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HomeMy WebLinkAboutRICHIE'S EXPRESS CARWASH - MODIFICATION OF STANDARD - 15-00 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTi I .. l ' '7 6 r' e t r -� V :} t�i(r./� '�'•+1prr(ir�7 3utk ��/1�..r v�'ly { �� .lt h� r r ryr�c� YZt Yt` li�'� [f v,E , r Y}� '�'. � �' r } :1,• cry �� � e y }.r'a c y�. 1}, f, 2•S i, jr. yi y r��i`}. M1 f h. 31 fil �r ty 1` i { r. HT F iF.rtll Vl �'c Ia�r:Y1 w Ztiit�F A t }l k �ir 1IMd'"+j Ik II r 1 I - •,.�e � + '.I`�! 1j r`ir 4i i . �Yr :� I + �� ,r^2C eryj d 3ftihv - E��y�1�'ry� i` Jr 1 K r{'�4�, .,`+a«�7,+,�I i {i,?R! f dl ,,gq { �� .b s r,.NI e�: .'S,F� Syr '•Mi a I 'r � r �y�f' � 1r.+. lPi4�1 r �1�e�, l rya• r r ,v!' 1 1 1 ..• �' +i '� . �" q�kl i T., _ (y ,.+� ^.. ! _ 1 F Eastern r y, { q�I p� 1 7 ,t dfl _ ,'A» `rii Imo; 7 "'"itr•. IaI'��. 1 rr' �' "� I „ °� �,ll�l„,\ 1 yy�'NL�I' �It� , •� r r 1 •1rr f -.ri:; ■ ...� �v[J i' �'a!,j ++ t^ 4 .+. ,� 1 s ', . 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S f � �.n� S :Y r/� .■ j� � a.aa w '. }'fr ;lr `f i � yT+r jry�YJ1 r �\ 1 `N I19Il5 } �' \I i'I il� '.M ' y k �! � tel"%F V 11 A � ' 1 .'n a .biO) • - V"'rr f f Y4:� t/f J�� , 0 6 Wr 41L 1■ a f■fL 17 ',•[El1Ca '. t+rf�l 4. 1'v 4• �'�5��i o `6 { ,a��- ,l' ti� tkir .■ •.a wa e,.1' ra■ .*,.. � 4 i• ,, ° 4rt k y; . W i'faletRi . :., vea .00 a�iIll �x' ,1�^, � t �f � r�l� �F '� u: SG. ��1: .: I�. !, I 1��'-• r a• .s I 1 t� it�`J } r i M1 r{ m ��. Ea I .. ..oil1 eY r t� r w "•�_ .: � . .:. ^.nur�J•i•n'. �`5a 4 +"'' �1'"M1'FrL:r!IJUA. -- ��)) �'t+•4�'yTI'`wi 'w..a�, _.. . , j �. T 6 - • i Ate /'1 �1 LI "W` �" S.f•r i�TN iyL M .iTY¢i EXHIBIT "C" AERIAL CONTEXT MAP RICHIE'S EXPRESS CARWASH 14 rr (4'. WFAM) R�T� Em� m (a' m�c�) (�CZ) rO—El��-F—AtlA ffy P-- WTl 7c =�. SOUTH ELEVATION 1/8- V-0- REO T W WEST ELEVATION EAST a-EVATION I Richie's Express Carwash PDP FORT COLUNS, COLORADO NORTH ELEVATION 1/8' - 1'-0* WEST SOUTH EAST NORTH 1/8. - l.-o. 1/6- - 1'-0- I/a* 1,-0. TRASH ENCLOSURE ELEVATIONS EXHIBIT "B" PREFERRED ARCHITECTURAL ELEVATIONS RICHIE'S EXPRESS CARWASH 12 0 a m 0` 0 U N C O O BANK x U F � O Z LL e y v i� W J X R y o n LU < QO a moos .� VAS I !� LU » PROPOSED BUILDING >o '1 o y � 2 � / III11 ow — z r o�Y I I I I e I "• I u' u' m' e' is m' n' u' o' €F I *own p \ wcwu extu. a w. wcuw wu . ro. ' s• ® E' rma.� LARIMER COUNTY CANAL No 2 r[x unuir ,ucsr[ �ii��i .moo en.r eue R.NwI Preferred Site Plan s- IV, EXHIBIT "A" PREFERRED SITE PLAN RICHIE'S EXPRESS CARWASH 10 CONCLUSION The Planning and Zoning Board has the authority to grant the modifications requested. The modifications requested improve the project and meet the spirit, intent, and purpose of City Plan to a greater extent than strict compliance with the standards enumerated in the Code. The standards in the Code give adequate latitude and encourage imaginative application to carry out a project that enhances the use of the property. The modification procedure in the Code is designed to give the specific relief herein requested. Solid grounds exist for granting modifications to the (1) Pedestrian Walkway access across the drive entrance to the carwash, (2) Contextual Build -to Line, and (3) Drive Aisle between building and street. Respectfully submitted the day and year first above written. Bill Wyatt, Esq. Wyatt, Martell, Weaver & Rogers LLC 222 West Magnolia Street Fort Collins, CO 80521 970-484-1112 0 v4. L. Vaughn Furness Director of Community Planning Jim Sell Design, Inc. , 153 West Mountain Avenue Fort Collins, CO 80524 vehicles. The physical conditions of the lot are to be considered as grounds for a modification. 3. Drive Aisle 2-A. Code section 3.5.3(B)(2), Orientation to Build -to Lines for Street Front Buildings. A modification is needed to allow vehicle use between the building and College Avenue. The applicant is requesting that the proposed drive aisle be an approved modification of the Land Use Code. 2-13. Grounds for modification requested in 2-A. (3) The exceptional narrowness of the site requires the building be elongated east to west and for customers to enter the Richie's Express Carwash, by car, at the east end of the building. See Land Use Code, § 2.8.2 (H) Step 8 (Standards): by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner ofsuch property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. In order to accommodate safe and comfortable turning radii, and to allow for a lane to exit without entering the carwash, this drive aisle is required for this use to occur on this site. 8 The exceptional narrowness of the lot does not permit the circulation of cars through the building and vacuum facility without crossing the walkway. Access to vacuum stations before and/or after washing is a necessary feature. The requested modification is minor and presents a safer and more logical solution than would an alternative that strictly complies with the City Code. 2. Contextual Build -to Line. 2-A. Code section 3.5.3(B)(2), Orientation to Build -to Lines for Street Front Buildings. A modification is needed to allow adequate setback from College Avenue. Applicant requests that the Build -to line be approved as shown on the attached drawing. 2-B. Grounds for modification requested in 2-A. Subsection 3.5.3(B)(2) states that the build -to line should be consistent with other buildings on the street in order to form visually contiguous, pedestrian -oriented street fronts with no vehicle use area between the building face and the street. No more than a 25-foot setback is the standard on College Avenue at this location. There are exceptions to be considered and permitted under the Code, to wit: (1) An established pattern of existing buildings that makes a pedestrian -oriented street front not feasible. To the north is Dellenbach, Foothills Parkway, and FirsTier Bank with frontage road. To the south is a large irrigation ditch, a diagonal entry off of College Avenue onto a frontage road and restaurant parking lot, east end of Red Lobster with plain brick wall, and Markley. The two automobile agencies take up most of the frontage for a great distance and have various setbacks. There is a lack of continuity in the setbacks and the street area is not pedestrian -friendly streetscape with buildings pulled up to the street. There are existing sidewalks in the area. This is true as well on the east side of College Avenue in this area. (2) A utility easement on the east end of the lot. (3) The exceptional narrowness of the site requires the building be elongated east to west and for customers to enter by car at the east end of the building. The east entry is required to permit stacking since the entry to the property is from Foothills Parkway on the west. The building needs an adequate setback to allow a safe and controllable turning radius for customers' 7 C. Special markings on the drive and walkway will be used to give priority to the pedestrian walkway; D. Designs and striping to distinguish and identify areas will be used; E. An attendant will be present to assist customers on wash options for the car wash, bringing the car to a stop, verbally addressing each customer, addressing safety issues, and monitoring vehicle movement when pedestrians are present, a great "traffic -calming feature"; F. Lighting; G. Landscaping will be planned to give priority to the pedestrian areas and allow an unobstructed view for vehicles seeing any potential pedestrian; H. Design considerations have been given to curb cuts and ramps; I. Full consideration has been given to site amenities and bicycle facilities; J. The walkway directly connects the small office area. It is six feet in width, with safety and convenience features addressed throughout the design; and K. Since complete separation of pedestrian and vehicles is not feasible, landscaping, special paving, lighting, personal contadt, and other means to clearly delineate the pedestrian area is used to minimize any potential hazards. The proposed development offers many benefits to Fort Collins, such as: A. College Avenue Access Plan allows for a right -in / right -out; initial discussion with the city transportation staff allowed a right -in / right -out access on to College Avenue. This proposed project now has eliminated all access on to College Avenue. This solves the big problem of the two direct in/out accesses from existing facility onto College Avenue. B. Enhancement of City Plan objectives in the area — replacement of old fabricated building with new brick building in harmony with adjacent structures (on either side the brick FirsTier Bank and Red Lobster), renewed surface parking and driveway areas and landscaping. C. Ingress and egress to Foothills Parkway rather than to College Avenue. rol property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Any finding made under subparagraphs (1), (2) or (3) above shall be supported by supplemental findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraphs (1), (2) or (3). The standards can be found in Code section 3.2.2, Access, Circulation, and Parkin. The purpose of this section is to ensure that parking and circulation is designed with regard to safety, efficiency, and convenience for vehicles, bicycles, pedestrians, and transits. § 3.2.2 Access, Circulation and Parking (A) Purpose. This Section is intended to ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. Sidewalk or bikeway extensions off -site may be required based on needs created by the proposed development. This Section sets forth minimum parking requirements in terms of numbers and dimensions of parking stalls, landscaping and shared parking. It also addresses the placement of drive-in facilities and loading zones. § 3.2.2 (C)(5) Access, Circulation and Parking - Walkways (b) Street Crossings. Where it is necessary for the primary pedestrian access to cross drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The material and layout of the pedestrian access shall be continuous as it crosses the driveway, with a break in continuity of the driveway paving and not in the pedestrian access way. The pedestrian crossings must be well - marked using paving treatments, signs, striping, signals, lighting, traffic calming techniques, median refuge areas and landscaping. For compliance with the standards, the applicant proposes a design that addresses the issues as follows: A. Where the walkway crosses the drive to the car wash, walkway will be delineated with colored concrete; B. Signs will be posted to warn vehicle users to yield to pedestrians; W, modification would neither be detrimental to the public good nor impair the intent and purpose of the land use code; and that it would meet subsections (1), (2), or (3). Subsection (1) gives consideration to equal or better compliance with standards; subsection (2) as it relates to this project compares strict application of the standards to the request for modification; or subsection (3) speaks to such phrases as, "unique to such property, including, but not limited to, physical conditions such as exceptional narrowness," "practical difficulties," or "undue hardship." § 2.8.2 (H) Step 8 (Standards): Applicable, and the Planning and Zoning Board shall grant a modification of standards only if it finds that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and that: (1) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would result in a substantial benefit to the City by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such 4 GENERAL OPERATIONS Richie's Express Carwash is an exterior car wash with all washing and drying being conducted inside the building by automatic mechanical equipment. While the cars are being washed and dried in the building, they may be bumper to bumper with up to five cars being washed and dried at any one time. The car will arrive and leave via Foothills Parkway. Upon entering the location, the customer may vacuum the car at a number of vacuum stations or proceed directly to the attendant near the front entrance of the building (east end of the lot). The attendant will receive payment, answer questions, and instruct the driver. The driver may then proceed slowly and enter the building to the driver's left or exit the facility via a one-way drive if services are refused. Adequate space is required in front of the building to allow the driver to position the car for entry into the building or to exit the facility without service. The driver remains in the car at all times during the washing and drying operation. After the washing and drying or exiting, the car will be proceeding west towards Foothills Parkway, where the driver may again have the opportunity to vacuum and/or directly leave the premises onto Foothills Parkway. MODIFICATIONS REQUESTED AND GROUNDS FOR APPROVAL Pedestrian Walkway. 1-A. Code section 3.5.1(D), Building Orientation. Code section 3.5.1(D) provides in part that "a main entrance shall face a connecting walkway with a direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways." Applicant requests that this section be modified to permit the pedestrian walkway to cross from the building to the sidewalk along the west side of College Avenue by crossing the vehicular entrance to the carwash area as shown in the attached drawing. See Exhibit "A" Preferred Site Plan. Primary fagade and entry shall face College Avenue. 1-B. Code Section 3.5.3(B)(1), Orientation to a Connecting Walkway. Code Section 3.5.3(B)(1) provides in part that, "at least one (1) main entrance to any commercial ... building shall face and open to a connecting walkway with pedestrian frontage." This section relates directly to 1-A above and requires the same modification. 1-C. Grounds for modifications requested in 1-A and 1-B above. Subsection 2.8.2(H) of the modification process provides that to give consideration to the request, the Board must find that the granting of the 9 JURISDICTION 1. Pedestrian Walkway The right to this request for a modification to the Land Use Code and procedure is set forth in Division 2.8, Modification of Standards (by the Planning and Zoning Board), of the City of Fort Collins Land Use Code. This letter requests the modification of Code sections 3.5.1(D), Building Orientation, 3.5.3(B)(1), Orientation to a Connecting Walkway, and 3.5.3(B)(1), Orientation to a Build -to Lines for Street -front Buildings. § 3.5.1 (D) Building Orientation. To the maximum extent feasible, primary facades and entries shall face the adjacent street. Except as allowed in the Industrial zone district, a main entrance shall face a connecting walkway with a direct pedestrian connection to the street without requiring all pedestrians to walk through parking lots or cross driveways. § 3.5.3 (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 and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street. 2. Contextual Build -to Line This letter further requests the modification of Code section 3.5.3(B)(2), Orientation to Build -to Line for Street -Front Buildings. This modification is to allow the building to be setback the same as the adjacent FirsTier Bank building to the north, and the Red Lobster to the south. See Exhibit "C" Aerial Context Map. 3. Drive Aisle This letter further requests the modification of Code section 3.5.3(B)(2), Orientation to Build -to Line for Street -Front Buildings. This modification request is to allow a vehicle use area between the building fagade and the street. 2 REQUEST TO PLANNING AND ZONING BOARD FOR MODIFICATION OF STANDARDS Date: October 12, 2000 To: Fort Collins Planning and Zoning Board 281 North College Avenue Fort Collins, CO 80524 Applicant: Mr. L. Vaughn Furness Jim Sell Design, Inc. 153 West Mountain Avenue Fort Collins, CO 80524 Subject: Request for modification of standards for Richie's Express Carwash Project Development Plan (Current Planning file #15-00-type 1 review). The applicant requests to develop an approximate 5,000 square foot carwash facility with all washing and drying activities enclosed in a brick building that will replace the existing building (The Tire Shoppe & Service Center) located at 3141 South College Avenue (west side between FirsTier Bank and Red Lobster) on approximately 1.22 acres zoned C-Commercial District. SUMMARY OF REQUEST Richie's Express Carwash is to be located between South College Avenue and Foothills Parkway, and FirsTier Bank and Red Lobster, presently where The Tire Shoppe and Service Center is located. Richie's Express Carwash requests modifications to the Land Use Code to allow: (1) a pedestrian walkway from College Avenue crosses the driveway entrance to the carwash; (2) a modification in the Build -to Line that allows the proposed building to be set back equal to the adjacent buildings; and (3) a drive aisle that allows adequate space for cars to enter the car wash from the east. WE ARE SENDING YOU Shop drawings ❑ Copy of letter JIM SELL DESIGN, INC. Lam1,c, y e Arrhdxturr E- Pluming 153 WEST MOuNTAIN AVENUE FORT CO W NS, COLORADO 80524 (970)484-1921 FAX: (970) 484-2443 Attached ❑Under separate cover via ❑ Prints ❑ Change order ❑ Plans DATE JOCi NO. ATTENTION rdn GloS RE: ❑ Samples the following items: ❑ Specifications COPIES DATE NO. DESCRIPTION 3 /v-7zroo e f r ale 3etcrr� r awn z ''x 3 THESE ARE TRANSMITTED as checked below: EF For approval ❑ For your use ❑ As requested ❑ For review and comment ❑ FORBIDS DUE REMARKS ❑ Approved as submitted ❑ Approved as noted ❑ Returned for corrections ❑ Resubmit copies for approval ❑ Submit copies for distribution ❑ Return corrected prints ❑ PRINTS RETURNED AFTER LOAN TO US RECEIVED BY: DATE: COPY TO SIGNED: / /l If enclosures are not as noted, kindly notify us at once.