HomeMy WebLinkAboutCASEY'S CAR WASH - MAJOR AMENDMENT - 23-09 - REPORTS - RECOMMENDATION/REPORTCasey's Car Wash, Major Amendment, File # 23-09
September 3, 2009 Administrative Hearing
Page 7
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Casey's Car Wash, Major Amendment, staff makes the
following findings of fact and conclusions:
1. The proposed small cafe, retail shop, and common restroom /
mechanical room uses are permitted in the C, Commercial District,
subject to an Administrative review.
2. The Project Development Plan complies with all applicable district
standards of Section 4.21 C, Commercial District of the Land Use
Code.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Casey's Car Wash, Major Amendment, File
#23-09.
Casey's Car Wash, Major Amendment, File # 23-09
September 3, 2009 Administrative Hearing
Page 6
e. Handicap Parking [3.2.2(K)(5)] — There are 18 parking
spaces shown in the redevelopment area, requiring 1
handicap space to be provided in a convenient and safe
location. A handicap parking space is being included on
the north side of the retail space on the development
plans, thereby satisfying this requirement.
B. Division 3.5, Building Standards
Building and Project Compatibility [3.5.1] — The proposed
architectural character is compatible with the architectural character
of other existing buildings on the Casey's Car Wash facility as well
as buildings in other developments in the area. The 1-story, 14'-6"
high building is/will be constructed of stucco and corrugated metal
panels, identical to what is existing. There will be a stone veneer
landscape wall around and a heavy timber frame pergola over the
outdoor patio for the cafe.
2. Mixed -Use, Institutional and Commercial Buildings [3.5.3] — The
"build -to" line standards set forth in Section 3.5.3(B)(2) are not
being met because the Major Amendment results in a conversion of
4 self-service car wash bays to the cafe and retail shop in an
existing building, which is set back from the east property line along
Mason Street a distance of 57'. However, the development plan
satisfies the permitted exception to the build -to line standard set
forth in Section 3.5.3(B)(2)(d)1 in that a pedestrian plaza/patio is
being provided at the northeast corner of the building with a direct
pedestrian connection between the building and the public sidewalk
along Mason Street.
D. Division 3.6, Transportation and Circulation
1. Master Street Plan [3.6.1] —Mason Street is shown as a 2-lane
arterial on the Master Street Plan. This Major Amendment is
consistent with the Master Street Plan, and provides the required
internal driveway connections, therefore it satisfies this standard.
Casey's Car Wash, Major Amendment, File # 23-09
September 3, 2009 Administrative Hearing
Page 5
2. Access, Circulation and Parking [3.2.2]
a. Direct On -Site Access and Off -Site Access to Pedestrian
and Bicycle Destinations [3.2.2(C)(6)&(7)] - Sidewalk
connections are provided from the on -site small cafe and
retail shop to the adjacent street and bicycle/pedestrian
network, including the Mason Multi -modal Corridor to the
west. This standard is thereby satisfied.
b. Transportation Impact Study [3.2.2(C)(8)] - The City's
Traffic Engineer and the Transportation Planning
Department have reviewed the applicants Transportation
Impact Study and have found that it meets the required
vehicular, pedestrian, bicycle, and transit Level of Service
requirements.
c. Access and Parking Lot Requirements [3.2.2(D)] -
Pedestrian areas are differentiated from vehicular areas,
with one exception. There is a pedestrian crossing of an
internal drive aisle between the proposed patio area for
the cafe and the public sidewalk along Mason Street. All
off-street parking spaces have unobstructed vehicular
access to and from the public streets. This standard is,
therefore, adequately satisfied.
d. Parking Lots: Required Number of Spaces for Type of
Use [3.2.2(K)(2)] -
Non-residential Parking Maximums: This section of the
Land Use Code limits the number of on -site parking
spaces that can be provided for the proposed uses in the
development plan, based on the gross leasable floor area
of each use. There is 11,368 square feet of cafe, retail,
and vehicle servicing & maintenance uses on the
Casey's Car Wash plan; therefore, a maximum of 50 - 60
parking spaces can be provided in the parking areas that
serve the buildings. A total of 24 on -site parking spaces
will be provided. This section of the LUC is being
satisfied.
Casey's Car Wash, Major Amendment, File # 23-09
September 3, 2009 Administrative Hearing
Page 4
shop, and common restroom / mechanical room area in 1,200 square feet of the
existing building. A new outside patio will be built on the north side of the building
to serve the cafe, retail, and car wash customers. There will be upgrades to the
building fagade. The property is in the C, Commercial District.
3. Division 4.21 of the LUC, Commercial District (C)
The proposed small cafe, retail shop, and common restroom / mechanical room
uses are permitted in the C, Commercial District subject to an Administrative
review.
The Project Development Plan complies with all applicable district standards of
Section 4.21 C, Commercial District of the LUC.
4. 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. Landscaping and Tree Protection [3.2.1]
a. Street Trees [3.2.1(13)(2)] -Existing deciduous and
evergreen street trees will remain, thereby satisfying this
standard.
b. Minimum Species Diversity [3.2.1(D)(3)] —There are only
5 new trees proposed on the Landscape Plan and,
therefore, the plan is not subject to this standard.
c. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] - As
required, the on -site outdoor parking areas are screened
adequately from the street and adjacent commercial uses
with plant material of sufficient opacity to block the
required amount of vehicle headlights.
d. Parking Lot Interior Landscaping [3.2.1(E)(5)] —The
proposed parking areas (containing 16 spaces) provide a
minimum of 6% of their total area as landscaped areas.
This standard is, therefore, satisfied.
Casey's Car Wash, Major Amendment, File # 23-09
September 3, 2009 Administrative Hearing
Page 3
outside patio will be built on the north side of the building to serve the cafe and
car wash customers. There will be upgrades to the building facade. The
changes -of -use on a portion of the site constitute a change in character to the
previously approved plans. Therefore, the request may not be considered as a
Minor Amendment. It must go through the Major Amendment development
review process. Section 2.2.10(A)(1) states that:
Minor Amendments shall only consist of any change to any development
plan or any site specific development plan which was originally subject to
review by the Planning & Zoning Board (either as a Type 2 project or as a
project reviewed by the Board under prior law) and was approved by the
Board, provided that:
(d) the minor amendment does not result in a change in the character
of the development.
The Amendment to Troutman 2"d Filing Final PUD (containing Casey's Car
Wash) was a development proposal that was reviewed and approved by the
Planning & Zoning Board under the City of Fort Collins Land Development
Guidance System (LDGS).
Section 2.2.10(B)(1) Procedure/Criteria for Major Amendments
Amendments to any approved development plan or site specific development
plan that are not determined by the Director to be Minor Amendments under the
criteria set forth in Section 2.2.10(A) shall be deemed Major Amendments. Major
Amendments to approved development plans or site specific development plans
approved under the laws of the City for the development of land prior to the
adoption of this Land Use Code shall be processed as required for the land use
or uses proposed for the amendment as set forth in Article 4 (i.e., Type 1 review
or Type 2 review) for the zone district in which the land is located, and, to the
maximum extent feasible, shall comply with the applicable standards contained in
Articles 3 and 4. Major Amendments to development plans or site specific
development plans approved under this Land Use Code shall be reviewed and
processed in the same manner as required for the original development plan for
which amendment is sought. The Amendment to Troutman 2"d Filing Final PUD
(containing Casey's Car Wash) was a development proposal that was reviewed
and approved as Planning & Zoning Board under the City of Fort Collins Land
Development Guidance System (LDGS).
The applicant is requesting to enclose the easterly 4 bays of the existing 8 bays
of Casey's Car Wash (self serve) for the purpose of providing a small cafe, retail
Casey's Car Wash, Major Amendment, File # 23-09
September 3, 2009 Administrative Hearing
Page 2
COMMENTS:
Background
The surrounding zoning and land uses are as follows:
E: C;
Existing commercial
S: C;
Existing commercial
W: RL;
Existing single-family residential
N: C;
Existing commercial
The property was part of the Horsetooth — Harmony Annexation in July of
1978.
The subject property was first subdivided as part of Block "B" of the Fossil
Creek Commercial Plaza subdivision plat in November, 1978.
The subject property was part of a replat approved by the Planning &
Zoning Board as Lots 4, 8, and part of Lot 7 of Troutman P.U.D. Phase
Two in October, 1983.
The subject property was Lot 6 of the Replat of Troutman P.U.D. Phase
Two and Casey's Car Wash was located on Lot 6 (Buildings 4, 7, 8 and
associated improvements) as part of the Amendment to Troutman 2"d
Filing Final Planned Unit Development (PUD), both approved by the
Planning & Zoning Board in June, 1985.
A Minor Amendment on the subject property was approved for minor
landscaping changes in June, 2000.
A Minor Amendment on the subject property was approved for an addition
to the existing detail shop and changes to the landscaping on west end of
the Casey's Car Wash facility in August, 2008.
2. Article 2 - Administration
Section 2.2.10(A) Minor Amendments
The Casey's Car Wash, Major Amendment request proposes to enclose the
easterly 4 bays of the existing 8 bays of Casey's Car Wash (self serve) for the
purpose of providing a small cafe, retail shop, and common restroom /
mechanical room area in 1,200 square feet of the existing building. A new
F m City of
:ort Collins
1 EM NO
MEETING DATE
STAFF 0
HEARING OFFICER
PROJECT: Casey's Car Wash, Major Amendment - File #23-09
APPLICANT: Land Images, Inc.
1136 East Stuart Street, Suite 2040
Fort Collins, CO. 80525
OWNER: Mowery Development LLC
39671 Ridge Park Drive
Ault, CO. 80610
PROJECT DESCRIPTION:
This is a request to enclose the easterly 4 bays of the existing 8 bays of Casey's
Car Wash (self serve) for the purpose of providing a small cafe, retail shop, and
common restroom / mechanical room area in 1,200 square feet of the existing
building. A new outside patio will be built on the north side of the building to serve
the cafe, retail, and car wash customers. There will be upgrades to the building
fagade. The property is in the C, Commercial District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The proposed Major Amendment for a change -of -use from automatic drive-thru
car wash bays to a small cafe, retail shop, and common restroom / mechanical
room area in 1,200 square feet of the existing building (4 bays) is permitted in the
C, Commercial District subject to an Administrative review, per Section
2.2.10(13)(1) the Land Use Code (LUC). The Major Amendment complies with all
applicable district standards of Section 4.21 C, Commercial District of the LUC.
The Major Amendment complies with all applicable General Development
Standards contained in Article 3 of the LUC.
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750