HomeMy WebLinkAboutAIR CARE COLORADO - PDP - 2-10 - REPORTS - RECOMMENDATION/REPORT5. Findings of Fact/Conclusion:
In evaluating the Air Care Colorado P.D.P., Staff makes the following findings of
fact:
A. The proposed land use, vehicle minor repair, servicing and maintenance,
is a permitted land use in the Commercial zone, subject to administrative
review.
B. The P.D.P. complies with the applicable General Development Standards
of Article Three with one exception.
C. Specifically, a Request for Modification to Section 3.5.3(B) - Relationship
of Buildings to Streets, Walkways and Parking — is included in the P.D.P.
to allow the building to be placed 64 feet behind the front property line with
a drive aisle located between the building and the public sidewalk.
D. Staff has evaluated the Request for Modification and finds that it complies
with the applicable criteria of Section 2.8.2(H):
(1.) The P.D.P., as modified would not be detrimental to the public
good.
(2.) The P.D.P., as modified, will promote the general purpose of the
standard equally well or better than would a plan that otherwise
would comply with the standard.
(3.) The reason the P.D.P., as modified, is equal to or better than a plan
that would comply is that there is an increased level of safety by
physically separating the inspection lane function from employee
and office -customer parking. In addition, there would be less traffic
impact on the public street by allowing internal circulation between
the discharge lanes and the customer parking area. Finally, the
P.D.P. provides an alternative design that places the pedestrian in
a highly visible cross -walk relative to the volume of the parking lot
traffic.
RECOMMENDATION:
Staff recommends approval of Request for Modification to Section 3.5.3(B) and
approval of Air Care Colorado P.D.P., #2-10.
The applicant further contends that compliance would re -organize the site
plan such that the office and employee and customer parking would be
placed on the north side of the site. This orientation would cause a
commingling with inspection lane traffic. It would be safer to keep these
functions physically separated.
Finally, the applicant contends that the alternative design effectively
mitigates the lack of a properly oriented building with a direct connecting
walkway by the provision of break in the front parking row and cross -walk
striping across the drive aisle. This break is highly visible, 17 feet wide
and is framed with landscaping and lighting.
C. Evaluation of the Request for Modification
The use is auto -related. The context is a suburban business park, located next
to the interstate highway, developed in Larimer County, with a variety of land
uses. There are no pedestrian trips that would originate in the vicinity. The use
would not be a pedestrian destination. The only pedestrian destination within the
business park is the drive -through restaurant located approximately xx feet to the
northeast. Staff, therefore, finds that pedestrian activity would be low.
Operationally, keeping the failed vehicles circulating onsite versus directing them
back onto the public street is efficient and reduces unnecessary congestion. The
separation of inspection lane traffic from employee and office -customer traffic
promotes safety.
D. Staff Finding — Section 2.8.2(H)
In evaluating the Request for Modification, Staff makes the following findings:
The granting of the Modification would not be detrimental to the
public good.
2. The granting of the Modification will result in a plan that will
promote the general purpose of Section 3.5.3(B) equally well or
better than would a plan which otherwise would comply.
The reason the P.D.P., as modified, is equal to or better than a plan
that would comply is that there is an increased level of safety by
physically separating the inspection lane function from employee
and office -customer parking. In addition, there would be less traffic
impact on the public street by allowing internal circulation between
the discharge lanes and the customer parking area. Finally, the
P.D.P. provides an alternative design that places the pedestrian in
a highly visible cross -walk relative to the volume of the parking lot
traffic.
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K. Section 3.6.4 — Transportation Level of Service Requirements
The P.D.P. adequately provides vehicular, pedestrian and bicycle facilities
necessary to maintain the adopted levels of service standards. The key
improvement is that the project will construct a new sidewalk along the
north side of the Southeast Frontage Road. The Transportation Impact
Study concludes that the estimated traffic impacts can be accommodated
by the existing public improvements.
4. Request for Modification of Section 3.5.3(B):
A. Standard at Issue:
Section 3.5.3(B) requires the following:
(B) Relationship of Buildings to Streets, Walkways and Parking.
(1) Orientation to a Connecting Walkway. At least one (1) main
entrance of any commercial or mixed -use building shall face and
open directly onto a connecting walkway with pedestrian frontage.
(2) Orientation to Build -to Lines for Streetfront Buildings. Build -to
lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects for new
buildings in order to form visually continuous, pedestrian -oriented
streetfronts with no vehicle use area between building faces and
the street.
(b) Buildings shall be located no more than fifteen (15) feet
from the right-of-way of an adjoining street if the street is
smaller than a full arterial or has on -street parking.
The building is placed 64 feet behind the front property line and there is a
parking lot drive aisle located between the building the public sidewalk.
B. Applicant's Justification
The applicant contends that circumnavigation of the building for vehicles is
required so that vehicles that fail the emission test can exit the inspection
lane, and then drive to a parking spot in front of the building without having
to leave the site, enter the public street and then re-enter the site. With a
parking lot drive located between the office and the street, drivers can
maneuver, park and enter the office building to consult with the
appropriate officials in a convenient manner.
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F. Section 3.2.2(K) - Parking
As a vehicle servicing and maintenance facility, there is an allowable
maximum of five spaces per 1,000 square feet of floor area, or 83 spaces.
The P.D.P. provides 37 spaces thus complying with the standard.
G. Section 3.2.4 — Site Lighting
Parking lot lighting will feature down -directional and sharp cut-off fixtures.
There are no foot-candles that exceed the maximum allowable. In
particular, lighting levels are reduced along the western edge of the
project which benefits from 1-25 illumination.
H. Section 3.5. 1 (B) (C) (E) (F) — Building Project and Compatibility
This standard is designed to ensure compatibility of new buildings with the
surrounding context. In this case, there are a variety of buildings in the.
immediate vicinity including hotel, motorcycle dealership and a
manufacturing distribution facility. Since all three of these uses are
different, there is no established architectural character. Further, the
proposed auto -related use is significantly dissimilar such that achieving
compatibility is impractical.
Absent any established character, the standard requires that new
buildings shall set an enhanced standard of quality for future projects or
redevelopment in the area. The building will feature a main field of
medium -colored, split -face concrete block. The base will be a dark -
colored, split -face block. There will be a horizontal reveal featuring a light-
colored, split -face block. The sloped, metal roof will be charcoal gray.
Horizontal relief is provided by four columns located between the
inspection bays, on both the north and south elevations.
Section 3.5.3(B)(2)(a) — Relationship of Buildings to Streets,
Walkways and Parking — Build -to Lines
The building does not comply with this standard. The P.D.P. includes a
Request for Modification which is discussed in the following section.
J. Section 3.5.3(D)(1— 6) — Character and Image
The building features a distinct base, middle and top highlighted by accent
columns between the inspection lanes.
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inspection lane while it is being tested on dynamometer. Staff will conduct the
operation and handle the paperwork on a per -bay basis while the customer waits.
Customers will not be routed to a centralized waiting room. Consequently, there
will not be any activity that generates pedestrian liveliness. For those customers
that fail the test, or otherwise need assistance, they will drive their cars out the
discharge lane and then circulate to the front of the facility and park. Staff in the
office will be equipped to address special circumstances.
3. Compliance with Applicable General Development Standards:
A. Section 3.2.1(C)(D) — Landscaping and Tree Protection
The P.D.P. provides full tree stocking around the building where there are
no conflicts with paved areas. Street trees are provided along the
Southeast Frontage Road. Foundation shrubs are provided around the
building with the logical exception of the entrance and exit lanes
B. Section 3.2.1(E)(4)(a) — Parking Lot Perimeter Landscaping
The east parking lot perimeter is landscaped along both parking bays.
The south parking faces a drainage swale, the detached sidewalk and
parkway. The discharge lanes are screened by a row of trees along the
west property line.
C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping
The project has 37 parking spaces which require a minimum of 6% interior
landscaping in the form of islands. The parking lot is landscaped in a
manner that exceeds the required minimum.
D. Section 3.2.1(E)(6) — Screening
Areas of low visual interest such as trash collection and loading and
service areas are screened with materials to match the predominant
building field material.
E. Section 3.2.2(B) — Access Circulation and Parking and Section
3.2.2(C)(5) - Walkways
As mentioned, sole access is gained by the Southeast Frontage Road.
The P.D.P. includes a circulation pattern designed to accommodate the
inspection procedure with each lane having an individual entrance and
exit. There is a walkway that links the building to the new public sidewalk
being constructed by this P.D.P. on the Frontage Road.
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COMMENTS:
Background:
The surrounding zoning and land uses are as follows:
N: C; 1-25 Exit Ramp
S: C; Motorcycle Dealership and Manufacturing Distribution Facility
E: Larimer County — C, Commercial — Existing Hotel
W: C; Vacant Parcel and Interstate 25
The property is part of Interchange Business Pak which was platted and
developed in Larimer County and annexed in 2005. A replat of Lots 15 and 16 is
being considered independent of this P.D.P.
2. Commercial Zone District:
A. Permitted Uses
A vehicle emission testing facility is defined as a vehicle minor repair, servicing
and maintenance and is a permitted use in the Commercial zone, subject to
Administrative Review.
B. Land Use Standard
The building is one story thus below the maximum height of four stories.
C. Development Standard
There is one standard that is applicable:
(2) Site Design.
(a) Pedestrian -oriented outdoor spaces shall be placed next
to activity areas that generate the users (such as street
corners, shops, stores, offices, day care and dwellings).
Because liveliness created by the presence of people is the
main key to the attractiveness of such spaces, to the
maximum extent feasible, the development shall link
outdoor spaces to and make them visible from streets and
sidewalks. Sculpture, kiosks or shelters are encouraged to
be prominently placed in outdoor spaces.
Although the emission testing facility is not a self -serve facility, it is most similar
to a multi -bay automatic carwash. Customers will remain with their cars in each
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MEETING DATE M ,cGfl
STAFF %ED JhEoA.�O
HEARING OFFICER
PROJECT: Air Care Colorado, P.D.P., #2-10
APPLICANT: Mr. Cary Schreiner
Envirotest Systems
5175 Marshall Street
Arvada, CO 80002
OWNER: Mr. Jim Mokler
123 North College Avenue
Fort Collins, CO 80524
PROJECT DESCRIPTION:
This is a request to develop a vehicle emission testing facility on Lots 16 and a
portion of Lot 15 of the Interchange Business Park. The facility would be one
story in height, 16,683 square feet in size and consist of eight inspection bays
and an office. There would be 37 parking spaces. The site is 3.15 acres in size
and located at the southeast quadrant of 1-25 and the Southeast Frontage Road,
west of the existing hotel. The parcel is zoned C, Commercial. In addition to Air
Care Colorado, two state agencies would be housed onsite — The Department of
Public Health and the Environment and the Department of Revenue.
RECOMMENDATION: Approval of the Request for Modification and approval of
the P.D.P.
EXECUTIVE SUMMARY:
The P.D.P. complies with the Commercial zone district standards of Article Four
and the General Development standards Article Three with one exception. The
P.D.P. includes a Modification of Standard to Section 3.5.3(B) of the City's Land
Use Code in order to accommodate the proposed building orientation with a drive
aisle located between the building and the public sidewalk along the Southeast
Frontage Road. Staff finds that the Modification complies with the applicable
criteria of Section 2.8.2(H).
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750