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Home My WebLink AboutMOUNTAIN VIEW CHIROPRACTIC PUD PRELIMINARY AND FINAL - 12 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 13 MEETING DATE 5 7/90 STAFF Sherry Albertson —Clark City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT +PROJECT: Mountain View Chiropractic Clinic PUD, Preliminary and Final - #12-90 APPLICANT: Dr. Edward Farinelli, Jr. 601 E. Swallow Road Fort Collins, CO 80525 OWNER: Edward Farinelli, Sr. 1235 Greenhill Road Morrisville, PA 19067 PROJECT DESCRIPTION: A request for preliminary and final approval to add an office employee at an existing chiropractic clinic, located at 601 E. Swallow. The site is zoned R-L, Low Density Residential. RECOMMENDATION: Denial. EXECUTIVE SUMMARY: The applicant proposes to add an office employee at an existing chiropractic clinic. There are no exterior changes proposed for the site. The proposed project achieves 46% on the Business Services Point Chart. The minimum required on the point chart is 50%. The addition of an employee will create further parking demands beyond the available off-street parking provided on the site. Criteria #37 of the All Development Criteria of the Land Develop- ment Guidance System, regarding parking, does not appear to be addressed by this proposal and the criteria of the Business Services Point Chart have not been met. DEVEIAPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT MOUNTAIN VIEW CHIROPRACTIC CLINIC, LTD., P.C. DR. EDWARD ). FARINELLI March 5, 1990 TO: The City of Fort Collins Zoning Board RE: Request for Additional Employee Deac Board Members, 1 am officially requesting a P11D so that I can have an additional employee on staff. Sincerely, Edwa.d J.VFarinelli, D.C. EJF/Jkf 601 E. SWALLOW ROAD FORT COLLINS, COLORADO 80525 (303) 223-3555 Mountain View Chiropractic Clinic PUD, Preliminary and Final - #12-90 P & Z Meeting - May 7, 1990 Page 2 COMMENTS 1. Background: The surrounding zoning and land uses are as follows: N: R-L; existing church (Southmoor Village 1st) S: R-L; existing single family homes (Southmoor Village 3th) E: R-L; existing single family homes (Southmoor Village 3th) W: R-M-; existing duplexes (Southmoor Village 2nd) The Mountain View Chiropractic Clinic has been in operation as a home occu- pation since 1985. Under the Home Occupation Ordinance, inhabitants of the dwelling and one other employee may be employed at the home occupation. The clinic presently employees one non -family member. This request to add an office employee has been submitted and processed as a Planned Unit Develop- ment, since the Home Occupation Ordinance permits a maximum of one non - family member employee. Use of the Land Development Guidance System is a viable process for this proposal; however, if a PUD is approved, the land use would no longer be considered a home occupation and would have to comply with the LDGS. 2. Land Use: The chiropractic clinic was evaluated under the criteria of the Business Services Point Chart. Using this Point Chart, the project achieves 46%. Points were awarded for being located on a transit route; being outside the South College Avenue corridor; and for contiguity. A minimum of 50% is required on this point chart. Therefore, this proposal is not supported by the Business Services Point Chart. This proposal is to add an office employee to handle paper work generated from the existing chiropractic practice. The addition of this employee would not be expected to have any effect on the size of the existing practice; however, additional parking would be needed for this employee. 3. Design: There are no exterior changes proposed with this request. The existing structure is a combination of one and two -stories and contains the existing chiropractic clinic and the family residence. The site's access is via a circular one-way drive way from Swallow Road. The site is presently landscaped, with a mixture of street trees and shrub beds. The existing sign would be retained and no additional signage is proposed. There are seven parking spaces on the site, including two spaces in a fenced area located on the north side of the structure. These parking spaces are for use with the residence. Parking for the two employees and patients is pro- vided in the five parking spaces along the circular driveway. The applicant has provided information that during the week, 35-60 patients are seen during a 10-hour day. On an average, this indicates that 3-6 patients are seen during an hour. E • Mountain View Chiropractic Clinic PUD, Preliminary and Final - #12-90 P & Z Meeting - May 7, 1990 Page 3 The City's Parking Ordinance requires that employee parking be provided at a ratio of 2 spaces per every three employees. Given this requirement, 2 of the 5 available spaces need to be provided for employees. This leaves 3 spaces for patients to use. Staff is concerned that this may not provide adequate parking for patients. The only alternative for additional parking for patients and/or employees would be on street. Staff has not supported the use of on -street parking as a way to justify meeting the parking requirements. With the installation of the new traffic signal at the Swallow/Stover intersection, "No Parking" signs will be installed near the intersection. This means that if overflow parking is ever needed for the chiropractic clinic, it would have to occur in front of adjacent homes beyond the site. All Development Criteria #37 of the Land Development Guidance System states "Does the development satisfy the parking capacity requirements of the City and provide adequate space suited to the loading and unloading of persons, materials and goods?" Based on the information provided by the applicant regarding the number of patients that visit the clinic, as well as the number of proposed employees, staff does not believe there is adequate off-street parking to support the addition of an employee at this site. 4. Neighborhood Compatibility: In lieu of a neighborhood meeting, the applicant was asked to contact adjacent property owners to discuss this proposal, since the proposal consists of the use of an existing building with no exterior changes and no change in the current usage of the structure. Several letters of opposition and a petition have been received from area property owners. Issues raised in these letters include concerns regarding parking, traffic, property values and encroachment of commercial uses in a residential neighborhood. RECOMMENDATION: Staff finds that the Mountain View Chiropractic Clinic PUD, Preliminary and Final does not achieve the minimum required points on the Business Services Point Chart and the proposed PUD is not in conformance with Criteria #37 of the All Development Criteria of the Land Development Guidance System, regarding providing adequate parking. Therefore, staff recommends denial of Mountain View Chiropractic Clinic PUD, Preliminary and Final, #12-90. � S."isIMCI ."I;, ;lz w V=1 IMMWEEW,� IMIME IVOL w I W alms PU KI F--7 L -A FR66ftl;MA� A*z F-11,AL- SITE RR4 oO., Ob un, ED GE ci cm I �,G- ISO' Rz7..s Fr AW=A AmtIN:c*'0-PA (D CuMic. AMA. (3) WT ALEN - 11,911 st. Ft 10,k ic, 1,D IAL fir)q Tt? elk 4a ch �-xOo lve�. Qo�. •AFtV,*t, to Ago �.NG 5aAm a F �6 C"i OF V.� Co"IN&I COLORAhO lN �'S AAA or A. b 1490. - N 6F 14e RssMg,l& M W L ZOME, 1 00 \ M19E s LOT 61 —'501TIE -PLA#J Mrrrane ft� V-- /0' SCALE 15-90 SEP FIL.Ir4rc kwrAfth: IZ,941 e%.rr. RaAnA- &UwcE- also srvFT. COOL - 1206 sa•FT. 0 0 MfVlA irA A / I �i.•ir11 ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRfTERIA APPLICABLE CRITERIA ONLY CRITERION Is thecriterion oppliCable? -will the Criterion be satisfied? If no, please explain Yes No NEIGHBORHOOD COMPATABILITY 1.-Social Compatability 2.Nelghb&hood Character 3. Land Use Conflicts 4. Adverse Traffic Impact PLANS AND POLICIES - 5. Comprehensive Plan I - 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 1.3. 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 9_u_a_lity, _ 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 31. Solar Access 32. Privacy _3.3. 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. Pedesirian Conflicts 42. LandscapinglOpen Areas 43. Landscaping/Buildings 44. Landscaping/Screening_ 45. Public Access 46. Signs �1Mrwww ! �r BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only Criterion IsThe criterion Appliccde Yes No III IV Ghee The correct Score Yes VW' No Mumplier Points Famed 1z11 Mmirnum Wiicable Points a. Transit route LX 0 2 b. S. College corridor X X&? 0 4 8 8 a Part of center X X 2 3 0 6 d. Two acres or more X X 2 3 6 e. Mixed -use X X 2 01 3 6 f. Joint parking W12 0 3 g, Energy conservation X 1 210 4 D 8 h; Contiguity X X 0 5 10 10 i. Historic preservation 1 2 01 2 j 1120 1112 0 0 • Wv — Very well Done Totals O V N& Percentage Earned of Maximum Applicable Points VM=VII —24— MOUNTAIN VIEW CHIROPRACTIC CLINIC, LTD., P.C. DR. EDWARD 1. FARINELLI April 17, 1990 City of Ft. Collins Planning Department 300 Laporte Ave. P.O. Box 580 Ft. Collins, Co 80522-0580 RE: Mountain View Chiropractic PUD. Dear Mrs. Clark, As you have requested in your letter dated March 21, 1990, I have in this letter a complete description of my business operation. My current business involves a chiropractic office, at the address of 601 East Swallow Rd. in Ft. Collins, Colorado. My hours of operation are from 8:30 A.M. to 6:30 P.M. Monday thru Friday with some Saturday hours by request from 10 A.M. to 1 P.M. I see approximately 35 to 60 patients per day except Saturday. On Saturdays I see approximately 5 to 15 patients. Currently Mountain View Chiropractic employs two people. I have requested this PUD for the purpose of adding an additional employee to handle the increased burdens placed on our office by the State Licensing Board and various insurance carriers who are requesting more and more detailed documentation of patient records. When I started this business in December of 1985 these strict statues were not in effect. Recently my profession is being recognized and must hold up to the standards of the medical profession which now involves more extensive documentation of patient notes. Due to these greater demands for more paperwork an 601 E. SWALLOW ROAD FORT COLLINS, COLORADO 80525 (303) 223-3555 additional support staff member is needed for data entry and processing of patient records. This is not a request for an associate but an additional support staff in the records department. This additional employee will not have an effect on increasing the number of patients coming to the clinic but will be primarily in charge of handling and processing patient office notes. The current patient parking has been established along the circular driveway in front of the clinic. There are five parking spots allocated for this purpose. Sincerely, Edward J. arinelli D.C. 2