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Home My WebLink AboutNICO COST RESTORATION/OFFICE PUD AT 921 E PROSPECT RD AMENDED FINAL - 43 92C - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 6 MEETING DATE 10-24-94 STAFF Ted Shanard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Nico Cost Restoration/Office at 921 East Prospect Road, Amended Final P.U.D., #43-92C APPLICANT: Jim and Brenda Cox 1925 Yorktown Court Fort Collins, CO 80526 OWNERS: Same PROJECT DESCRIPTION: This is a request to amend an existing P.U.D. to convert a 2,300 square foot boat engine repair shop into a storage facility and office for a small business. In addition, the P.U.D. is a request to convert a single family home into an office. Both buildings are located at 921 East Prospect Road. The property is .46 acre in size and zoned R-P, Planned Residential. RECOMMENDATION: Approval EXECUTIVE SUMMARY: In the past this property has contained two legal non -conforming uses and two P.U.D.'s. The present request represents a de - intensification in land use from the last approved P.U.D. The request for small business storage/office/counseling center satisfies the All Development Criteria of the L.D.G.S. The P.U.D. scores 54% on the Business Service Uses Point Chart of the L.D.G.S. There is ample parking on the property for the proposed uses. The land uses are considered compatible with the surrounding area. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT Nico Cost Restoration/Office at 921 East Prospect Road, Amended Final P.U.D., #43-92C October 24, 1994 P & Z Meeting Page 2 CGT03_ i�i'4ZY LE V Y- 1. Background: The surrounding zoning and land uses are as follows: N: R-L; Existing Single Family S: R-P; Vacant (horse pasture and Spring Creek floodplain) E: R-P; Townhomes (Prospect Springs) and Insurance Office W: R-P; Existing Single Family with Large Outbuilding The property was annexed into the City in 1967 and includes a 3,650 square foot single family house with a 2,300 square foot accessory building. Initially, the accessory building was used as a business for a machine shop with 11 employees that had contracts with Coors Porcelain Division. After that, the building housed a gun stock maker and restorer of classic guns. These two uses were legal but became non -conforming after adoption of the R-P Zone District. After a period of discontinuance that exceeded 12 consecutive months, the legal non -conforming status expired. In January of 1990, a P.U.D. was approved for the accessory building for a retail/show room for pet supplies, water filters and coolers, gas fire places, corn heaters, and electric fencing. In February of 1993, a P.U.D. was approved for the accessory building for Marine Sports West and Harris Machine Shop, a boat engine repair business. This business vacated the premises in June of 1994. The current request is to convert the accessory building into a storage and office area for a small business and convert the house into an office for a counseling center. 2. Description of Proposed Uses: There will be two separate users on the property. The owner - applicants, Nico Cost Restoration Services, will occupy the accessory building. The house will be rented to the Alpha Center For Women. Nico Cost Restoration is a small company that specializes in cleaning services for properties damaged by smoke, fire and water. Other services include decontamination, industrial carpet cleaning, and janitorial. These services all occur at the job site, not at 921 East Prospect Road. The accessory building would house equipment, vehicles, and a small one -person office. There is no retail trade or drop -in customers associated with this business. Nico Cost Restoration/Office at 921 East Prospect Road, Amended Final P.U.D., #43-92C October 24, 1994 P & Z Meeting Page 3 Alpha Center For Women is a professional counseling service specializing in treating women facing crisis pregnancies. There is one full-time employee with three part-time counselors. 3. Land Use: The two previous P.U.D.Is were approved under the Business Services Uses and Auto Related and Roadside Commercial Point Charts respectively. For the accessory building, the proposed use represents a de -intensification when compared with the previous uses. For the house, the proposed use represents a conversion from a single family home to an office. The two proposed uses have been reviewed under the Business Service Uses of the L.D.G.S. The project scores 54% on the point chart which equals the minimum allowable score. Points were awarded for the following: b. Being located outside of the "South College Avenue Corridor." e. Containing two or more significant uses. h. Being located with at least one -sixth of its property boundary contiguous to existing urban development. Based on the performance on the Business Services Uses Point Chart, the proposed land uses are supported at this location. 4. Neiahborhood ComAatibilit A neighborhood information meeting was held on August 24, 1994. Minutes to this meeting are attached. Representatives from both Nico Cost Restoration Services and Alpha Center for Women were on hand to discuss the nature and potential impacts of their respective operations. The primary concern is the amount of parking available on the site. The previous P.U.D. (Marine Sports West and Harris Machine) had problems with boat storage, customers, and parking capacity. Prospect Springs and American Family Insurance, located adjacent to the east, do not want to put up with overflow parking. The P.U.D. provides ample parking onsite. There are four spaces in front of the house for Alpha Center. There are eleven total parking spaces on the property. Nico Cost Restoration/Office at 921 East Prospect Road, Amended Final P.U.D., #43-92C October 24, 1994 P & Z Meeting Page 4 Nico Cost will have one full-time employee and two drivers for the carpet cleaning trucks for a total demand of three spaces. There is no retail or drop -in trade. Alpha Center will have one full- time employee with three part-time counselors. Clients are scheduled by appointment, approximately 35 per month. Group counseling sessions usually occur at night after the Nico Cost employees have departed. Staff finds that the parking provided onsite is sufficient to accommodate employees and clients without impacting the adjacent business and townhome community to the east. Staff, therefore finds that the proposed P.U.D. for Nico Cost Restoration Services and Alpha Center for Women is compatible with the surrounding area. 5. Design: The P.U.D. calls for increased parking along the semi -circular drive, partially in response to neighborhood concerns. This involves removal of a mature Spruce tree and evergreens shrubs. Additional deciduous plant material will be added along the front elevation to maintain the residential character of the property. 6. Findings of Fact/Conclusions: In evaluating the request for Nico Cost Restoration/Office Amended Final P.U.D., Staff makes the following findings of fact: A. The P.U.D. satisfies the All Development Criteria of the L.D.G.S. B. The P.U.D. exceeds the minimum required score on the Business Services Point Chart of the L.D.G.S. C. The proposed uses are considered compatible with the neighborhood. RECOMMENDATION: Staff recommends approval of Nico Cost Restoration/Office (921 East Prospect Road) Amended Final P.U.D., #43-92C. 119 4 ,� r • �/ C> ♦ >� . irce F IL ws"sm Vol J � Kmm 0' 1 �•.� Ll ■■ , ' Wi . Lu z w STUART STREET Vicinity Map � NICO RESTORATION/OFFICE PUD - Amended 40 Final North Project Number: 43-92C 4 VIUNITY AW SCALE--0 JJIJ,JL1L , " ---4 RL- ResT.., EAST 9zosvRAr Ro IMF VA(AME/MSF.ML SITE PLA.J EiCAL'S; "W. loW. EwLL W ov �. In nobs CpI.AEIN TE IWTILLV p Y JDMT MR WAUS w ePme 11 A[tIN !ice .t 9' l 19' x Imaiw � .e n• i u' RP-avNw+..ti SNSupANCF AjorE9 O FF$CG / N ma, sv) ay. mm ws. r wv ®mieYmY mbm m bM aF_Car.. mmbrr momlma.l.l W Blm avm.war me hN# s® wm1 m tlu bwkpat A% m.mmtim ue^M IM P� ub b mtim a(b JMgY 9®. bF Iwr �w.: W Im aril. Mm h �I. cln F� Wl�m wo im' mmr �Im IM mr mmne_m..mw.r yeorWw o.me Ales lr. 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PBDFDSED use �A oB: Nss. ®mame�rte �vvam Ww ' rmlal7u paps P BOPOSED ll W ES OF MEMTOM WrB.a A. xm.,arge.o aw_ma)Bp.Wr%-Fab BarWe x...rp.®iw_ml.mlm eme%-Earl ailq®Imr.l's.m�:yrmklBnm+Nwap®lrD6mw� Be. Tavam<eeti_aelHiae W Ibw pnlragb/s sisy elaM1.l.a e.wmT e_M.m amvwMm.B e. wBm.oBm maa.l®Psi Biiy B'sY WamLLerv.Iplisr.ier^III tl6+e v.R Bw. BIiBy B a PwEI. wN_ Pm .Y aB.i tm E MLEN slmrnstax NICO I RENTORATIONI OFFICE FORTCOLLINS, COLORADO 911 Eml PM*M Revd IU/GD gfQXT AE-4WRA7-16N f 44LfdF CeNAWRL oP*PiCE Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY Is the applicable? CRITERION E a criterion Will the driterio be satisfied? If no, please explain LL z a < Yes No Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation 1.2 Comprehensive Plan Y 1.3 Wildlife Habitat / 1.4 Mineral Deposit 1..5 Ecologically Sensitive Areas reserved reserved 1.6 Lands of Agricultural Importance 1.7 Ener v Conservation I V1 ✓ 1.8 Air Qualityt/ 1.9 Water Quality ✓ ✓ 1.10 Sewage and Wastes ✓ 1.11 water conservation ✓ ✓ 1.12 Residential Density A 2. NEIGHBORHOOD COMPATIBILITY CRITERIA1 2.1 Vehicuiar, Pedestrian. Bike Transoonation ✓ I ✓ 2.2 Buildina Placement and Orientation 2.3 Natural Features 2.4 Vehicular Circulation and Parking 2.5 Emergency Access 2.6 Pedestrian Circulation 2.7 Architecture 2.8 Building Height and Views l 2.9 Shading 2.10 Solar Access V✓ 2.11 Historic Resources 2.12 Setbacks 2.13 Landscape ✓ 2.14 Sicns ,/ ✓ 2.15 Site Lighting �/ ✓ 2.16 Noise and Vibration 2.17 Glare or Heat 2.18 Hazardous Materials f A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards 3.3 Water Hazards 3.4 Geologic Hazards -. Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised ch 1994 -61- /X-9US3r - _1V160 COST RFSTOR4T/off Ofi'�/0E BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I II III IV Circle the Correct Score Multiplier Points Earned Ixll Maximum Applicable Points a. Transit Route x X 2 0 2 -- b. South College Corridor X X 1 2 0 4 S 8 c. Part of Center I� X 2 0 3 O 6 d, Two Acres or More X X 2 0 3 p 6 e. Mixed -Use X X 2 0 3 6 f, Joint Parking X 1 2 0 3 - — g. Energy Conservation X 112131410 2 8 h. Contiguity X X 2 0 5 I0 10 i, Historic Preservation 1 2 0 2 j, 1 2 0 k. 1 2 0 I. M12 0 Totals ay 4y v vi Percentage Earned of Maximum Applicable Points V/VI = VII vu Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -73- he Alpha Centers than solves the problems asso- work is based on the ciatedwithcrisis pregnancies. premise that abortion Therefore, the Alpha Center abuses both the doesnotadvise,provideorre- motherandherchild. ferabottionasaviable option. In a caring and loving Chris- tian atmosphere, the' Alpha EDUCATION Center helps women put to- gether the pieces of their lives-- before, during and after they make critical decisions about how to deal with their unplanned pregnancy. COUNSELING Nobody wants to go through a crisis alone: Yet many of the women who visit the Alpha Center feel very alone in their pregnancy. They often find them- selves having many questions and few, answers. Our counseling services enable us to supportwomen as they work through their situation and explore, options for their'.. pregnancy. We counsel that., abortion. compounds rather.'',; Many women who visit the `Alpha Center have never evaluated thephysiological and psychological consequences of thedecisions theymake regard- ing their crisis pregnancy. Few have received the facts they need to make an informed de- cision. Through education and counseling, we offer each of our clients the opportunity to lookat theirsituation and make decisionsbased on accurate in- formation.' In addition, our abstinence education programs are also available free of charge to our local public schools and church youth groups. Our SEX, LOVE & CHOICES pro- gram_ educates youth and young adults about the value of abstinence before marriage, and provides practical training to overcome the pressures they face to be sexually active. COMPASSION The Alpha Center is commit- ted to reaching out in love with the Gospel ofJesusChrist to women in crisis. Often that care includes providing for basic needs like food, housing and clothing. We are com- mitted to providing whatever forms of support are needed to enable awoman to carry her child to term and plan constructively for her care. For women who have emo- tional scars resulting from an abortion in their past, we offer post -abortion, counselin g. The Alpha Center also pro- vides the following services to women in crisis pregnancies: •24-hour HOTLINE -Counseling -Support groups -Short-term housing -Free pregnancy testing -Medical & legal referral -Financial assistance -Baby clothing -Maternity clothing -Plus other services 1. HowYouFn IN. Therel are many wa s you can become involved in t ie ministry of the Alpha Center: PM. Without God, we can do nothing! Prayer isess ntialforus to be effective." Give. The Alpha Center is a non-profit Christian ministry supported entirely y private donations. Volunteer. Many of the services we providt are only possible because of volunteer involvement. r----—j�—�---- — — - 1JL-A.Ye I'dliketo ea part of the solution. I will: ❑ Pray. ❑ Volunteer. [:]Give: (tax deductabk $ per rr onth. I $ gift- I Name Street Address City, State, ZIP Phone I �.PHfi� I I 117 E. Drake Road, Suite Fort Collins, CO 50&25 L---_------ --J N