HomeMy WebLinkAboutPEDERSEN AUTO PLAZA EXPANSION - MAJOR AMENDMENT - 26-97A - P&Z PACKET - PLANNING OBJECTIVESThe project is submitted under the name "PEDERSEN AUTO PLAZA EXPANSION"
At conceptual review the project was referred to as "Pedersen Auto Plaza Expansion"
Planning Objectives - Pedersen Auto Plaza, page 5 of 5
Pedersen Auto Plaza employs approximately 40 people, and will eventually employ up
to 60 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
proposed expansion is to provide additional needed space for on -site services.
New car deliveries need to be accommodated on site. Semi -tractor trailers loaded with
product cannot unload on Masson Street. Wide curb cuts are provided to allow a semi -
tractor trailer to enter the site from Mason Street for off-street 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:
On site storm water detention requirements prohibit the proposed detached building to
comply with this standard. See attached Request for Modification
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 neighborhoodmeeting(s), ifa
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.
Planning Objectives - Pedersen Auto Plaza, page 4 of 5
Mason Street corridor.
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
provides for the.testing, servicing and repair of automobiles. A properly maintained
and operating automobile will have less harmful affect 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 have and 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.
Principle ENV-2, Policy ENV-2.3 Coordination:
An existing 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 in tentions with regard to future ownership of a#orportionsofthe planned
unit development.
There are no designated public or private open spaces within this development..
The project is privately owned and operated. No change in ownership is intend for the
foreseeable future.
Estimate of the number of employees for business, commercial, and industrial uses.
LOCKWOOD AP(MTECB, 420 S. Hcwes, Ste. 1018, Fort Cdlins. Colorado 80521 970.493.1023 fax: 970.493.6765 Member American Institute of Architects
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:
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 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 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. Located within the city, centrally located and
convenient to its users helps to minimize travel distance.
Principle CAD-1, Policy CAD-1.4 Street Tree Design:
Street trees are provided by the project. None exist currently on the north property
but are proposed to be provided with the expansion.
Principle CAD-3, Policy CAD-3.1 Modification of Standardized Commercial Architecture:
This site specific architectural design reflects 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 continue the quality already established by Pedersen Auto Plaza. The
materials of construction will be consistent with the existing facility. Building massing
and similar relationships to streets and sidewalks will contribute positively to this
LOC KWOOD ARCHITECT&, 420 S. Howes, Ste. 1018, Fort Collins, Colorado 80521 970.493.1023 fax: 970.493.6765 Member American Institute of Architects
Pedersen Auto Plaza
PLANNING OBJECTIVES
21 March 2001
Pedersen Auto Plaza is located at 4455 South Mason Street, is approximately 3.5 acres and
is currently zoned Commercial District (C). The original PDP was approved by the Planning
& Zoning Board in 1997. Since that time the adjacent 1.27 acre lot to the north has been
acquired and an expansion is proposed. The property 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 Major Amendment request is for approximately 15,000 square feet of building additions
to the existing Pedersen Auto Plaza. Approximately 9,600 square feet would be an addition
to the existing building, and other 5,000 square feet would be a detached new building to
the north. The attached building would house an expanded body shop and the new detached
building would contain a proposed showroom and sales offices. The proposed use is
permitted in the C District, subject to review by the Planning and Zoning Board.
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 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, McFrugals, 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 has contributed positively to this area. Landscaping and building
are attractive and well maintained.
LOCKWOOD ARCIUTCCB, 420 S. Howes. Ste. 101 B, Fort Collins, Colorado S0521 970.493.1023 fax: 970.493,6765 Member American Institute d Architects