HomeMy WebLinkAboutPEDERSEN AUTO PLAZA - PDP/FDP - 26-97 - P&Z PACKET - PLANNING OBJECTIVESaccommodate the entry and exit of the auto from all sides, limiting the minimum
distance to a property line.
This standard will not accommodate this use on this site.
Narrative description of how conflicts between land uses or disturbances to wetlands or natural
area are being avoided or mitigated.
Not applicable.
Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a
meeting has been held.
Not applicable.
Name of the project as well as any previous name the project may have come through
conceptual review with.
The project originally came through the Conceptual Review process under the name of
PEDERSEN'S EXPRESS LUBE & AUTO CENTER.
Currently, the project is submitted under the name "PEDERSEN AUTO PLAZA".
Planning Objectives - Pedersen Auto Plaza, page 5 of 5
Estimate of the number of employees for business, commercial, and industrial uses.
Pedersen Auto Plaza will immediately employ approximately 30 people, and will eventually
employ up to 50 people.
Description of rational behind the assumptions and choices made by the applicant.
Pedersen Auto Plaza is a multi service, auto related business. The site includes facilities for
auto mechanic service, express lube service, auto body shop, auto sales, auto showroom,
auto parts storage and retail sales, product (car) site display and storage, customer and
employee parking, parking for autos to be serviced or repaired, and support facilities. The
site must accommodate the automobile.
The building must be accessible from all sides for vehicle entrance to shop and service areas.
The building is orientated to minimize vehicle building entrances with north exposure to
minimizing winter ice problems.
New car deliveries need to be accommodated on site. Semi -tractor trailers loaded with
product cannot unload on Masson Street. A wide curb cut is provided to allow a semi -
tractor trailer to enter the site parallel with Mason Street for on -site unloading.
The applicant shall submit as evidence of successful completion of the applicable criteria, the
completed documents pursuant to these regulations for each proposed use. Any variance from
the criteria shall be described.
Variances from the criteria are as follows:
Article 3.5.3 (B) (2) Relationship of Buildings to Streets, Walkways and Parking; orientation
to Build -To Lines for Streetfront Buildings:
The Build -To Line is intended to promote pedestrian oriented streetfronts. Recent
development along Mason Street has not built to this standard, establishing a pattern of
existing buildings which are not pedestrian -oriented. This standard is not consistent with
the established character of the existing corridor.
This project, located on a curve in Mason Street, makes this standard even more difficult.
Also, the nearly single focus of this project is auto related. By its nature, people will be
driving their cars to this facility for the services offered. Few people will be walking to this
development. Cars will be delivered, serviced, stored, displayed, bought and sold on this
site. The facilities must efficiently accommodate the automobile. The building itself must
Planning Objectives - Pedersen Auto Plaza, page 4 of 5
Principle CAD-4, Policy CAD-4.2 Lighting and Landscaping:
Security lighting will be provided. Light sources will be selected to reduce glare where
possible. Landscaping will be designed to avoid hidden areas.
Principle ENV-1, Policy ENV- 1.1 Air Quality Objectives:
Vehicle emissions are of great concern when discussing air quality. This project will
provide for the testing, servicing and repair of automobiles. A properly maintained and
operating automobile will have less harmful impact on air quality.
Principle ENV-2, Policy ENV-2.1 Hazardous Materials and Waste:
Hazardous waste reduction and pollution prevention guidelines have been established
for this operation. In addition, oil and sand traps will be utilized to reduce sand and oil
from entering the public sewer systems. Containment systems at oil storage areas will
be utilized to prevent accidental spills from escaping.
One above grade fuel (gasoline) tank will be provided on site. The tank proposed is a
1000 gallon, ConVault as manufactured by Amcor Precast. This tank is a concrete
containment tank which NFPA approved for protected tanks and will be registered by
the state.
Principle ENV-2, Policy ENV-2.3 Coordination:
Trash enclosure area has been sized to accommodate recycling efforts.
Description of proposed open space, buffering, landscaping, circulation, transition areas,
wetlands and natural areas on site and in the general vicinity of the project.
Not applicable.
Statement of proposed ownership and maintenance of the public and private open space areas;
applicant's intentions with regard to future ownership of all or portions of the planned unit
development.
There are no designated public or private open spaces within this development..
The project will be privately owned and operated. No change in ownership is intend for the
foreseeable future.
Planning Objectives - Pedersen Auto Plaza, page 3 of 5
The project is located within walking distance to a public transportation system. Although
this project in and of itself conflicts with the heart of this principle and policy, group
customer transportation (shuttle service) is to be provided, minimizing single occupant
vehicular trips between customer drop-off and pick-ups.
Principle T-3, Policy T-3.1 Demand Management & T-3.2 Ride Sharing Programs:
Group customer transportation (shuttle service) is to be provided minimizing single
occupant vehicular trips.
Principle T-9, Policy T-9.1 Vehicle Miles Traveled (VMT):
The proposed project is auto related. Vehicles will be brought to these facilities to be
serviced, repaired and even purchased. To be located within the city, centrally located
and convenient to its users will help to minimize travel distance.
Also, this facility will replace a current operation located on Troutman Parkway, which
is a "sister" facility to the current Pedersen Toyota Volvo Saab facility located on South
College Avenue. Cars are moved between these facilities frequently, forcing many
vehicle trips crossing College Avenue. Currently, to move one car from site to site
requires the use of two cars, the car in transit plus a chase car for the driver's return
transportation. Relocating this operation to just one block to the east will reduce trip
distance from one facility to the other, and will be close enough to walk from one facility
to the other.
Principle CAD-1, Policy CAD-1.4 Street Tree Design:
Street trees will be provided by the project. None exist currently.
Principle CAD-3, Policy CAD-3.1 Modification of Standardized Commercial Architecture:
This site specific architectural design will reflect the individual character and quality of this
project. The architectural design is not a franchise or chain standard, it is a design unique
to this local user.
Principle CAD-3, Policy CAD-3.2 Comparability with Surrounding Development:
The project will be similar in quality to the Pedersen Toyota Volvo Saab facility located
a block away on South College Avenue. The materials of construction will be consistent
with the existing Pedersen project on College Avenue. Building massing and similar
relationships to streets and sidewalks will contribute positively to this Mason Street
corridor.
Planning Objectives - Pedersen Auto Plaza, page 2 of 5
Pedersen Auto Plaza LOCKWOOD
PLANNING OBJECTIVES �CHIT�CT�S Revised 3 March 1998
The Pedersen Auto Plaza site is located on the west side of South Mason Street just north of
Kensington Drive, is approximately 3.5 acres and is currently zoned Commercial District (C).
The proposed project is an auto related facility providing services including auto servicing,
express lube services, auto body repair, auto parts storage, retail parts sales, auto sales and
showroom. This facility would function as a companion operation to Pedersen Toyota Volvo
Saab currently located one block to the east on College Avenue. The proposed use is permitted
in the C District, subject to review by the Planning and Zoning Board. The proposed two-story
building is approximately 30,000 square feet, will be fully sprinklered, and houses the majority
of the services described above.
Statement of appropriate City Plan Principals and Policies achieved by the proposed plan.
Principle LU-1, Policy LU-1.1 Compact Urban Growth:
This project is within the city, and is an infill project.
Principle LU-2, Policy LU-2.2 Urban Design:
Pedersen Auto Plaza is a well designed project for its specific auto related function. The
Mason Street corridor has developed over the last several years with development and
structures, many of which, can be described as "budget quality". Sites have been laid out
to simply function, landscaping is minimal, and the building structures that face Mason
Street are simple and not very interesting. The large retail stores facing College Avenue
(Target, McFrugles, Best, etc.) have simply turned their backsides on Mason Street,
offering little to the street appeal, let alone any consideration to the pedestrian.
Pedersen Auto Plaza will contribute positively to this area. Landscaping will be above par
and the building structure will be a "quality" building, similar to the existing Pedersen
Toyota Volvo Saab dealership located nearby on College Avenue.
Principle LU-3, Policy LU-3.1 General Area Designations:
The project is consistent with the City's intent to allow and promote certain types of
development for this area. This site is zoned 'C', commercial, which identifies permitted
commercial/retail uses including "Major vehicle repair establishments", & "Vehicle and
boat sales and leasing establishments with outdoor storage".
Principle T-1, Policy T-1.1 Land Use Patterns:
0 420 S. Howes St., Ste. 101 B Fort Collins, CO 80521 0 970.493.1023 0 fax: 970.493.6765 0 Member American Institute of Architects 0