Loading...
HomeMy WebLinkAboutSOUTH FORT COLLINS VETERINARY CENTER PUD FINAL - 46 91A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSSTAFF REPORT PROJECT: South Fort Collins Veterinary Center P.U.D., Final - #46-91A APPLICANT: John Dengler & Associates 318 Starling Street Fort Collins, CO. 80526 OWNER: Rainey Corbyn, DVM South Mesa Veterinary Hospital 3517 South Mason Street Fort Collins, CO. PROJECT DESCRIPTION: A request for 4800 square feet of veterinary hospital and doctor's residence, 2400 square feet (attached) for future retail, and 9855 square feet of dog boarding facilities to accommodate 106 dogs. The total building coverage (footprint) is to be 15,904 square feet. The area of the entire site is 1.64 acres. This proposal is located south of West Horsetooth Road, west of South Mason Street and is zoned HB, Highway Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for a 4800 square foot veterinary hospital (with doctor's residence above), dog boarding facilities for 106 animals, and future retail on 1.64 acres fronting on South Mason Street, directly west of the Mann Four Theaters. The landscaping emphasizes use of plants that are drought tolerant, requiring minimal water, with the exception of the area on -site that is identified for detention/retention. The plant materials in this area will be selected for tolerance of wet, boggy soils and wildlife habitat value. The building is to be single story except for living accommodations for a veterinarian over the hospital portion. Building materials are to be a synthetic stucco facade, with rock veneer at the entry, and a combination of colored metal and translucent plexiglas roofing. The design of the facility, with proposed fencing and landscaping, appears to adequately mitigate potential concerns about barking noises on adjacent properties. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT ELMFIELD VETERINARY CENTER & PET LODGE SECTION "B" THROUGH."D" SOUND•.LEVEL SURVEY; DATE:'" December 23,'19.91 CONDUCTED BY: Peter D..,Cappel,of. MCA.Environmental, Inc.- A sound. level survey was conducted .at Elmfield Veterinary'Ce'nter and Pet Lodge,in Denver, Colorado, between 7.:30 a.m.'and 8:30 a.m. The survey was conducted' utilizing `a Quest,M-27 sound level' meter calibrated for Denver conditions. The kennel is -arranged in a_IT",shape. • There are four sections to the kennel',,identified as A through D. Refer to attachment ; one. 'The intent of.this,study was to:measure the noise levels generated',by. the'dogs barking who 'we"re.kenne'led'in the,southern -most wing of the`kenne•1. The south wing -of the kennel is made. up of sections B through D..:The°south .wing 's.south side has'forty; kennels:" At the time of the. survey the .south wing .was completely full. Each individual dog run is arranged so 'that approximately six feet of.the run is inside the building and approximately twelve :feet :of'the',run is outdoors. The,outdoor,portions are constructed'of.-chain•'link.fence sides and a corrugated steel . roof The indoor. and.' outdoor portions are�divide'd"with•a cinder 'block wall with.a.two foot square dog door which slides up and down manually.Approximately twenty feet south of the end 'ofIthe runs of the south wing is a, six' foot'high:.solid'wood fence that runs -east -west along the -entire, property.:line:, The' area between. the runs and_fence,'is sodded: Past the tence'is an,open space _ _approximately. 40.0 ;.feet wide that. follows - a,. creek. 'The open.:,space is vegetated with low lying plants•. On the far_ south side of the open, space are residential properties'. The study was conducted in two.phases.. Phase one was conducted: while,all.the: dog s'in.,the -south wing were locked' indoors.. -Phase one. is representative,of sound levels present`at..night-when ahe do:gs.are'ke'nneled.indoors with�the dog -doors closed. Phase.';two:., was -conducted while all the;•dogs wererlocked,outdoors Outdoor measurements were taken on`the south aide .of the south wing a,ong.a line :.perpendicular' to' the center. of the south wing. Refer to attachment two 'for approximate locations were _sound level measurements were. taken.' . The. following table gives -a description of each location' f rom - -where the sound level measurements were taken.and the maximum sound --level at - that that location with the dogs "barking -and not barking,. The, table is, broken into .two halves.. The first' half is ,the sound level'measurements .when the' dogs were, 'locked indoors, and` the, second half' is the sound 'levels. when the. dogs were locked - outdoors..., " LOCATION/DESCRIPTION - MAXIMUM SOUND LEVEL (ddBM BARKING NOT:BARRING.• PHASE I Indoors) -(Dogs Inside kennel. three feet '85 ,65 from 'runs. in corridor' Outdoors at.chain link 70 50.5 fence immediately out- side of: runs' Three " feet from solid wood 69 51 .'fence on north side ' :Three .feet ;from -,solid•, wood _ 52 50.5 ..• ' .fence on'south side , 100 feet ,south 50'.5 50.5 'of dog runs :150 feet south ,50.5 50`.5 ; of dog . runs 200, feet south''; of dog runs 4. 250 . feet south 50.5. -:. 50.5 - of . dog runs Inside one. foot"away from face. of, dog_at, dogs head level 2 No Text measurements. were taken. when no dogs in the 'immediate .area , either at ,the kennel ' or. at private residences,were-barking; 'These readings were. taken 'in,the',early'morhing hours between 7:30 a.m'..and:'8:30 a.m.' There ;was relatively low`activity in the area at the time,•such.as,-.few people outdoors and light. automobile traffic. On the.south side of the kennel there is'a slight slope -towards.,. -the 'creek.. ..-Because the. wood -fence is'. twenty ' feet from' ,the runs and positioned :downhill.the, fence 'only stands'about three to four feet higher than the floor of the kennel. It was noted -during the.survey ;that several dogs when-standing'on their hind' r legs, were''in line of. sight with' the sound level meter..' _If.the 'fence. stood higher.'it might act to better,reduce.the noise level. beyond the.fence away from the kennel. on the side: of the building,with•.the..exposed kennels the South' Fort Collins Veterinary-Center'PUD is pro po"sing to,incorporate a solid•, wood, fence. at' .a. ,distance_, of, six , feet . from, the dog runs. In addition -there will be a`five,-foot ' high, earthen berm'on'which ..,.railroad track, run,at a distance of 'fifty feet from,the dog runs. This design should-reduce'sound.,levels even more so than the design' of. the Elmfield Center, - For-.addit onal comparison of sources of sound levels the,, following information was taken from -information provided by'the, National Safety. Counsel: EXAMPLE SOURCE SOUND"LEVEL(dBA) Soft "whisper.._(5 feet) 30 Quiet .office 40 >>._. ,Avera a ,home indoors 50" g (, ) ;Large officer 50 Conversational speech (3 feet)' 60 Freight', train - (100, feet), .70- "Average,automobile•'(30.feet)_,'74 Very Noisy restaurant -80 The...data collected during phase one indicates that when the dogs, are- locked. indoors and Barking the' sound ',level reach backgound at a distance of twenty three feet, three.feet south of the six foot - solid wood L fence.• These sound levels I should,'represent'sound levels at,:the'South Fort Collins' Veterinary Center PUD'under. similar circumstances. .4 . No Text 14TT f!CHAEA1T )tU a nalrwca, Ft4R26 C7YP) 1 • InD.X& KerlC.S_ . • C TTelY— 13,040".. nUx. • su-ny 9I' O—. • n'1alnT, mce. — • &AiewrIr3 RES• (10war.O • QtGc�T'(7, Vr.T GII!:IC_�.. (TG Ce DI. f1LlE`J Car.�ERY tc?atglP. ar c'wullis.) �. L4nCO-<4Flr* as OMMMI Ir.q*�-74n U. OGxiST'a 7x&*—'Z' Refrmr. �_ j EkI?f OUTC?'RCtERtI(l,' 7Ca<: Fft!'L•1 w Pr.GC eve!F. —r..:. 0 fl101'0'CD OEtIcx1:.A fFCP552: Qr&trs "• F, rr 1."g Tww QPRersai'r un■ " DISTRICT PLAN - ---- -- -- -- ar' no. UCJI -..._ oft OUSU571 MtO ; fvv- MC0 eunrieto VeTftnaRY tunic 16SFP W. FIOri-W Cl,C• . Clem'er, CO 9 LI DO MO. On off, �' �] ❑ Cl G7 c ❑ tilll�l Q 00 po ,j D p� � o a C,�1. ❑ Cl 9' Cbci] 0 p� ao. �Q�'I a j 0 D� o all N 1000AAS w. florida ave. ' C7 goQtD7�O I � P�b.�81K� UPAIN Mal a G Zuo' i� y �SO UM IEt> 9 � .• O� O ❑ cu. ns<rtb ens []gteuc. TH)S mod. Q ❑ Lf L,A/C AT sa: O �Srtl AFPORi �t,J O Q Q F`t fl � 0 cri�l ooOv//Ov` I I n Ar111C1.N111M Id r _ ' , ,EXISTING CONDITIONS -rfPPl.rarlotl no. 3�=7- . m4y) 11e)8 -Ct= F16LV VereP-J"RY CLINC } South Fort Collins Veterinary Center PUD, Preliminary, #46-91,A February 24, 1992 P&Z Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses ares as follows: N: HB, undeveloped (Creger Plaza Subdivision) S: HB, undeveloped (Mason Street P.U.D.) E: HB, amusement/entertainment (Mann Four Theaters) W: RP, planned multi -family residential (Park South P.U.D.) The South Fort Collins Veterinary Center P.U.D., Preliminary was approved by the Planning and Zoning Board on December 16, 1991 with one condition: 1. There be a demonstration that the noise was appropriately mitigated. At time of Final P.U.D. plan review a follow- up study or explanation of the distances and decibel level be provided. 2. Land Use: The request is for a four -phase plan to include the following uses: * Phase I is a 4800 square foot veterinary hospital containing a residential unit on the second floor as living quarters for a veterinarian, and indoor heated/outdoor sun run boarding facilities for 34 dogs. Construction is to begin by summer 1993. * Phase II will add indoor/outdoor boarding facilities for 38 dogs south of Phase I. To be built as demand may require, 6 years. * Phase III will add indoor/outdoor boarding facilities for 34 dogs south of Phase II. To be built as demand may require, 12 years. * Phase IV will add 2400 square feet of retail to the north of, and attached to, Phase I. To be built as demand may require. The total number of dog boarding spaces in this facility is 106. 3. Desictn• Fencing: A 6' high cedar fence will completely enclose the outdoor dog runs on both the east and west sides of the building. There will be two gate openings for access on the east side of the dog runs and gates at the north and south ends of the fencing on -site. South Fort Collins Veterinary Center PUD, Preliminary, #46-91,A February 24, 1992 P&Z Meeting Page 3 Landscaping: The overall landscape scheme is to implement low water use plant materials throughout, with a mix of deciduous shade trees, ornamental trees, evergreen trees, and shrubs along South Mason Street and adjacent to the building front (east elevation). The north portion of the site will be intensively planted with ornamental and evergreen trees, windbreak & screening plants, and shrubs over a drought tolerant grass mix. ornamental trees and upright junipers will provide a full landscape screen outside of the 6' high cedar fence enclosing the dog runs on the west portion of the site. The landscaping is integrated into a grass swale that serves as part of the site drainage solution, feeding into the detention pond to the south. The south portion of the site is proposed to be a detention pond, with the possibility of providing water retention in the future. The plants in this area are to be selected for tolerance of wet, boggy soils and wildlife habitat value. The detention pond is contained completely on this site, with the transition to existing grade occurring within this property boundary. Architecture, Building Materials: The overall floor area in the building will be 17,055 square feet, incorporating a 4800 square foot veterinary hospital and residence, a 2400 square foot expansion for future retail, and 9855 square feet of indoor/outdoor boarding facilities. The main portion of the building, containing the veterinary hospital and a residence, will be two story. The future expansion and the boarding areas will be single story structures. The building will not exceed 35' feet in height at any point. Building materials are to be a synthetic stucco facade with rock veneer as accent at the entry. The roof over the completely enclosed portions of the building, including the heated indoor runs, will be colored metal. The roof over the outdoor sun runs will be of translucent plexiglas panels. orientation of the long building housing the 106 indoor/outdoor dog runs is north to south. This will divide the number of animals evenly to the east and the west sides of the building (approximately 53 on either side). South Fort Collins Veterinary Center PUD, Preliminary, #46-91,A February 24, 1992 P&Z Meeting Page 4 Signage: A monument style, low profile sign is being proposed with this request. Materials and colors for the sign will be reviewed by the Planning Department at the time of issuance of a sign permit. The location is just south of the access to the site from South Mason Street. Extensive landscaping is being implemented at the base of the sign (to include a deciduous shade tree, deciduous and evergreen shrubs, and ornamental rocks). 4. Noise StudV: The Planning and Zoning Board imposed a condition on the preliminary approval stating that there be a demonstration that the noise was appropriately mitigated. At time of Final P.U.D. plan review a follow-up study or explanation of the distances and decibel level be provided, with the intent to assure that potential adverse impacts to adjoining uses be mitigated. A sound level survey was conducted on December 23, 1991 at the Elmfield Veterinary Center & Pet Lodge in Denver, Colorado by Peter D. Cappel of MCA Environmental, Inc. to help determine what noise impacts could affect adjoining properties. The South Fort Collins Veterinary Center has been modeled after the Denver facility. Mr. Cappel's study is attached to this staff report. The decibel levels indicated in the study fall within the allowable limits in the City Code. Section 20-23: Maximum Permissibly Noise Levels is attached. Staff believes that this use is compatible with existing and planned uses in the area. It appears that the proposed mitigation measures, in the form of building construction, fencing, landscaping, and physical separation, are adequate to provide buffering for adjacent properties. Existing uses to the east are all commercial. Uses to the north and south, in the HB Zoning District, are anticipated to be business and commercial in nature. There is an existing 100' wide Burlington Northern Railroad R.O.W., with elevated tracks, immediately west of this proposal. The property west of the railroad R.O.W. is currently master planned for multi -family residential. The closest residential unit to the outdoor dog runs would be a distance of approximately 2501. An existing 60' wide ditch easement, with concrete -lined ditch, is on the eastern portion of the planned residential and adjacent to the railroad tracks. This request is of a very unique nature in the City of Fort Collins. A dog boarding facility similar to this one (with a large number of outdoor runs) does not presently exist within the City limits. The applicant and future operators must be responsive to concerns of surrounding property owners in the event that unforeseen noise -related conflicts should arise. Any violation of South Fort Collins Veterinary Center PUD, Preliminary, #46-91,A February 24, 1992 P&Z Meeting Page 5 the City's noise ordinance is enforceable under Chapter 20 of the City Code. RECOMMENDATION: This request is in substantial conformance to the approved South Fort Collins Veterinary Center P.U.D., Preliminary and the condition of approval has been met. Therefore, staff recommends approval of the South Fort Collins Veterinary Center P.U.D., Final - #46-91A. 1 I i plippla ! :i7 rile; '1 C1 - U ■ ■ ■ ■ ■;r f. ■ Gl /U C] � ![A IF pq P gTRHCr' ITEM: SOUTH FORT COLLINS VETERINARY CENTER - Final NUMBER: 46-91 A �Nl RP Multl-tar+xly Residential 3 Variant Lot Hill LotHB ® FINAL SITE PLAN 1' 20-0' North Lot ] Crapar Plaza Subdivision Manning & ZomV Board Approve : _tea- tworatary or P. a z board v'. C, r7Y I".OIP LAND USE BREAKDOWN • 1 m w ..0 r... n.uo .... Iv.ve.r. s.e fal trur .w� _e'r m . u' r a'IXe..uq m er,..m .... r.. W.+•r . r.a+.ru.m TE L�,Xu....g.... � u+i .. �. 4 CaDe1T w veer. e..W. -L'� a+n.. W eeul.. aver r a. w.• r.0 r r.r.0 - 1'.• .ii pT+vin Nae ....111a'1 L.at 1M I.N WN' 1 _OI LArahcaW Not" : -•n..� r. o..... we rlr. a:'-'••1 •� •fir ms a••. ,r Antorwit, Grinntlm : E1wpy Concsrvation Mamadon -. )01y N•DASSOCI M. F Ma --,M ( ST.—roll C-N , fA M.- —eons& South Fort Collins Veterinary Center FINAL P.U.D. 3801 S. Mason Street rl-ANT ILIST Tl't[E� s a s a w irrG �w'•a rANoed�ie Ywryµyyi ___ ... ThYrW pQYY. Wurri•N �rprr IIAY e i i . • I 1 4 _ .rY'rW eMurreY Yq) reYM. rt+Md+Wf i• V i ��c rrw unelu•s ww r.ou rw L1r IT N I rMb In6We• JYI•eiW tNrictVL sii..Tt JrGld Jwp-OeIO Me•Yi � s i � V r. fyl.rl•Yi YWM m0J IMIIIY IY•Y I r } Qub MWL urbu e.hf•L YC H i Y buM elileuw rVCHM. YY w_ leise 1 9 bNRIJ�. µli YYrdwAA•y.eari yyy! �YYIeMN H 1 T NG IAI'i.' 4r• Y.weh Ve M Li Y p.Y •Nna YrWri Iplfri K�w.D WlMYI rV r.Yin nryf • M li • K , .N.G NVYe[MYf611M. T1Yh .iM11Y� d i el i, .w.N "VIOrF.'4.5•i: vl'w�' N/G�1F eurl.re H •9 O • p • Y i � ^r e r4Nli eeYr'1 �u "'�� M.6 rNM1 cuW WWenM 11M.T T41aY► Q�Y M »a uT wr+2.. 'd {• 11 O I'I al.i MK iN•1M 4G - uwVt uAra cWwT cbYr tJ•e•T •d r ♦ ♦ I} ; r r sl dT 4• Irr►i OYtArD TiYAeYnY A t1 IT Yi w.i error rwrn• .qua r+rr.•••••Y r •n• .•.Yi e.+-Wa 'Iv: vJ rlelu rieere edlr uma mier er•Y ro •e s n e n .rrn ww •.•nr� s..ar rma....r.i. •d e Y vieD i ro.vu�uu U.• Unfi6 MXii/• 'tWr4 Hri •I 1 I 2 rl6 rYeW Ysu ..i..�Neri... aYwr�biru ni.w re.lws..yi w •� Y 1 1 i n.o vaaseii •urAlrrruA .wu+.•r vT it � • . II Y.♦ relpa+d� rrYR yuYls� �.� •I • r ♦ l VQTLA}ID Pld•I'I— sYrW'• UwWaW w.r Gwa niw+ns ro.+wo e.l.�<.r....welm me ...IrrAYairli wu wr v,wv .r�bw ..A fryui Rylry .leow.nlr• WueYW i•MrlpdiAp auYtWt e•w OeiM1Y TTI. Y. G4WI3. 1�I•V:S4PE ik'1f•r . YY1d NUYL Ylr6 r/TNlfi rYtl[Yi 1WIi � r ucvr•rWla v wiu4 ms. ue trio. esllu•. a .r.rY iT irm. rVii-ice 1W IOr'MUY MIiO 4 • M1uu. f. Tt viiWwwr/I G•ilnD b�'Y. a r•wa awl p1My1rY [R W Mw r u.Ylu w'r�Ylr rvcr:.+wwrrD w erdwrs ow.i, ws.iT.YR �d TW•®•.T S. V2TJYD TJMIi wny. WY i4 v¢ u+ �F viP irlueruM • i mRW'_ Rrl rMVI ubW/i 1MIR YIMr w0 nrlM '•v!` rYD �.fiYi 1 `Mt iM0 d rY1M4 fplyllDj yffbYJ. UYlrr6 bl� r.rNY waf YDrleri 'w•esA�.n+Te++.. M- VisY'P•D YMiYI. vYR2n. tiT P YYIPO YLl Y. M wil[MO w0 nYfriO � e•w.i wY•�wrli.IW+i. .�Y•R mY vr4. Y YwID rRN ' TMVMI Yawl dtlMD TiwM•r WY ARMY I6 . rVl•'rLT•rL WYWW Du�W e YMrpW Grp Lf Y.ibi ywr! L A1WNy. W04YIIO viLL YnYWep ,u l�.y •e.Y .. �i... n ewr..R.r w.m bnar+r br•sYOr.r- uwT. YMSR. fr.re\ l-� w.4i .. a.. � rCw.T d+..i.•....r.w. c NYNI•..ddarr, w. nw+R Trl rb.l- �.! .A.. r • I•.•ran m•w+•urt w+N TY MROlA►n ier•T PWi.iT, vnarra weld tWa. brio vrY.rbT !a •Y 'Ao rle at4 buTaiL 14tlMb+ vx.i Is m�lL D i�d rr+rT FYM,•. NbiRIL 'I iu. Will�M1 ryuvryWNa rxu+oll+u Tlf lu 1NL rlg/L AO.v YW.e. LL TML AYgNOnJI'� 6 i np. AHVT H.Jef K mPri+Lu rts+lM! r.d( o•iTY. d•1G6 ivY lvfei d. .wiVp N ILAep on »t ruy YL vu'+1iD.vwwY et YWiD wr Tlt 11itL. 0.0. V. T. .ruicMM• nusT � ro+Mw Lr rrrKa A+ ra 14iT �!• 'P16Y wi erbv i 4LRbl 4 WPT. x olNid• ��•�• . Ilyyt w cv,J.Te}N. eT AM �wr! T is'i vlw yrpFD AI'NTrGVfN �MV}i•[NIL•U T fu111Jldan G' 111. LANDGCAM rLAH PIN4L rUta 5ouTH FORT GOWNS VFTM1�T 6VfrHv. nae 1413 sewn; aay. xni SouPl Frxw STREtT R7RT lOu�is m. L061L 9silL �� I r v I �yniF'ri+o �Ivr<o rt✓lal rA+f ldwirl) _ iraslinwrt pk.�las park con CC POT II OIL ma s on 47 M1Q B7 eL e V o 71 Or. R R 1�� o m ino a narna�/acrai� Animal evanwni ^Wf* AVILMM via. .. a vncr RUNE m +YI SITQ 4P CTIOn 70 WeST wrcr Smth Fort Collins VetermaN Center nral YLLn 0[ S ma -an 57. xbfer '2b,I", �. o,�' aaonssocwhs.x.