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Home My WebLink AboutMARINE SPORTS WEST AND HARRIS MACHINE PUD PRELIMINARY AND FINAL - 43 92A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 4 MEETING DATE 2/22/93 STAFF Kirsten Whetstone PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Marine Sports West and Harris Machine PUD- Preliminary and Final, #43-92A APPLICANTS: Bruce Evans Ron Brown 417 Diamond Drive 1312 Woodcrest Ct Ft. Collins, CO 80525 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 PUD to allow a 2,000 square foot boat engine mechanic and machine shop in an existing accessory building. The principal use of the property is an existing single family home. The PUD would allow the repair/machine shop in a portion of a 2,300 square foot former machine shop. All repair work would be conducted within the building. The property is located at 921 East Prospect Road. The zoning is R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: 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, 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. All repair 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 y3- �Zh ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion applicable? Will the criterion be satisfied? If no, please explain Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability v ✓ 2. Neighborhood Character v ✓ ✓ 3. Land Use Conflicts v ✓ 4. Adverse Traffic Impact v PLANS AND POLICIES 5. Comprehensive Plan ✓ PUBLIC FACILITIES & SAFETY 6. Street Capacity v ,/ 7. Utility Capacity 1/ B. Design Standards v 9. Emergency Access I✓ 10. Security Lighting ✓ 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard ✓ k` 13. Significant Vegetation i 14. Wildlife Habitat ✓ 15. Historical Landmark ✓ 16. Mineral Deposit ✓ 17. Eco-Sensitive Areas 18. Agricultural Lands ✓ ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality 21, Noise ✓ ✓ v 22. Glare & Heat ✓ 23. Vibrations / ✓ ,' 24. Exterior Lighting �/ v 25. Sewages & Wastes ✓ ✓ ✓ SITE DESIGN 26. Community Organization ✓ ✓ 27. Site Organization .✓ ✓ 28. Natural Features ✓ ✓ 29. Energy Conservation �/ v 30. Shadows ✓ ✓ 31. Solar Access ✓ v 32. Privacy ✓ ✓ :oF ✓ 33. Open Space Arrangement ✓ ✓ ✓ 34. Building Height ✓ v ✓ 35. Vehicular Movement ✓ v ✓ 36. Vehicular Design ✓ ✓ ✓ 37. Parking ✓ 38. Active Recreational Areas 39. Private Outdoor Areas / ✓ 40. Pedestrian Convenience ✓ ✓ ✓ 44. Pedestrian Conflicts ✓ ✓ ✓ 42. Landscaping/Open Areas ✓ / ✓ 43. Landscaping/Buildings ✓ ✓ 44. Landscaping/Screening ✓ ✓ ✓ 45. Public Access / 46. Signs -12- r DEFINITCN: 9 Those retail and wholesale commercialIactivities 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. Cf TERIAEach 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 work0 El activities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended ❑ ElP to 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? r�nr�tini ic�l `/1_/1 It n iu�`n —19— continued Yes No 4. DOES THE PROJECT EARN AT LEAST 501 OF THE MAXIMUM POINTS AS CALCULATED ON "POINT CHART D"A ❑ FOR THE FOLLOWING CRITERIA? 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 significant 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? Does 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. a -20- AND FAUATO-RELATED AND COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion Is the Criteron Applicable Yes No I n lu IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Applicaote Points a. Not at Two Arterials X 1XI(g) 0 2 Y 4 b. Part of Planned Center X 1XI 2 0 3 0 6 C. On Non -Arterial X X 2 0 4 0 8 d. Two Acres or More X X 2 '0 3 C 1 6 e. Mixed -Use X X(�) 0 3 /� 6 f. Joint Parkirg 1 2 0 3 — — g. Energy Conservation X 111131410 2 �4 8 h. Contiguity X X 9T,l 0 5 10 10 i. Historic Preservation 1 2 0 2 — — j. 1 2 0 k. 1 2 0 I• 1 2 0 Totals v vi Percentage Earned of Maximum Applicable Points V/VI = VII SQ vu i'Y OF FORT COLLI1 ENERGY CONSERVATION WORKSHEET This worksheet must be completed and submitted at the time of application for all non-residential Preliminary PUD's requesting energy conservation points on the applicable Land Use Activity Point Chart. Please choose one of the two methods below. Be realistic in determining your commitment for energy conservation mea- sures. Failure to fulfill a commitment made for energy conservation measures may result in disqualification of a project under the applicable criteria of the LDGS. NAME OF PUD: 11brme_3D01- METHOD ONE: iS Submittal Date: I propose a percent reduction in the annual energy consumption for the structure(s) in this proposed PUD. This reduction receives point(s) for energy conservation. NOTE FOR THOSE PROJECTS USING METHOD ONE: Certification by a professional engineer, licensed in Colorado, and a summation of the engineer's calculation methods and results will be required to document energy conservation measures at the time of building permit application. METHOD TWO: I propose the following energy conservation measures for the structure(s) in this proposed PUD: Measure C/k/--.5 7Z l]Ll M t tIzied )teat y0f "Jed- . olecfl'L4ic 6& I &6,L 6 in wi 04�t "6 . Dahl)f6 6lGvcvd1 Points F,�r�i�CreS itc 2 J" i �a y.2 crsl-S I-tsed LL wt D • Z b64si5 tIlco a 1,74 uh�o✓n1—d free' �'SaveQ �i,'c Total Points rec ived from Method 2: In Preparer's Name: �ArJjs SUMMARY 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. The applicants have revised the PUD, since it was last heard by the Planning and Zoning Board in November of 1992 to restrict testing of engines and all repair work to an enclosed area. A note has been added to the plans to restrict outdoor repair work and engine testing. In addition, the large engines (as opposed to small fishing motors) will not be tested on the site. MEETING PLACE: Barton Elementary School MEETING DATE: January 20, 1993 MEETING TIME: 7:00 p.m. CITY PLANNER: Kirsten Whetstone COMMENTS, QUESTIONS, CONCERNS 1. Can the A -frame structure at the southeast corner of the property be moved or removed? APPLICANT: The A -frame will be removed from the site as we don't need it anymore. 2. Based on what I've heard tonight, I don't have objections to what you're doing. 3. What about fumes from.the water test tank, will they be safe inside the building? APPLICANT: The small engines don't produce enough fumes to be dangerous, and they are submerged in the water with a lid on the tank. We tested 16 small engines last year from April to October, so we don't do that many engines and a test lasts about 3 to 5 minutes. 4. So, nothing will be repaired or tested outside? APPLICANT: That is right. 5. What about the "sunset claus", will that remain with the PUD? APPLICANT: We don't have a problem with that. 6. When will the A -Frame go away? APPLICANT: We will take it down this weekend and haul it to my house to use as a swing set as soon as we can. 7. My previous concerns were visible smoke, noise, and odors. If these go away then I don't have a problem with the business. 8. Will the working hours remain the same as before? APPLICANT: Yes, we have not changed the hours. 9. What about work on Sunday? APPLICANT: We will not be open on Sunday, although we may work on our own boats that day, but since we will be doing everything inside the building, you shouldn't even know we are there. 10. Will the motor racks that are outside now be removed. APPLICANT: Yes, they will be put inside. 11. We realize that you have made a lot of concessions, and we appreciate that, as neighbors. If these changes are really made, we don't have a problem with your business there, as long as it is quiet and there are no fumes, odors, or smoke. APPLICANT: We have every intention of operating a clean, quiet business and getting along with the neighborhood and hope that if there is a problem in the future, that you would let us know so we can correct it. Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 February 22, 1993 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, 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. Any use, other than a single family dwelling, would be allowed only with an approved PUD. 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. On November 16, 1992 the Planning and Zoning Board approved this request. The Board's decision was appealed to City Council. On December 15, 1992 Council voted to overturn the decision of the Planning and Zoning Board. The main concern of Council was outdoor testing of engines and outdoor repair work. The applicants have subsequently revised the plans to restrict repair work and testing of small fishing motors to occur inside of the building. This request is a resubmittal of the previous Marine Sports West and Harris Machine PUD. No large engines will be tested at the site. Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 February 22, 1993 P & Z Meeting Page 3 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. Several properties to the west are currently operating similar auto -related, non -conforming uses. The property directly to the west is used in connection with auto -body restoration, repair, and painting. A large metal building has been constructed for this purpose. Property further west used for an auto and diesel repair business, with outdoor storage. 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 and no testing of large engines at the site. All repair work will be conducted inside the building. Small fishing motors will be tested in a test tank, located 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. Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 February 22, 1993 P & Z Meeting Page 4 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 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. Desian There would be no exterior remodeling or construction for the proposed use. The property is well landscaped with mature Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 February 22, 1993 P & Z Meeting Page 5 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 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. The applicant has agreed to plant additional evergreen trees along the east property line, south of the existing garage. 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. 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. A second neighborhood meeting was held on January 19, 1993. The issues were related to the existing A -frame structure, the motor racks that are outside now, fumes from the test tank inside, and hours of operation. The applicants stated that both the A -frame and the motor rack would be removed from the site. They also stated that they tested a total of 16 small fishing motors all season, from April to October, for less than 5 minutes at a time, and that no significant Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 February 22, 1993 P & Z Meeting Page 6 fumes are generated to make it an unsafe situation. The proposed hours of operation will be the same as stated on the PUD. The applicants stated that no repair work or testing of engines would occur outside of the building. The neighbors present were satisfied that their concerns had been addressed. 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. 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 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 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 resubmitted Marine Sports West and Harris Machine PUD, 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- #43-92A with the following condition: Marine Sports West and Harris Machine PUD - Preliminary and Final, #43-92 February 22, 1993 P & Z Meeting Page 7 Because of the existing residential character of the neighborhood, and 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. 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