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Home My WebLink AboutPAPERBACK HEAVEN PUD PRELIMINARY AND FINAL - 58 89 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 2 MEETING DATE 1/22/90 �i": w wl rmt: PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Paperback Heaven P.U.D., Preliminary and Final - #58-89 APPLICANT: Mr. and Mrs. George and Mary Mitzelfeld 2620 West Elizabeth Street Fort Collins, CO. 80521 OWNER: Same PROJECT DESCRIPTION: This is a request for Preliminary and Final P.U.D. approval for a used paperback bookstore located in an existing, single family structure. Since the applicant owns the entire 24,275 square foot parcel, the P.U.D. consists of three duplexes, one three-plex, one storage building, and one business service (Dogs Unlimited). The bookstore is located at 109 East Stuart Street. The property is zoned H-B, Highway Business, on the west, and R-M, Medium Density Residential, on the east. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The paperback bookstore would be located in a converted single family home at 109 East Stuart Street zoned R-M, Medium Density Residential_ There would be no other land use changes associated with the multi -family structures or the existing business, Dogs Unlimited. The P.U.D. was evaluated against the Business Service point chart and scored 63%. There would be no exterior remodeling or construction. Ample parking is available along the southerly property line which would be screened with a solid wood fence. A circular drive allows for smooth traffic flow both on and off the site. A new sidewalk would be constructed to match the existing walk along Stuart Street. The existing, westerly curb cut will be reduced to a width of 24 feet. There are no anticipated traffic impacts to the surrounding street system. DEVEIAPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT ,0. ALL DEVELOPMENT: NUMBERED CRITERIA CHART ALL CRITERIA [NEIGHBORHOOD APPLICABLE CRITERIA ONLY CRITERION 13 the crnenon bpaicoble? Will the criterion be sbtlstleb? If no, please_ explain _. ��"'F.�'' Yes No COMPATABILRY 1. Social Compatability 2. Neighborhood. Character 3..Land Use C6nflicts - -------- - - All 4:_Adverse Traffic Impact PLANS AND POLICIES 5.,Comprehensive Plan Ae PUBLIC FACILITIES. &_ SAFETY 6. Street Capacity Al I 7.- Utility Capacity 8. Design Standards 99-Vf 4 6 LVAI UEO 9, Emergency Access v- 10. Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard Moe 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17. Eco-Sensitive Areas 18. Agricultural LarSds ENVIRONMENTAL, STANDARDS 19. Air Quality - 20. Water Quality 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting 25. Sewages & Wastes SITE DESIGN 26. Cornmunity Organization 27. Site Organization 28. Natural Features_ 29. Energy Conslorva_tion 30.Shadows 31, Solar Access ,/ 00, 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 ConflictsAe - -- 42. Landscaping/Open Areas 43. Landscoping7Buildings 44. Landscaping/Screening - 45. Public_ Access 46. Signs f1l PERK AC k tl YEN F U. D.,. �Pieej_ /A * A-144M L- ACTIVITY DEFINITION: Business Service Uses 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? -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, use of existing build- ings, and through committed energy conservation measures beyond that normally required by City Code? 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 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- 0 fAPE�ee gcK HER V464 P U. D. BUSINESS SERVICE USES POINT CHART E For All Critera Applicable Criteria Only Criterion Is The Criterion Applicable Yes No I II III N Circle The Correct Score Yes VW No Multiplier Points Earned 1xt1 Maximum Applicable Points a. Transit route -V X 2 0 2 — — b. S. College corridor X 0 4 $ 8 c. Part of center X 2 3 4 6 d. Two acres or more X 201 0 6 e. Mixed -use X 0 3 r, 6 f. Joint parking - 1 2 0 3 - - g. Energy conservation(31 2 01 4 8 h. Contiguity X 2 0 5 / 0 10 i. Historic preservation 1 2 0 2 j. 112 0 k. 112 0 I. 1 2 0 ' VW —Very Well Done Totals " 7 V M Percentage Earned of Maximum Applicable Points VNI =.Ml M -24— 9 Paperback Heaven P.U.D., Preliminary & Final — #58-89 January 22, 1990 P & Z Meeting Page 1 COMMENTS Background: The surrounding zoning and land uses are as follows: N: H-B; Residential with home occupation (Gowing Upholstery) R-M; Multi -family (Sunset Apartments) S: H-B; Vacant R-M; Residential E: R-M; Residential W: H-B; Auto Related business (Ben's Amoco) The parcel is a portion of the Moran's Subdivision approved while in Larimer County in 1948, and annexed as part of the South College Avenue Consolidated Annexation in 1957. The property was formerly a motel before being converted into rental housing and Dogs Unlimited. 2. Land Use: The request for a bookstore was evaluated against the Business Service Uses point chart of the L.D.G.S. The project scores 63% which exceeds the required minimum of 50%. Points were awarded for being located outside the "South College Avenue Corridor", having mixed uses, reducing non-renewable energy usage through the use of an existing building, and having contiguity with existing urban development. 3. Neighborhood Compatibility: The converted residential structure is located adjacent to the H-B, Highway Business zone. In this area, the uses in the H-B zone include a auto service station, a doctor's clinic, a four-story office building, and a small auto upholstery shop. In the R-M zone, the adjacent uses include apartments, duplexes, and single family homes. This neighborhood currently supports mixed uses. The proximity to College Avenue (major arterial) and Stuart Street (collector) creates an environment that provides access to the various retail and multi -family uses. While Remington in this location is classified as a local street, it is classified as a collector north of Prospect, and the connection between Stuart and Remington serves as a de facto collector. This heavily used section of Remington brings traffic volumes into the area that is more typical of a collector street rather than a local street. Since there will be no remodeling or new construction, and with ample parking in the rear of the property, there will be minimal impact on the surrounding neighborhood. The conversion of the 1,295 square foot residence to a bookstore will cause no detriment to the surrounding properties. Staff, therefore, finds that the proposed P.U.D. is compatible with the neighborhood. Paperback Heaven January 22, 1990 Page 2 4. Design: P.U.D., Preliminary P & Z Meeting & Final — #58-89 As stated previously, there will be no exterior remodeling or new construction to the existing building. The front porch will remain maintaining the residential character of the property. Improvements include planting an additional deciduous tree in the east yard and fencing the south property line with a solid wood fence. There will be no additional lighting associated with the P.U.D. There would be two identification signs for the bookstore. One sign would be over the front door facing Stuart Street and measure 4' x 4' for a total of 16 square feet. The second sign would be mounted on the west wall and measure 2' x 4' for a total of 8 square feet. Both signs would be single face, constructed of wood, and not illuminated. Total sign area would be 24 square feet. 5. Transportation: General retail uses are recommended to provide a range of 3.5 to 5 spaces per thousand square feet. The P.U.D. provides 8 spaces for the bookstore. These 8 spaces exceed the maximum recommendation. The westerly curb cut will be reconstructed to narrow the width from the existing 33 feet to 24 feet. This reduction will help channelize the traffic flow both on and off the site. The circular drive -way will remain in hard pack gravel and not be paved for drainage purposes. Both curb cuts presently serve the existing rental units. The sidewalk along Stuart Street will be completed along the frontage of the property from the corner of Remington on the east to the existing sidewalk on the west in front of Dogs Unlimited. There are no additional traffic impacts on the adjacent street system. RECOMMENDATION: Staff finds that the request for Preliminary and Final P.U.D. for Paperback Heaven meets the criteria of the Business Service Uses point chart and the other applicable criteria of the L.D.G.S. Staff, therefore, recommends approval. City of Fort Collins Develwent Services is Planning Department MEMORANDUM TO: Planning and Zoning Board FROM: Ted Shepard DATE: January 19, 1990 RE: Conditions of Approval: 1. Paperback Heaven P.U.D. 2. Altair Resources P.U.D. At the January 19, 1990 Planning and Zoning Board Worksession, the Board indicated that conditions be applied to the above referenced projects. Based on the Board's discussion, these conditions are stated as follows: 1. Paperback Heaven P.U.D. The purpose of this condition is to add a restriction to the operating hours to prevent potential abuse of a commercial intrusion in a residential zone. "Because of the residential character of the surrounding property, the operating hours of the bookstore shall not exceed 9:00 P.M. on any given day. Should the applicant desire to remain open for business past 9:00 P.M., then the P.U.D. must be amended by formal action of the Planning and Zoning Board as an amendment to the P.U.D." 2. Altair Resources P.U.D. The purpose of this condition is to provide for a "sunset" of the P.U.D. as if it were a non -conforming use, and protect the residential character of the area. "Because of the existing residential character of the neighborhood, and because of the potential for future residential development in the area, the Altair Resources P.U.D. shall expire should the business discontinue for a period of 12 consecutive months. If, after a discontinuation period of 12 consecutive months, any retail use, or any use not allowed by the R-P zone, must be re -reviewed and subject to the P.U.D. process." 300 LaPorte Avenue • P.O. Box 580 • Fort Collins, CO 8052 2-0580 • (303) 221-h 50 rr ri Mnow } =I�'•F,`A Ia, .ZO ►,� �, am i NJ z • a PAPERBACK HEAVEN PRELIMINARY and FINAL P.U.O. un� Y.r n• er 4lan. uieb� Yru.. r. Fe•rWr N w r WN M fatty Fnr 1Y Y1.1 w•m.r W rrw•Ir YbIY s NY eYh bl Fn s<Y1 IY esLLW. n1 ••.r•YYb n WInY w W FY IIn. w� mr r arl ovn r ulbF w W 4MIM Ws•4 w nmMrr YID w W� b YOW Y �• Mwr w W _b M � JJ.. tlIF F FWYI4YIW nlYn: ilwrNW wa F W W cc F y t z z 2 i W ic m, m,•b Y" = PAPERBACK HEAVEN N W 1W. IY Y IM 1. YYY Wb1Ys. Ylw • wrW Y b rV1y 4t•" II bYw N. •sYY • bK InY r W Y Y• m1 • Ie 4Wa 4Yl. 'PRELIMINARY and FINAL P.U.' w_ a..•`�.b. rw wuY•z mw.b wr ' SMEAR ENOIMSHRINO CCRPORATK]N on. v, Iw lw raaae Ai luar Ynzaszlo zonr cmira. C0,04A o PAPERBACK HEA VEN: 109 E. STUART rolev-1 ev p.0", uoa va-uz4 n.O lkfl. Coconino 1 7 E E To The City of Fort Collins: January 3, 1990 These comments are meant to address the concerns of the city on the impact of the of the P.U.D. on the neighborhood. Dogs Unlimited is on.the west side of the proposed book store. It is a by -appointment business. The customers generally park on Stuart Street briefly, as they drop off and pick up their dogs. The owner/operator of the business parks on the east side of the building. By narrowing the curb cut from 33 to 24 feet, as the city has requested, we have found we can create a new parking spot for this business as indicated on the site plan. The P.U.D. is located in a fairly commercial area, being only about 5 feet from a Highway Business zone. Across the street is Gowing Auto Upholstery, and Sunset Apartments. California Plaza is approximately 1/2 block to the north. The parking lot for the P.U.D. faces the back yards of the residences in the 1800 block of Remington, but not the houses themselves. Because we do not wish to disturb anyone, we in to install a six foot privacy fence in front of these parking spaces, and to extend this fence to include the four adjacent apartments. The house will stay residential -looking and, as we stated previously we don't anticipate that this will be a high -traffic business. We do plan to add an additional tree to the existing landscaping, and in the summer, to change the house from its present unnattractve color. I've taken the time to talk to most of the neighbors who would bQ effected by the P.U.D. and their reactions have ranged from n_)sitive to indifferent. There haven't been any negative comments. As I have previously mentioned, this house has never been a good rental because of its close proximity to such a high -traffic intersection as College and Stuart and the lack of a back yard. Sincerely, Mary�. r ,,> . Mitzelfe d 9 0 To the City of Fort Collinsa The 2 bedroom house at 109 East Stuart has been in my family for almost 20 years. I have managed it as a rental for 5 years for my parents, Richard and Martha Bartlett. In the 1950's and 1960's, the house was the office for a motel. It has been my experience that the house has not been a good rental for families or students because of its close proximity to College Avenue. In January of 1989, I purchased the building under the mistaken impression it was zoned for business. It was my intention, and still is, with the city's approval, to make it a family -owned used book store, with the possibility of adding employees as the business grows. It is my feeling that the community can support more book stores than it has, especially as ours will have an emphasis on children's books the existing book stores do not. We also hope to have a reading program for pre-school and early e e-mehimI-age children. We intend to install energy -saving devices such as a gas water heater time control and an automatic set -back thermostat for the hours the building is not in use. On the following page I will explain parking and traffic impact. Thank you for your time and consideration. Traffic Impact and Parking, Paperback Heaven I plan to have the store open from 11 a.m. to 7 p.m. weekdays and Saturdays, and 1 p.m. to 5 P.M. Sundays. We anticipate our busiest times will be all hours on Saturday and Sunday. Used book stores generally do not create high traffic situations. If we have to acceraw4date three cars at one time we will be doing well. The parking area is a hard -packed gravel surface. There is room for five parking spaces behind the building, as shown on the site plan, and one handicapped space next to it. We will define the parking spaces with the use of car stops placed vertically between the spaces. u