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HomeMy WebLinkAboutRICHIE'S EXPRESS CARWASH - MODIFICATION OF STANDARD - 15-00 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSa t,� • 1 r. •L t r �' ! it� 4M.• �' �' IL �i I ,. � � � � I � '� LAC � ' , I „i.;;, x .t.�rF a ,yk .,� °�la^'{rn �'f ¢ +>' �' i� ..�'�G •• ., n�X •. I �ti .'1 �J %F� i ' 1 i � #r l" i anr. i.` 1.Ix_. i I I f%S '' ,• 1 - '• 1: k ' �/11`f I+� Y... y. 1M y 1-x awl {•1 Cq'x .Y� Eastern Mountain Sports - iR:: - Y ''� +� tVrrg�i}� �-i� a � V 9 ,]�, i v ._�y� • '. M. v =l. r� `_Y '��t la:i Alr� ,— �= • Oil �� i �. ■ I� P� y )�r5 • i y.. � ..F J .i t+Y ^•m�...a.ly_:• +yl Ll.u.v n. y•' +I ,�1� _ ""�" � "' 11 i T iy f't^^ � m fa�. w _ ••fI� q t a � JI �• „ �a..-"�i w (.�: p J �''�' -c� i .. :�,' -� kr ! `ti?`t� a IilY9 • � .�" fi i ��..nl t���� � r YI ik _•.r ri LEJ a ,r. .lye _1 s r I t. Wl Air NZ r'G f � i " 1 . I• I A+� 1 3dr._. ;�:F �a--i'2A1.� S2 v. i. •�? 9 ls��? ii t i 1 t A �1 yp } `�� i;:.., f ... 1. � ,. 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J 1. a 'y, •II+rt. ,�{'' i■7■Y t•"I : (ail k1 t � ,� .Itl' A ,�,--..y■ ,1yt3it I „��• ' !';}'+`° i'l� �'� � ^�+ : + ��^N J rwl � 4� 1�Y '�'i+i.i :.,f ' t . S nMY � n# _•u��� � FM �r +. j � �'.��� 1` _..".. _""' ,^..-�TT ,... ��,. t k`,}'L,4 � i lr'-r _ . - } j1� IrfKa';r i� z'� •'.���=r- w � .«_. ..._._�_ I I T^: �_.+�.:�+¢.aY"arm ����' ���`M' 11R1 y n:' Iw ""'�• � _-� aYf�+A4a�gyyYr,YlE"�'Jy^�s1n II'YF�'iiS9a■• - _ .... _ _ _ ��5� .... ` ��'�-t1� .�. _1� • ri ,74 . It .n Y �. .. kf• 'LY•. ,. Y + R ,. y . "'.1�,V#�`�' -1 "u�t•.. .. � �. ...� _ irA :dA.'�a�'n�d i.. '�'l�i. l-i.ly . ... - 1 �,yJf'r�r!6{: EXHIBIT "C" AERIAL CONTEXT MAP RICHIE'S EXPRESS CARWASH 14 m = (4'.If' FACE) F`—�.�,,. K WTS . � (4, mm�) icwj� MT 1/2-) WALL r (w&a WA4101) 2 ................ jk..- SOUTH ELEVATION I. -o- w WEST ELEVATION I/r - v-0, NORTH ELEVATION I MQT Of MACry W N61L"M11) WEST SOUTH EAST NORTH 1/8. . V-0. 1/8. - '.-o. vir - V-0, 1/8- - I--o- TRASH ENCLOSURE ELEVATIONS I Richie's Express Carwash PDP FORT COLLINS, COLORADO Yb AFCIIT BUILDING ELEVATIONS EXHIBIT "B" PREFERRED ARCHITECTURAL ELEVATIONS RICHIE'S EXPRESS CARWASH 12 0 0 `0 0 U N 6 C O O BANK x U 0 .� , o Vf � v V. LL tt 2 � N / A. ,a r vwwxc — I / ge��fA r FA w L e mwx > O° ` 3 ¢ W =PI ~ F W N PROPOSED BUILDING so' 0 S � /' 11111 tt= •� w• I I I �I •� o 'o t 17 I s. s. _t , _ a' On.cva6: m• N I • �a,.6w .�... , I V a v' Y v le• m' s' s' m' u' m' n' m' e' m' m' o• m' v' � I •- V \ vcuuu wu a w.cuw .vfN ..v S J' 7 � I C ®+ 1 ------------ `wQZ* ____ Ey b _ 1 IARIMER COUNTY CANAL No 2 o..W: �n1 Nub all, Grow {Yi10B. nl Ilwu CNekN b A.NrI Preferred Site Plan; -- tNr.f w f of 1 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. Vzo y4z 1,'Wrw SS L. Vaughn Furness Director of Community Planning Jim Sell Design, Inc. , 153 West Mountain Avenue Fort Collins, CO 80524 Bill Wyatt, Esq. Wyatt, Martell, Weaver & Rogers LLC 222 West Magnolia Street Fort Collins, CO 80521 970-484-1112 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-B. 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. L 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. 0 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 Parking. 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; 5 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 1. 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 facade 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 3 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 Stree kont 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(13)(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. _-�..,., � x :�t.:>('454;i �,r � � E•i'k "., �*J r.r�r. . F -�'•t�1 .. .. �r ,.+„At � pp AML OW _.y y,e:s a' n..�?'�'� ��qN'•¢,-�3+- tt y+ d �'�f i..! '�. y �3. --� Ir.. , i - rtr�ts �r.', � � 3n -:r •`� �~"�j''S - � �,'y��. �� � ". • J _ sue- G y7±.! ti � xt n. _ . �� - .v�. r �+� ��q y♦�r.}a jlyy y��.,�•�. V,.. 5•�,1F ft 4� F _, S �������� s. �' i�.a°�" E:\DWG\v1988\1988pdp.doc 14 ATTACHMENT II Legal Description City of Fort Collins, County of Larimer, State of Colorado Amended Tire Shoppe Tract: A tract of land situate in the Southeast 1/4 of Section 26, Township 7 "North, Range 69 West of the 6t° P.M., City of Fort Collins, County of Larimer, State -.of Colorado and a part of Tract "A," Mourning Subdivision which is all more particularly described as follows: Considering the East line of the said Southeast 1/4 as bearing .S 00' 19'00" W and with all bearings contained herein relative thereto is contained within the. boundary lines which begin at a point on the West line of U.S. Highway No. 287 which bears N 89' 43' 00" W 50.00 feet and again S 00' 19'00" W 870.81 feet from the East 1/4 corner of said Section 26 and run thence along the said West line, S •000 19'00" W 86.80 feet and again S 00' 05'00" E 113.20 feet; thence N 89' 45'00" W 300.00 feet; thence N 00' 19'00" E 35.00 feet; thence N 890 45'00" W 120.00 feet;. thence N 00' 19'00" E 14.69 feet to a point on the Southeasterly line of Foothills Drive; thence along the said Southeasterly line along the arc of. a 160.00 foot radius curve to the left a distance of 99.13 feet, the long chord of which bears N 47' 45'00".E 97.57 feet and again N 30° 00' 00"E 33.32 feet;=thence S 60° 00' 00" E 36.42 feet;. thence N 30' 00' 00" E 44.39 feet; thence S 89' 45' 00" E 93.94 feet; thence N 000 15' 00" E 35.00 feet to a point on the South line. of Lot 3, Mourning Subdivision; thence S 89° 45' 00" E -183.33 feet.along the said South line to the point of beginning; containing 63,083 square feet more or less. a EADWG\v1988\1988pdp.doc 13 Thank you for your consideration and we look forward to working with you throughout the develornlent review process. Sincerely, JIM SELL DESIGN, Inc. L. Vaughn Furness E:\DWG\v1988\1988pdp.doc r 14 8) Light and Power: a) A C-1 form will be filed with Light and Power prior to building permit issuance b) The Owner shall acquire all necessary access corridors and easements. c) The Owner shall pay all normal electrical fees. d) The Owner shall coordinate all utility locations with Light and Power. 9) Current Planning Department: a) Development Review Fees will be paid at time of submittals. b) Street trees shall be planted as required by the Land Use Code. c) The minimum species diversity has been met. d) All existing trees are shown arid. labeled either remove or to remain and protect. Tree protection shall meet the Land Use Code requirements. e) All street, pedestrian, and bike corridors have been accommodated as best as the site will allow. f) Design considerations: i) The site plan shows building footprint dimensions and distance to the nearest property lines. ii) Building colors are indicated on Building Elevations. iii) Appropriate scales have been labeled on site plans and elevations. iv) The Architectural Elevations accommodate all provisions of the Land Use Code. b v) The building has been oriented to have the main entrance to the office portion of the building face the connecting walk to College Avenue. vi) All building dimensions have been indicated on building elevations and site plans. g) All property lines and all rights -of -way, sidewalk widths and improvements are delineated on Site Plans and Plat. h) The plan meets all provisions as outlined in the C-Commercial Zone District of the Land Use Code. i) The proposed plan has 6 employees parking, one of which is for disabled parking. There are 18 vacuum stations. The proposed plan is to reconfigure the existing bank property to accommodate more efficient and clearly designated parking, see plan and project description. j) The applicant and developer shall,coordinateall emergency and utility infrastructure td'ensure that all infrastructure provisions are fully met. k) Noted, -the burden of demonstrating compliance with all Land Use Code criteria is. with the applicant and developer. 1) All modifications to code standards will be reviewed by the Planning and Zoning Board. There are currently no requested modifications. 10)Historic Preservation: a) The existing building is not eligible for historic preservation. EADWG\v 1988\ 1988pdp.doc 13 c) A Traffic Impact Study has been submitted. d) See site plan for roadway improvements along property's frontages. e) Adequate access has been provided'for, see site plan. f) Access controls have been incorporated into the site plan for ingress and egress along Foothills Parkway. g) The vacation of the Frontage Road right-of-way will not occur with this project. h) The.vacation of existing access easements and the dedication of new access easements shall be coordinated and reviewed by the City. i) There are no access corridor or easements that the developer will need to acquire for this proposed PDP. 4) Transportation Planning, Traffic Operations, Transfort: a) A Traffic Impact Study has been submitted. b) The site has 1 ADA parking for potential disabled employees. The site shall be planned to meet ADA requirements. c) Noted. 5) Natural Resources: a) All natural features have been delineated on PDP. J b) The developer will acquire a fugitive dust permit from Larimer County Health Department. c) An enclosed dumpster area is planned include a recycling area. It has been sized to accommodate recycling large 55 gallon drums. d) This proposed plan has a landscape will promote water conservation techniques. e) The Owner is working with Margit Hentschel to determine any requirements for removal of any possible on -site asbestos and prior demolition of existing building. 6) Poudre Fire Authority: a) Hazardous Materials Impact Study has been submitted with this PDP submittal. b) The Owner will work with Poudre Fire Authority on chemical storage. c) Address will be visible from College Avenue. d) Adequate access has been provided to serve the site. e) Noted. 7) Water/Wastwater: a) Existing water mains: 12-inch in College Avenue and 8-inch in Foothills Parkway. b) Sewer Easement shall be maintained. c) Unused water taps shall be abandoned. d) A sand/oil interceptor shall be provided. e) All applicable water rights, conservation standards, et cetera shall apply to this development. The landscaping is planned to meet the water conservation standards. f) Developer will coordinate infrastructure needs through the Water and Wastewater Utility Department. E:\DWG\v1988\1988pdp.doc 12 1 69 April 4, 2000 Ron Fuchs, Planner Current Planning City of Fort Collins 281 North College Avenue Fort Collins CO 80524" Lnndroyr krbde tan & Plnn6ig RE: Richie's Express Carwash Project Development Plan Response to the Concept Review, January 24, 2000 Dear Ron: .1) Zoning Department: a) Noted; b) Noted; c) The Land Use Code allows for 25 parking stalls (5/1000 s.f. of building). The proposed plan has 6 employees parking, one of which is for disabled parking. There are 18"vacuum stations. The proposed plan, is to reconfigure the existing bank property to accommodate more efficient and clearly designated parking, see plan and project description. d) ' Noted. 2) Stormwater Utility: a) The site is within the Foothills Basin. The existing site conditions are almost all . impervious. The proposed site plan is less impervious than the existing. There will be no requirement for drainage fee collection, see Drainage" Report. b) Drainage Report has been submitted with this PDP submittal. The Plat will -include an easement for the Larimer County Canal #2. c) On -site detention not required. 3) Engineering Department: a) The standard utility plans requirements have been submitted with this PDP submittal. A Development Agreement will be prepared and approved by the developer and the City at time of Final Compliance. A Development Construction Permit will be paid for and acquired by the developer prior to the start of construction. . b) The developer will pay Street Over -sizing Fees, as per Matt Baker. -153"WEST MOUNTAIN AVENUE FORT COLLINS: COLORADO 86524 �970`4841921 EAX: 970484'2443 `-.E-MAIL: IIMSELL@FRILCOM • .._ , c. Please make sure the minimum species diversity is provided in accordance with Section 3.2.1(D)(3) of the Land Use Code. d. Show existing trees (including species and diameter) and designate whether they are to remain or be removed. Tree protection will be required in accordance with Section 3.2.1(F) of the Land Use Code. e. All street, pedestrian, and bike corridors shall be accommodated and connect to adjacent and proposed facilities,, please contact Mark Jackson of Transportation Planning. f. Design Concerns: ,1. The site plan shall include building envelope/footprint dimensions and distance to nearest property lines. 2. Indicate all building colors on the Building Elevations in accordance with Section 3.5.1(G) of the Land Use Code. 3. Label the appropriate scale(s) for each illustrative elevation and sheet plan. 4. The architectural elevations shall accommodate all provisions of the Land Use Code. 5. Per Section 3.5.1(D) of the LUC, to the maximum extent feasible, primary facades and entries shall face the adjacent street. If facing a street is not feasible, at a minimum, a main entrance shall face a connecting walkway with a direct pedestrian connection to the street. "Maximum extent feasible" is defined in Article 5 of the LUC as "no feasible and prudent alternative exists, and all possible efforts to comply with the regulation or minimize harm or adverse impacts have been undertaken." "Connecting walkway" is defined in Article 5 of the LUC as "any street sidewalk, or any walkway that directly connects a building entrance(s) to the street sidewalk... without requiring pedestrians to walk across parking lots or driveways, around buildings, or follow parking lot outlines which are not aligned to a logical route." The building orientation shall face the adjacent streets with a direct pedestrian walkway as required in LUC Sections `. 3.5.1(D) and 3.5.3(B). 6. Indicate all building dimensions, including doors, windows, et cetera, on building elevations. g. Delineate all property lines and all rights -of -way, sidewalk widths and improvements on all plans. h. The plan shall meet all provisions as outlined in the C — Commercial Zone District Zone (LUC Section 4.17). i. The proposed land development will require documentation of all on -site and joint parking. j. Address all visual clearance and sight distance triangle areas per Section 3.2.1(L) of the Land Use Code. k. The applicant/developer shall coordinate all emergency and utility infrastructure needs to ensure that all infrastructure provisions are fully met. I. The burden of demonstrating compliance with all Land Use Code criteria is with the applicant. m. All modifications to code standards will be reviewed by the Planning and Zoning Board. 10. Historic Preservation offers the following comments: a. Prior to formal submittal of a formal development plan to Current Planning, existing structures need to be reviewed through the review process. b. Coordinate all preservation concerns with Historic Preservation. c. All street, pedestrian, bike corridors and mid -block connections shall be accommodated and �- connect to adjacent and proposed facilities. 5. The Natural Resources Department offers the following comments: a. Delineate all natural features, including the canal, as defined in the Land Use Code. b. You will need to file a fugitive dust control permit and coordinate this through the Larimer County Environmental Health Department. Please contact them directly. c. .Provide adequate dumpster and trash enclosure area to accommodate a recycling container(s) (see attachment). d. Native grasses and plant materials should be used wherever appropriate and bluegrass should be minimized. e. Prior to formal submittal of an application to the Current Planning Department, coordinate demolition of existing structure(s) with Margit Hentschel for possible on -site asbestos. 6. Fire Department offers the following: a. Hazardous Materials study may be needed. b. Need to facilitate chemical storage with Poudre Fire Authority. c. All addresses shall be visible from a public way. d. Adequate access shall be provided to serve the site. e. Please contact Ron Gonzales with Poudre Fire Authority to discuss these requirements. 7. Water/Wastewater offers the following: �. a. Existing Mains: 12-inch and 8-inch water in frontage road; services shall be looped. b. Sewer main to be maintained in existing 30 foot easement. c. Need to abandon existing water taps not being utilized. d. Need to provide sand/oil interceptor. e. All applicable water rights, conservation standards, et cetera apply to this development. f. Coordinate infrastructure needs through the Water and Wastewater Utility Department. B. Light and Power offers the following comments: a. A C-1 Form shall be filed with Light and Power. b. The applicant/developer shall acquire all necessary access corridors/easements. c. The normal electric development charges will apply to this project. d. Coordinate all utility locations with Light and Power. 9. The Current Planning Department offers the following comments: a. This development request will be subject to the Development Review Fee Schedule that is available in the Current Planning Department office. The development review fees are due at the time of submittal of the required Project Development Plan and compliance phases of the development review by City staff and affected outside reviewing agencies. b. Per LUC Section 3.2.1(D)(2) street trees shall be placed at thirty-foot to forty -foot spacing intervals in the center of all parkway areas. The trees shall be placed at least eight (8) feet away from the edges of driveways and alleys, and forty feet (shade trees)/fifteen feet (ornamental trees) (LUC 3.2.1(K) from any street light. All driveway locations and utilities shall be shown to ensure compliance with the Land Use Code. 3 vehicle and bicycle parking, parking, building setbacks, landscaping, fence screening, et cetera. These development standards are set forth in the following divisions: 1) Division 3.1 General Provisions 2) Division 3.2 Site Planning and Design Standards 3) Division 3.3 Engineering Standards 4) Division 3.4 Environmental, Natural Area, Recreational and Cultural Resource Protection Standards 5) Division 3.5 Building Standards 6) Division 3.6 Transportation and Circulation 7) Division 3.7 Compact Urban Growth Standards 8) Division 3.8 Supplementary Regulations 2. Stormwater Utility offered the following comments: a. This site is located in the Foothills basin where the new development fee is $6,525/acre. However, this site appears to be almost all impervious now. The fee is only required if they're in an increase in imperviousness greater than 350 square feet. The site is in inventory grid #7N. b. A drainage report is required but it would not require as much detail as a new development. The primary concern is to establish how the site drains now and to maintain the patterns. One exception is that if water drains in to the Larimer #2 Ditch, it should be eliminated. It appears the site drains to the north and not into the ditch. The plat should include an easement for the irrigation ditch and the Larimer #2 Ditch Company would have to sign the plat and plans. c. The onsite detention and water quality extended detention requirements are waived since it is already impervious and it is "grandfathered" in. Water quality treatment is requested but not required. 3. The Engineering Department offers the following comments: a. The standard utility plan and development agreement requirements must be submitted to the City for review and approval. b. Street oversizing fees will apply to this development. Contact -Matt Baker for additional information regarding the actual fees related to your proposed development. c. A Transportation Impact Study (TIS) is required with your Development Plan submittal. To coordinate the parameters of this study, please contact Eric Bracke, the City's Traffic Engineer, and Kathleen Reavis, the City's Transportation Planner. d. Roadway improvements to City standards along the property's frontages are required. e. Adequate access shall be provided from public streets, including access for surrounding areas/properties. f. Access controls (right -in and right -out) will dictate turning movements in and out of project. g. Access roads shall be designed and improved to CDOT and City standards. h. Vacation of road right-of-way shall be coordinated and reviewed by the City. i. The applicant/developer shall acquire all necessary access corridors/easements. 4. Transportation Planning offers the following: a. A Transportation Impact Study (TIS) is required with your Development Plan submittal. To coordinate the parameters of this study, please contact Eric Bracke, the City's Traffic Engineer, and Mark Jackson, Transportation Planner. b. The site shall meet ADA requirements. 2 CONCEPTUAL REVIEW STAFF COMMENTS City of Fort Collins MEETING DATE: January•24, 2000 ITEM:, Richie's Express Car Wash Project Development Plan APPLICANT: Mr. Vaughn Furness Jim Sell Design 153 West Mountain Avenue Fort Collins, CO 80524 LAND USE DATA: Request to develop a carwash facility on an existing developed site located west of College Avenue and east of Foothills Drive. The comments listed below are conceptual comments based upon a preliminary plan provided by the applicant at the January 24, 2000 conceptual review meeting. The applicant is expected to apply all pertinent Land Use Code and Street Design Standards in their final design. The comments are to provide a reasonable amount of direction prior to the submittal of a development plan. The following comments shall not preclude staff from making additional comments in the future in regard to overall layout of the site. DEPARTMENTAL CONTACTS: Current Planning Ron Fuchs 970.221-6750 Zoning Department Jenny Nuckols 970.221.6760 Engineering Department Sheri Wamhoff 970.221.6605 Street Oversizing Coordinator Matt Baker 970.224.6108 City Traffic Engineer Eric Bracke 970.224.6062 Poudre Fire Authority Ron Gonzales 970.221.6570 Stormwater Utilities Glen Schlueter 970.221.6681 Water & Sewer Utilities Roger Buffington 970.221.6681 Natural Resources Kim Kreimeyer 970.221.6750 Natural Resources Margit Hentschel 970.224.6179 Light and Power Alan Rutz . 970.221.6700 Historic Preservation Karen McWilliams 970.221.6376 Transportation Services Mark Jackson 970.416.2029 Parks and Recreation Janet Meisel -Burns 970.221.6367 Advance Planning Pete Wray , 970.221.6376 COMMENTS: 1. The Zoning Department offered the following comments: a. The site is located in the C — Commercial Zone District (Article 4). b. The proposal will be regulated under all provisions of the Land Use Code (LUC) and will be subject to a Type 1 review. c. The proposed land development will require documentation of all on -site and joint parking. d. This development must comply with all applicable General Development Standards as set forth in Article 3 of the Land Use Code, including but not limited to the requirements for COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 241 N. College Ave. PO.Box580 Fort Collins, CO80522-0580 (970)221-6750 CURRENT PLANNING DEPARTMENT V, ATTACHMENT Conceptual Review Letters and explanation of how issues have been addressed Conceptual Review. Letter.— and Response to Concept Review Issues and Concerns i Development Phasing Schedule: Development is planned to begin spring, 2001. Completion is planned for fall, 2001. Thank you for your consideration and we look forward to working with you throughout the development review process. Sincerely, JIM SELL DESIGN, Inc. L. Vaughn Furness , Written narrative addressing each concern/issue raised at the neighborhood meetings: Neighborhood Meeting not required, Type I Review Name of the project as -well as any previous names the project may. have been known by: Richie's Express Carwash, Project Development Plan, Fort Collins, Colorado. A narrative description of how conflicts between land uses are being avoided or mitigated: There are no known conflicts between land uses. ;The proposed land use of car washing (vehicle minor repair, servicing, and maintenance), is allowed in the Commercial Zoning District with Type I Administrative Review. The proposed site plan mitigates the existing problems of boundary lines, parking, and access agreements between the FirsTier Bank and the existing Tire Shoppe. The proposed plan identifies 12 parking staff for the FirsTier Bank to be constructed as part of this PDP in the northwest corner of the site. The proposed plan solves the travel conflicts between the site and College Avenue by eliminating all access on to College Avenue. Conceptual Review Letter and explanation of how issues have been addressed For a complete response to the issues and concerns raised at Concept Review, see Attachment I - Response to Concept Review Legal Description: (See Attachment II) Name and address of each owner of Property in the PDP area: Richie's Express Carwash, LLC Name of all General Partners: James R. Frank Thomas W. Frank Quinn II, LLC. (Jeffery J. Quinn &, Brad H. Quinn) E:\DWG\v1988\1988pdp.doc 4 Shade trees will be planted 30' — 40' on center within the landscape parkway. Principle CAD-4: Security and crime prevention will continue to be important factors in urban design. Policy CAD-4.2: Lighting and Landscaping. Security lighting will be incorporated into the site plan. It will be generally low- level lighting to reduce off -site spillage and glare. Landscaping will be planned to avoid 1hidden areas, especially at the building entrances. Proposed and Existing Open Space, Buffering, Landscaping, Circulation, Transition Areas, Wetlands, and Natural Areas: This proposed plan has a landscape buffer to screen the"parking areas and building. The Landscape Plan will promote water conservation techniques. There will be a landscape buffer along the Larimer County Canal #2. Estimate of number of employees for commercial and industrial uses: 3 - 5 employees Description of rationale behind the assumptions and choices made by the applicant: This project was planned to address the issues and concerns raised at the Conceptual Review, January 24, 2000; meet the requirements and intent of the new Land Use Code; and to provide safe travel movements for all vehicles and pedestrians using the site. The existing site has some history to the current property boundary, easements, and agreements with the FirsTier Bank. The bank originally owned a portion of the southwest corner of the site, which they used for parking. There was a boundary line adjustment to exchange for land adjacent to the bank's property, see site plan for Property Line Adjustments and Easements. The proposed plan shows reconfiguring the bank's existing parking to work better for both property owners. For a complete response to the issues and concerns raised at Concept Review, see Attachment I —'Response to Concept Review. EADWG\v1988\1988pdp.doc 3 J Principle T-1: The physical organization of the city will be supported by a framework of transportation, alternatives that maximize access and mobility throughout the city, while reducing the dependence upon the private automobile. Policy T-1.1: Land Use Patterns. The propose Land Use is within walking distance of public transit on College Avenue. The closest.bicycle lanes are on McClelland Drive and also Swallow Avenue. Principle T-4: Bicycling will serve as a viable alternative.:. Policy T-4.1: Bicycle Facilities. This proposal will include bicycle racks for employees. Principle T-5: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in -balance with all other modes. Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity centers, work,and public facilities. Policy T-5.2: Connections. The existing street system along College Avenue has sidewalks on both sides of the street. The attached sidewalks will provide the required pedestrian connection to the surrounding land uses. The building entrance has been planned to connect with a walkway to the existing sidewalk along College Avenue. The entry will be planned to be clearly visible and delineated by paving. Policy T-5.2: Connections. Pedestrian connections will be clearly visible throughout this development. Principle- CAD -1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and the adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of the city Policy CAD-1.3: Streetscpe Design. The proposed plan has sidewalks detached with a landscape parkway between sidewalk and street along Foothills Parkway and College Avenue. Policy CAD-1.4: Street Tree Design. E:\DWG\v1988\1988pdp.doc 2 April 4, 2000 Ron Fuchs Current Planning City of Fort Collins 281 North College Avenue. Fort Collins CO 80524 RE: Richie's Express Carwash Project Development Plan (PDP) Statement of Planning Objectives Dear Ron: Project Development Plan The proposed Project Development Plan is for a Site Plan approval for Richie's Express Carwash. The project is located at 3141 South College Avenue just south of Foothills Parkway. It is in the C-Commercial District; and the proposed land use of car washing (vehicle minor repair, servicing, and maintenance), is allowed in this zoning district with Type I Administrative Review. Richie's Express Carwash is an automated drive through facility. There will be 3-5 employees at any given time. Ingress. and egress will be from Foothills Parkway. The plan is to close the existing connection to College Avenue. There is an existing access easement across the northeast corner of the site for the FirsTier Bank egress on to College.Avenue. The . proposed plan is to abandon the existing easement and then direct vehicular traffic through the site to egress onto.Foothills Parkway. Appropriate City Plan Principles and Policies achieved by this P.D.P.: Principle LU-2: The city will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.2:. Urban Design. 4 The -proposed.use will contribute positively to the C-Commercial District. . • • . • • „, , , 153tWE5T MOUNTAIN AVENUE FORT COLLI NS. COLORA.. 80524' 970 QH4 1921 FA%: 97O 4H4 2QQH E-MAIL: JIMSELL@FRILCOM No Text Modification — Richie's Express Carwash — Current Planning File #15-00 December 7, 2000 P & Z Meeting Page 6 surrounding properties include either a frontage road, drivelane, or parking area between the abutting public sidewalk and the building face. 5. FINDINGS OF FACT/CONCLUSION: A. The requested Modification of Standards (Richie's Express Carwash — Current Planning File #15-00) modification of Land Use Code Section 3.5.3(B)(2)(b) and (c), is subject to review by the Planning and Zoning Board. B. Granting the requested modification would not be detrimental to the public good because the proposed building location is appropriate given the site context, with a similar building setback as neighboring buildings fronting South College Avenue. C. There are exceptional physical conditions unique to this property, including exceptional narrowness, double lot frontage, an open ditch (Larimer Co. Canal No. 2), and utility easements, which would result in unusual and exceptional practical difficulties ., ,. hondpr +h.., .,,,.��-.b;�;+,. to meet the strict application of the standard. 6. RECOMMENDATION: Staff recommends approval of the Modification of Standard to Land Use Code Section 3.5.3(B)(2) and its subsections (b) and (c), for Richie's Express Carwash — Current Planning File #15-00. Modification — Richie's Express Carwash — Current Planning File #15-00 December 7, 2000 P & Z Meeting Page 5 4. ANALYSIS OF MODIFICATION REQUEST In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required, the Planning and Zoning Board shall take into account whether the proposed plan best meets the intent of the Land Use Code. In order to receive approval to modify a standard, the applicant must demonstrate that one of the three following criteria are met: 1) The proposed plan is equal to or better than a plan that complies with the standard, or 2) The granting of the modification would result in a project that addresses an important community need, and the strict application would render the project practically infeasible; or 3) By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to the property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, the strict application of the standard would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. From staffs perspective, the last criterion would be met by the applicant's proposal. Building and drive lane placement options are very limited on this property due to physical constraints that are beyond the applicant's control. First, a platted 20-foot wide water easement restricts building placement to a point at least forty-nine feet behind the College Avenue right-of-way. Second, this is a through lot, with street frontage along College Avenue and Foothills Parkway, and would need to satisfy the build -to line requirement along both streets. Third, Larimer County Canal No. 2 crosses the south portion of the site and encumbers the southerly 35 feet. Fourth, a field of 12 parking spaces along the north property line is used by the adjacent bank and cannot be acquired for site development. With a combined building length/access drive length of 215 feet, and a developable lot width (minus the drainage canal) of 160 feet, an automated carwash cannot be accommodated on the site. The resulting building setback will be consistent with the setbacks of other buildings within the neighboring South College Avenue area. With a setback of 50 feet from the back of the existing public sidewalk, the building location relative to South College Avenue will be similar to that of the FirsTier Bank abutting to the north and the Eastern Mountain Sports building across the street. As a point of reference, the Dellenbach Motors building is setback approximately 150 feet from the sidewalk. Also, Alfalfa's Market is setback roughly the same distance from Foothills Parkway as the proposed building. All of these Modification — Richie's Express Carwash — Current Planning File #15-00 December 7, 2000 P & Z Meeting Page 4 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 property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Any finding made under subparagraph (1), (2) or (3) above shall be supported by supplemental findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2) or (3). 3.5.3 Mixed -Use, .Institutional and Commercial Buildings (B) Relationship of Buildings to Streets, Walkways and Parking (2) Orientation to Build -to Lines for Streetfront Buildings (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 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 and has on -street parking. (c) Buildings shall be located at least ten (10) and no more than twenty-five feet behind the street right-of-way of an adjoining street that is larger than a minor arterial that does not have on -street parking. 3. APPLICANT'S REQUEST The applicant has proposed that the modification requests meet the requirements of LUC 2.8.2 Modification Review Procedures (H) Step 8 (Standards). Please see the attached written statement by the applicant. Modification — Richie's Express Carwash — Current Planning File #15-00 December 7, 2000 P & Z Meeting Page 3 Review of this Modification request was originally scheduled for the November 16, 2000 Planning & Zoning Board hearing, but was continued until after discussion of the biannual Land Use Code changes was completed. With new LUC language exempting car wash facilities from providing direct connecting walkways, the applicant's request has subsequently been modified. The applicant submitted a written modification narrative addressing sections 3.5.1(D); 3.5.3(13)(1)&(2); 3.2.2(A) and 3.2.2(C)(5)(b) (see attached written narrative), however, the recent Land Use Code change necessitates a modification solely to Section 3.5.3(B)(2), Orientation to Build -to Lines for Streetfront Buildings. 2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS (1) Division 2.8 MODIFICATION OF STANDARDS (A) 2.8.2 Modification Review Procedures A request for modification to the standards shall be processed according to, in compliance with and subject to the provisions contained in Division 2.1 and Steps 1 through 12 of the Common Development Review Procedures (Sections 2.2.1 through 2.2.12, inclusive) as set forth below. A modification may (at the option of the applicant) be processed in a consolidated application and reviewed concurrently with the development application to which it applies, in which event the decision maker shall be the Planning and Zoning Board for both the modification and the development application to which it applies, even if such development application would otherwise have been subject to administrative (Type 1) review. Once a modification is approved, it shall be controlling for the successive, timely filed, development applications for that particular development proposal only to the extent that it modifies the standards pertaining to such plan. (B) Section 2.8.2(H) of the LUC specifies that ... 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 Modification — Richie's Express Carwash — Current Planning File #15-00 December 7, 2000 P & Z Meeting Page 2 COMMENTS 1. BACKGROUND The surrounding zoning and land uses from the proposed project development_ plan are as follows: N: C — FirsTier Bank W: C - Alfalfa's Grocery across Foothills Parkway. S: C — Red Lobster E: C — Eastern Mountain Sports (EMS) across South College Avenue The property was annexed into the City as part of the South College First Annexation, September 8, 1970. The property is located at 3141 South College Avenue, generally west of South College Avenue and south of West Foothills Parkway. A tire store occupies the existing steel and block concrete building on this site. Two driveways presently provide access directly to South College Avenue. Larimer County Canal No. 2 crosses the southerly 35 feet of the property. The applicant is requesting approval of a Modification of Standard (by the Planning and Zoning Board) and is required to demonstrate compliance with the Modification of Standards criteria. Although not a code requirement, a plan meeting code standards was requested by staff to assist the Planning and Zoning Board in focusing on the modification of code standards. The applicant did not submit such a plan, citing an inability to orient the carwash building along its north -south axis, parallel to the College Avenue, due to the relative narrowness of the lot. For illustrative purposes, the applicant submitted one plan option. (1) The "Preferred Site Plan" (Exhibit A) depicts the applicants proposed modification request. The applicant has also submitted several items that help supplement their proposal: (1) The "Preferred Architectural Elevations — Richie's Express Carwash" detail (Exhibit B), (2) The "Aerial Context Map — Richie's Express Carwash" detail (Exhibit C), The applicant currently has a Project Development Plan under review for the entire site, called Richie's Express Carwash, Current Planning File 15-00, consisting of a 4,486 square foot car wash facility, exterior vacuums and vehicular circulation ways. The use proposed in the P.D.P. is permitted in the C — Commercial District. A recommendation will be forwarded to the Hearing Officer as a Project Development Plan, at the appropriate time for final review as outlined in the Land Use Code Section 2.4.2 Project Development Plan Review Procedures. ITEM NO. I " MEETING DATE 1' '% 24DO STAFF/ 1� ©� 7 Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Modification of Standards (Richie's Express Carwash — Current Planning File #15-00) APPLICANT: Mr. Jim Sell Jim Sell Design, Inc. C/O L. Vaughn Furness 153 West Mountain Avenue Fort Collins, CO 80524 OWNER: Mr. Thomas W. Frank Richie's Express Carwash, LLC. 111 Monument Circle Bank 1 Tower Indianapolis, IN 46204 PROJECT DESCRIPTION: This is a request to modify Section 3.5.3(B)(2) and its subsections (b) and (c), the build -to line requirement of the Land Use Code, to permit construction of an automated car wash facility. These code sections require that buildings be located at least ten (10) and no more than twenty five (25) feet behind the right-of-way line of a major arterial street (South College Ave.), no more than fifteen (15) feet from the right-of-way line of an adjoining street if the street is smaller than a full arterial (Foothills Parkway), and no vehicle use between building faces and the street. RECOMMENDATION: Staff recommends approval of the modification request. EXECUTIVE SUMMARY: This request is for modification to the following section of the Land Use Code: 3.5.3 (13)(2)(b) and (c) Relationship of Buildings to Streets, Walkways and Parking Orientation to Build -to Lines for Streetfront Buildings. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT