HomeMy WebLinkAboutRICHIE'S EXPRESS CARWASH - PDP - 15-00 - DECISION - FINDINGS, CONCLUSIONS & DECISIONFINDINGS AND CONCLUSIONS
After reviewing the staff report and the record of the public hearing, the Hearing Officer
makes the following findings and conclusions:
A. Richie's Express Carwash Project Development Plan is subject to administrative
review and the requirements of the Land Use Code (LUC).
B. Richie's Express Carwash Project Development Plan conforms to standards of
the C, Commercial zoning district.
C. Richie's Express Carwash Project Development Plan complies with all applicable
General Development Standards contained in Article 3 of the Land Use Code. ,
D. Future development of the property will be required to meet Land Use Code
Division 2.6 DEVELOPMENT CONSTRUCTION PERMITS; and, Division 2.7
BUILDING PERMITS.
DECISION
Based on the findings and conclusions, the request for the Richie's Express Carwash
Project Development Plan is approved.
Dated this 7th day of May 2001, per authority *granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
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Kenneth G. Waido, Chief Planner
Advance Planning Department
Building materials will be similar to those on the existing Compass
Bank building to the north..
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
The applicant was granted a Modification of Standard to the LUC Sections
3.5.3(B)(2)(b) and (c) by the Planning and Zoning Board. The modification
allows the building to exceed the maximum building setback requirements
of 15' from Foothills Parkway and 10' to 25' from South College Avenue.
As part of Staffs analysis of the modification request it was determined
that car washes are exempt from providing direct connecting walkways to
adjacent properties. See the attached Staff Report dated 12/07/00.
4. Neighborhood Information Meeting
The Richie's Express Carwash, PDP contains a proposed land use that is
permitted as a Type I use, subject to an administrative review. The proposed use
is an automated car wash and constitutes a relatively small infill redevelopment
in the midst of existing commercial/retail uses in the South College Avenue
commercial corridor. The LUC does not require that a neighborhood meeting be
held for a Type I development proposal and a neighborhood meeting was not
held to discuss this proposal.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Richie's Express Carwash, Project Development Plan, staff makes
the following findings of fact and conclusions:
1. The proposed land use is permitted in the C — Commercial zone district.
2. The Project Development Plan complies with all applicable district standards
of Section 4.17 of the Land Use Code, C zone district.
3. The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code.
STAFF RECOMMENDATION
Staff recommends approval of the Richie's Express Carwash, Project Development
Plan - #15-00.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides
secure and conveniently located bicycle parking near the front entry to
the building, with the amount of bicycle parking exceeding the
minimum requirement of 5% of the automobile parking spaces on -site.
b. The proposal complies with Section 3.2.2(C)(5) in that it provides
direct, safe, and continuous walkways and bicycle connections to
major pedestrian and bicycle destinations in the surrounding area via
an enhanced crosswalk between the front entry of the building and the
sidewalk along South College Avenue.
c. The proposal complies with Section 3.2.2(D) in that it provides for safe,
convenient, and efficient bicycle, pedestrian, and vehicular movement
to and through the site. Vehicular access and egress will occur via two
curb cuts on Foothills Parkway and a one-way driveway into the
northeast corner of the site from the existing frontage road along South
College Avenue.
d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project
will provide 4 long-term (employee and handicapped) parking spaces
on -site, which is fewer than the allowable 24 spaces maximum
(5/1,000 square feet of gross leasable floor area) for a vehicle
servicing and maintenance (car wash) facility. There will be 12 parking
bays for auto vacuum units.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
a. The proposal complies with Section 3.5.1(D) in that the primary fagade
and entry faces South College Avenue, to the east. There is a
connecting walkway, with an enhanced pedestrian connection across a
15' wide driveway, to the sidewalk along South College Avenue.
b. The proposal complies with Sections 3.5.1(F) and (G). The building will
be a 1-story structure with a flat roof (running east -west on -site). The
building will be 18' to 19' in height, and will be constructed of red brick.
2. Division 4.17 of the Land Use Code, Commercial Zone District
The proposed use of an automated car wash facility is permitted in the C zone
district subject to an administrative review. The PDP meets the applicable Land
Use and Development Standards in the C zone district.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General Development
Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides
"full tree stocking" within 50' of the building, according the standards as
set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(a) and (b) in that
canopy shade (street) trees are provided at a 30' spacing along
Foothills Parkway behind the existing attached sidewalk and at a 40'
spacing along South College Avenue in the proposed 12' wide
parkway between the street and the new detached sidewalk.
c. The proposal complies with Section 3.2.1(D)(3) in that no one species
of tree on the development plan exceeds 33% of the total of 34 new
trees on -site.
d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees are
provided at a ratio of no more that 25 lineal feet along South College
Avenue and Foothills Parkway (public streets) and no more than 40
lineal feet along the north lot line in the parking lot setbacks. The south
line of the property is within the Larimer County Canal No. 2 Ditch
Company easement, where tree and shrub plantings are controlled
and limited by the ditch company.
e. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site
parking areas will be screened from the adjacent street and properties
to the south and west with shrub plantings that will block at least 75%
of the vehicle headlights and extend for more than 70% of the street
frontage and property line along the parking areas.
f. The proposal complies with Section 3.2.1(E)(5) in that it provides
approximately 10% interior landscaping in the parking and vehicle use
areas, exceeding the minimum requirement of 6%.
standards located in Division 4.17 Commercial District (C) of ARTICLE 4 —
DISTRICTS.
Vehicle minor repair, servicing and maintenance establishments (including car washes)
are permitted in the C — Commercial Zoning District, subject to administrative (Type 1)
review. The C District is:
Intended to be a setting for development, redevelopment and infill of a wide
range of community and regional retail uses, offices and personal and business
services. Secondarily, it can accommodate a wide range of other uses including
creative forms of housing.
While some Commercial District areas may continue to meet the need for auto -
related and other auto -oriented uses, it is the City's intent that the Commercial
District emphasize safe and convenient personal mobility in many forms, with
planning and design that accommodates pedestrians.
This proposal complies with the purpose of the C District as it is redevelopment of infill
property in the commercial corridor along South College Avenue. The previous use was
an auto tire store. This proposed automated car wash facility is an auto-related/auto-
oriented land use that will provide pedestrian access to and from the site from the
sidewalk system along South College Avenue.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: C; existing bank (Compass Bank)
S: C; existing shopping center (Crystal Gardens)
E: C; existing shopping center (Foothills Fashion Mall)
W: C; existing commercial (Alfalfa's Market, Wilbur's Beverage
Nation)
The property was annexed in November, 1970, as part of the South College First
Annexation.
The property has not been previously platted. A subdivision plat is being
reviewed as part of this development request.
The existing building was approved and constructed as a permitted "use by
right", date uncertain.
PUBLIC HEARING
After reviewing the Staff Report and recommendation, a public hearing was held on the
subject application at 3:00 PM on May 3, 2001. The hearing was held in Conference
Room B at 281 North College, Fort Collins, Colorado.
HEARING TESTIMONY. WRITTEN COMMENTS AND OTHER EVIDENCE:
The following is a list of those who attended the meeting:
From the City:
Steve Olt, City Planner
From the Applicant:
Vaughn Furness, Project Planner/Architect
Dick Rutherford, Project Engineer
Tom Frank, Richie's Fort Collins Express Carwash, LLC
Jim Frank, Richie's Fort Collins Express Carwash, LLC
Jeff Quinn, Richie's Fort Collins Express Carwash, LLC
John Dougherty, Current Property Owner
John Moen, Larimer County Canal No. 2 Irrigating Company
Written Comments:
None
BACKGROUND
The staff report states the following:
EXECUTIVE SUMMARY:
This PDP complies with the applicable requirements of the Land Use Code L( UC), more
specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
standards located in Division 3.2 - Site Planning and Design Standards and
Division 3.5 - Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS; and
Commu y Planning and Environmental vices
Current Planning
City of Fort Collins CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
HEARING OFFICER:
PROJECT NAME:
CASE NUMBER:
Ken Waido
Chief Planner, Advance Planning Department
Richie's Express Carwash, Project Development Plan
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APPLICANT: Jim Sell Design, Inc.
c/o Vaughn Furness
153 West Mountain Avenue
Fort Collins, CO. 80524
OWNER: Richie's Fort Collins Express Carwash, LLC
c/o James R. Frank
P.O. Box 272548
Fort Collins, CO. 80527
PROJECT DESCRIPTION:
This is a request for 1-story, 4,900 square foot building, to be used as an automated car
wash facility, on a 1.22 acre site located at the southwest corner of South College
Avenue and Foothills Parkway. The property is just south of the existing Compass Bank
building and is in the C — Commercial Zoning District.
STAFF RECOMMENDATION: Approval
HEARING OFFICER DECISION: Approval
ZONING DISTRICT:
C, Commercial
NOTICE OF PUBLIC HEARING: Notice of public hearing was made on April 19, 2001
by mailing to property owners within a minimum of 500 feet of the subject property.
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020