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Home My WebLink AboutKING SOOPERS FUELING STATION (CEDARWOOD PLAZA) - PDP - 40-07 - REPORTS - RECOMMENDATION/REPORTKing Soopers Fueling Station, PDP, #40-07 August 6, 2008 Administrative Hearing Page 7 D. Division 3.6, Transportation and Circulation Section 3.6.4, Transportation Level of Service Requirements Because of the similarity of the proposed land use with the previous use on this site over the last 40 years, the City's Traffic Engineer waived the requirement for a Transportation Impact Study. 5. Neighborhood Information Meetinq The King Soopers Fueling Station, PDP contains a proposed land use that is permitted in the NC — Neighborhood Commercial Zoning District subject to an administrative (Type 1) review. The proposed use is a gasoline station. The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and, therefore, a City -facilitated neighborhood meeting was not held. This proposed development plan will be functionally part of an existing neighborhood shopping center. FINDINGS OF FACT/CONCLUSIONS After reviewing the King Soopers Fueling Station, Project Development Plan, staff. makes the following findings of fact and conclusions: 1. The proposed land use (a gasoline station) is permitted in the NC — Neighborhood Commercial District. 2. The Project Development Plan complies with applicable General Development Standards contained in Article 3 of the Land Use Code. 3. The Project Development Plan complies with applicable district standards of Section 4.23 of the Land Use Code, NC Zoning District. RECOMMENDATION: Staff recommends approval of the King Soopers Fueling Station, Project Development Plan - #40-07. King Soopers Fueling Station, PDP, #40-07 August 6, 2008 Administrative Hearing Page 6 context of the surrounding area. It complies with the standards and requirements as set forth in this section of the LUC. 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings The proposal satisfies the standard set forth in Section 3.5.3(B)(1) Orientation to a Connecting Walkway. This section states that at least one main entrance of any commercial building shall face and open directly onto a connecting walkway with pedestrian frontage. However, it goes on to say that any building which has only vehicle bays shall be exempt from this standard. The King Soopers Fueling Station is an auto -related use with vehicle bays for the purpose of dispensing gasoline, although there is a small kiosk building that provides a place for customers to pay for their gasoline. At approximately 118 square feet in size this building does not function as a convenience store. The customers will park their vehicles next to a pump, dispense fuel, pay the cashier or by credit card at the pump, then re-enter their vehicles and leave the site. Few, if any, customers will leave the site during their vehicle fueling. The proposal does not directly satisfy the standards set forth in Section 3.5.3(B)(2) Orientation to Build -to Lines for Streetfront Buildings, which states: "Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian -oriented street fronts with no vehicle use area between building faces and the street." The applicant has submitted a PDP request for a King Soopers Fueling Station. The use is exclusively auto -oriented and provides a very short- term auto -related service. The nature of the use requires vehicular movement entirely around the site. As previously stated in Section 3.5.3(B)(1) Orientation to a Connecting Walkway, above, few, if any, customers will leave the site during their vehicle fueling. Therefore, staff has determined that it is not reasonably feasible for this auto -oriented facility to satisfy this standard. King Soopers Fueling Station, PDP, #40-07 August 6, 2008 Administrative Hearing Page 5 4. Article 3 of the LUC — General Development Standards The PDP complies with all applicable General Development Standards, more specifically 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 Sections 3.2.1(D)(2)(a) & (b) in that canopy shade (street) trees are provided at a 20' spacing in the parkway along West Elizabeth Street. The required detention pond in the parkway along South Taft Hill precludes the ability to place street trees in this parkway. b. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed 12 new trees on the development plan exceeds 50% of the total trees on -site, or 6 trees. The most of any one species is 5 trees. 2. Section 3.2.2, Access, Circulation and Parking The proposal complies with applicable criteria and standards set forth in this section of the LUC. No bicycle parking is being provided because there is no on -site parking associated with this gasoline station. Typically the attendant in the kiosk for the station walks from the supermarket in the shopping center, as is done at the King Soopers Fueling Station in the Shops @ Rigden Farm. 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 The proposal ensures that the physical and operational characteristics of the proposed building and use are compatible when considered within the King Soopers Fueling Station, PDP, #40-07 August 6, 2008 Administrative Hearing Page 4 3. Division 4.23 of the LUC — Neighborhood Commercial District The proposed King Soopers Fueling Station, a gasoline station, is permitted in the NC Zoning District subject to an administrative (Type 1) review. The PDP meets the applicable Development Standards, more specifically: 1. Section 4.23(E)(1) Site Planning. This development proposal complies with the requirements set forth in this section in that it is functionally part of the existing Cedarwood Plaza neighborhood shopping center and is served by the established street and sidewalk layout. The building siting and site design for this auto -related use relates to the street frontages, to the extent reasonably feasible, and a transit stop is incorporated as part of the existing shopping center. 2. Section 4.23(E)(2) Block Requirements. This development plan complies with the requirements set forth in this section in that it is surrounded by dedicated public streets on two sides, being a corner lot / pad site adjacent to the Cedarwood Plaza neighborhood shopping center. It is functionally part of a supermarket - anchored shopping center that is less than 10 acres in size. The King soopers Fueling Station (gasoline station) contains two structures, with the small kiosk being 11'-4" in height and the canopy being 22'-8" in height. 3. Section 4.23(E)(3) Canopies. This development plan satisfies the criteria and design standards set forth in this section of the LUC. The freestanding canopy partially covers the small kiosk building and is topped by a pitched mansard roof, thereby projecting a residential character consistent with the neighborhood. The canopy fascia and columns are not internally illuminated nor are they externally illuminated with neon or other type of lighting. Only one small sign on the north side of the canopy will be internally illuminated, in compliance with the Sign Code. King Soopers Fueling Station, PDP, #40-07 August 6, 2008 Administrative Hearing Page 3 COMMENTS: 1. Background The surrounding zoning and land uses are as follows N: NC; existing commercial (Shops @ Rigden Farm) E: NC; vacant, undeveloped ground (Rigden Farm) S: NC; vacant, undeveloped ground (Rigden Farm) W: NC; existing commercial (Shops @ Rigden Farm) The property was annexed into the City in November, 1960 as part of the Miller Brothers Tenth Foothills Annexation. The subject property was platted a portion of Tract "A" of the Miller Brothers Foothills Subdivision, Sixth Filing in October, 1960. The subject property remained part of Tract "A" with the Replat of the Miller Brothers Foothills Subdivision, Sixth Filing in August, 1962. The convenience store and gasoline/service station building was constructed in 1968 and remodeled in 2005. 2. The Project The proposed King Soopers Fueling Station is actually defined as a gasoline station in the City of Fort Collins LUC. It would be on a 0.38 acre site located at the southwest corner of South Taft Hill Road and West Elizabeth Street, which is adjacent to and functionally part of the existing Cedarwood Plaza neighborhood shopping center containing a King Soopers supermarket as the primary anchor store. There has been an existing gasoline/service station at this location since 1968. The new kiosk building will be one story, 11.5' in height, and contain approximately 118 square feet. There will be a 43' x 92' rectangular canopy that will be about 23' high. This proposed facility will be very similar to the existing King Soopers fueling center at the Shops @ Rigden Farm, on the east side of Fort Collins. Existing and proposed access to the development site is from South Taft Hill Road, West Elizabeth Street, and an internal connection from the Cedarwood Plaza shopping center. King Soopers Fueling Station, PDP, #40-07 August 6, 2008 Administrative Hearing Page 2 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; and standards located in Division 4.23 Neighborhood Commercial (NC) of ARTICLE 4 — DISTRICTS. Gasoline stations are permitted in the NC — Neighborhood Commercial Zoning District, subject to an 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 servicing the surrounding residential neighborhoods typically including a Medium Density Mixed -Use Neighborhood. In addition to retail and service 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; not merely a series of individual development projects in separate zone districts." This proposal complies with the purpose of the NC District as it provides a gasoline station that would be part of an existing neighborhood shopping center known as Cedarwood Plaza. This proposed new development will be on a currently developed site that is located at the southwest corner of South Taft Hill Road and West Elizabeth Street. The existing building, formerly a gasoline/service station, will be demolished and a new gasoline station containing a small kiosk building and canopy will be constructed. It will be functionally part of the existing Cedarwood Plaza neighborhood shopping center in the NC District. The new fueling center will tie into and utilize existing roadways, utilities, and services in the area. ITEM NO. MEETING DATE �� STAFF 4grAn et>L 15LT' Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: King Soopers Fueling Station (at Cedarwood Plaza), Project Development Plan - #40-07 APPLICANT: Galloway & Company c/o Matthew Duhaime 5350 DTC Parkway Greenwood Village, CO. 80111 OWNER: King Soopers 65 Tejon Street Denver, CO. 80223 PROJECT DESCRIPTION: This is a request for a King Soopers Fueling Station (gasoline station) on a 0.38 acre site located at the southwest corner of South Taft Hill Road and West Elizabeth Street. It is adjacent to and functionally part of the existing Cedarwood Plaza neighborhood shopping center containing a King Soopers supermarket as the primary anchor store. There has been an existing gasoline/service station at this location for many years. The kiosk building will be one story, 11.5' in height, and contain approximately 118 square feet. There will be a 43' x 92' rectangular canopy that will be about 23' high. This proposed facility will be very similar to the existing King Soopers fueling center at the Shops @ Rigden Farm, on the east side of Fort Collins. Existing and proposed access to the development site is from South Taft Hill Road, West Elizabeth Street, and an internal connection from the Cedarwood Plaza shopping center. The property is zoned NC, Neighborhood Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (PDP) 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; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT