'! '`y`".i'. .M,75r t^'i_'f'��•- 9h;A,�+%w .,��vjyyy� tit ,�..7i AMA Pi+}} �r .t�kr • . ��_ �M!'Gy4i_•. �. Ii�'L7G.+;.�.'.'.�'. OFFICE OF DEVELOPMENT 1W 300 LaPorte Ave. • P.O. Box 580 • SERVICES, PLANNING Fort Collins, Colorado 80522 e (303) 221-6750 • CJ Feal Estate Callsori s Investment & Management LTD 1006 Spring Creek Larne #12 Fort Collins, Colorado 80526 (303) 224-2900 February 17, 1988 Ms Debbie deBesche City of Fort Collins Post Office Box 580 Fort Collins, Colorado 80522 Dear Ms deBesche Oil & Gas I received your letter concerning Case Number 2-88, Animal Medical Center of Fort Collins, and I do not feel that downtown Fort Collins is the proper place for that large of a kennel/medical facility. There is always a certain level of smell associated with an animal kennel which would be very unattractive to the residences and business' in that area. There are plenty of more rural locations in north Fort Collins where the smell would not affect so many people. Sincerely Dale R. Carlson General Partner jm D) G L9-U k lip Ito