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HomeMy WebLinkAboutSOUTH FORT COLLINS VETERINARY CENTER PUD PRELIMINARY - 46 91 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 13 MEETING DATE 12/16/91 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: SOUTH FORT COLLINS VETERINARY CENTER P.U.D., Preliminary - #46-91 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, 2400 square feet (attached) for future retail, and dog boarding facilities to accommodate 106 dogs. The total building coverage (envelope) is planned to be 15,958 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, dog boarding facilities for 106 animals, and veterinary -related 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 primarily single story except for planned living accommodations for a veterinarian over the hospital portion. Building materials are to be stucco, with rock veneer at the entry, and a combination of colored metal and translucent plexiglas roofing. This project earns 54% on Auto -Related and Roadside Commercial Point Chart D, 50% on Business Service Uses Point Chart E, and meets the applicable All Development Criteria in the Land Development Guidance System. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT - ® .w. nVi.i Azf (am.+) irmclw,°rtt pbubro pAnds� - --- ., - L rrsK um.rr LOncerTUaL ma4on S-r e0T BL e V a T IOn R. v^ K r�.IwArdmr "wAaw vnos. �. `room~ ra AMMIAL DDDILpnb ftn °+'Nti WS1LafWs Il• �% DrtGM IkQ ao' nvAk A` xM A � �LrFO rz) .?*& WnmiYt '6 S 'i7C w9 aTIOn TO WEST 5arhh fortCollino Veherma- Ctrrt�r P0.CLIrt11(Ig0.Y r. U.q 09q 4 NarAoll ST. o�iekar ?b, MU �� gS90pnrEs, x: 21 Al 1 ° '1ot�a f" I aN `A C019 b( adw c993 DNA 5 /4orisL fo tx v��*, r �a�vb Mw vn�i�e �/ f xaWr sir ►� v:t 3Dfi.Nn �-2H laW�, ca m� • uia — eo�'Im 318 Swr11n9 SEWO fur[ Culhn>, U,It)mdo 80,20 (303) 223-lil_' October 28, 1991 John dengler®MhANDASSOCIATES, PC. ARCHITECTS & PLANNERS PLANNING OBJECTIVES South Fort Collins Veterinary Center P.U.D. A. City Land Use Policies The following City Land Use Policies have been achieved by this plan: 21) This project does not use College Ave. as its primary means of access. 22) This project is an "infill" development. 43) There is an existing wetlands designation which this project recognizes. This area is being partially preserved, extended, and enhanced with landscape and water to encourage new wildlife. Most of the remaining landscaping being provided is drought tolerant in nature. 49) A bike rack is being provided and bicycling is being encouraged for 64) employees. Also, this project locates several animal -related uses (clinical, grooming, retail, and boarding) into one demographically sound central location, thus eliminating the need for numerous and lengthy patient/consumer trips (including trips outside the City limits to boarding facilities. 50) A bus stop is located one block to the north on Horsetooth Road. 65) Water and sewer services are available at the site. B. Ownership The entire project, including buildings and land, will fall under a single ownership. Maintenance of all buildings, parking lot, and landscaping shall be by the owner. C. Employees Four employees are initially expected with a maximum potential of approximately nine. D. Design Considerations The main intent of this project is to locate and operate a state of the art veterinary center on the south side of the City. This will involve the centralization of several animal -related services normally found at various locations about the City and County into a one -stop service -oriented center. These services are clinical, grooming, boarding, and retail. The site chosen is easily accessible on S. Mason Street near Horsetooth Road. An existing depression on the site has given it a wetlands designation. The plan is not to ignore and fill this but rather reshape it and enhance it as a wildlife habitat. By locating the boarding facility at the west end of the property with no runs orienting to the adjacent vacant properties at the north and the south, maximum noise buffers are being created. All of the exterior "sun runs" of the kennels are covered with roofing (part transparent) and open only at the ends which face east and west. The elevated railroad to the west along with the drainage ditch and irrigation ditch provides almost 200' of distance and buffer before any development would occur on the vacant property in that direction (see site section). Masonry parapet end walls create termination at the kennel ends and are set back 40-50' from the side property lines. The hospital and retail or doctor's quarters provide buffer to half of the east facing kennels. The others are buffered by a fence, parking lot, street, and parking lot repectively going east. dogs will be brought indoors no later than 7:00 pm each evening. All of these above design considerations add to the minimalized impact of outdoor animal boarding within the City. The hospital entry faces southeast with parking to the south. Landscaping is planned with buffer areas, drought tolerant areas, and wetlands enhancement. The buildings are being designed to be energy efficient and mostly maintenance - free. The kennel form will be barn -like in appearance with a blend of metal roofing panels and translucent roofing panels over the outdoor runs. The hospital building will take on a residential character utilizing such exterior materials as stucco, brick or stone, and a high -profile asphalt roof. There is potential for a live-in doctor's residence or retail area connected to the hospital. . Sincerely„ ohJJ.De 61er,ii �, 41n ✓ - ls,f l��nG� \Ip a(Ilrr, 40-m -,wf 421A1:::) ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION IS the criterion applicable? Will the criterion be SatiSllea? If no, please explain e:F'�� �'F� Yes No NEIGHBORHOOD COMPATABILITY 1. Social Compatability 2. Neighborhood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards 9. Emergency Access 10. Security Lighting 11. Water Hazards ✓ 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 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting vrw1&AA)eA to/ 25. Sewages & Wastes SITE DESIGN 26._Community Organization 27. Site Organization - 28. Natural Features 29, Energy Conservation 30.Shadows 31. Solar Access ✓ 32. Privacy 33. Open Space Arrangement 34. Building Height 35. Vehicular Movement 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41, Pedestrian Conflicts 42. Landscaping/Open Areas 43. land taping/Buildings 44. Landscaping/Screening 45. Public Access 46. Signs ,� 12/DPI �aI I -12- ACTIVITY; Auto- Related and Roadside Commercia DEFINITION: Those retail and wholesale commercialactivitieswhich 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. CRITERIA Each of the following applicable criteria must be. answered "yes" and implemented within the develop- ment plan. 1. Does the project gain its primary vehicular access from a street other than South College Avenue? 2. Are all repair, painting and body work activities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended to provide adult amusement or entertainment, does it meet the following requirements: Yes No NA ❑ad I ■ G 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? continued —19— continued Yes No 4. DOES THE PROJECT EARN AT LEAST 50% OF THE i ElMAXIMUM POINTS AS CALCULATED ON "POINT CHART D" 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? Dbes the activity reduce non-tenewable 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--i-n-keepi•ng-wi-th the character of the building or place. Imitation of period styles should be avoided; and iii. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. -20- SOUTH FORT COLLINS VETERINARY CENTER P.U.D. AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria. Applicable Criteria Only Criterion Is the criterion Applicable Yes No I II III IV Circle the Correct Score Multipller Points Earned Ixll Maximum Applicable Points. a. Not at Two Arterials X X 2 0 2 b. Part of Planned Center X X 2 0 3 c. On Non -Arterial X X 2 0 4 d. Two Acres or More X X 2 0 3 e. Mixed -Use X X 2 0 3 f. Joint Parking 1 2 0 3 — — .g. Energy Conservation X 11_21@40 2 Pj h. Contiguity X X Q 0 5 i. Historic Preservation 1 2 0 2 ! -- I j. 1 2 0 -k. 1 _ 2 0 - I. 11] 2 0 Totals 268 v vi.' Percentage Earned of Maximum Applicable Points V/VI = VII 5� : vu Jc This project involves the centralization of several animal related services normally found at various locations.throughout the City and County into a one stop service -oriented center. These include clinical, grooming, boarding, retail, and a doctor's residence. A 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 LEAST 50% OF THE MAXIMUM POINTS AS CALCULATED ❑ 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? continued— -22- continued 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 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 ofinfluences 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. -23- South Fort Collins Veterinary Center PUD, Preliminary, #46-91 December 16, 1991 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.) This property was annexed into the City with the Horsetooth Annexation in 1972. This property is Lot 7 of the Creger Plaza Subdivision approved by City Council in October, 1978. The Creger Plaza Subdivision, Second Replat was approved by the Planning and Zoning Board in February, 1982. This replat was for Lots 5-13. 2. Land Use: The request is for a three-phase plan with Phase I being a 4800 square foot veterinary hospital, a residential unit on the second floor as living quarters for a veterinarian, and indoor heated/outdoor sun run boarding facilities for 34 dogs. Phase II is to include 2400 square feet of future veterinary -related retail and indoor/outdoor boarding facilities for 38 dogs, as an add -on to the Phase I building. Phase III is to add indoor/outdoor boarding facilities for 34 dogs to the Phase II building. The total number of proposed dog boarding facilities is 106. This project is being evaluated by the Auto -Related and Roadside Commercial Point Chart D and the Business Service Uses Point Chart E in the Land Development Guidance System. Point Chart D earns 26 of 48 maximum applicable points, equalling 54% (which is greater than the minimum required), with points being awarded for the following criterion: a. Is the activity located other than at the intersection of two arterial streets? --- This property has sole frontage on South Mason Street with that street being its primary access. SOUTH FORT COLLINS VETERINARY CENTER P.U.D. BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Is the I II . III IV Criterion Criterion Applicable Circle .: the Multiplier Points Earned Maximum Applicable Yes No Correct Score Ixll Points a. Transit Route X 2 0 2 b. South College Corridor X X 2 0 4 c. Part of Center X X 2 0 3 d. Two Acres or More X X 2 0 3 6 ,: e. Mixed -Use . X X 2 0 3 6; ' ,I 6 f. Joint Parking 1 2 0 3 I I g. Energy Conservation. X.. 1, 3 0 2 6 i 8 h. Contiguity X X 2 0 5 I ID 10 i. Historic Preservation 1 2 0 2 I. I J. l 2 0 — - k. 1 2 0 I. 1 2 0 Totals I' 22 '44. `:.. v vi . Percentage Earned of Maximum Applicable Points V/VI = VII 50 •:% vu The project contains almost two acres: A smaller lot would have accomodated. the development. Instead, a larger lot with plenty of buffer is.preferred. a; ' This project involves the centralization of .several animal related services; normally found -at various locations into a one stop service —oriented center: These include clinical, grooming,.boarding,retail, and a doctors residence. 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: 10 - 21b Oft I 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 aprofessional 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 *overall wall U value z O.2 0 owal1 rota U value 4 o•o(o ."heat mivro'wincwe, • 0ir loci,-- en4nes e raf Ae)m/irH- , n;n kt lwtoALjoA 4,emp e z:4 mocks O boIWrs er • Points 0y 0.'1 0,2 of l Points received from Method 2: Preparer's Nac I I 3prVs. 318 Starling Street Fort Collins, Colorado 80526 ,. (303) 223-1512 N 1 December 12, 1991 john denglerffAhAND ASSOCIATES, PC. ARCHITECTS & PLANNERS South Fort Collins Veterinary Center, P.U.D. Comparison to Elmfield Veterinary Center, Denver The model after which the South Fort Collins Veterinary Center is being designed is the Elmfield Veterinary Center in Denver. This project was recently built in the middle of an existing residential neighborhood (see addendum A), thus requiring much in the way of good planning concepts in order to mitigate neighborhood concern of noise from its 100 outdoor dog kennels. The project was submitted as a P.U.D. in the City of Denver. Residences border the site on the East and the West. No kennels were oriented in this direction, but rather fences, masonry parapet end walls, buildings, and landscape were used as a buffer, similarly to the layout of the South Fort Collins Veterinary Center P.U.D. on the Noth and the South (see addendum B). To the South, beyond a greenbelt and Sanderson Gulch are more residences. A 6' high wood fence 20' beyond the kennels and the remaining distance (300-4001) provide the buffer. 46 roof covered kennels (similar in design to the proposed kennels in the S. Fort Collins Vet. Center P.U.D.) are oriented in this particular direction, much the same way the west facing kennels do in our P.U.D. The Elmfield Veterinary Center has been open since March of 1991 and the kennels have been full often. To date, no noise complaints have been received. A sound level survey was recently conducted at Elmfield in order to help the Fort Collins Planning staff better understand the impact of barking dogs on the future multi -family neighbors to the west of the South Fort Collins Vet Center. The distance of any new multi -family development is estimated to be at least 256', considering it would be poor planning to orient any apartments to the railroad tracks. Between the proposed kennels and this future development is a landscape buffer, then a 6' wood fence 20' from the rear of the kennels, then a 5' berm (the elevated railroad tracks), then additional distance, all of which aid in noise reduction (see sound survey). (see site section) In the sound level survey you will see a reading taken at a distance of 250' beyond the South facing kennels at Elmfield which most closely resembles the West facing kennels of this P.U.D. ❑D,� ❑o ff ppa acriQ Uc: Liao z 0 EP -c 11 9 �❑ n co cu 10,i�00A,CT. w. florida ave. ❑ Dn ° (r7a 5 on a cp 0 6 [ a° 0 ❑ ❑ E1❑ Q 0 ❑ ❑ n 00 .2 N Q fl ,o o4Q��O� I 14 Af1t�t1. It'11 IM 'A' ' �5� a -EXISTING CONDITIONS r�PPucclTion no. eLOc Fle�O Vere&"RY Linlc --Vr w. F-�ONW ave. 0.i^V) ,-^I no -d^^ mqY, lib8 $(cop? g� J\ ~� 4 F7 2 # � RCV BY:XEROX TELECOPIER 7011 112-12-91 11:19AM DEC 12 '91 11:23AM M•C INC. CCITT 63-) 3032233519D# 2 P.2 EL14FIELD.VETERINARY CENTER & PET LODGE SOUND LEVEL SURVEY , DATE: .December 11, 1991 CONDUCTED BY: Peter D. Cappel of MCA Environmental, Inc. A sound level survey was oonducted at Elmfield veterinary Center and Pet Lodge between 7:00 a.m. and 8:30 a.m. The survey was conducted utilizing a'Quest M-27 sound level meter calibrated for 6000 feet abovesea level.. The kennel is arranged in a 'IT" shape. There are four sections to the kennel, identified as A through D. The intent 'of this study was to measure the noise levels generated by the dogs barking who were kenneled in the southern most wing of the kennel. The south wing of the. kennel is made up of sections B through D. The south wing has forty kennels. At j the time of the survey the wing had twenty dogs occupying the east half, section B. The west half ,..sections C and D, were empty. 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 divided 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 of the 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 fence is an open space approximately 400 feet wide that follows -sand -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. The phase one was conducted while all the dogs in the south wing were in the inside portions of their runs. phase two was conducted while all the dogs were in the outside portion of their runs. The dog doors were closed during both phases. All measurements: were taken at a height of five feet above the ground except.for the one reading at head level of the dog. . Outdoor measurements were taken on the south side of section B in the center of that section. I RCV BY:XEROX TELECOPIER 7011 '12-12-91 11:19AM CC 3032233519:# 3 ,DEC 12 '91 11:24AM M•C INC. P,3 J Measurements taken at a distance from the kennel were taken perpendicular to the center of section B. The following are the sound level measurements taken: LOC&TIP-MIDESCRIPTIONMiJM BARKING NOT SA1titING PHASE I' inside kennel three feet 85 65 from runs in corridor . Outdoors.at chain link 52 51 fence.immediately out- side of runs Three feet from solid wood 51 53 fence on north side Three feet from solid wood 50 51 fence on south side 100.feet .to 250 feet south 51 50 of dog runs Inside one foot away from 100 -. face of dog at dogs head level PHASE II Outdoors at chain link. 90-- fence immediately outside of runs Three feet from solid.wood 75 60 Pence on north side Three feet from solid wood 66 57, fence on south side 100 feet to 250 feet south 60 50 of dog runs It was noted that the sound level at a distance of 100 to 250 feet stayed relatively constant at 60 dBA (-I_- 2 daA) when only several dogs were barking or all dogs were barking. RCV BY:XEROX TELECOPIER 7011 :12-12-91 11:20AM CCITT G34 3032233519;# 4 DEC 12 '91 11:25AM M-C, INC. P,4 A number of measurements were taken through out the neighborhood to establish a background sound level range typical for that area. The area consisted only of single family dwellings, one and two story houses, aside from the veterinary center. The background readings ranged from 50 dBA to 57 dBA. These 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 morning hours between 7:00 a.m. and 8:00 a.m. There was relatively low activity in'the area at,the time, such as i.e., 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 down hill the fence only stands about three to four feet higher than the floor of the kennel. If the fence stood higher it might act to 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 proposing to incorporate a solid wood fence at a distance of twenty feet from the dog runs with landscaping in between. 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 comparison reasons a sound level measurement was taken at the corner of a busy traffic intersection in Denver, First Avenue and Steel Street. The readings'at the intersection ranged from 60 dBA with no traffic to 80 dBA with heavy -traffic. - For additional comparison of sources of sound levels the following information was taken from information provided by the National Safety Counsel: Soft whisper (5.feet) 30 Quiet office. 40 Average home (indoors) 50 Large office 50 Conversational speech (3 feet) 60 Freight train (100 feet) 70 Average automobile.(30 feet) 74 Very Noisy restaurant 80 3 NUISANCES Noise shall mean any sound which annoys or disturbs humans or which causes or tends to cause an adverse psychological or physiological effect on humans. Noise disturbance shall mean any sound which endangers or injures the safety or health of hu- mans or animals or annoys or disturbs a reason- able person of normal sensitivities or endangers or injures personal or real property. Person shall mean any individual, association, partnership or corporation, and includes any offi- cer, employee, department, agency or instrumen- tality of a state or any political subdivision of a state. Property boundary shall mean an imaginary line along the ground surface and its vertical ex- tension, which separates the real property owned by one (1) person from that owned by another person, but not including intrabuilding real prop- erty divisions. Public right -of way shall mean any street, ave- nue, boulevard, highway, sidewalk or alley or sim- ilar place which is owned or controlled by a gov- ernmental entity. Public space shall mean any real property or structures thereon which are owned or controlled by a governmental entity. Quiet zone shall mean any area for the purpose of ensuring exceptional quiet. Sound shall mean an oscillation in pressure, particle displacement, particle velocity or any other physical parameter -in a medium with internal forces that causes compression and rarefaction of that medium. The description of sound may in- clude any characteristic of such sound, including duration, intensity and frequency. Sound level shall mean the weighted sound pres- sure level obtained by the use of the sound level meter and frequency weighting network, as spec- ified in the American National Standards Insti- tute specifications. Sound level meter shall mean an instrument which includes a microphone, amplifier, root -mean - square detector, integrator or time averager, out- put meter and weighting networks used to mea- sure sound pressure levels. Supp. No. 11 § 20-23 Sound pressure shall mean the instantaneous difference between the actual pressure and the average or barometric pressure at a given point in space, as produced by sound energy. (Code 1972, § 78-9) Cross reference —Definitions and rules of construction gen- erally, § 1-2. Sec. 20-22. Unreasonable noise prohibited. No person shall make, continue or cause to be made or continued any unreasonable noise; and no person shall knowingly permit such noise upon any premises owned or possessed by such person or under such person's control. For purposes of this Section, members of the Police Department are empowered to make a prima facie determina- tion as to whether a noise is unreasonable. (Code 1972, § 78-1; Ord. No. 65, 1987, 5-5-87) Sec. 20-23. Maximum permissible noise levels. (a) A noise measured or registered in the man- ner provided in § 20-24 from any source at a level which is in excess of the dB(A) established for the time period and -land uses listed in this Section is hereby declared to be excessive and unusually loud and is unlawful. When a noise source can be identified and its noise measured in more than one (1) zoning land use category, the limits of the most restrictive zoning classification shall apply. Maximum noise Land uses (dB(A)J Residential use -areas-zoned R-L, — — R-L-P, R-L-M, R-M, R-H, R-P, R-M-P, M-L, M-M or T 7:00 a.m. to 7:00 p.m. 7:00 p.m. to 7:00 a.m. 55 50 Business and commercial use areas zoned B-P, B-L, B-G, H-B or C 7:00 a.m. to 7:00 p.m. 60 7:00 p.m. to 7:00 a.m. 55 Industrial use areas zoned I-L and I-P 7:00 a.m. to 7:00 p.m. 70 7:00 p.m. to 7:00 a.m. 65 1317 4 20-23 FORT COLLINS CODE Maximum noise Land uses [db(A)J Industrial use areas zoned I-G 7:00 a.m. to 7:00 p.m. 80 7:00 p.m. to 7:00 a.m. 75 (b) Between the hours of 7:00 a.m. and 7:00 p.m., the noise levels permitted in (a) above may be increased by ten (10) decibels for a period of not to exceed fifteen (15) minutes in any one -hour period. (Code 1972, § 78-2) Cross reference —Zoning, annexations and development of land, Ch. 29. Sec. 20-24. Classification and measurement of noise. For the purposes of determining and classify- ing any noise as excessive or unusually loud and, as such, in violation of § 20-23, the following test measurements and requirements may be applied; provided, however, that a violation of § 20-22 may occur without the following measurements being made: (1) Noise .occurring within the jurisdiction of the city shall be measured at a distance of at least twenty-five (25) feet from a noise source located within the public right-of- way, and if the noise source is located on private property • or public property other than the public right-of-way, the noise shall be measured at or within the property bound- ary of the receiving land use. (2) The noise shall be measured on a weighing scale on a sound level meter of standard design and quality and in accordance with the standards promulgated with the Amer- ican National Standards Institute. (3) For the purposes of this Article, measure- ments with sound level meters shall be made when a wind velocity at the time and place of such measurement is not more than five (5) miles per hour or twenty-five (25) miles per hour with a windscreen appropriately attached to the microphone. (Code 1972, § 78-3) Supp. No. 11 Sec. 20-25. Exceptions. (a) The provisions of this Article shall not apply to: (1) Any noise resulting from any authorized emergency vehicle in responding to an emer- gency call or acting in time of emergency; (2) The operation of aircraft or other activities which are subject to federal law with re- spect to noise control. (b) Notwithstanding any other provision of this Article, construction or demolition projects shall be subject to the maximum permissible noise lev- els specified for industrial uses zoned I-G for the period within which construction or demolition is to be completed pursuant to any applicable per- mit issued by the city or, if no time limitation is imposed, for a reasonable period of time for com- pletion of the construction or demolition project. This Section shall not preclude obtaining a vari- ance for a construction or demolition project pur- suant to § 20-26. (c) Nothing in this Article shall preclude any type of emergency activity necessary for the pro- tection of the health, safety and welfare of the citizens of the city. (Code 1972, § 78-4; Ord. No. 26, 1990, 4-3-90) Sec. 20-26. Variances. (a) The City Manager shall have the authority to grant special variances from the provisions of this Article. Any person- seeking a -special vari- ance shall file an application with the City Man- ager. The application shall contain the date, time, location and duration of activity for which the variance is requested as well as information which demonstrates that bringing the source of sound or activity for which the special variance is sought into compliance with this Article would consti- tute an unreasonable hardship on the applicant, on the community or on other persons. (b) In determining whether to grant or deny the application, the City Manager shall balance the hardships to the applicant of not granting the 1318 South Fort Collins Veterinary Center PUD, Preliminary, #46-91 December 16, 1991 P&Z Meeting Page 3 e. Does the project contain two or more significant uses (for instance, retail, office, residential, hotel/motel and recreation)? --- The project is planned to provide veterinary medical and boarding services, and proposed retail uses. 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. --- The project is using Method Two of the Energy Conservation Methods and earns 6 points on Point Chart D. h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? --- This property has approximately 1/3 of its boundary contiguous to existing development to the east. Point Chart E earns 22 of 44 maximum applicable points, equalling 50% (which is the minimum required), with points being awarded for the following criterion: e. Does the project contain two or more significant uses (for instance, retail, office, residential, hotel/motel and recreation)? --- The project is planned to provide veterinary medical and boarding services, and proposed retail uses. 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. --- The project is using Method Two of the Energy Conservation Methods and earns 6 points on Point Chart D. h. Is the project located with at least 1/6th of its property boundary contiguous to existing urban development? --- This property has approximately 1/3 of its boundary contiguous to existing development to the east. South Fort Collins Veterinary Center PUD, Preliminary, #46-91 December 16, 1991 P&Z Meeting Page 4 3. Design: Landscaping: The overall landscape scheme is to implement low water use plant materials throughout, with a mix of deciduous shade trees, ornamental 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. The west portion of the site, between the planned cedar screen fence and the outdoor runs, will include ornamental trees, shrubs, and windbreak & screening plants that are proposed to create a thick, full landscape screen. 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. The plant selections and final locations will be provided in detail and reviewed with the Final P.U.D. submittal. Architecture, Building Materials: The overall size of the building will be 15,958 square feet, incorporating a 4800 square foot veterinary hospital, a 2400 square foot expansion for future uses, and 8758 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. Materials proposed for the building 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 South Fort Collins Veterinary Center PUD, Preliminary, #46-91 December 16, 1991 P&Z Meeting Page 5 indoor runs, will be colored metal. The roof over the outdoor sun runs will be of translucent plexiglas panels. The colors will be submitted as part of the Final P.U.D. Orientation of the long building housing the indoor/outdoor dog runs is north to south. This will divide the number of animals evenly to the east side and the west side of the building (approximately 53 on either side). Parking: Phase I contains 15 parking spaces (two being under a "potential future carport") with the potential to provide 5 additional spaces on the south side of the driveway in the future. Phase II will add 7 parking spaces as part of the future expansion. The overall site parking being provided is considered sufficient for the proposed uses. signage: A monument style -low profile site sign is being proposed with this request. The location is just south of the access to the site from South Mason Street. Extensive landscaping is being proposed in conjunction with the sign. Size, materials, and colors will be reviewed with the Final P.U.D. The exact location of this sign will be determined at the time of final review to assure that no conflicts will exist with utilities and vehicular sight distance, for safety reasons. 4. Neighborhood Compatibility: A neighborhood meeting was not held for this request because the proposed use is considered appropriate in this area if the noise level concerns, generated from outdoor dog runs, are mitigated. The applicant has provided information to address potential noise levels for this project. 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. Developable property to the west is currently master planned for multi -family residential. There is an existing 100' wide Burlington Northern Railroad R.O.W., with tracks, and an existing 60' wide ditch easement, with concrete -lined ditch, between this proposed use and the planned residential. The closest residential unit to the outdoor dog runs could be a distance of approximately 2001. South Fort Collins Veterinary Center PUD, Preliminary, #46-91 December 16, 1991 P&Z Meeting Page 6 5. Transportation: The sole and primary access to this site is from South Mason Street, which is defined as an Arterial Recirculation Street on the City's Master Street Plan. There are no transportation issues associated with this request. G1bclFl This request meets the criteria for the Auto -Related and Roadside Commercial Point Chart D, the Business Service Uses Point Chart E, and the applicable All Development Criteria of the Land Development Guidance System. Staff recommends approval of the SOUTH FORT COLLINS VETERINARY CENTER P.U.D., Preliminary - #46-91. 1 0 2 STFR.AC HA 7 r•H s N A \a ITEM: SOUTH FORT COLLINS VETERIN- ARY CENTER PUD - Preliminary NUMBER: 46-91 : T I yacgnT LOT r M. W' lFC iaui^ 1 V mp E d � =d � c d a a: ga5e�fl+sF - d rtaSOfld (pk � PIYf YgLLS� c m 0' o u �m•mo n on, 73' as' w Z1.7i' -- — laisnn� rrraarti. f 4 y v a c a n T L oT ^Onno swim clam ou r ® 1'KtL-ImInAR-Y SITE PLAn 20' LOT T GflPCi9h FL07Q Subolvi51on Mann X paKPr.f L07 YMnM yicinITY n1a1P__ acp sel eyeaKmwn: N Aida i.iY JC. 5F OMPIn961wBIOP. �4�998 5F 7i� tuBL4 s niT ,1 tiow. 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