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Home My WebLink AboutRIGDEN FARM, 8TH FILING, LOT 5, GREASE MONKEY/CARWASH - PDP - 56-98AI - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS#56-98A1 Rigden Farm, 8th Filing, Lot 5 10/19/05 N Grease Monkey/Carwash - Type 1 1 inch equals 300 feet Rigden Farm, 8th Filing, Lot 5 (Grease Monkey), PDP, #56-98AI March 21, 2006 Administrative Hearing Page 7 D. Division 3.6, Transportation and Circulation 1. Section 3.6.4, Transportation Level of Service Requirements The proposal complies with the requirements set forth in Section 3.6.4(C) Transportation Impact Study. The applicant provided a Transportation Impact Study (TIS) to the City with the PDP submittal documentation. The City's Traffic Engineer has reviewed the TIS and has determined it to be acceptable. 5. Neighborhood Information Meeting Rigden Farm, 8th Filing, Lot 5 (Grease Monkey and Car Wash) - PDP contains a proposed land use that is permitted in the NC — Neighborhood Commercial Zoning District subject to an administrative (Type 1) review. The proposed use is a vehicle minor repair, servicing and maintenance establishment (indoor). The LUC does not require that a neighborhood meeting be held for a Type 1 development proposal and, therefore, a City -facilitated neighborhood meeting was not held. This proposed development plan will be part of an existing neighborhood shopping center. FINDINGS OF FACT/CONCLUSIONS After reviewing the Rigden Farm, 8th Filing, Lot 5 (Grease Monkey and Car Wash), Project Development Plan, staff makes the following findings of fact and conclusions: 1. The proposed land use [a vehicle minor repair, servicing and maintenance establishment (indoor)] is permitted in the NC — Neighborhood Commercial District. 2. The Project Development Plan complies with applicable General Development Standards contained in Article 3 of the Land Use Code, with the exception of Section 3.5.2(D)(2). 3. The Project Development Plan complies with applicable district standards of Section 4.19 of the Land Use Code, NC Zoning District. RECOMMENDATION: Staff recommends approval of the Rigden Farm, 8th Filing, Lot 5 (Grease Monkey and Car Wash), Project Development Plan - #56-98AI. Rigden Farm, 8th Filing, Lot 5 (Grease Monkey), PDP, #56-98AI March 21, 2006 Administrative Hearing Page 6 2. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings The proposal satisfies the standard set forth in Section 3.5.3(B)(1) Orientation to a Connecting Walkway. This section states that at least one main entrance of any commercial building shall face and open directly onto a connecting walkway with pedestrian frontage. However, it goes on to say that any building which has only vehicle bays shall be exempt from this standard. The Grease Monkey lube shop and the associated car wash are auto -related uses with vehicle bays, although there is a small office & check -in area in the lube shop building. The customers will, for the most part, check in their vehicles for oil & lube service and then re-enter their vehicles and drive them through the car wash. Few customers will leave the site during their vehicle servicing. The proposal does not directly satisfy the standards set forth in Section 3.5.3(B)(2) Orientation to Build -to Lines for Streetfront Buildings, which states: "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 street fronts with no vehicle use area between building faces and the street." :The applicant has submitted a PDP request for a Grease Monkey lube shop and car wash on Lot 5 of Rigden Farm, 8th Filing (Shops @ Rigden Farm). The uses are almost exclusively auto -oriented and provide very short-term auto -related services. The nature of the uses requires vehicular movement entirely around the site. As previously stated in Section 3.5.3(B)(1) Orientation to a Connecting Walkway, above, few customers will leave the site during their vehicle servicing. Also, immediately to the west of this site is the existing King Soopers fueling station, which is another auto -oriented use that does not satisfy the build -to line standards and does not provide a direct pedestrian connection to the public sidewalk along Custer Drive. Therefore, staff has determined that it is not reasonably feasible for this auto -oriented facility to satisfy this standard. Rigden Farm, 8th Filing, Lot 5 (Grease Monkey), PDP, #56-98A1 March 21, 2006 Administrative Hearing Page 5 Illinois Drive frontage the vehicular use areas will be screened from the street by the car wash building, screen walls, and deciduous and evergreen trees and shrubs that will extend at least 70% along the street frontage. 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 adequate and secure bicycle parking located near the Grease Monkey building. The rack will accommodate 3 - 5 bicycles, which exceeds the minimum of 1 space required. b. The proposal complies with Section 3.2.2(C)(1) in that, to the maximum extent feasible, the pedestrians shall be separated from vehicles and bicycles. The Grease Monkey lube shop and car wash is an auto -related facility within an existing neighborhood shopping center. c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it provides for pedestrian and vehicle separation, to the maximum extent feasible, via a walkway from Custer Drive to the south. d. The proposal complies with Section 3.2.2(K)(5) in that it provides 1 handicapped parking space with an accessible ramp in front of the Grease Monkey building. A minimum of 1 handicapped space is required by the LUC. 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 The proposal ensures that the physical and operational characteristics of the proposed buildings and uses are compatible when considered within the context of the surrounding area. It complies with the standards and requirements as set forth in this section of the LUC. Rigden Farm, 8th Filing, Lot 5 (Grease Monkey), PDP, #56-98A1 March 21, 2006 Administrative Hearing Page 4 "gathering place" and transit stop are incorporated in the shopping center plan. 2. Section 4.19(E)(2) Block Requirements. This development plan complies with the requirements set forth in this section in that it is surrounded by dedicated public streets on two sides, being a corner lot / pad site in the Shops @ Rigden Farm neighborhood center. It is part of a supermarket -anchored shopping center that is right at 10 acres in size and the center satisfies the minimum building frontage requirement. Because of the nature of the proposed uses (lube shop & car wash), the two buildings are predominantly 18'-2" in height but do have elements that extend up to 22'-2" in height. 4. Article 3 of the LUC — General Development Standards The PDP complies with all applicable General Development Standards, more specifically 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 buildings, according to the standards set forth in this section. b. The proposal complies with Sections 3.2.1(D)(2)(a) & (b) in that canopy shade (street) trees are provided at a 40' spacing in the parkway along Custer Drive and in tree wells, at a 40' spacing, in the sidewalk along Illinois Drive (per the approved Shops @ Rigden Farm Landscape Plan). c. The proposal complies with Section 3.2.1(D)(3) in that no one species of the proposed 10 new trees on the development plan exceeds 50% of the total trees on -site, or 5 trees. The most of any one species is 4 trees. d. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site vehicular use areas will be screened from Custer Drive to the south with deciduous and evergreen shrub plantings, at least 30" in height, that will extend along at least 70% of the street frontage. Along the Rigden Farm, 8th Filing, Lot 5 (Grease Monkey), PDP, #56-98AI March 21, 2006 Administrative Hearing Page 3 The property was annexed into the City in November, 1997 as part of the Timberline Annexation. The subject property was a portion of Parcel A of the Rigden Farm ODP that was approved by the Planning and Zoning Board in April, 1999. Parcel A was identified as a Neighborhood Commercial Center (supermarket, pharmacy, offices, retail, restaurants, and multi -family residential) on 28.92 acres. It remained in Parcel A as a Neighborhood Commercial Center on an Amended CDP that was approved through the City's minor amendment review process in November, 2002. The size of Parcel A was decreased to 23.35 acres. The Rigden Farm, 8th Filing (Shops @ Rigden Farm), PDP was approved by the Planning and Zoning Board in September, 2003 for 114,338 square feet of supermarket, retail, and commercial uses in 7 separate buildings, with 453 parking spaces, on 10.5 acres. Lot 5 (Pad B) was originally approved for a retail building. 2. The Project The Grease Monkey lube shop will contain 2,107 square feet in a one-story building to be about 19' high; and, the car wash will contain 1,279 square feet in a one-story building to be about 19' high. This proposed project is located at the northwest corner of Custer Drive and Illinois Drive in the Shops @ Rigden Farm neighborhood shopping center. The existing King Soopers gasoline station is directly west of this site. Proposed access to the development site is from Custer Drive and Illinois Drive. 3. Division 4.19 of the LUC — Neighborhood Commercial District The proposed Grease Monkey and Car Wash, a vehicle minor repair, servicing and maintenance establishment (indoor), is permitted in the NC Zoning District subject to an administrative (Type 1) review. The PDP meets the applicable Development Standards, more specifically: 1. Section 4.19(E)(1) Site Planning. This development proposal complies with the requirements set forth in this section in that it is an integral part of the existing Shops @ Rigden Farm neighborhood center and is served by the established street and sidewalk layout. The building siting and site design for this auto -related use relates to the street frontages, to the extent reasonably feasible, and both a Rigden Farm, 8th Filing, Lot 5 (Grease Monkey), PDP, #56-98A1 March 21, 2006 Administrative Hearing Page 2 standards located in Division 4.19 Neighborhood Commercial (NC) of ARTICLE 4 — DISTRICTS. Vehicle minor repair, servicing and maintenance establishments (indoor) are permitted in the NC — Neighborhood Commercial Zoning District, subject to an administrative (Type 1) review. The NC District is: Intended to be a mixed -use commercial core area anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on servicing the surrounding residential neighborhoods typically including a Medium Density Mixed -Use Neighborhood. In addition to retail and service uses, the District may include neighborhood -oriented uses such as schools, employment, day care, parks, small civic facilities, as well as residential uses. This District is intended to function together with a surrounding Medium Density Mixed -Use Neighborhood, which in turn serves as a transition and a link to larger surrounding low -density neighborhoods. The intent is for the component zone districts to form an integral town -like pattern of development with this District as a center and focal point; not merely a series of individual development projects in separate zone districts." This proposal complies with the purpose of the NC District as it provides an auto lubrication and car wash facility that would be part of an existing neighborhood shopping center in the Rigden Farm mixed -use development. This proposed new development will be on a vacant parcel of land in the existing Shops @ Rigden Farm neighborhood shopping center and is in the NC District. It will tie into and utilize existing roadways, utilities, and services in the area. COMMENTS: Background The surrounding zoning and land uses are as follows: N: NC; existing commercial (Shops @ Rigden Farm) E: NC; vacant, undeveloped ground (Rigden Farm) S: NC; vacant, undeveloped ground (Rigden Farm) W: NC; existing commercial (Shops @ Rigden Farm) ITEM NO. MEETING DATE STAFF GiTF�1 DLL City of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Rigden Farm, 8th Filing, Lot 5 (Grease Monkey and Car Wash), Project Development Plan - #56-98A1 APPLICANT: Automotive Development Group c/o Jody Newton 360 Happy Canyon Road Castle Rock, CO. 80108 OWNER: Rigden Farm, LLC 1027 West Horsetooth Road, #200 Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for an auto lubrication and car wash facility containing two separate buildings. The lube shop will contain 2,107 square feet in a one-story building to be about 19' high; and, the car wash will contain 1,279 square feet in a one-story building to be about 19' high. This proposed project is located at the northwest corner of Custer Drive and Illinois Drive in the Shops @ Rigden Farm neighborhood shopping center. The existing King Soopers gasoline station is directly west of this site. Proposed access to the development site is from Custer Drive and Illinois Drive. The property is zoned NC, Neighborhood Commercial. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan (PDP) complies with the applicable requirements of the Land Use Code (LUC), 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, Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and Division 3.6 -Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; and COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO.80522-0580 (970) 221-6750 PLANNING DEPARTMENT