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HomeMy WebLinkAboutSPRINGWOOD INSTITUTE PUD PRELIMINARY AND FINAL 3.23.1992 P AND Z BOARD HEARING - 2 92 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 15 MEETING DATE 3/ 2 3/ 9 2 STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Springwood Institute PUD, Preliminary and Final - #2-92 APPLICANT: John and Lolly Clarke 706 E. Stuart St. Fort Collins, CO 80525 OWNER: same PROJECT DESCRIPTION: This is a request for an art and photography institute to be located in an existing 8,912 sq. ft. residence and carriage house located at 706 East Stuart Street. Approximately 20 students would attend each 4 day seminar. The applicant has indicated that 2 to 3 seminars would be held each month, except in December when no sessions would be held. The students and guest instructors would come from all over the world and would be housed and fed at the institute. A live-in property manager would maintain the facility, cook meals, clean rooms, and provide assistance to the students and instructors. The students would be established art and photography professionals who want to learn new techniques and improve their skills. The large residence is located on a 1.5 acre parcel zoned RM, Medium Density Residential. A subdivision plat for the entire property is part of this project. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for an art and photography institute to be located in an existing 8,912 sq. ft. residence and carriage house at 706 East Stuart Street. Approximately 20 students would attend each 4 day session and would be housed and fed at the institute. The existing residence is well landscaped and includes the Spring Creek channel and floodplain. The applicants are not planning to remove any landscaping or make any changes to the exterior of either structure. Ten on -site parking spaces are provided in the front drive area. Staff is recommending that a variance be granted to point chart E as this project earns 45% on the Business Service Uses Point Chart E and meets the applicable All Development Criteria of the Land Development Guidance System. The entire property is being platted with this request as well. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Boa 580 Fort Collins, 00 80522-0580 (303) 221--6750 PLANNING DEPARTMENT J back yard is more attractive and more convenient for social gatherings and as a class room setting. 19. What would happen if the school is approved and then after a number of years it closes? Could the house be used as a dorm or fraternity house? If the institute is approved as a PUD, then that PUD would be an allowable use for any future owner. Dorms and fraternity houses, as with group homes, would require special review by the Planning and Zoning Board. These uses would not be allowed in the zone without special review. If the school closed, the property could be used as a single family home, a duplex, or another school with very similar objectives to the approved PUD. 20. When do you anticipate opening if you get approved? We are tentatively planning on a Spring/Summer 1992 opening. No Text Springwood Institute PUD spnnpwma IluawN walbe cauNu+a vn+'°a-+n`nal UUlnwuwul1I fI..I,poll,IF, Fgwu nntl phnnM+plmle. IM.alntiu m 111 rnun .111 It applmimauty ID mdivkm4, wting il+n etuemnl� Ion rmpvta uac av .nmwlilNe was We.olminawgvdghemm�m. srrdtnu wnl tmw fmm+a m.a the woos n 4 day 1— Ing In raghl Ir, ngtrrInnan, I— ttpeN ill anrIN nl an+oa Ph.0 PnTee Intent' TIntent' Ind Do d s:nI will hn eaueed III fed on ail, wiFh mmwel mcunnR I each week muemrt. yeonn l Ingaw, I FFIFrInw"m, m+nd. IF III Theprnpm mouses+PPntim+Iky 1112 xla+ 1"IF nn spoon Ong, nntl hw teen I.F. (m IM" I,'_. u I. F—I.w -1Inn+nrfl .Clan, Weis nve teilJun. ITt nex' uu wi0 be luu mope pf n ulma u(gcruf ft n Ie peunl vee_'ffie hNnwm tlereilY pn acrt xill M lea, Iblr" +n many Ne aunounaing pmperees- A li It in proper ' menages wnl ams marnlain We ianlM. ew.IM mob, cbv the roand UIbl-- In -I fm We aludenl+ava uxhen Nn etlenos cMvgea t' Iln I, .,I Phoned. TM b'IdstgVes "I ee marnnnm m P—nIt nmdrrar xnnna In wrm+M PNlagr+pb Minor Inrenm remNenvgwJl be regwM In nntl pWlmm+pm+vd dI one Urye ImmImo J smW+s Innis TM'Ite, will laeI,gYFYF+ III neeXryhrn6aPotn. Ifnexuary.+ wneglp+dlmg tvvMhytl I tf an morn huiltlmg. PLANNING AMID ZONINCERTIFICATION MPn.d a T.' d� �ize. e9.475 peon ImI IF, Cey 0 Fan Ctllu. Cvk++ae a' "Fe Total 0. sppe-8.91_ppre Net dwI pp ING )ad Fat eluen tibeel Free Calll, CO XdS:$ OWNER CERTIFICATION Ttu undwnwnnd. bmna Iry HI —. 0 w ATTORNEY CERTIFICATION pep My dnvrv+e vn Hie Ing, Men, en III Pis IF m wgry pY pn III V , a Wm gnn III III Inv tnM9ln- gn. . IaP{ 1 em.rp. eda I ne r.mntneg...I won .. ow one oleo. PVWn, o aomlh.d Ing— w eambo.nr9 I,., .r+.xrrvg mk papl.Imv 01 I v! LFS '97] aI-Ya.n 1, In. ermm, n.r.ar o arr�e .moo Springwood Institute PUD 115, n.Tlnie...lw O Alpert Caen poplar trees O felce wl ate,br .... p + O o 0 V P+ e5pen see O i i : too yr Inca O plain IN. trees i .._.... mn sees O 1DU..... w4 I O U. O B' dlemeter 0' O cottonwood tree 40r W. .......urge wlga •-- 75.04' Mein Building Zpara-7 spruce heeeO 72'p xp +P I105.00' O ki .._.0- 164.77 slum Street O= trees/ shrubs Scale: 1' = 2S' prepared 5 February 1992 The only 9ditional Iandanping will "olve replacing Iwo pomntella bushes with 2 juniper bushn. LAND USE DATA TOTAL LAND AREA - 6%475 $O FT BUILDING COVERAGE - 5,072 SO FT - 7.0% FLOOR SPACE . 0,912 SO FT - 12.83% PARKING A DRIVE - 9,000 $0 FT - 7.7% OPEN SPACEILANDSCAPE - 55,745 50 FT . 90% MAX BUILDING HEIGHT - 20 FT UTILITIES - NO CHANGE FROM PRESENT SERVICE ZONING: AM P + PARKING SPACE - NO ADDED IMPERVIOUS SURFACE ANO NO CHANGE TO DRAINAGE PLAN. EMPLOYEES:2 PARKING SPACES: 10 2 employee S guests Hwakvppul AttrWMlly 79.14' 1Rpnynl .rrnyrruull.narv'INnrM1u Ill r,e_rrnl.mun lwrr ne.m,Aku. +r"I-h. mr, nr JuxnrtlNll im+Jm.. �iMmulLnl+r..rsOmnury g y'n bwpatt aW ru..inruk. Mi Moe yrruMmrxmnl rlrr xnrxrr+mmrn rM m+ln lluv „ev'u16 L.M+e r.nM'+mvPNapt rxer nIMvnmryevrnrmr.vtg M..I v.....III Ion nr.rrmrn .. nRmrMVllpurJL...ucnmmnol ImYrvbw eurM+ Jltrvmm..ln I I II WJnrrn'.I ire M.+ n nrrl.a' nJrbl rr,rM.,¢..xrtryrmmean, IaO YxrFTrxW PWn TIFF- MIIq...rrF.JlrYrm xrklrmaxJrmr JnrnnlN++pW+,mn 5 CrM .bne6 wIIY� rn m+'u iu Jmm ruyc NlpnrveavnuYng pma an4raY Corarvatlon hue' n n.. n�a w r.«Y.q • r+w�.....uw ..rrrww. err e..r rrw .+. Rr ��wN .TeY�F e� ryvY4++ arrm YrY .rrr. M= LHL N W 7 ®jy Springwood Institute 706 East Stuart Street Fort Collins, Colorado owned and developed by John and Lolly Clarke Springwood Institute PUD )IM 1 XIYYn II Pon CUllln+. Calonan WHIS OnA AU_. JJ I vnd Infallud IF, J.b. wd lull, CH. PARKER STREET I�.Irl �d�l E r: • 1, i y t '♦ - i—.�n...l'A=.�„�1�•�i.� �pv,�^ sM' .i 1dtl 'n' n���a�p f i • R. 4.w ':•. � - 9 front elevation Springwood PUD Landscape Plan Springwood PUD involves a building that is already built and occupied. The landscaping is mature and in place. The photographs on these two pages represent the landscaping much better than the usual line drawings. The only change from existing landscaping will be the addition of two evergreen shrubs to the berm. This was suggested by the planning staff to better screen the parking lot from the street. The two potentella in the photograph above will be replaced with juniper plants. rc it cicvalio❑ Plant types included in the landscaping are: 2 - 80' + spruce trees in front of the house (left in front elevation photo), 3 - 30'+ spruce trees in rear (left in rear elevation photo), 1 - 100' + elm tree in front berm, aspen, beechnut, walnut, maple, cottonwood, apple, pear, cherry, juniper, Russian olive, wild roses, potentella, and numerous perennial and annual flowers and plants. L_ The property pictured on this page lies in the Spring Creek flood plain and has been condemned by the City of Fort Collins for storm drainage, bike trail and utility improvements. The property owners have no control over the landscaping in this area of the PUD. The original City plans for this area called for the elimination of the trees as Spring Creek is deepened and widened. However, negotiations between the owners and the City resulted in the elimination of only 4 or 5 trees. This property provides habitat for racoons, muskrats, squirrels, rabbits, ducks, geese, owls, herons and other small animals. The trees are 8-10" in diameter and reach 50-60 feet into the air. Spring Creek is a natural water course which is fed by a culvert under the Spring Canyon Dam of Horsetooth Reservoir. The City's bike trail can be seen in the bottom photograph (upper left corner). Access from the Springwood Institute to the trail will be provided. tringwood InstitN PUD Statement of Planning Objectives The project is consistent with the City Land Use Policies in that it is an infill project which is located with all sides contiguous to existing development. It does not derive its ingress or egress from College Avenue. It is located on a public transit route and will provide off-street parking to accommodate the needs generated by the use. There is approximately 1 acre of open space associated with the project. It is located along Spring Creek, immediately adjacent to the city's trail system. Ownership of the open space will remain with the owner of the property. The propsed school will require one full-time resident employee and 2 non-resident employees to assist. It is not anticipated that there will be any conflict between the proposed school and existing adjacent land uses. The intensity of the school will be less than that currently experienced with the Clarke Photography home occupation. The amount of vacant land buffering the property from adjacent properties is considerable and will not be changed. Springwood Institute PUD Development Phasing Schedule No exterior changes to the buildings are contemplated. The changes to the interior of the property will be minimal. Construction is expected to start within 30 days of PUD approval and will finish within 120 days of commencement. Landscaping will be changed only by adding two coniferous shrubs to the berm separating the parking lot from the street. The parking lot will be striped to indicate the location of parking spaces per the site plan. This will be finished within the construction time period. c'O /�-00,0 /A75�(IT.E %�/� /9re ;'!-;v ( ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION Is the criterion aoalicatoel Will the criterion be satishea7 If no, please explain e,�;�F�' ,o��a Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability 1 2. Neighborhood Character 3. Land Use Conflicts V 4. Adverse Traffic Impact 7 ✓ PLANS AND POLICIES 5. Comprehensive Plan V PUBLIC FACILITIES & SAFETY 6. Street Capacity V V✓ 7. Utility Capacity V/ 8. Design Standards ✓ ✓ 9. Emergency Access ✓ ✓ 10. Security Lighting ✓ ✓ 11. Water Hazards ✓ ✓ ' r•i n CK good a lairz oieeds a^ ela-f-- RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation ✓ ✓ ✓ 14. Wildlife Habitat ,/ ✓ 15. Historical 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. Sewages & Wastes ✓ SITE DESIGN 26. Community Organization ✓ ✓ ✓ 27. Site Organization „ ✓ ✓ 28. Natural Features ✓ ✓ ✓ 29. Energy Conservation ✓ ✓ ✓ 30.Shadows v v 31. Solar Access v ✓ �/ 32. Privacy vVol✓ 33. Open Space Arrangement V, 34. Building Height .B. _ ✓' 35. Vehicular Movement ✓ 36. Vehicular Design ✓ 37. Parking ✓ v �/ 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience ✓ _ 41. Pedestrian Conflicts ✓ f V 42. Landscapingi0pen Areas ✓ v 43. Landscaping/Buildings v ✓ ✓ 44. LonascapinglScreening ^� I 45. Public Access ✓ I ✓ ri 46. Sians ✓ I ✓ V.-Br -12- D INST TcJZ�. 'POD - ,_I ACTIVITY: Business Service Uses DEFINITION: E Those activities which are predominantly retail, office, and service uses which would not qualify as or be a part of a neighborhood or commu- nity/regional shopping center. Uses include: retail shops; offices; per- sonal service shops; financial institutions; hotels/motels,; medical clin- ics; 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; and, other uses which are of the same gen- eral character. CRITERIA Each of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes No 1. Does the project gain its primary vehicular access from a street other ❑ than South College Avenue?, 2. DOES THE PROJECT EARN AT LEAS PED OF THE MAXIMUM POINTS AS CALCUL ❑ ❑ ON "POINT CHART E" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not appli- cable for uses of less than 25,000 square feet 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 Corri- dor?" c. Is the project contiguous to and functionally a part of a neighbor- hood or community/regional shopping center, an office or industrial park, located in the Central Business District 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 Cen- tral Business District? -22- Springwood Institute PUD, Preliminary & Final, #2-92 March 23, 1992 P & Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: RM, existing multi -family duplexes and apartment buildings (Kessler Subdivision) S: RP, existing single family residences (Indian Hills Subdivision) E: RM, existing large lot rural residences RP, existing multi -family townhomes (Shadowbrook PUD) W: RM, existing duplexes and single family homes This property was annexed into the City with the Southeast Consolidated Annexation in 1957 and the Edwin G. Brown Annexation in 1963. A portion of the property is unplatted and a portion is platted as lots 1, 4, and 5 of Kessler Subdivision. The entire Springwood Institute PUD is being replatted into one lot with this PUD request. The Clarke family built the existing structure as a family residence and have operated a home occupation photography studio out of the residence since 1979. The Clarke family will not be residing at the Institute. 2. Land Use This is a request for an art and photography institute to be located in an existing 8,912 sq. ft. residence and carriage house located at 706 East Stuart Street. Approximately 20 students would attend each 4 day seminar. The applicant has indicated that 2 to 3 seminars would be held each month, except in December when no sessions would be held. The students and guest instructors would come from all over the world and would be housed and fed at the institute. A live-in property manager will maintain the facility, cook meals, clean rooms, and provide assistance to the students and instructors. The large residence is located on a 1.5 acres in the RM, Medium Density Residential zone. This project is being evaluated by the Business Service Uses Point Chart E in the Land Development Guidance System. The project earns continued 7 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 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. -An which a historic event occurred, which has special public value because of notable archi- 2 tecture, or is of cultura significance, does the project fulfill the o lowing 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. 7 9 -23- BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion I' the Crftedcn Applicable Yes No 1 II III IV Circle the Correct Score Multiplier Points Earned Ixll Mcximum Applicable Points a. Transit Route X 2 0 2 — — b. South College Corridor X X 00 4 8 c. Part of Center X X 2 CO 3 C) 6 d• Two Acres or More X X 2 CO 3 6 e• Mixed -Use X X 2 CO 3 Q 6 f• Joint Parking 1 2 0 3-- g. Energy Conservation X 42131410 2 Z 8 h• Contiguity X X © 1 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 A Percentage Earned of Maximum Applicable Points V/VI = VII �5 vii INDUSTRIAL USES POINT CHART F For All Criteria Applicable Criteria Only Criterion tre Crilterlon Applicable Yes No I II III IV Circle 1he Correct Score Multiplier Points Earned Ixll Maximum Applicable Points a. "North" Fort Collins X X 2 0 1 2 b. Industrial Center X X 2 0 3 6 c. On Arterial Street X 2 0 1 d. Energy Conservation X 112131410 2. 8 e. Historic Preservation 1 2 0 2 f. 1 2 0 g. 1 2 0 h. 1 2 0 i. 1 2 0 1• 1 2 0 k. 1 2 0 I. 1 2 0 Totals v vi Percentage Earned of Maximum Applicable Points V/VI = VII vn 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: Submittal Date: n�ar� /99� METHOD ONE: 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 Points Al,,),A,s awe cs/wd�Likn su ru , is ln>tr( 4' Total Points received from Method 2: Preparer's Name: N/ f�--- 0.6 - 1.5 1.6 - 2.5 2.6 - 3.5 3.6 or more 1 point 2 points 3 points 4 points Method Two Energy Conservation Measures: Po Long axis of building is East/West (building oriented south, with majority of windows on south wall) 0.2 Ratio of exterior wall area to interior floor area is ss than 1.5 0.3 3. Mass of exterior building walls greater than 30 lb/sq ft .0.2 4. Passive solar heating utilized by building heating system with a minimum savings fraction of 0.4 (using orientation that maximizes solar gain and window coverings) 3.0 5. Natural daylighting utilized, with automatic insulated covers, with minimum R value of 2.5 0.3 6. Overall wall U value is < 0.2 1.0 7. Overall roof U value is < 0.06 0.3 8. Reflective glass or film used on all windows 0.2 9. Vestibules, air locks, or revolving doors used on all entrances 0.2 10. Automatic night/weekend temperature setback is provided 0.4 11. "Free Cooling" (using outside air) used for fan systems of less than 5000 CFM 0.2 12. Low leakage outside air and exhaust air dampers used; 1% leakage max. at 5" W.C. 0.3 13. Variable air volume system used, with inlet vanes or variable speed drives 0.5 14. High efficiency motors (as labeled by manufacturer) used 0.1 15. Water-cooled condensers used for mechanical cooling . systems 0.2 16. Evaporative cooling used in lieu of mechanical cooling 0.4 u C17 Boilers or furnaces used with firing efficiencies greater an 82% 0.2 18. Automatic spark ignition used for gas -fired boilers, furnaces, unit heaters, etc. 0.1 19. Automatic dampers used in combustion air intakes 0.1 20. Outside air reset used for boiler supply water temperature control (boiler water temp reset inversely from outside temp) 0.3 21. Exhaust or condenser heat recovery utilized 0.3 22. Waste water heat recovery utilized (car washes, laundries, etc.) 2.0 23. Ice or low temperature water storage system utilized for off-peak air conditioning and reduced air conditioning equipment sizes 1.0 24. Electric resistance heat not used 0.2 25. Night air used for pre -cooling space with building air handling system, automatically controlled 0.1 26. Fluorescent lamps and electronic ballasts are used throughout building 0.2 27. Motion detector lighting control is used for all lighting 0.2 28. Lighting watt density less than 2 W/sq ft 0.3 29. Building uses active solar, geothermal, wind, or other non -depleting energy source (capable of collecting, storing and distributing) for space heating with a minimum savings fraction of 0.4 3.0 31. Radiant heating used in lieu of unit heaters 0.2 32. Roof automatically cooled with water spray 0.1 33 Windows are shaded from summer sun (overhangs, window verings, deciduous trees) 0.2 34. Computerized energy management system used with capability to cycle equipment, automatic lights on/off, optimum start, night/weekend setback 1.0 35. Use of an existing structure that is in compliance or is brought into compliance with the adopted Model Energy Code (entire structure must be in compliance) 1.0 Springwood Institute PUD, Preliminary & Final, #2-92 March 23, 1992 P & Z Meeting Page 3 20 out of 44 points for 45%, falling short of the required 50%. The applicant has requested a variance to the absolute criteria that the project earn at least 50% of the maximum points as calculated on "Point Chart E". The project earns points by being located outside of the South College Avenue Corridor, for contiguity to existing urban development, and for energy conservation measures. Using Method Two of the Energy Conservation Methods (Appendix G of the LDGS) the project earns points for the following conservation measures: 1. The long axis of the building is east/west and the majority of the windows are on the south wall (0.2). 2. The ratio of the exterior wall area to the interior floor area is less than 1.5 (0.3). 3. Windows are shaded from summer sun (0.2). 4. Furnace is rated at greater than 82% efficiency (0.2). Additional energy conservation measures which have been incorporated into the existing structure but which are not easily measurable or specifically included on the list of measures in Method Two, relate to the existing atrium. Mr. Clarke has provided information relating to the energy conservation features of the atrium. The Planning and Zoning Board is empowered to grant variances to the provisions of the LDGS under the following circumstances: A. The applicant demonstrates that the plan as submitted is equal to or better than such plan incorporating the provision for which a variance is requested; or B. The strict application of any provision would result in peculiar and exceptional practical difficulties to, or exceptional and undue hardship upon the owner of such property, provided that the variance may be granted without substantial detriment to the public good and without substantially impairing the purpose of the Land Development Guidance System. If the applicant took points for using an existing structure brought up to the Model Energy Code, the project would meet the required 22 of 44 points for the required 50%. But given that this structure was constructed for a residential use, rather than a Springwood Institute PUD, Preliminary & Final, #2-92 March 23, 1992 P & Z Meeting Page 4 commercial use, applying the Model Energy Code would be difficult. The proposed use, while commercial in some aspects, is generally residential in character. Staff believes that additional energy conservation features, though not specifically listed in the LDGS and not easily measured, can add up to a considerable energy savings. The plan appears to be equal to or better than one which incorporates specific measures for an additional 0.7 points using Method Two. 3. Design: The applicant is not proposing any changes to the exterior of the buildings. The seminars will take place within the buildings and in the backyard area. The site is well landscaped. The applicant will add two additional evergreen trees to the front planting bed to further screen the parking area from the street. The Stormwater Utility is working on a project in the Spring Creek Floodplain, which will impact the backyard landscaping of this PUD. The Planning Staff will have an opportunity to review the proposed landscape plan when it is available to ensure that no trees or shrubs are removed unnecessarily. 4. Neighborhood Compatibility A neighborhood meeting was held on January 2, 1992 and was attended by approximately 8 residents from the surrounding neighborhood (see attached minutes). Concerns expressed at the meeting related to how the institute would be operated, who the students would be, whether there would be sufficient off-street parking, the width of the sidewalk along Stuart Street, potential conflicts with school children in the area, and what would happen to the property if -the Institute closed up and whether it could be turned into a fraternity or dormitory. In general, the neighbors felt that the use would be compatible and that the impacts could be mitigated. 5. Transportation Sole vehicular access to the property is from East Stuart Street, although the rear of the property has frontage on Alpert Court. The property is located at the T-intersection of Stuart Street (a collector) and Stover Street (a local street). The residence has a large circular drive and two access points on Stuart. Springwood Institute PUD, Preliminary & Final, #2-92 March 23, 1992 P & Z Meeting Page 5 A traffic impact analysis and parking study was submitted with this project. According to the traffic analysis this proposed project would not significantly impact the intersection operation or traffic operation on surrounding streets. According to the applicant, a majority of the students will be from outside of Colorado. They will be flying into Stapleton Airport and will be encouraged, both in the institute brochure and personally upon registration, to take the airport shuttle service to Fort Collins. The institute van will pick students up at shuttle drop-off locations. The brochure will make it clear that a car will not be necessary in Fort Collins. A van will be available for field trips, shopping trips, or other outings. According to the parking study, 10 spaces in the existing paved front drive area should meet the anticipated parking demand. It is recommended that the parking situation be monitored for a period of time. If it appears that additional parking is needed, the applicant owns an easement, specifically for parking, on the property to the west (see attached lease agreement). It was the applicant's desire to see whether this parking would be adequate before removing any existing mature trees or landscaping. Conflicts with school children should be minimal given that the students would arrive on Sunday evening and depart on Thursday evening. The applicant will remove existing obstructions on the front walk and bring that walk up to a full 4' width. Any damaged curb, gutter, and sidewalk will repaired at that time. ION: Staff has evaluated the request for a variance from the 50% minimum score requirement on the Business Service Uses Point Chart of the LDGS. Staff finds that the PUD is equal to or better than a plan that could meet the 50% minimum score, given that the use will occupy an existing residence which incorporates existing conservation features, and given that the existing structure was constructed as a residential building and the Model Energy Code applies to commercial structures. Staff also finds that the request for Preliminary and Final PUD satisfies the All Development Criteria of the Land Development Guidance System. Staff therefore, recommends approval of the Springwood Institute PUD, Preliminary and Final- # 2-92. • SUMMARY The following are QUESTIONS, CONCERNS, and RESPONSES expressed at a Neighborhood Meeting for Springwood Institute PUD. The applicant is proposing to convert the single family home, including the existing home occupation photography business, located on about 2 acres at 706 E. Stuart Street into a photography and fine arts institute. The applicants, John and Lolly Clarke envision that the institute would offer 4 day seminars or classes for a maximum of 20 students. Three sessions would be offered each month, with the exception of December when no classes would be scheduled. The students would reside and be served meals at the site. MEETING PLACE: The Clarke residence at 706 E. Stuart Street MEETING DATE: January 2, 1992 MEETING TIME: 7:00 p.m. CITY PLANNER: Kirsten A. Whetstone QUESTIONS 1. How are you operating a business here now, in this zone (RM, Medium Density Residential) and will you be rezoning this property to a commercial zone for the photography institute? The existing photography business is considered a home occupation, which is allowed in this zone if certain criteria are met. Those criteria include such things as no more than 1 outside employee, no more than 1/2 of the floor space dedicated to the business use, limited signage,... The proposed use as an institute is not an allowable use under the zoning code unless the use is submitted to the City Planning Department as a Planned Unit Development (PUD), meets all of the PUD criteria, and is formally approved by the Planning and Zoning Board. 2. Where will the teachers and students come from? Will the teachers live on the site full-time? Who will these teachers be? Will you know them? The teachers and students will come from all across the country and possibly from other countries. The teachers will also rotate each week, they will live on site during their four day seminar and be served meals there as well. We will be advertising in professional journals and publications as well as using our own professional contacts to attract both students and teachers. We may know some of them personally, others we may know from their professional reputations, recommendations, and/or references. 3. Are there other institutes like this? We envision Springwood Institute to be similar to the Mt. Prospect Institute in Mt. Prospect, Illinois; although that school has a hundred or more students at one time. The concept will be similar but our institute will be on a smaller scale. We hope to become a prestigious institute someday. 4. When will the school be in session? Three weeks out of each month there will be classes. The idea is that the students would arrive on Sunday afternoon, classes would be in session Monday through Thursday, and students would leave Thursday evening or Friday morning. The following Sunday, a new group of students and a new instructor would arrive. Daily sessions would last most of the day. Some instructors may hold evening sessions as well. We would leave that up to the individual instructors. Classes would probably be in session between 7AM and 9PM. 5. Will there be conflicts with the school crossing located at Stuart and Stover Streets? The applicant will be providing a traffic analysis with the PUD submittal to the City. The analysis will address impacts on the surrounding area, including school crossings if it looks like there would be a potential conflict. The institute students will already be on site Monday morning and would be leaving Thursday evening, therefore, there should not be a major conflict with school children. It is anticipated that the majority of students will be flying in from other states and would be arriving in Fort Collins by airport shuttle (or by the institute van). Most of the students will not be bringing automobiles to the site.. There is some potential for conflict on Friday morning, for institute students leaving the site by automobile. 6. Will the students be required to stay at the institute? For the most part, yes. Of course, we can't force them to stay here but it will be a big part of the experience, as it gives the students a chance to socialize and share ideas with other students and instructors in a more informal setting. But, if someone has a friend or family member that they prefer to stay with then that would allowed. There may be some local students or teachers who would choose to commute. 7. Would the students drive? For the most part, the students would be coming from areas outside of Colorado. We would anticipate that most of them would fly into Denver and either be picked up by our van or they would take the airport shuttle to Fort Collins. A car would not be necessary, as the institute would provide transportation to sites around Fort Collins. Also all eating and sleeping would be done at the institute. 8. Who will these students be? Students will be mostly professional artists who currently have their own businesses or studios and are looking for additional instruction, inspiration, and contacts. Some may be artists just out of school or who are just getting started, but generally the students will be professional adult artists. We don't anticipate college age or teenage students, for the most part. 9. Will you be putting an addition on the existing building? Where will all of the students stay? We do not anticipate making any exterior changes to the building or landscaping, with the exception of work being done in the back yard as a result of the City storm drainage/ flood prevention program. We will be adding 4 bedrooms to the carriage house which will be private rooms with private bathrooms. Two bedrooms will be added in the main house. We will be doing some remodeling of the interior to accommodate the additional bedrooms. 10. Do you have sufficient water and sewer service for all of the bathrooms? We have two water and two sewer taps for this property. That should be more than sufficient for the proposed 10 bathrooms. We also have a well for irrigation water. 11. Do you plan to have cooking facilities in the carriage house? If you do it would be considered a separate dwelling unit and you would then have two dwelling units on the one lot. No kitchen/cooking facilities are planned for the carriage house. The RM zoning district allows two units on one lot. 12. The light over the garage/carriage house is very bright and sheds light off -site. It seems to be brighter than the street lights. Is there something that can be done to reduce the amount of light, or could the light be shielded to direct the light in a downward direction? The light on the carriage shop is security and safety lighting. We can look into the possibility of shielding it to direct the light downwards. We will also contact the next door neighbor to see if it bothers him. 13. What about security, fire alarms, and insurance? We currently have a good security system. We also have fire alarms, smoke detectors, and fire extinguishers. We are currently inspected by the fire department and building department because of the home occupation business. Our insurance rates will certainly go up with the proposed use. We will have to meet all of the fire and building codes that are applicable for the change in use. • 14. Will you be adding landscaping between the parking area and Stuart Street? We had not intended to change any of the existing landscaping on the site, but we will look into the possibility of adding some evergreen shrubs or trees to our front planting area. We do have some shrubs (potentillas and junipers) which should be getting larger each year. 15. Will you be widening the sidewalk in front? When school kids are waiting to cross the street there doesn't seem to be much room for them. The sidewalks are very narrow. City staff will look into the condition of sidewalks in the area. 16. Will there be a resident manager staying on site? Yes, in fact Lolly's sister will be the resident manager. She will be living on the premise, cooking meals, and taking care of housekeeping. We will be moving out of this house before opening the institute. 17. on street parking will be a problem if there is not enough on - site parking. Already, there is limited parking on Stuart Street. How will this be addressed? The applicant will be responsible for including a parking analysis in the transportation impact study. The City will review the parking proposal and evaluate it based on City guidelines for parking. The proposed use must be able to provide sufficient on - site parking. The applicant stated that he asked the traffic engineer to analyze the parking situation and it has been included in the traffic study. He passed out copies of the study. It appears that they will have sufficient parking on -site. The applicant passed out copies of the site plan and indicated that when they sold the property to the west, they reserved a parking easement on that property. If they have to add parking on the west side of the building, they will have the land to do so, but they are hesitant to put additional paving on the property and would rather keep it in landscaping. 18. What about students from the institute using the park on Stuart Street (Indian Hills Park)? Will they be having parties there? What about rowdy behavior, loud music, in general taking over the place? These students will be professional people. We certainly would not restrict their using the park, as it is a public park. We would not anticipate that they would be rowdy. We use the park sometimes for photography so I would anticipate that there will be times when classes might use the park for some sessions. The students also might have an occasional picnic at the park, but we think that our