HomeMy WebLinkAboutFIREHOUSE EXPRESS CARWASH - PDP - 1-11 - REPORTS - RECOMMENDATION/REPORTDELICH ASSOCIATES Traffic & Transportation Engineering_
2272 Glen Haven Drive Loveland, Colorado 80538
Phone: (970) 669-2061 Fax: (970) 669-5034 -
MEMORANDUM
PPpO RE('�S'A
TO: Jim Houck, C-Three LLC
City of Fort Collins
FROM: Matt Delich
DATE: December 28, 2010
SUBJECT: Firehouse Xpress Car Wash Transportation Impact Study
(File: 1067ME01)
This memorandum addresses the transportation impacts of the proposed
Firehouse Xpress Car Wash. Appendix A contains the Tower Shoppes PUD overall
plan, which shows the various lots. The Firehouse Xpress Car Wash is proposed to be
located on a parcel (Lot 2) in the northwest corner of the Tower Shoppes Shopping
Center in Fort Collins. The site location is shown in Figure 1. The Firehouse Xpress
Car Wash is an automated ("tunnel") car wash. The scope of this transportation impact
study was discussed with Ward Stanford, Fort Collins Traffic Operations. Trip
generation and trip distribution analyses were requested. Traffic counts and analysis of
the Timberline/Site Access intersection were also requested.
Figure 2 shows recent afternoon peak hour counts at the Timberline/3/ Access
intersection and daily counts on Timberline Road, north of Horsetooth Road. Only the
afternoon peak hour traffic count was requested, since this is, by far, the most active
time for the car wash use. Raw traffic counts are provided in Appendix B. Traffic
counts at the Timberline/3/4 Access intersection were obtained in December 2010.
Table 1 shows the current afternoon peak hour operation of the key intersection.
Calculation forms are provided in Appendix B. A description of level of service for
signalized and unsignalized intersections from the 2000 Highway Capacity Manual and a
table showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also
provided in Appendix B. The Timberline/3/ Access intersection operates acceptably
during the afternoon peak hour.
Figure 3 shows the site plan for the Firehouse Xpress Car Wash. The Firehouse
Xpress Car Wash will be a single, automated car wash tunnel with vacuum facilities.
Access to. the site will be primarily via the existing 3/ Access (right-in/right-out/left-in)
to/from Timberline Road. There is a right-in/right-out access to/from Horsetooth Road
near the existing McDonald's and Sonic parking lots. The Timberline/Horsetooth
intersection can be reached from this access for exiting traffic. Trip Generation, 8th
Edition, ITE is customarily used as the reference document in calculating the trip
generation. That reference has limited information related to this type of car wash
operation. Therefore, a similar automated car wash site was observed in Fort Collins.
Table 2 shows the trip generation for that automated car wash. Since the observation
THE �j �, W, COMPANIES
1800 Broadway, Suite 210 ' Boulder, CO 80302
January 27, 2011
Re: Firehouse Car Wash — Lot 2 Tower Shoppes PUD
To whom it may concern:
This letter is to acknowledge and approve the intended entry way improvements
to the Tower Shoppes entrance off of Timberline Road within Lot 1 Tower
Shoppes PUD per the submitted Firehouse Car Wash Project Development
Plans by C-Three, LLC, with the understanding that any improvements requiring
restricted vehicular and/or pedestrian access shall be constructed during non -
business hours in a mutually agreeable manner.
Additionally, WW Reynolds intends to grant an emergency access easement
across Lot 1 Tower Shoppes PUD as required for the approval of the Firehouse
Car Wash project. Furthermore, WW Reynolds acknowledges and supports the
amended Tower Shoppes PUD plans as submitted by C-Three, LLC on behalf of
WW Reynolds, subject to WW Reynolds approval of the exact location and
configuration of the proposed easement, and the terms and conditions of the
specific grant of easement.
Authorized signature and title for WW Reynolds:
Name:
Title:
Fire House Xpress Car Wash
conceptual schedule
Jan 20- submit to City for review
Mid Feb award contract to General Contractor
end Feb apply for building permit
end of March break ground
grand opening mid July
C-Three LLC Owners
Jason Luy/ Jen Luy
3527 Hearthfire dr
Ft Collins, CO 80524
970-214-1499
Jim Houck/ Kara Houck
3520 Hearthfire dr
Ft Collins, CO 80524
970-222-7624
Doug Lee/ Wendy Lee
5906 Falling Water Dr
Ft Collins, CO 80528
970-219-5320
PDQ of the Rockies
John Brinkman
8214 East Park Meadows Dr
Lonetree,CO 80124
303-662-9100
J•R ENGINEERING
A Wv,tti.m Company
LEGAL DESCRIPTION
Lot 2, Tower Shoppes PUD, City of Fort Collins, Colorado.
7200 E. Alton Wav, Suite C100. Centennial. CO 80112
970-222-1317 • www.jrengineering.crnn
Given the proposed carwash use, pedestrian circulation within the property is
expected to be minimal. The existing Timberline Road pedestrian trail is to
remain in place. The existing attached sidewalk stub following the north curb of
the entry drive is to be removed as a part of this project.
Buffering. The land use of the proposed car wash on Lot 2 is compatible with
the automobile -oriented retail and commercial uses allowed within the Tower
Shoppes PUD, as approved. Current users within the PUD include a drive -
through McDonald's and Sonic restaurant, while Lot 1 remains vacant. Buffering
between Lots 1 and 2 is not anticipated at this time.
The northeast corner of Lot 2 is over four hundred feet from the nearest corner of
the Fort Collins High School building (generally to the northeast), with the school
bus drop off acting as a buffer between the two uses. Evergreen and shrub
plantings are proposed along the north wall of the car wash to provide a visual
transition from the school property. A colonnade of Linden trees on the school
property following an existing sidewalk provides an additional buffer from the
school.
The nearest residential property is over 400' from the southeast corner of the
property, south of Horsetooth Road. Currently, portions of Lot 2 are only partially
visible from ground level south of Horsetooth Road due to the existing
McDonald's and Sonic buildings.
Statement of proposed ownership and maintenance of public and private open
space areas; applicant's intentions with regard to future ownership of all or
portions of the project development plan.
C-Three, LLC, the developer of the property, will own and operate the carwash
business. No open space, public or private, is proposed within Lot 2.
Landscaped areas within Lot 2 will be privately maintained, along with the small
portion of right of way near the southwest corner of the property.
Estimate of number of employees for business, commercial, and industrial uses.
The total number of employees at the carwash facility is unknown, although a
typical shift will generally not exceed two employees. Should additional
employee parking be required, vacuum stalls may serve as overflow parking.
Narrative description of how conflicts between land uses or disturbances to
wetlands, natural habitats and features and or wildlife are being avoided to the
maximum extent feasible or are mitigated.
Following approval of the Tower Shoppes PUD in 1995, Lot 2 was graded and
seeded, and appears to have low habitat value. The property is currently vacant,
and no wetlands exist on the property. The existing trees on the property to be
removed are being replaced with larger trees, as required in the Land Use Code.
Name of the project as well as any previous name the project may have had
during Conceptual Review.
Lot 2 of the Tower Shoppes PUD is being submitted as the Firehouse Express Carwash.
No other names have been proposed.
Page 2 of 2
Statement of Planning Objectives
Firehouse Carwash Express — Lot 2, Tower Shoppes PUD
City of Fort Collins, Colorado
Specific City Plan policies being implemented with this project are:
Policy CAD-3.1, "Modification of Standardized Commercial Architecture;"
The building shell of the carwash facility has been designed to reflect the
appearance of a fire station, complete with a red brick tower, to pay
tribute to the applicants' backgrounds as firefighters.
Policy CAD-3.2, "Compatibility with Surrounding Development;"
The most significant architectural element in the area is the Fort Collins
High School. Building colors on the carwash will be generally neutral
grey with red brick accents to complement the high school architecture.
Cornices will define the roof line, further reflecting the school's design.
Policy CAD-4.1, "Crime Prevention and Building Security;" and,
The location and orientation of the building relative to the vacuum stalls
minimizes potential hiding places and maximizes visibility through the
site.
Policy CAD-4.2, "Lighting and Landscaping."
Lighting and landscaping are proposed to be consistent with existing
commercial development in the area. The proposed landscape palette
uses materials that were approved and installed with the original Tower
Shoppes PUD.
Description of proposed open space, wetlands, natural habitats and features,
landscaping, circulation, transition areas, and associated buffering on site and in
the general vicinity of the project.
Open Space. No additional open space is proposed with the project. A major
pedestrian trail paralleling Timberline Road was built on Lot 2 as part of the first
phase of the Tower Shoppes PUD, and is proposed to remain in place.
Wetlands, Natural Habitats and Features. The subject property was graded
for development in 1996, and landscape along the entry drive and Timberline
Road was installed at approximately the same time. The most significant
features near the property are stands of mature trees, particularly west of
Timberline Road.
Landscaping. The landscape design uses plant materials that are consistent
with the Tower Shoppes PUD, as constructed. Existing trees on the property to
be removed to accommodate the proposed use are to be replaced with similar
species at a larger size. All of the plant material is consistent with the City's plant
list and hydrozone requirements.
Circulation. Vehicular access to the property is via Timberline Road, north of
Horsetooth Road, via the entry drive already built with the first phase of the
Tower Shoppes PUD. The entry drive is proposed to be reconfigured to allow
improved access.
Page 1 of 2
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Firehouse Express Carwash PDP, #1-11
March 8, 2011 Administrative Public Hearing
Page 7
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Firehouse Express Carwash, Project Development Plan, staff
makes the following findings of fact and conclusions:
1. The proposed land use is permitted in the NC, Neighborhood
Commercial District.
2. The Project Development Plan complies with the applicable district
standards of Section 4.23 of the Land Use Code, NC District.
3. The Project Development Plan complies with the applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Firehouse Express Carwash, Project
Development Plan - #1-11.
Firehouse Express Carwash PDP, #1-11
March 8, 2011 Administrative Public Hearing
Page 6
Building materials will be similar to the materials on the two
existing buildings in the Tower Shoppes center.
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
The placement of the building as proposed sets it back 47' from the
South Timberline Road right-of-way (ROW) and 34' from the back
of sidewalk along the same street. The proposal exceeds the
allowable 10' — 25' "build -to" line setback distance from the ROW;
however, it satisfies the exception to the build -to line standards
based on criteria set forth in Section 3.5.3(B)(2)(d)2.a of the LUC.
The building abuts a four -lane arterial street that carries a high
volume of traffic at a high speed. Also, as. previously stated, no
sidewalk connection is being made between the facility and the
public sidewalk along South Timberline Road. The Firehouse
Express Carwash, like the McDonald's and Sonic fast food
restaurants in the Tower Shoppes center, is an auto -related use;
however, this automated carwash is fully auto -oriented. The nature
of the business is to provide convenient minor vehicle maintenance
in a timely manner. It does not have pedestrian and bicycle
patronage similar to the restaurants. People access the site in their
cars, stay inside the cars as they go through the carwash building,
complete the cycle by using the vacuum bays to clean the inside of
their cars, and then leave the site in their cars. The site design and
function is not dissimilar to that of the existing automated carwash
at the southeast corner of East Mulberry Street and South Lemay
Avenue.
4. Neighborhood Information Meeting
The Firehouse Express Carwash, PDP contains a proposed land use that
is permitted as a Type 1 use, subject to an administrative review. The
proposed use is an automated, drive-thru carwash in a single bay building.
It constitutes a relatively small infill development adjacent and/or catty -
cornered to existing commercial/retail uses in the Tower Shoppes and
Horsetooth East Business Park. The LUC does not require that a
neighborhood meeting be held for a Type 1 development proposal and a
neighborhood meeting was not held to discuss this proposal.
Firehouse Express Carwash PDP, #1-11
March 8, 2011 Administrative Public Hearing
Page 5
b. The proposal complies with Section 3.2.2(K)(2)(a) in that the
project will provide 3 parking spaces on -site for the auto -
oriented carwash containing a 3,626 square foot building, which
is fewer than the allowable 18 spaces maximum (5/1,000
square feet of gross leasable floor area) for a Vehicle, Servicing
& Maintenance use. Additionally, there will be 14 short-term
parking bays containing automobile vacuum units.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements,
and specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
a. The proposal complies with Section 3.5.1(C) in that the building
will be similar in size and height to the existing McDonald's
Restaurant and Sonic Drive -In Restaurant buildings to the south
in the Tower Shoppes PUD. The building (32' x 113') will be a 1-
story structure with a flat roof. It will be 20'-0" in height with a
10'-6" x 21'-6" tower element 30'-0" in height at its southwest
comer.
b. The proposal complies with Sections 3.5.1(E) and (F). The
building will be constructed primarily of ground -face CMU blocks
light grey in color. There will be ground -face CMU pilasters,
spaced at 23' on -center, on the north and south (long)
elevations. They also will be light grey in color; however, the
bottom 3'-6" of the pilasters will be red brick. Also, the bottom 3'-
6" of the west elevation (outside of the tower element) will be
red brick. There will be a 3' wide stucco band, light grey in color,
around the top of all 4 sides of the building. There will be a
stucco cornice as a cap at the top of the building, light grey in
color.
The tower element will be constructed of red brick for the first
20' from grade. The top 10' will be a stucco material, red in color
to match the brick. There will be a stucco cornice at the top of
the tower, light grey in color.
Firehouse Express Carwasn PDP, #1-11
March 8, 2011 Administrative Public Hearing
Page 4
a minimum height of 30" and shall extend for more than 70% of
the street frontage along the parking area.
d. The proposal complies with Section 3.2.1(E)(5) in that it
provides approximately 6% interior landscaping in the parking
and vehicle use areas, thereby satisfying the minimum
requirement of 6%.
2. Section 3.2.2, Access, Circulation and Parking
The purpose of this section is to ensure that the parking and
circulation aspects of a development is designed with regard to
safety, efficiency and convenience for vehicles, bicycles,
pedestrians and transit, both within the development and to and
from surrounding areas. Sidewalk or bikeway extensions off -site
may be required based on needs created by the proposed
development. In this case, no sidewalk connection is being made
between the facility and the public sidewalk along South Timberline
Road because this use is fully auto -oriented and will not generate
pedestrian or bicycle traffic.
a. Section 3.2.2(C)(6) sets forth the requirement that the on -site
pedestrian and bicycle circulation system must be designed to
provide, or allow for, direct connections to major pedestrian and
bicycle destinations including, but not limited to, parks, schools,
Neighborhood Centers, Neighborhood Commercial Districts and
transit stops that are located either within the development or
adjacent to the development as required, to the maximum
extent feasible.
It is infeasible for the Firehouse Express Carwash, being a fully
automated and auto -oriented facility, to provide direct
pedestrian and bicycle connections to and through the site due
to potential vehicle and bike/ped conflicts. The nature of the
business is to provide convenient minor vehicle maintenance in
a timely manner. It does not have pedestrian and bicycle
patronage similar to the McDonald's and Sonic Drive-in
Restaurants. People access the site in their cars, stay inside the
cars as they go through the carwash building, complete the
cycle by using the vacuum bays to clean the inside of their cars,
and then leave the site in their cars. The site design and
function is not dissimilar to that of the existing Breeze Thru
automated carwash at the southeast corner of East Mulberry
Street and South Lemay Avenue.
Firehouse Express Carwasn PDP, #1-11
March 8, 2011 Administrative Public Hearing
Page 3
S: NC, E, RL; existing fast-food restaurants, multi -family &
single-family residential (McDonald's & Sonic, Fox
Meadows)
E: NC, MMN, RL; vacant land, school, single-family
residential (Tower Shoppes PUD, Fort Collins High, Dakota
Ridge)
W: E; existing office / industrial (Platte River Power
Authority, LSI Logic)
The property was annexed in August, 1979, as part of the Timberline-
Horsetooth Second Annexation.
The Planning & Zoning Board approved the Tower Shoppes PUD (and
Subdivision) in June, 1995 that platted the subject property as Lot 2 of the
PUD. Lot 2 is shown only as Future Pad 'C' on the recorded Site Plan.
2. Division 4.23 of the Land Use Code, Neighborhood Commercial District
The proposed use of an automated, drive-thru carwash is permitted in the
NC District subject to an administrative review. The PDP meets the
applicable Land Use and Development Standards in the NC District.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(2)(a) in that
existing and relocated street (canopy shade) trees are / will be
provided at a 30' to 40' spacing along South Timberline Road in
the existing 28' wide parkway between the street and the
detached sidewalk.
b. The proposal complies with Section 3.2.1(D)(3) in that no one
species of tree on the development plan exceeds 50% of the
total of 14 new (identified) trees on -site.
c. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -
site parking area will be screened from the adjacent street to the
west (South Timberline Road) with shrub plantings that will have
Firehouse Express Carwash PDP, #1-11
March 8, 2011 Administrative Public Hearing
Page 2
* standards located in Division 3.2 - Site Planning and Design
Standards, Division 3.3 - Engineering Standards, and Division 3.5 —
Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS; and,
* standards located in Division 4.23 Neighborhood Commercial District
(NC) of ARTICLE 4 — DISTRICTS.
Vehicle minor repair, servicing and maintenance establishments (including car
washes) are permitted in the NC, Neighborhood Commercial District, subject to
administrative (Type 1) review. The NC District is:
Intended to be a mixed -use commercial core area anchored by a
supermarket or grocery store and a transit stop. The main purpose of this
District is to meet consumer demands for frequently needed goods and
services, with an emphasis on serving the surrounding residential
neighborhoods typically including a Medium Density Mixed -Use
Neighborhood. In addition to retail and services uses, the District may
include neighborhood -oriented uses such as schools, employment, day
care, parks, small civic facilities, as well as residential uses.
This District is intended to function together with a surrounding Medium
Density Mixed -Use Neighborhood, which in turn serves as a transition and
a link to larger surrounding low density neighborhoods. The intent is for
the component zone districts to form an integral, town -like pattern of
development with this District as a center and focal point; and not merely a
series of individual development projects in separate zone districts.
This proposal complies with the purpose of the NC District as it is a new infill
development in a neighborhood commercial area adjacent to South Timberline
Road & East Horsetooth Road. The site is surrounded by and in close proximity
to retail, restaurant, school, office, industrial, employment and residential uses.
The proposed automated carwash facility is an auto -related / auto -oriented land
use (the driver will stay in the vehicle during the washing process) that will not
provide direct pedestrian access to and from the site from the public sidewalk
along South Timberline Road.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: MMN; existing school, multi -family residential
(Fort Collins High, Pinecone Apartments)
Fit of
i EM NO I
MEETING DATE
STAFF
11
HEARING OFFICER
PROJECT: Firehouse Express Carwash, Project Development Plan -
#1-11
APPLICANT: C-Three, LLC
c/o James V. Houck
3520 Hearthfire Drive
Fort Collins, CO. 80524
OWNER: BGJR Larimer LLC
G B Ventures LLP
1800 Broadway Street, Suite 210
Boulder, CO. 80302
PROJECT DESCRIPTION:
This is a request for a commercial automated carwash facility containing a one -
bay, drive-thru building and 14 outside self -serve vacuum stalls. The 3,626
square foot, one-story building is to be 20 feet high with a 30 foot high "tower
element" at the southwest corner. This proposed project is located at the
northeast comer of South Timberline Road and East Horsetooth Road, being Lot
2 of the Tower Shoppes PUD. The existing McDonald's Restaurant is directly
south of this site. Proposed access to the development site is from the existing
driveway from Timberline Road into McDonald's and Sonic Drive-in. The property
is zoned NC, Neighborhood Commercial.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This PDP complies with 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;
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750