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Home My WebLink AboutASPEN DENTAL - PDP - 1-09 - REPORTS - RECOMMENDATION/REPORTAspen Dental Care, Project Development Plan, #01-09 April 28, 2009 - Administrative Public Hearing Page 7 larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. • Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This proposal for a dental office complies with the purpose of the LMN District as it is an infill project that provides a component of a neighborhood center on a property that is surrounded by developed properties. There is an existing residential neighborhood to the east, an existing neighborhood center to the south, an existing veterinary hospital to the north, and an existing business park to the west, across South Timberline Road. The Aspen Dental Care, PDP satisfies the criteria and standards set forth in Section 4.5(D) Land Use Standards and Section 4.5(E) Development Standards of the LUC. 5. Findings of Fact/Conclusion: A. The Aspen Dental Care, PDP contains a use permitted in a neighborhood center in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to an Administrative review and public hearing. B. The Aspen Dental Care, PDP meets all applicable standards as put forth in the . LUC, including Standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; C. The Aspen Dental Care, PDP complies with all applicable Land Use and Development Standards contained in Article 4, Division 4.5 of the LUC. D. The Aspen Dental Care, PDP is compatible with the surrounding land uses. RECOMMENDATION: Staff recommends approval of the Aspen Dental Care, Project Development Plan- #01- 09. Aspen Dental Care, Project Development Plan, #01-09 April 28, 2009 - Administrative Public Hearing Page 6 Orientation to a connecting walkway. The main entry into the dental care office fronts on a directly connecting walkway to public sidewalk on South Timberline Road, as required in Section 3.5.3(B)(1) of the LUC. Orientation to build -to lines for streetfront buildings. The dental care office building is set back from South Timberline Road (a major arterial street) a distance of 18' from the right-of-way (ROW) line, which satisfies the build -to line requirement of a setback of 10' to 25' as set forth in Section 3.5.3(13)(2)(c) of the LUC. D. Division 3.6 - Transportation and Circulation Section 3.6.2. Streets, Streetscapes, Alleys and Easements The proposal satisfies the applicable standards located in this section of the LUC. Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards including the following: General standard. This development proposal satisfies Section 3.6.4(B), which requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. 4. ARTICLE 4 - DISTRICTS A. Division 4.5 - Low Density Mixed -Use Neighborhood District Dental care offices are permitted in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to an Administrative (Type 1) review, as long as they are within a neighborhood center. The LMN - District is: • Intended to be a setting for a predominance of low density housing. The housing is combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. • To meet a wide range of needs of everyday living in neighborhoods, including a variety of housing choices, which invite walking to gathering places, services and conveniences, and that are fully integrated into the Aspen Dental Care, Project Development Plan, #01-09 April 28, 2009 - Administrative Public Hearing Page 5 The property was originally platted as Lot 7 of the Speights PUD. The applicant for the Aspen Dental Care, PDP is not replatting the property. Section 3.3.5. Engineering Design Standards The proposal complies with all design standards, requirements and specifications for services as stated in this section of the LUC. C. Division 3.5 - Building Standards Section 3.5.1 Building and Project Compatibility Architectural Character. The proposed dental office building is one story in height. A portion of it will have a flat roof and a portion will have a sloped hip roof. The building will complement the existing residential and non-residential buildings in the area. Building Size, Height, Bulk, Mass, Scale. The overall building size is 2,600 square feet in a single story, being rectangular in shape. The flat -roofed portion of the building (on the west, north, and east sides of the center, sloped -roof portion of the building) will be 13'-4" in height. This is the general appearance portrayed on the 3 sides. The sloped -roof portion is the interior core of the building and achieves a height of 19'-6". The south elevation reflects this additional height above the entry to the building. The height, scale, and mass of the building are compatible with existing residential and non-residential buildings in the area. Building Materials. The primary building materials are stucco and cultured stone and are present on all 4 sides. There is a significant amount of wood beam trim on all sides of the building. The sloped roof on the center core of the building will be covered with asphalt shingles. Building Colors. The building colors will be defined with the Final Plan submittal and review. At that time it will be necessary for the building colors to satisfy the requirement that they will blend into the neighborhood and draw from the range of color shades that already exist in the adjacent neighborhoods. Section 3.5.3 Mixed -Use, Institutional and Commercial Buildings The proposal complies with all requirements and specifications as set forth in this section. Aspen Dental Care, Project Development Plan, #01-09 April 28, 2009 - Administrative Public Hearing Page 4 The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree plantings are in accordance with Section 3.2.1(D)(2)(a), providing existing and proposed trees at 40' on -center in the 25' wide parkway (between curb and sidewalk) of South Timberline Road. Screening. The proposed Landscape Plan satisfies Section 3.2.1(E)(4)(b) of the LUC in that the on -site parking lots & vehicular use areas are being sufficiently screened from the adjacent street to the west (South Timberline Road) with a mix of deciduous & evergreen shrubs. Parking lot interior landscaping. The proposed Landscape Plan satisfies Section 3.2.1(E)(5) of the LUC in that there is 6% interior landscaping in the parking & vehicular use areas with less than 100 parking spaces, which satisfies the minimum requirement of 6%. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Allowable number of parking spaces. The development proposal satisfies the parking allowances for non-residential uses as set forth in Section 3.2.2(K)(2) of the LUC for the dental office and veterinary hospital, being 2 parts of a neighborhood center. There will be 19 parking spaces on the Aspen Dental Care site, including one handicapped space, for the 2,600 square foot building; and, there are 10 existing parking spaces on the Countryside Veterinary Hospital site, including 1 handicapped space, for the 5,000 square foot building. The total number of parking spaces for the 2 medical office uses is 29 and some shared parking between the 2 offices is possible. The combined 7,600 square feet in the 2 buildings would allow up to 34 spaces (4.5 spaces/1,000 square feet of leasable floor area). B. Division 3.3 - Engineering Standards Section 3.3.1. Plat Standards Aspen Dental Care, Project Development Plan, #01-09 April 28, 2009 - Administrative Public Hearing Page 3 that the 2.1 acre Speights PUD was platted as existing and proposed business service uses and single-family lots, and not just as single-family lots. Consequently, Staff inadvertently zoned the seven lot PUD as if it was already developed or eligible for single-family building permits when, in fact, a portion of the property had development and re -development potential. Since the City Plan rezoning to RL, the existing Countryside Animal Hospital remained a viable commercial use and the five single- family lots were developed, but only Lot 7 (with a previous preliminary approval for business service uses) remained vacant. With frontage on South Timberline Road, classified as a major arterial street, and with potential neighborhood access to Stoney Creek Drive through the existing neighborhood center to the south, there existed continued potential for non-residential land uses. On March 15, 2001 the Planning & Zoning Board, based on Staff recommendation, forwarded a recommendation to City Council that the Speights PUD be rezoned to LMN from RL. Staff and the Board agreed that the 1997 City Plan rezoning to RL overlooked the fact that Lot 6 contained an existing animal hospital and Lot 7 remained a vacant lot with potential for development as part of a neighborhood center. Staff's position was that this was a simple oversight. Had the facts been known at the time, the property would have been rezoned to LMN, not RL. The action, therefore, represented a corrective measure. City Council approved the rezoning to LMN on May 15, 2001. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposed development is for a dental care office, which is a permitted use in a neighborhood center in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to an Administrative (Type 1) review and public hearing. The LUC does not require that a neighborhood meeting be held for development proposals that are subject to a Type 1 review and, therefore, a neighborhood meeting was not held. 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Aspen Dental Care, PDP proposal does meet all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards and Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection Aspen Dental Care, Project Development Plan, #01-09 April 28, 2009 - Administrative Public Hearing Page 2 The applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS, Division 4.5 LMN - Low Density Mixed -Use Neighborhood Zoning District. COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: LMN; existing animal hospital (Countryside) E: RL; existing single-family residential (Sunstone Village, Fourth Subdivision) S: LMN; existing neighborhood center (Sunstone Mixed -Use) W: E; existing business park (Collindale) The property was annexed as part of the Harmony Annexation #3 in October, 1977. It was zoned T — Transitional. The property contained one existing farmhouse. It was rezoned to RLP — Low Density Planned Residential (with a planned unit development condition) in March, 1982. In April, 1982, a one lot subdivision (titled Timberline Subdivision, First Filing) was approved on the property. This subdivision dedicated a 60' right-of-way for South Timberline Road, a 20' - wide drainage easement along the north boundary, and an 8' - wide utility easement along the west boundary. In December, 1988, the City acquired the 20' wide drainage easement, plus an additional 20' along the north boundary, for a regional storm water channel. This drainage area shows up on the subdivision plat for the Speights PUD as Tract A. The City also purchased the 8' wide utility easement, with an additional 2' for a total of 10', along the west property boundary as additional right-of-way for South Timberline Road. The Planning and Zoning Board approved the (seven lot) Speights PUD — Final on May 18, 1992, for a mixed -use development on approximately 2.1 acres. The PUD contained a veterinary clinic/residence in the existing farmhouse (Lot 6), 5 new single- family lots (Lots 1 — 5), and future business service uses on Lot 7. Lots 1 — 6 were granted final approval, Lot 7 was granted preliminary approval only. In March of 1997, in order to implement City Plan, the seven lot Speights PUD was rezoned from RLP (with a PUD condition) to RL - Low Density Residential. The original basis for the RL zone was that the PUD was approved and platted for single-family homes and was substantially complete. As such, the Speights PUD was considered to be an established neighborhood and was, therefore, not considered eligible for the new LMN zone district. At the time of the City Plan rezoning process, March of 1997, Staff involved with the City Plan implementation and rezonings was not cognizant of the fact City of F�rt`Collins `� , CEM NO MEETING DATE 2 STAFF l HEARING OFFICER PROJECT: Aspen Dental Care, Project Development Plan (PDP) - #01-09 APPLICANT: Architecture Plus c/o Shannon Doyle 318 East Oak Street Fort Collins, Colorado 80524 OWNER: Lindsey Properties LLC 1017 Luke Street Fort Collins, Colorado 80524 PROJECT DESCRIPTION: This is a request for a new 2,600 square foot, single story dental office building at 3838 South Timberline Road (just south of the existing Countryside Animal Hospital). The building is to be 19 feet, 6 inches high. The property is 19,575 square feet (0.45 acre) in size. New paved parking areas for 19 vehicles will be added as part of the development plan. This site will be accessed from South Timberline Road via a shared driveway with the animal hospital. There will be a secondary driveway connection into the Sunstone Mixed -Use neighborhood center to the south, making this development proposal functionally part of the center. This property is located on the east side of South Timberline Road, between Bighorn Road (to the north) and Caribou Drive (to the south). The property is zoned LMN - Low Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Aspen Dental Care, PDP proposal complies with the applicable requirements of the Land Use Code (LUC), more specifically: the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION; Standards located in Division 3.2 - Site Planning and Design Standards, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580 fcgov.com/currentplanning 970.221.6750