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HomeMy WebLinkAboutAGNEW CAR WASH - PDP - 32-06 - REPORTS - RECOMMENDATION/REPORT4. Findinas of Fact/Conclusion: In evaluating the request for the Agnew Carwash 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. C. Specifically, with regard to Section 3.4.1(E) — Buffer Zone Performance Standards: (1.) The P.D.P. complies with the 50-foot required buffer zone from a riparian forest. (2.) The P.D.P. complies with the buffer zone requirement from Poudre River by compliance with the applicable performance standards. RECOMMENDATION: Staff recommends approval of Agnew Carwash P.D.P., #32-06. 8 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 is no building of significance in the immediate vicinity. Section 3.5.3(B)(1) — Relationship of Buildings to Streets, Walkways and Parking — Orientation to a Connecting Walkway As mentioned, there is one direct connecting walkway out to the East Mulberry Street Frontage Road. Since the building has only a service bay characterized by non-public access to equipment and storage rooms, this standard is not applicable. J. Section 3.5.3(B)(2)(a) — Relationship of Buildings to Streets, Walkways and Parking — Build -to Lines The Frontage Road is classified as a two-lane collector street. The building is brought up to within five feet of the right-of-way thus not exceeding the 15-foot build -to line. K. Section 3.5.3(D)(1— 6) — Character and Image The building features a distinct base, middle and top highlighted by clerestory windows facing south. The south elevation, which faces the Poudre River and the riparian forest, is softened by a trellis. L. 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 south side of East Mulberry Street Frontage Road which will tie into the existing sidewalk along the east side of Lemay Avenue. The Transportation Impact Study concludes that the trip generation related to the project is minimal. VI (3.) The project shall be designed to preserve significant existing trees and other significant existing vegetation on the site. All existing trees within the buffer zone and the riparian zone will be preserved. (4.) The project shall be designed so that the character of the proposed development in terms of use, density, traffic generation, quality of runoff water, noise, lighting and similar potential development impacts shall minimize the degradation of the ecological character or wildlife use of the affected natural habitats or features. The project will provide a water quality detention pond. The lighting has been designed to throw illumination to the north. Backside shields on the pole -mounted light fixtures will minimize light intrusion onto the buffer zone. (5.) The project shall be designed to integrate with and otherwise preserve existing site topography. Development of the site will utilize existing grades. (6) The project shall be designed to enhance the natural ecological characteristics of the site. As mentioned, the 50-foot riparian buffer will be enhanced with landscape materials. (7) The project may be designed to provide appropriate human access to natural habitats and features and their associated buffer zones in order to serve recreation purposes. A 20-foot wide access easement will be dedicated on the plat along the east property line to allow access from the East Mulberry Street Frontage Road south to the riparian buffer and the Poudre River. (8) Fencing associated with the project shall be designed to be compatible with the ecological character and wildlife use of the natural habitat and feature. As mentioned, a low, two -rail fence will be provided along the south edge of the developed portion of the site. This fence will be provide a distinct boundary between the developed and undeveloped areas. 6 According to the Ecological Characterization Study (Wildland Consultants, Inc.): • There are no wetland areas on the development site; • The project would not impact potential habitat for either Ute Ladies Tresses Orchid or Colorado Butterfly Plant; • Because of past negative trapping efforts along the Poudre River, there is little likelihood that the Preble's Meadow Jumping Mouse is present along the river adjacent to the site; • No loss of riparian habitat along the Poudre River would occur with project construction; • The Poudre River and Riparian Corridor provide high quality wildlife habitat in an urban environment; • Bald Eagles use the Poudre River Corridor during winter periods. Heavy human use in the area has reduced the value of the urban river corridor to Bald Eagles; • The proposed setback/buffer of 50 feet will help preserve wildlife habitat along the river. Because of the existing extensive human use and development surrounding the river corridor, project construction should not significantly impact any species currently using the area. (2.) The project, including, by way of example and not by way of limitation, its fencing, pedestrian/bicycle paths and roadways, shall be designed to preserve or enhance the existence of wildlife movement corridors between natural features, both within and adjacent to the site. The 50-foot buffer riparian area buffer will be enhanced with the addition of landscaping. A two rail, split -rail fence will demarcate the boundary between development and the buffer. This landscaping enhancement and low wooden fence will preserve the wildlife movement corridor. 61 sidewalk being constructed by this P.D.P. on the Frontage Road. Internally, the sidewalk circulation system has to cross the carwash exit before connecting to the sidewalk along the south side of the building. F. 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 southern edge of the project to minimize light intrusion along the Poudre River riparian zone. G. Section 3.4.1(E)(1) — Buffer Zone Performance Standards The site is located next to the north bank of the Poudre River which is further characterized by a riparian forest. The required buffer distance for the Poudre River is 300 feet and the required buffer for the riparian forest is 50 feet. The site has a total north -to -south depth of 266 feet along the west property line and 290 feet along the east property line. Full enforcement of the 300-foot buffer, therefore, would have resulted in a complete regulatory taking of the property. In cases where enforcement of the quantitative buffer standard is impractical, the qualitative performance standards govern. Consequently, the P.D.P. provides for a 50-foot buffer from the drip line of the trees which make up the riparian forest. From a quantitative perspective, this 50-foot buffer is 250 feet short of the buffer required for the Poudre River but complies with the buffer required for the riparian forest. The buffer for the riparian forest is satisfied. For buffering the Poudre River, however, the following applicable qualitative performance standards apply: (1.) The project shall be designed to preserve or enhance the ecological character or function and wildlife use of the natural habitat or feature and to minimize or adequately mitigate the foreseeable impacts of development. n through the facility. Therefore, there will be no customers waiting for their cars to be taken through the process. This system is unlike other full -service carwashes where attendants take the car through the facility. The result is that there will not be a customer waiting area. Consequently, there will not be an activity that generates pedestrian liveliness. For those passengers that choose not to accompany the driver through the facility, the south elevation features a sidewalk protected by a trellis. This space is attractive and will act as a pedestrian waiting area. 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 East Mulberry Street Frontage Road. Foundation shrubs are provided around the building with the logical exception of the carwash entrance and exit. In addition, a trellis along the south side of the building will provide for a shaded sidewalk. B. Section 3.2. 1 (E)(4)(a) — Parking Lot Perimeter Landscaping The parking lot perimeter is landscaped along the east, west and south edges by a combination of shrubs and trees. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The project has 23 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 East Mulberry Street Frontage Road. Since there is no other access, the P.D.P. includes a new cul-de- sac for a public street and emergency equipment tum-around. There is a direct connecting walkway that links the building to the new public 3 COMMENTS: 1. Backaround: The surrounding zoning and land uses are as follows: N: C; Mulberry and Lemay Crossings Regional Shopping Center S: R-C; Poudre River and Poudre River Business Park E: County C, Commercial; Outdoor Sales — sheds, garages, used cars W: P-O-L; Publicly -owned natural area and private in -holding for large billboard The property was annexed in 1983 as part of the Riverside — Lemay Annexation. There has been no previous development activity on the property. 2. Commercial Zone District: A. Permitted Uses A carwash 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 carwash is not a self -serve facility, it is self -automated. Customers will remain in their cars while it moves through the building on a conveyor system. Staff will provide assistance with the operation but not take the car 2 Commu_ -.y Planning and Environmental . .vices Current Planning City of Fort Collins PROJECT: Agnew Carwash, P.D.P., #32-06. APPLICANT: John and Andrea Agnew c/o Deanne Frederickson The Frederickson Group, L.L.C. 118 East 29th Street, Suite C Loveland, CO 80538 OWNER: John and Andrea Agnew P.O. Box 827 Frisco, CO 80443 PROJECT DESCRIPTION: This is a request for a new 4,200 square foot building for a carwash facility. This facility would be operated by a staff with limited hours of operation and not self - serve on a 24-hour basis. In addition, there would be free-standing vacuum stations. The site is 1.83 acres in size and located at the southeast comer of Mulberry Street and Lemay Avenue. Access to the site is gained from the East Mulberry Street Frontage Road only. The site is also bounded by the Lemay Avenue to the west and the Poudre River to the south. The parcel is zoned C, Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed land use is permitted in the Commercial zone. The P.D.P. satisfies the applicable criteria of the General Development Standards of Article Three. 281 North College Avenue - P.O. Box 580 - Fort Collins, CO 80522-0580 - (970) 221-6750 - FAX (970) 416-2020