Loading...
HomeMy WebLinkAboutMARINE SPORTS WEST AND HARRIS MACHINE PUD FINAL - 43 92 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 12 MEETING DATE 11 / 16 / 9 2 STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Marine Sports West and Harris PUD (Keulen Subdivision)- Preliminary and Final, #43-92 APPLICANTS: Bruce Evans 417 Diamond Drive Ft. Collins, CO 80525 OWNER: John Keulen 921 E. Prospect Road Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for a preliminary and final square foot boat engine mechanic and machine accessory building. The principal use on existing single family home. The PUD repair/machine shop in a portion of a 2,300 machine shop. The property is located at 921 The zoning is R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: Ron Brown 1312 Woodcrest Ct Ft. Collins, CO PUD to allow a 2,000 shop in an existing the property is an would allow the square foot former East Prospect Road. The 2,300 square foot accessory building was a former machine shop and was later a gun restoration shop as a non -conforming use. In January of 1990 a PUD known as the Altair PUD was approved for this building to allow a retail/showroom for pet supplies, water filters and coolers, gas fireplaces and logs, corn heaters, and electric fencing. These activities have ceased and the legal, non- conforming zoning status has expired. The PUD has also expired because there was a condition on the PUD which stated, if the retail/showroom use ceased continuous operation for a period of one year, the PUD would expire. No exterior remodeling or new construction is proposed. A neighborhood meeting was held. Primary concerns were noise, fumes, smoke, and compatibility. The applicants agree to prohibit testing of engines on site, with the exception of small fishing engines, which can be testing in an underwater test tank. All other work will be conducted inside the building. The PUD scores 50% on the Auto Related point chart of the LDGS and the applicable All Development Criteria have been addressed. The Transportation Department does not have concerns about the proposed use. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT DeveloF _,t Services Building Permits & Inspections Division City of Fort Collins August 3, 1992 Rudolph R. Denz 925 East Prospect Road, Unit B Fort Collins, CO 80525 To whom it may concern: Enclosed is a copy of the letter sent to the owners of the home at 921 East Prospect Road. You will note that they have been given until September 10, 1992, to remedy any non-compliance with City Code. The next step is daily observation of the property so that if a summons is issued and you are called upon to testify in municipal court, you will be able to provide factual evidence to support your contention that a business is being operated from this address. It is advisable to maintain written records of those things which, you observe that support the notion that there is a business being operated from the property at 921 East Prospect Road. These records, preferably in the form of a daily log, should commence on August 20, 1992, and continue for at least 30 days. The City of Fort Collins neither promotes nor condones trespassing or harassment of persons associated with this property while gathering these records. Hopefully the owners of this property will take care of the situation without the need for further action on your part. However, if you see that this violation continues past the September 10, 1992, deadline, please call me immediately. Sincerely,, Daniel L. Coldiron Zoning Inspector Enclosure ���A _ _ - _ ��� kU"-;-- Develol :nt Services Building Permits & Inspections Division City of Fort Collins August 3, 1992 John & Ann Reulen 921 East Prospect Road Fort Collins, CO 80525 To whom it may concern: A complaint has been filed regarding the use of the property you own at 921 East Prospect Road. This property is located in an R-P (planned residential) zone wherein the permitted accessory uses of property include home occupations (Section 29-222(1), 29-132, 29- 457, and 29-459), Code of The City of Fort Collins. According to the complainants, a plumbing business is being operated from the home at 921 East Prospect Road. Loud noise and heavy odors associated with that business are said to be quite noticeable at the adjacent properties. Any time a property is used in whole or in part for the purpose of conducting a business,. the property must comply with the home occupation ordinance of the city. Based on information supplied by the complainants, it would seem that the business being conducted at 921 East Prospect Road is in violation of the following sections of the ordinance: 1. Section 29-459 (11) - requires that a home occupation shall be allowed only after a Home Occupation License has been obtained from the City Zoning Office. Our records indicate that no such license has been issued. 2. Section 29-459 (6) - prohibits exterior storage of material or equipment used in connection with the business. All equipment or materials kept on the property must be stored inside the dwelling unit or attached garage. 3. eCt, 'o -.v-29 9r ( 7 ) - prohibits the generation of any offensive noise, vibration, smoke, dust, odor, heat, or glare which is noticeable beyond the property lines. 4. Section 29-459 (1) - requires that a home occupation be conducted entirely within the dwelling unit. The use of detached buildings in connection with a home occupation is not allowed. '_SI N. College Avenue - 11.0. 13U\ =SU - Flirt Collins, CO �0522-0;80 - (301) 22I-67(1 ) As owner of this property, it is your legal responsibility to keep its use within the limits of the law, and to, ensure that any activities associated with a home occupation are confined to your own property so as to not negatively impact your neighbors. Therefore, in order to provide you with sufficient time to look into this matter and to take whatever action is necessary to ensure compliance with City Code, September 10, 1992, has been set as a deadline for compliance. Please be advised that if a violation exists, failure to correct the situation by the aforementioned deadline may result .in the issuance of a summons for violation of city code and could result in a maximum fine of $1000 for each day of�violation. If you would like a further explanation or clarification of any requirements or procedures, or if you have any information which may contradict the information supplied to us, please don't hesitate to contact me. Sincerely, Daniel L. Coldiron Zoning Inspector Certified # P 397 288 881 CC: Complainants 1 ,57 i_V , The following are QUESTIONS, CONCERNS, and RESPONSES expressed at a Neighborhood Meeting for Marine Sports West/ Keulen PUD. The applicant is proposing a machine shop and boat engine repair shop in an existing 2000 square foot single story wood frame building on a .5 acre site. The existing residence on the property will remain. There was a previous Planned Unit Development on the site for a retail/wholesale business, which did not include engine repair or machine shop uses. The business has operated for several months and is in violation of the RP, Planned Residential, Zoning District. The applicants were notified by the Zoning Department that they needed to take.measures to correct the violation. There are two employees on site. The hours of operation would be Monday through Saturday from approximately Sam to 6pm. Much of the work is done by appointment as the site can handle a maximum of 5 to 6 boats at one time. Most of the machine shop business is shipped in and out by UPS. The project would be reviewed as a Planned Unit Development and must meet the criteria of the Land Development Guidance System. The property is located at 921 E. Prospect Road, west of Lemay Avenue and east of Stover Street. MEETING PLACE: Barton Elementary School MEETING DATE: October 14, 1992 MEETING TIME: 7:00 p.m. CITY PLANNER: Kirsten Whetstone COMMENTS, QUESTIONS, CONCERNS 1. What is that A -frame structure at the southeast corner of the property? Can it be moved? APPLICANT: The A -frame is a hoist so we can remove large engines from some of the boats so we can work on them. We do plan to move the hoist to the west or south side of the property. It would be easier to work on the boats and would not be directly next to the residences. 2. Do you use solvents, toxics, or other dangerous chemicals? APPLICANT: We use a substance called "Safety Clean" which acts as a solvent but which is non -toxic. It is kept in a cleaning tank and when we need to replace it, the "Safety Clean" truck comes and takes the used stuff and replaces it with the new. We can not get new unless we trade in the old, which is taken to Denver and recycled into new "Safety Clean". The stuff is very safe, it is not flammable and is safe to put your hands in. We don't use any toxics or dangerous chemicals. We called the Poudre Fire Authority to have them inspect our operation and they did not find anything that we use in enough quantity to be dangerous to us or to the surrounding neighborhood. We each have a portable 6 gallon gas tank. We can use only premium, unleaded fuel (because that is what we have to run in boat engines). The amount is no more than someone would have in their garage for a lawn mower or boat. The Poudre Fire Authority gave us approval for the gas tanks and the safety of our business. 3. So you don't have underground fuel tanks? APPLICANT: Definitely not. 4. I don't have a problem with the machine shop. Especially if the work is done inside the building and parts are mostly shipped to and from the site by UPS. I do have a problem with the boat repair, because of the engine testing. That is really what I object to; the noise, fumes, and smoke are what I object to. 5. How often do you test engines and what is entailed in an engine test? How long would you run an engine to test it? APPLICANT: The majority of our engine testing is done out at the lake behind Harris Marine. Really, the only way to accurately test an engine to find out what is wrong or whether the problem has been fixed is to test it in the water and rev it up a bit. We do some testing of engines at the site with either a garden hose set up or a small test tank. The test tank is filled with water and the noise is muffled and exhaust is released underwater. The garden hose set up is probably noisy, but we don't do many tests in a week, maybe 5 or 6. Generally you can only run the engine 3 to 5 minutes, ten minutes would be a long time. 6. I have a petro-chemical film on my windows which I have to hire someone to clean off. I suspect it is coming from the boat exhaust. Sometimes there is an actual cloud of smoke that comes across the fence and fills my living room. I usually have to keep my windows closed, even in summer and it is not possible for me to sit on my patio because of the fumes and noise. Those three things are my objections- noise, fumes, and smoke. APPLICANT: We don't know for sure that all of the fumes and smoke are coming from us. We don't do that much engine testing and most of the work we do is inside repairs on an engine or engine part. Most of the work we do is fairly quiet. Mr. KeulenIs and our windows don't have a film on them so we don't know about this film. 7. I am home on Saturdays and object to noise coming from that property on Saturday. 8. My objections are the noise and the odor. The fumes are really bad sometimes. I can not say for sure where the fumes are coming from, but they are bad. They might be coming from the property several houses to the west, where someone does car repair, auto body work, painting, and maybe diesel repair. Is there anyway we can find out where the fumes are coming from? STAFF: We will look into this matter. It is important to know where the various fumes and odors are coming from. The applicants have seen clouds of paint dust and have smelled fumes coming from properties to the west of them. There may be a larger problem in the area than the exhaust from 5 or 6 engine tests a week. 9. The traffic on Prospect Road is getting worse every year. Maybe some of the fumes are coming from the cars and trucks on Prospect. I object to the large diesel trucks using Prospect and putting out big billowing clouds of smoke and fumes. Can the City see if semi -trucks are allowed on Prospect? My front porch is cracked from those trucks and my whole house trembles and shakes when those trucks go by. STAFF: We can look into the matter to see if there are any weight restrictions on Prospect Road. 10. My concerns are with the hours and mode of operation. I respect the fact that Mr. Keulen has lived there so long and had a machine shop at that location before the condominiums were built, but we do live in this neighborhood now and the business needs to be compatible to a residential area now. If the business can be conducted without a lot of noise and without fumes and smoke, then maybe it can be compatible. It is the engine testing that I object to. 11. I am concerned that the business, especially the engine testing part, is not compatible to the higher density residential area to the east. The whole area is basically residential, except for some people west of here doing auto repair and other non-residential uses which I assume were grandfathered in when the area was annexed to the City of Fort Collins. The area across Prospect is residential, as is the area to the south, across the bike path and Spring Creek. 12. The changes that have happened in this area are towards residential uses and away from the uses that are grandfathered in. I am concerned that this would set a precedent for more uses of this kind and that we would go backwards. I'm also concerned about the noise, air pollution, and fire hazard. APPLICANT: The noise is from the engine testing, which we don't do that much of. The Fire Authority has already inspected us and there is no greater fire hazard with this business than with what people have in their own garages. 13. There is a lot of traffic on Prospect. Is it possible that some of the fumes are from the traffic? Is there a way to tell whether the fumes are from the traffic, the boats, or some other use? STAFF: We will look into this matter. There maybe a way to distinguish between the boat engine fumes and the traffic fumes. 14. Maybe studies should be done on the amount of exhaust fumes that are generated by the traffic on a busy street like Prospect. The Prospect and Lemay intersection must be one of the busiest and most polluted in the City. Cars at least have emission standards, boats don't, as far as I know. 15. Does the PUD go with the land or with the owner? STAFF: The PUD approval is generally attached to the property, so when a property is sold, the PUD approval goes with the property. In some cases, as was the case with the PUD approval for retail uses on this property, a condition can be placed on the PUD, such that, if the use ceases for a period of one year or longer then the PUD is no longer valid. 16. Could the PUD be worded or written specifically enough to ensure that if this particular operation were sold to someone else for some other use, that the new use would not be allowed unless it was reviewed by the neighborhood? STAFF: This has been done before, but it can be fairly cumbersome and can be difficult to enforce. The use can specify boat engines and that would not allow auto repair, or lawn mower repair, or any other kind of repair, with out some level of review by the City Planning Department. 17. I am further east in the Prospect Springs development and I don't hear the noise or smell the fumes. 18. Our property is adjacent to Mr. Keulen's property on the west and the south. We also don't hear any noise or smell any fumes coming from that property. It could be that we are buffered by the building but we don't have a problem with this business. 19. I understand that there are two or. three (including the property owner, Mr. Keulen) people trying to make a living here, but I would like to see that it doesn't have to be at my expense. 20. Is there some way to test all of the engines under water, in a larger test tank? Would this get rid of the noise and fumes? APPLICANT: We could try out one of the larger testing tanks that are available and see if the noise would be muffled. We would be willing to limit the amount of testing that is done, or even say that we wouldn't test. on Saturdays. I can understand the needs of the neighborhood and don't want to subject them to noise, fumes, or smoke. I just am curious as to whether all of this is stuff is really coming from our operation because you would think that we would notice it. 21. It might be the way the wind blows or the lay of the land that traps air above the condominiums. 22. I bought my place because of the quiet location on the bike trail and open space. I thought it would become residential around me because the zoning is residential. I don't know if this use can be made compatible to the residential character. 23. I don't object to the machine tooling and repair shop. It is the running of engines that is a problem. Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 November 16, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background The surrounding zoning and land uses are as follows: N: R-L; Existing single family residential S: R-P; Vacant (horse pasture and floodplain) E: R-P; Townhomes and insurance office (Prospect Springs PUD) W: R-P; Existing large lot single family residence This property, including the existing residence and accessory building, was annexed into the City in 1967. The 2,300 square foot accessory building has been used over the years as a machine shop with 11 employees; to house a custom gun stock maker and restorer of classic guns; and as a PUD for a retail/show room for pet supplies, water filters and coolers, gas fireplaces and logs, corn heaters, and electric fencing. The previous uses (except for the PUD) were considered to be legal, but non -conforming to the R-P zone. The previous PUD had a condition that if the operation ceased to exist for a period of one year, the PUD would expire. Because all previous uses were abandoned for a period of a year, the legal, non -conforming use status and the PUD have expired. In the Spring of 1992, Marine Sports West and Harris Machine began operating their business from this location. In July, the Zoning Department received a complaint that a business was being conducted illegally at this location (921 E. Prospect). In August, the City sent a letter to the property owner notifying him of the complaint requesting that the business be brought into compliance with City Code. On August 24th the applicants attended Conceptual Review to begin the review process for the proposed PUD. The business is currently operating at this site. 2. Land Use The proposed land use involves converting an existing accessory building into an engine repair and machine shop. The existing building is a 2,300 square foot wood frame, one story, residential character structure. Because of the previous use as a machine shop, the building is supplied with an excessive amount of commercial 3-phase electrical power. The proposed PUD would occupy approximately 2,000 square feet, with the remainder of the building used for office space for the owner and resident of the property. There is also an existing single family residence with garage on the property. Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 November 16, 1992 P & Z Meeting Page 3 Several properties to the west are currently operating similar auto -related, non -conforming uses. The property directly to the west is involved with auto -body restoration, repair, and painting. A large metal building has been constructed for this purpose. Property further west is involved with auto and diesel repair work, with outdoor storage. Yet another property is used for a moving company with outdoor storage of appliances, moving vans, and other vehicles. The proposed business has two owners. The total number of employees is two. One does primarily mechanical work on boat engines, including overhauling engines, stern drives, lower gear cases, seal drives and gearcases; installing waterpumps and other exchange of parts; tune-ups of engines; oil changes for engines and drives; control box work; and electrical trouble shooting. The other owner does primarily machine shop work including boring engine shafts, sleeve engine blocks, straighten driveshafts and propshafts, and minor welding. Welding work includes prop repair, welding and grinding of props, welding new skegs on lower units, and welding of engine blocks, gearcases, and miscellaneous trailer repair. There will be no painting or body work activity at the site. No testing of engines will be allowed on the site, with the exception of small fishing motors which can easily fit in the underwater test tank. Noise, fumes, and smoke are released into the test tank and not directly into the air. The noise level emitted by a small fishing engine being tested in an underwater test tank is minimal. The applicants estimate that they test 4 to 5 engines per week, each test lasts approximately 5 minutes. The applicants have agreed to test all large engines at a location off the site. With the exception of the small test tank and the necessity of pulling engines out of larger boats using an outdoor A -frame hoist, all work will be done inside of the building. The building is well insulated for noise abatement. With the exception of boats parked outside, all other refuse and vehicular/boat parts will be located within an enclosed structure. The applicants have stipulated on the PUD that the hours of operation will be limited to Monday through Saturday from 7:30 am to 6:00 pm. Because parking is limited, the applicants will do work primarily on an appointment basis. In most cases, the applicants pick up boats or engines from the customer's home and bring them to the site to work on them. In some cases, the customer drops off the boat or engine after making an appointment. The applicants have Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 November 16, 1992 P & Z Meeting Page 4 stated that they will travel to client's homes or docks to winterize boats. Much of the machine shop business is carried out via UPS for delivery of parts and shipping of repaired items to and from the site. The applicants estimate that the business generates an additional 10 to 15 trips per day. The Transportation Department has reviewed the proposed PUD and does not have concerns about the proposed use as the number of trips generated is not significant when compared to the number of existing trips on Prospect Road at this time. The PUD request was evaluated against the criteria of the Auto - Related and Roadside Commercial point chart of the Land Development Guidance System. The proposal achieves a score of 50%. Points were awarded for being located at a site which is not at the intersection of two arterial streets, containing mixed uses (repair/machine shop and residential), reducing energy consumption, and for having contiguity with existing urban development (Prospect Springs PUD). The project uses Energy Conservation Method Two, in Appendix G of the LDGS (see attached worksheet) to calculate points for reducing energy consumption. Points were earned for 1) installation of a new high efficiency furnace, 2) no electric resistance heat is used, 3) fluorescent lamps and electronic ballasts are used throughout the building, and 4) use of an existing structure that is in compliance or is brought into compliance with the adopted Model Energy Code. These energy conservation measures have been specified on the PUD plans. Staff has reviewed the land use element of this request and supports the proposed use at this location. Given the relatively large size of the existing accessory building, the fact that the building has existing three phase commercial power, the limited number of customers and minimal traffic impacts, the presence of similar non -conforming uses to the west, and restrictions that have been agreed to, staff finds that approval of an "automobile related" use would not adversely impact the residential character of the area. 3. Design There would be no exterior remodeling or construction for the proposed use. The property is well landscaped with mature vegetation. The parking lot on the south borders a vacant parcel of land that is presently a pasture and has limited development potential due to the Spring Creek floodplain. The Prospect Springs townhouses and insurance offices are screened by two 6' high fences, both of which run the length of the property line Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 November 16, 1992 P & Z Meeting Page 5 separating Prospect Springs PUD from this property. One is a solid wood fence which runs along the east property boundary constructed by the Prospect Springs PUD and the other is a woven wood fence constructed by the owner of this property. The adjacent residence to the west is screened by a mature, deciduous hedge and fencing. There would be one small wood sign located on Prospect. The sign would be double faced, would meet the requirements of the City Sign Code, and would not exceed 2 square feet per face. Based on the minimal impact, the driveway would remain unpaved. However, in order to promote pedestrian safety, a sidewalk will be required to be constructed along the Prospect Road frontage. There are a total of 8 parking spaces plus two additional motorcycle spaces on the site. Two of the spaces are located in the existing garage. Although not required, one parking space is sized to meet the criteria of a handicapped space. 4. Neighborhood Compatibility: A neighborhood meeting was held at Barton Elementary School on October 14th. The primary issues raised were noise, fumes, smoke, hours of operation, and compatibility with a residential neighborhood (see attached minutes). The primary complaint was that testing of engines was not compatible with the residential area. Most of the neighbors agreed that engine testing was the source of most of their complaints. The applicants have since agreed to limit engine testing to only the small fishing motors which fit in the underwater test tank, thus, eliminating noise, smoke, and fumes. Based on current business practices, the applicants estimate that they test 4 to 5 engines per week, each test lasting no longer than 5 minutes. Limiting the hours of operation was also a concern. The applicants have agreed to limit their hours to 7:30 am to 6:00 pm and will work Monday through Saturday. Staff has reviewed this request and the comments made at the neighborhood meeting and has visited the site during business operations. With the stated PUD restrictions on hours of operation, number of employees, testing of engines, and business by appointment to reduce congestion on site, staff feels that the land use is compatible with the existing residence and the residential neighborhood to the east. The neighbors immediately to the west and south have no objections to this proposed land use. Staff is recommending the following condition to provide a "sunset" for this PUD as if it were a non -conforming use, and to protect the Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 November 16, 1992 P & Z Meeting Page 6 residential character of the area. This same condition was approved with the Altair PUD for retail uses which preceded this proposal. The condition reads as follows: Because of the existing residential character of the neighborhood, and because of the potential for future residential development in the area, the Marine Sports West and Harris Machine PUD shall expire should the business discontinue for a period of 12 consecutive months. After a discontinuation period of 12 consecutive months, any repair or machine shop use, or any use not allowed by the R-P zone, must be re -reviewed and subject to the PUD process. 5. Transportation: There are no significant transportation impacts associated with this PUD. The applicants estimate that the business generates an additional 10 to 15 trips per day. The Transportation Department has reviewed the proposed PUD and does not have concerns about the proposed use, as the number of trips generated is not significant when compared to the number of existing trips on Prospect Road at this time. There is ample space in the driveway for turning around so cars will not be backing out onto Prospect Road. RECOMMENDATION Staff finds that the Marine Sports West and Harris Machine PUD (Keulen Subdivision), Preliminary and Final, meets the applicable criteria of the All Development Chart and the Auto -Related and Roadside Commercial Uses Point Chart of the Land Development Guidance System and is compatible with the surrounding area. Therefore, staff is recommending approval of Marine Sports West and Harris Machine PUD, Preliminary and Final- #43-92 with the following condition: Because of the existing residential character of the neighborhood, and because of the potential for future residential development in the area, the Marine Sports West and Harris Machine PUD shall expire should the business discontinue for a period of 12 consecutive months. After a discontinuation period of 12 consecutive months, any repair or machine shop use, or any use not allowed by the R-P zone, must be re -reviewed and subject to the PUD process. ;_ M I..I •• � J•. e.• • µ� J r R H. •+tee. ••� + >, ... � ., j, • I I ���a ^ , J to .y °+ y °� • u l� J� By�'�-If •I; ./: � /t• •' 1 � T Ir . . •I r / I H • � K _._•.._ , _`.'� � •./fie/ � .'� .y�il - G�M. ^� • + r ��� ��+' chi'` y9 rh c2,ri>� J. p a�o 1 14 \ f y _ L �V iS �L a •�� �.3 M so �I 11 to IJ • \ eCI\ 2I'7 9i ,J 1 1 'ii In v N i T 0 •, OG _ s yea,. ° �i' ``-_ n{ IC • , �1.76 6` 1+ •t TI Tr 17: Y 1 ITEM: MARINE SPORTS WEST PUD Keulen Subdivision - Final NUMBER: 43-92 ripe sj�brfS I�XSi ACTIVITY: Auto- Related and Roadside Commercia DEFINITION MD`�y3-92 Those- retail and wholesale commercial activities which .,,are generally,con- sidered and typically found along highways and arterial streets. Uses include: free standing department stores; auction rooms; automobile service stations, repair facilities, car washes; boat, car, trailer, motorcycle showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries; warehouses -and storage; repair or rental of any article; exterminating shops; drive-in restaurants; adult book stores; eating places with. adult amusement or entertainment; adult photo studios; adult theatres; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment. plan. YeS No NA 1. Does the project gain its primary vehicular access from a street other ❑ than South College Avenue? 2. Are all repair, painting and body work tC71 ❑ ❑ activities, including storage of refuse LEI and vehicular parts,_planned to take place within an enclosed structure? 3. If the project contains any uses intended El El provide adult amusement or entertainment, does it meet the following requirements: a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b. Is the use established, operated or maintained no less than 1,000 feet from another similar use? -19- continued Yes No 4. DOES THE PROJECT EARN AT LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART D" ❑ FOR THE FOLLOWING CRITERIA? 0 a. Is the activity located other than at the intersection of two arte- rial streets? b. Is the project contiguous to and functionally a part of an existing neighborhood or community/regional shopping center, office or industrial park? c. Is the primary access to the activity from a non -arterial street? d. Is the project on -at -least two acres of land? e. Does the project contain two or more signif-icant uses (for instance, 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? Ooes the activity reduce non-renewable energy usage through the 9. application of alternative energy systems or through energy conservation measures beyond those normally required by the Model Energy Code as adopted by the City? Refer to Appendix G for Energy Conservation Methods to use for calculating energy conservation ' points. 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 archi- tecture, or is of cultural significance, does the project fulfill the following criteria. _ i. Prevent creation of influences adverse to its preservation; 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. -20-