HomeMy WebLinkAboutCAMERA CORNER INC PUD FINAL - 34 92A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 9
MEETING DATE 8/24/92
STAFF SHERRY ALBERTSQN7CLARK
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Camera Corner Inc. PUD, Final - #34-92A
APPLICANT: Doug and Mary Donaldson
1110 W. Prospect Road
Fort Collins, CO 80526
OWNER: Same
PROJECT DESCRIPTION:
This is a request for a final PUD to convert an existing single
family residence and in -home occupation (camera repair and service)
to a camera sales and service use, retaining a basement apartment.
The site is located at 1110 West Prospect Road, at the northwest
corner of Shields Street and Prospect Road. The property is zoned
R-L, Low Density Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The applicant proposes a camera sales and service business in an
existing single family residence and plans to retain a basement
apartment for family use. The applicant currently operates the
business as a home occupation and resides at this location. There
are no exterior changes proposed. Existing residential scale wood
signs on Shields and Prospect would remain. A maximum of 3
employees is being requested. The preliminary plan was approved
July 27, 1992 with a condition regarding the number of employees,
retail sales and recommendations from the Prospect -Shields
Neighborhood Association. The proposed final plan is in
substantial conformance with the approved preliminary and the
conditions of approval have been addressed.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750
PLANNING DEPARTMENT
To: Members of The Planning and Zoning Board
City of Fort Collins
300 La Porte Avenue
Fort Collins, CO 80521
From: Prospect/Shields Neighborhood Association
1000 West Prospect Road
Fort Collins, CO 80526-1926
re: Camera Corner P.U.D. - 1110 West Prospect, #34-92
Date: July 21, 1992
This proposed PUD is to change present residential use to
commercial use for the existing residence at the northwest corner of
Prospect Road and Shields Street. The residence is currently zoned RL,
Low Density Residential, with Mr. Donaldson operating a camera repair
business in compliance with the Home Occupation Ordinance.
The very location of this proposal, an area of South Shields that
is extremely sensitive to intrusive commercial development, places at
risk the entire existing residential character of the Prospect/Shields
area. Once approved, future PUDs of this nature will be impossible to
control . the precedent will be set, not only for our neighborhood
but for other neighborhoods within the City which have major arterials
bisecting their neighborhoods.
Even before our Association was organized, residents of our
neighborhood consistently strived to preserve the existing residential
character of the two RL zoned arterials which form the very heart of our
neighborhood - West Prospect Road and South Shields Street. In years
since, Prospect/Shields Neighborhood Association (PSNA) has adamantly
opposed any change in Land Use along the major arterials of Shields
Street and Prospect Road. We oppose any commercial usage on these
arterials which go beyond the use allowed in the City of Fort Collins
Home Occupation Requirements - Section 29-459 HOME OCCUPATIONS.
Our Association and Mr. Donaldson have spent an inordinate amount
of time and effort in pursuit of a solution to his proposal which would
allow him business use of his property while he could have his permanent
residence elsewhere. If feasible, this would have allowed residents
protection from intrusive commercial development which would have
disastrous and far reaching effects upon our neighborhood. To be
honest, we have been unsuccessful. . . indeed PSNA has never dealt with
a proposal which has been so frustrating.
Since any approved change in Land Use remains with the property and
not with the owner of the property, Prospect/Shields Neighborhood
Association could not support the application without certain legal
stipulations that seem to be impossible to achieve within the current
interpretation of the Land Development Guidance System (LDGS).
Therefore, PSNA offers the following proposal as the best solution which
we can support.
We can support the Camera Corner PUD if the restrictions/conditions
on the PUD state that the development is for a "residential unit and
business" and conforms to all the following conditions:
Page 2 - Camera Corner PUD
1. Such business use shall be conducted entirely within a
dwelling with residential use included in the dwelling:
2. Such business use shall not change the character thereof:
3. The total area used for business use shall not exceed
one-half the floor area of the dwelling:
4. There shall be no exterior advertising other than
identification of the business and such must conform with
sign code:
5. There shall be no exterior sale of stocks, supplies, or
products on the premises:
6. There shall be no exterior storage on the premises of
material or equipment used as a part of the business:
7. There shall be no offensive noise, vibration, smoke,
dust, odor, heat or glare noticeable at or beyond the
property lines:
8. Such business shall provide additional off-street parking
area adequate to accommodate all needs created by the
business:
9. In particular, business use may include, but is not
limited, to the following provided all requirements
contained herein are met: photographic products and
repair, art studio, dressmaking or millinery work,
professional office, office for insurance or real estate
sales, teaching:
10. Business use shall not be interpreted to include the
following: animal hospital, nursing home, restaurant, or
tourist home:
PSNA realizes that our solution is asking members of the Planning
and Zoning Board to solve our dilemma in an unusual manner, however, the
solution we are proposing has merit in its ability to protect and
preserve the existing residential character of neighborhoods from
intrusive commercial development and is the only solution we can wisely
support.
We compliment the sensitivity of the Planning Department in the
position they have taken to preserve the vulnerable residential areas
which border major arterials of Fort Collins. We, also, compliment Mr.
Donaldson for his willingness to investigate various alternatives.
Rex Rehnberg, Presid nt
640
Emily Smith, Vice -President
July 20, 1992
Attn: Sherry Clark
Ft. Collins Planning and Zoning Board
281 N. College
Ft. Collins, CO 80521
RE: Project 3492, Colorado Camera Repair, 1110 W. Prospect
being considered on July 27, 1992 _
Dear Sherry:
In view of the fact that I own property seven houses to the
west of Colorado Camera Repair on Prospect, my sentiments
are to keep it a single business facility rather than expanding
it to.an actual commercial camera shop. I would like to keep
the neighborhood intact -as a residential area. This might just
be the first spike in changing the general profile of this
particular neighborhood. It is still a residential area and
there are a lot of homeowners who probably would agree with
my thinking regarding keeping the same zoning status.
Si rely
Bo Conlon
BC/ps
RICHARD FRANZ D.C., F.K.C.S.
Upper Cervual Specific Chiropractor
1515 South Shields Street
Fort Collins, CO 80521
(303) 482-2888
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Camera Corner Inc. Final, #34-92
August 24, 1992 P & Z Meeting
Page 2
COMMENTS:
1. Background•
The surrounding zoning and land uses are as follows:
N: R-L; existing single family homes (Maxfield Subdivision)
S: R-P; vacant
E: R-L; existing single family homes (Woods ReSubdivision)
W: R-L; existing single family homes (Maxfield Subdivision)
This property was annexed into the City as part of the Maxfield
Annexation in May of 1958. The property had been subdivided in the
County with the Maxfield Subdivision in 1948 prior to annexation.
The applicant has resided at the property and has operated a camera
repair and service business, as a home occupation, since 1984.
The preliminary plan was approved July 27, 1992 with a condition
that "staff, the applicant and neighborhood meet and refine the
suggestions from the neighborhood; and with the clarification and
specific wording on the number of employees and retail sales".
2. Land Use•
The proposed use consists of 1,200 square feet of camera sales and
service, with 600 square feet for retail and 600 square feet for
repair and service purposes. Also proposed is a 1,200 square foot
apartment in the basement for family members. The applicant plans
to reside at another location and is proposing retail sales at this
site. Therefore, the Home Occupation Code would no longer apply
and a PUD would be necessary to allow a business use in the R-L
Zoning District.
Home Occupations are permitted as accessory uses to residential
land uses provided that: the use is conducted within the dwelling
with no more than one other employee; the use must be clearly
incidental and secondary to the use of the dwelling; the total
floor area must not exceed one half of the floor area of the user's
dwelling unit; only incidental sale of stocks, supplies or products
may be conducted on the premises; the only exterior advertising
permitted is identification of the home occupation; no exterior
storage on the premises of material or equipment is permitted and
off-street parking adequate to meet the needs created by the home
occupation must be provided.
Camera Corner Inc. Final, #34-92
August 24, 1992 P & Z Meeting
Page 3
The applicant is a low intensity retail and repair business, in
terms of customers per day and number of trips generated per week.
Past records show a daily average of 2.3 paying customers and
another 2 or 3 non-paying customers, seeking consultation, for a
total of 4 to 6 customers per day. The applicant has indicated
that the business may increase by 30%, over the next 10 years.
This would indicate an increase in 1 to 2 customers per day.
3. Design:
The existing home is a two level structure located at the northwest
corner of Prospect Road and Shields Street. The proposed camera
business would occupy the main level of the house (600 square feet
for retail use and 600 square feet for repair/service use). The
total basement area, currently devoted to the existing in -home
occupation, including storage, is approximately 1,200 square feet.
The applicant proposes to swap this area for 1,200 square feet on
the main floor and to convert the basement into an apartment.
The question of retail sales proposed at the site, as related to
the camera business, was made a part of the condition of
preliminary approval. As proposed, the extent of retail space for
the business is to be limited to 600 square feet. Because of this
limitation, as well as the limited amount of parking provided on
site, staff believes that the element of retail sales associated
with this business will essentially be self-regulating and there is
no further need to restrict the amount of retail sales that is
permitted at this site.
A maximum of ten parking spaces would be provided on the site
(consistent with the current number of parking spaces on the site).
A lower gravel parking area is used primarily by customers (5
spaces) and an upper gravel area, located to the rear of the
building, is used by the applicant and would provide parking for
employees of the business. When Prospect Road is widened, much of
the lower parking area will no longer exist; however, a proposed
future parking plan for 10 spaces, has been shown on the plans.
City parking guidelines indicate that a total of 8 spaces would be
necessary to provide adequate parking for the business, employees,
and tenants of the apartment. Low intensity retail and repair
businesses generally need 1.5-3.0 spaces per 1000 square feet of
retail space (3 spaces for the 1,200 square feet); 2 spaces for
each 3 employees (3 spaces for 4 employees); and a 2 bedroom
apartment would require 1.75 spaces (2 spaces), for a total of
eight spaces. It appears that the ten parking spaces at the site
are adequate for this use.
Camera Corner Inc. Final, #34-92
August 24, 1992 P & Z Meeting
Page 4
At preliminary approval, the applicant was requesting approval for
a maximum of 4 employees, including himself. Part of the condition
of approval for the preliminary plan was that the number of
employees be addressed. The applicant has agreed with the staff
recommendation that the number of employees be limited to a maximum
of 3 employees, including the applicant.
There are no changes proposed to existing landscaping or to the
exterior of the structure. The existing structure would remain
residential in appearance. Hours of operation would normally be
from 9:00 am to 6:00 pm, Monday through Saturdays.
4. Neighborhood Compatibility:
The Prospect Shields Neighborhood Organization has proposed certain
restrictions for the proposed PUD, under which, the PSNO supports
the proposed PUD. The intent of these restrictions essentially
retains the residential "character" of the commercial use at the
site. The condition of preliminary approval directed staff to
further refine these restrictions. The refinements that have been
proposed (see attached) clarify the intent of these restrictions
and specifically relate these restrictions to this proposal. The
applicant has reviewed these restrictions and finds them to be
acceptable. The Prospect Shields Neighborhood Organization is
reviewing the proposed restrictions, as well.
5. Transportation:
The existing home is located at the northwest corner of Prospect
Road and Shields Street. Access to the site is from Prospect Road,
approximately 140 feet from the intersection. Both Prospect Road
and Shields Street are arterial streets and the intersection is one
of the busiest in the City. Access to and from the site is
difficult at certain hours of the day.
Prospect Road is scheduled to be widened in 1993 as one of the
Choices 95 Capital Improvement projects. Approximately 20' of
right-of-way will be required from the Prospect frontage for turn
lanes and sidewalk. This project would delete several parking
spaces and make the upper parking lot inaccessible because of the
steep, short grade which would result. The City Engineering
Department has been working with the applicant to discuss the
impacts and possible design solutions to mitigate them. The future
road right-of-way and a future parking scenario have been shown on
the plans for informational purposes.
Camera Corner Inc. Final, #34-92
August 24, 1992 P & Z Meeting
Page 5
Shields Street is scheduled to be widened in 1994. The street
design is not complete at this time. It is anticipated that
between 13.5' and 19.5' of the Shields Street frontage will be
acquired for right-of-way. The total affect of the proposed street
improvement projects is that approximately 6,000 square feet (or
25%) of the site is lost to street right-of-way.
RECOMMENDATION
The proposed final PUD plan is in substantial conformance with the
approved preliminary plan and the condition of approval has been
addressed. The applicable All Development Criteria of the LDGS
have been addressed. Therefore, staff recommends approval of the
Camera Corner Inc. PUD, Final, #34-92.
CAMERA CORNER INC PUD
ITEM: Final
NUMBER: 34-92A
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