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Home My WebLink AboutDELLENBACH SUBARU - PDP - 50-98 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSC STANDARD COMPETION - Use our Standard Competition design for areas that are suburban in nature or where your facility is not competing with higher lighting level neighbors. Greenbriar Series/Hilton Series Assembly A Spacing: 50'0" Mounting Ht.: 24'0" Initial footcandles at 3'0" above grade Average: 68.11 Max/Min: 2.82 Assembly D Spacing: 70'0" Mounting Ht.: 24'0" Initial footcandles at TO" above grade Average: 33.55 Max/Min: 2.19 Greenbriar Reduced Series/Challenger Series Assembly A Spacing: 50'0" Mounting Ht.: 24'0" Initial footcandles at 3'0" above grade Average: 65.67 Max/Min: 3.99 Assembly D Spacing: 70'0" Mounting Ht.: 24'0" Initial footcandles at 3'0" above grade Average: 29.77 Max/Min: 2.34 0 10 20 30 40 50 6 70 80 90 100 I I _I I 0 4 8 12 16 20 24 28 32 36 40 ®I I agl 1 1[� I I °Seconds RIorKey 11 Vertical Burn 71hotometrics • Through the use of innovative software, LSI Automotive can show you the LSI difference, visually. Easy to read color shading indicates the light levels. Refer to appropriate color key at the bottom of the page for actual footcandle values. HIGH COMPETITION - Choose LSI's High Competition design for auto malls and areas where the competi- tive environment includes surrounding dealers and/or businesses that generate higher levels of lighting. Greenbriar Series/Hilton Series 0 10 20 30 40 50 60 70 Fron Ro Co or Keyes 0 4 8 12 16 20 24 28 1 I '11 i ,.l 10 Secon ary,3Row Color Key Assembly A Spacing: 40'0" Mounting Ht.: 24'0" Initial footcandles at 3'0" above grade Average: 83.08 Max/Min: 2.62 Assembly D Spacing: 60'0" Mounting Ht.: 24'0" Initial footcandles at 3'0" above grade Average: 38.56 Max/Min: 1.92 Assembly A Spacing: 40'0" Mounting Ht.: 24'0" Initial footcandles at 3'0" above grade Average: 79.67 Max/Min: 3.51 Assembly D Spacing: 60'0" Mounting Ht.: 24'0" Initial footcandles at 3'0" above grade Average: 34.14 Max/Min: 2.11 80 90 100 t .Z 32 36 40 LIGHTING SYSTEHS GREENBRir-kR - FLAT LENS DIMENSIONS A — A ---- _ Bracket- 2-boll Arm Mount Pattern Pole Tap Mount A B C GFM Medium Arm Mount 21-SM 12-3/4' — GFPM Medium Pole Top 21.5/8' 12.3/4' 21.15/16' GFL Large Arm Mount 26-1/8' 16.3116' — GFPL Large Pole Top 26.1/8' 16-3116' 26.13/i6' LUMINAIRE EPA CHART E Includes bracket. Pole Top Mount M„1 Single D90' 0180' T90' TN720' Q90' Medium Greenonar - 12' Arm Mount Bracket GFM 3.2 5.7 6.3 8.8 9A 11.3 Greenbriar - Pole Top GFPM Large Greenbriar - 14' Arm Mount Bracket GFL 4.5 8.4 9.0 12.8 13.2 16.8 Greenbriar -Pole ToP (GFPLI 4.8 — — — — — — LUMINAIRE ORDERING INFORMATION select appropriate choice from each column to formulate order code. Refer to example below. Luminalre Lamp Line Luminaire Prefix Distribution Wattage Light Source Lens Voltage"' Finish Options Medium 2 - Type II 250 HPS - High Pressure Sodium F - Flat Tempered 480V BRZ - Bronze BBK- 8' Bracket' * 3-Type 111 400 250,400Wall Glass MT -Multi Tap"" BLK-Black PCI120V-Button-Type Photoelectric Control GFM- FP - Perimeter MH - Metal Halide TT-Tri-Tap"""' PLP- Platinum Plus PC1208V-Button-Type Photoelectric Control Arm Mount Forward Throw 250 Wall BUF - Bull PC1240V - Button -Type Photoelectric Control 5 -Type V Square MHR - Metal Halide Reduced WHT - While PC1277V - Bullon-Type Photoelectric Control GFPM- Envelope Lamp GRN - Green LL - Less Lamp Pale Top' 400 Wall C - Coaled Lamp" NO - No Options Color Decals Large 2 -Type It 750 HPS - High Pressure Sodium FP - Perimeter 1000 750 Wall" 45 - Light Gold Metallic 55 - Black GFL - Forward Throw MHR - Metal Halide Reduced 20 - Charcoal Metallic 50 - While Arm Mount FA - Automotive Envelope Lamp 94 - Blue Metallic 51 - Dark Red Forward Throw 1000 Watt 59 - Dark Green GFPL - 5 - Type V Square 21 - Tomalo Red Pole Top' EXAMPLE OF A TYPICAL ORDER 1 GFM 5 400 MH F MT BRZ NO When ordering pole top fixtures for tenon mounting, a pole top adaptor must be ordered. "750W High Pressure Sodium not available in MT. Specify voltage required. "'For international voltages, consult factory. ""MT -Multi Tap is shipped standard unless otherwise specified. Multi Tap consists of 120V, 208V, 240V, and 277V. Multi Tap is pre -wired for 277V. Alternate voltages will require field re -wiring. 'An 8' bracket can only be ordered with single and 01 a0' configurations. "Coaled lamps are not available in: 400W HPS (GFM), 750W HPS (GFL), 1000W MHR (GFL). "'Tri-Tap is shipped standard for C-UL applications. Tri-Tap consists of 120V, 277V, and 347V. Tri-Tap is pre -wired for 347V. Alternate voltages will require field re -wiring. ACCESSORY ORDERING INFORMATION (Accessories are field installed) Description Order Number FK120V - Single Fusing FK120V FK277V - Single Fusing FK277V DFK208.240V - Double Fusing DFK208, 240V DFK480V - Double Fusing DFK480V FK347V - Single Fusing FK347V RPP - Round Pole Plate 6908901" BKS-BO-WM-'-CLR Wall Mount Plate 123111CLR GAM 2 HSS - House Side Shield 4342901" GFPM 2 HSS - House Side Shield 4342901" GFM 3 HSS - House Side Shield 4342902" Description Order Number GFPM 3 HSS - House Side Shield 4342902" GFM FP HSS - House Side Shield 4342902" GFPM FP HSS- House Side Shield 4342902" GFL 2 HSS-House Side Shield 4342903" GFPL 2 HSS - House Side Shield 4342903" GFL FA HSS - House Side Shield 4342904" GFPL FA HSS - House Side Shield 4342904" GFL FP HSS - House Side Shield 4342904" GFPL FP HSS - House Side Shield 4342904" "Black All HSS available are shown. T' I GREENBRIAR° SERIES - AT LENS GREENBRIAR FLAT LENS Designed to be a vanguard for the '90s, there's finally a comprehensive approach to outdoor lighting. Greenbriar incorporates a high-performance vertical burn optical system into a smart, economical housing. Strong in capability. Dependable without question. Unique in value. SPECIFICATIONS HOUSING The Greenbriar's aluminum housing is finished to produce a clean, sharp appearance and designed to ensure weather -tight construction. Top -access cover provides ease of installation and servicing. All pole -tap fixtures are pre -wired. LENS/GASKET The Greenbriar's flat tempered glass lens is sealed to the housing with an EPDM gasket, preventing entry of moisture and insects. TOP FASTENERS The Greenbriar's four captive stainless steel fasteners secure the top -access cover to the housing. SOCKETS Porcelain mogul -base sockets feature spring -reinforced contacts for long life. LIGHT SOURCES The Greenbriar is designed to operate with any of the following lamp types: High Pressure Sodium or Metal Halide. Reduced envelope lamps are utilized for 400 Watt Metal Halide in medium fixtures and 1000 Watt Metal Halide in large fixtures. Clear lamp is supplied as standard. PHOTOMETRICS REFLECTORS/DISTRIBUTION PATTERNS The Greenbriar fixture is available in five reflector systems and distri- bution patterns, all with vertical burn lamps: Type II (2), Type III (3) (medium only), Type V Square (5), Automotive Forward Throw (FA) (large only), and Perimeter Forward Throw (FP). Reflectors are field - rotatable, enabling generous flexibility in distribution patterns without fixture movement. Photometric data is certified by an independent testing facility. FINISHES Each Greenbriar fixture is finished with DuraGrip", LSI Lighting Systems' revolutionary superior baked -on polyester -powder finishing process, to give the fixture an exceptionally attractive appearance. Standard finish colors available for the Greenbriar are bronze, black, platinum plus, buff, white, and green. The DuraGrip polyester finish withstands extreme weather changes without cracking or peeling. Finish is guaranteed for five full years. DECAL STRIPING To complement the fixture's appearance, a color -coordinated decal is available in 8 standard decal colors or by custom order from a selection of hundreds. Decal is guaranteed for five years against peeling, cracking, or fading. 750W High Pressure Sodium 1000W Metal Halide GFL — Type V Square GFL — Type V Square Vertical Burn Vertical Burn 3MH 2MH 1MH 0 3MH 2MH 1MH 0 ONEN 3MH NONE 310H NN 2MH NOS 1MH N�lf7r 1MH N D E Milt. e A �1MH A r01MH MNODS— 2MIiC`n,.yw_v,,, 2MH ONO 3MH 3MH SEEN Front Front Lumen Rating 110,0D0 Lumen Rating 110,000 MTG. BALLAST High -power factor ballast with removable ballast tray. Metal Halide and High Pressure Sodium fixtures feature a type CWA ballast. All ballast types are designed for -20' F operation. BRACKETS Arm Mount: 2-1/2' x 6' x 12' length, extruded aluminum bracket shipped standard with medium luminaires (GFM). Fourteen -inch arms are shipped standard with large luminaires (GFL) only. (An 8' bracket is available in single and D180' configurations, but must be ordered from the Options column of the ordering chart.) A Round Pole Plate (RPP) is required for mounting to 3'-5' round poles. Pole Top: The cast aluminum mounting hub conceals wiring compartment and mounting hardware (consisting of four 11/16' O.D. aluminum rods for medium fixtures and 7/8' O.D. aluminum rods for large fixtures, and a high -strength grade -five steel bolt with nylon insert and split lock washer for double locking). POLES Refer to Poles/Brackets section of catalog for pole information. R CO listed for wet locations. Levels shown are in loolcandles. L/GH77NG SYSTEMS 10000 Alliance nond • P.O. Box 42728 • Cincinnati, Ohio 45242-0728 • (513) 793-3200 • FAX (513) 984-1335 No Text Dellenbach Subaru Page 2 Project 9875 June 14, 1999 the majority of the offsite light pollution and make the light pollution level 20-0" from the Site .property Line negligible. Note: "the existing light levels 20' -0" from the site property lines are much higher than 0.1 foot candles and we would question whether or not the adjacent lighting levels conform to the current land. use code. In short, the off site light pollution is negligible 20'- 0" from the property line, when -you consider the high competition environments this site is located in. . 1 . ' Per the direction of Leanne Harter, formally of the City's Planning Department, we have modeled the site lighting after Spradley Barr Ford, an existing car dealership in the City of Ft. Collins. According to Ms. Harter, the City has shown,acceptance to this type of lighting and in the future will use Spradley Barr Ford;a's,the'example of acceptable car dealership parking lot lighting. Enclosed are Cutsheets of the;cutoff-lighting sources -that will be utilized, similar to fixtures utilized at Spradley Barr"Ford. Theicontrol'of the lighting system will also emulate Spradley Barr Ford's Control System. It will progressively shutdown. certain lights at certain times after dark so the lighting.level will eventually be minimized and be utilized for security purposes only., Enclosed are photometrics showing''the light levels at_various proposed times of shut down. Per Steve Olt's request; the'following'is a list of `existing jobs'that the City Is planners can us as a comparison of footcandle levels produced on,photometric plans to their actual deal world appearance. The first was for Spradley Barr and the,foo'tcandle`levels along the main display area running parallel with College Avenue had average light levels -of 40FC. Toward the back of the lot the lighting.was averaging 15 to 20 FG. This,is whatDellenbach Subaru was modeled after and will most resemble. The second layout was -for Steele's Market Center; and'under the maiwparking lighting, which was Sterner 1000 watt metal halide, the average was I FC:..'The decorative fixtures around the perimeter were used for decorative and path lighting —The average level'along the path was a range from 1.5 to 2 FC average. The third layout was for Ed Carroll Motors-Porsche/Audi and this was just for general site lighting. The average FC level for the entire site was 22 FC. The levels along the front of the lot where cars are displayed was 45 to 50 FC. In reality, the light layout of the site in question will be at a lower level than it's surrounding sites. To remove more lighting and totally�conform to theiand Use Code would most definitely make the site dark in comparison to its surroundings. N t Nuff A550CI4TES, INC. RONALP J. OUTT - P.E. ELECT2ICAL ENC,INEER.S June' 14, 1999 Carr Bicker The Architect's Studio 151 West Mountain Ave., Suite 100 Ft. Collins, CO 80524 RE: Dellenbach Subaru Project No. 9875 Dear Mr. Bicker, The Photometric Site Layout to be submitted on the above mentioned project to the City of Ft. Collins Planning Department, shall be submitted.under the'City's Alternative Compliance of the Land Use Code. It is important to note that to successfully illuminate a car dealershipsales parking area, higher foot candles are required than the land use code allows.", -The location of the land in question is also of importance, bordered by existing'car dealerships•to the north and south, College Avenue to the east and a Napa Auto Parts to�the westindicates the land is, in a competitive environment that generates a higher level of lighting. Enclosed�is an example,of Car Dealership Industry ` Standards for lighting. Notice that for high' competition environments an average footcandle level for the First Row of Display Cars is 60 to 80 FC while the 2nd Row has an average of 35 to 45 F.C. The requirements for standard competition, (which this site is clearly not, it is a high competition environment), have an average foot-candle level for the First Row of Display Cars of 50 to 70 F.C., while the 2n1 Row has an average of 30 to 40 F.C. The re -submitted Photometric Site Layout clearly indicates the site in question will have light levels far below the industry standards for high competition or standard competition environments. The Land Use Code also has a stipulation of the amount of off site light pollution allowable. The code indicates that no more than 0.1 foot candles is allowed at a distance of 20'-0" from the site property line. The re -submitted Photometric Site Layout indicates that there are points where this appears to be in violation. However, the computer program used to create the Photometric Site Layout is not.capable of accounting for natural obstructions. As shown on the Architectural Site Plan an array full grown trees surround the site in question and are to remain in there existing locations as the site is developed. In reality, the trees surrounding the site will consume 1013 57T11 AVENUE COURT SUITE 200 CREELEY. COLORADO 80634 e-mail: rjmcnutt@concentric.net A C,REELEY (970) 356-3093 DENVER (303) 654-041, F4X (970) 351-0903: • ` FT. COLLINS: (970) 686-5678 parking will be used for dealer inventory. An existing bus stop along College Avenue will have a direct connection to a north -south sidewalk, without the current difficulty of crossing the Frontage Road. In addition, new sidewalk access will be provided at the northeast comer of the site, as well as a mid -block ramp along West Swallow Road. Elsewhere, new sidewalks will merge with existing sidewalks, having negligible impact on existing pedestrian movement along adjacent sites. The new service area, new second level and existing brick structure will all receive a stucco finish. Because the existing building has already been painted several times, and several existing openings will be modified, it was decided that a stucco overcoat would provide the most homogeneous finish and an opportunity to marry the existing building to the new through a shared vocabulary of finishes. Included in this vocabulary is a stacked stone tower (a Subaru icon) at the southeast comer of the existing building, as well as a 6' high band of stacked stone at the base of the new service building. As a whole, the building will utilize neutral and earth tone stucco, stacked stone, and several trellises and armatures to provide an appropriate regional aesthetic. In addition, the latter will also serve to protect entrances, reduce solar gain, and provide a way to proliferate plantings and landscaping. This vocabulary of materials also reinforces the human scale, by creating a band of rich materials at the pedestrian level, as well as creating protected zones at prominent points of entry and pedestrian interaction. The site landscaping, while fulfilling Land Use Requirements, is also integrated into the overall aesthetic of the building. Although not explicitly required by the Land Use Code, a screening hedge has been proposed between the subject site and the adjacent commercial site to the west Foundation plantings have been included where feasible. At the entrance to the building, potted annuals have been proposed in lieu of foundation beds to alleviate concerns regarding maintenance, particularly in front of glazing which extends to the floor he. The potted annuals will also provide significant color and seasonal appeal. To the east of the building, an area has been developed which is intended to enhance the natural appeal of the site as well as provide an extension of the client's retail opportunities. A surface that allows significant permeability (or the introduction of turf between pavers) will be employed for the display of 3 to 4 automobiles adjacent to the building. Surrounding this display will be an area landscaped with heavy boulders and indigenous "alpine" plants and perennials. This landscaped area is intended to extend both the function and aesthetic of the building towards the street in the spirit of "New Urbanism". The landscape plan calls for many "low" and `very low" water use plants, and should allow for an efficient irrigation scheme. Proposed plant species are diverse, and have been selected and located based upon the abilities of each to thrive in specific conditions. Consideration has also been given to the seasonal fluctuation of foliage and density. In summary, this project will provide an appropriate "outdoors" aesthetic through the use of forms, building and plant materials. It will also provide extensive improvements to vehicular and pedestrian access to the site, as well as continuity and accessibility to the contiguous Dellenbach Chevrolet site. It is anticipated that this site will serve as a catalyst for future proposals to eliminate and reconfigure the Frontage Road at locations which positively effect vehicular and pedestrian accessibility, safety, and the overall quality of the South College Avenue commercial corridor. PROJECT DEVELOPMENT PLAN PLANNING OBJECTIVE Submitted by Carr Bieker of the Architects' Studio September 18, 1998 Subject Property: Dellenbach Subaru The subject property is located at the southwest comer of South College Avenue and Swallow Road. The proposal incorporates the existing one story'Round the Corner restaurant into an expanded Subaru auto dealership, showroom and vehicle service facility. The subject property is contiguous to the Dellenbach Chevrolet property to the south and some of the proposed improvements affect this collective site area. In an effort to improve vehicular traffic flow to, from and through both the northern Subaru and southern Chevrolet sites, the proposal calls for the abandonment of the Frontage Road from the Dellenbach property to West Swallow Road. In conjunction with the elimination of this portion of the Frontage Road, the proposal pursues right turn in and out access to South College Avenue. This new access would service both of the Dellenbach sites mentioned above as well as the Bank property to the south. Both the City and CDOT responded favorably to this proposal in December 1997. The Transportation Impact Study (August 14, 1998) concluded that the proposed Dellenbach Subaru would generate 146 fewer daily trips than the existing `Round the Comer restaurant. This reduction in trip generation, coupled with improved site access and dedicated circulation between the Dellenbach sites validates the abandonment of the Frontage Road. In addition, the Storm Drainage Report (September 8, 1998) predicts that hard surfaced areas within the Frontage Road ROW will be reduced by 68% as a result of this proposal (removal of existing roadway and replacement with turf and landscape material). The net hard surfaced area of the entire project site will also be decreased. As proposed, the current Frontage Road ROW to the east of the subject property will be vacated, and subsequently utilized and addressed as part of the subject site. Although the existing structure does not quite lay within 15' of the build to line at Swallow Road, the proposed adjacent addition will be located at 15' from the build to line. Similarly, there will be no parking between the building and adjacent roadways, apart from several dealer cars displayed on a landscaped pads. In this manner, the proposed building addresses the Land Use Code's concern for maintaining proximity to both vehicular and pedestrian arteries. The major parking volume is located to the south of the building, where it is best serviced by the proposed new right in from College Avenue to the south of the subject site. This minimises the distance traveled and the amount of vehicular interaction required upon entering the site. The building use is split between "general office" (3 spaces per 1000 sf) and "vehicle service and maintenance" (5 spaces per 1000 sf). With a proposed building area of 12,275 sf +/-, the maximum allowable parking is 42 spaces. The proposed scheme provides 20 spaces dedicated to customer parking, as well as a three bicycle ribbon rack located adjacent to the showroom entrance. The remaining onsite Wrl secarm �evo. - IIIICCO, Max f..l WYLaa07 /MMe! m01 GIM11lL jS % Fefx 111LL1/. ■IICRi® H Te 1100! 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MM AMR wAT 1AV1�lYI1• Arl®NYI�Iw• IWIRxW1 wTAOYL1RAiMC; r �• w• Mw•wrnwr wwa�•Mmrtlf iwrt rrJ Nww. wwwcw N41 w aw.N.tl wil usuewxxl•rrrw J.w Nx I LP I 2 SITE PLAN SCALI'13AP PRAVVK& LEGEND B R o vl9 y l A MAIAIW a pIp VICINITY MAP � Yn s UILQRATV SEVATM�w B5 L Fig � Qj�5 kEITIFICATION D co PLANNING AND ZONING BOARD OMTIFIGATIO L z Lu ui a PROJECT DEVELOPMENT PLAN I SP I VICINITY MAP 09/30/98 #50-98 Dellenbach Subaru (LUC) PDP - Type II 1"= 600' No Text Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 13 LUC equally well than would a lighting plan which complies with the standards of the Section. C. The DELLENBACH SUBARU, PDP is compatible with the surrounding land uses. RECOMMENDATION: Staff is recommending approval of the request for an alternative site lighting plan for the DELLENBACH SUBARU, Project Development Plan, in accordance with Section 3.2.4(E) - Alternative Compliance of the LUC. Staff is recommending approval of the DELLENBACH SUBARU, Project Development Plan - #50-98. Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 12 This proposal complies with the purpose of the C - District as it provides community and regional retail automobile sales and service in a community/regional shopping area of Fort Collins (the South College Avenue corridor has historically been considered a community/regional shopping center). The retail portion of the operation is the new auto display and sales. This Dellenbach Subaru Automobile Dealership is an auto -oriented facility in an area along South College Avenue that includes automobile dealerships and retail/commercial uses. The site has been designed to provide and emphasize safe and convenient pedestrian movement from the South College Avenue sidewalk system to the public entries into the facility. Section 4.17(E) Development Standards The proposal satisfies the applicable development standards in the C - Commercial Zoning District. 5. Findings of Fact/Conclusion: A. The DELLENBACH SUBARU, PDP contains uses permitted in the C - Commercial Zoning District, subject to review by the Planning and Zoning Board. B. The DELLENBACH SUBARU, PDP meets all applicable standards as put forth in the LUC, including Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, and Section 3.6 - Transportation and Circulation, with the following exception: standards located in Section 3.2.4 - Site Lighting Levels of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS. An alternative lighting plan, in accordance with Alternative Compliance (Section 3.2.4(E)] in the LUC, has been submitted for consideration. The proposal incorporates an innovative computer controlled lighting system that varies the light levels over the course of an evening and early morning hours and mitigates off -site light spillage and glare. Staff finds that the alternative plan for the proposed computer controlled lighting system (successively diminished lighting levels) for the Dellenbach Subaru Automobile Dealership is in accordance with prior auto dealership lighting plans and accomplishes the purposes of Section 3.2.4 Site Lighting in the Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 11 The DELLENBACH SUBARU, PDP satisfies all applicable Building and Project Compatibility standards. Section 3.5.3. Mixed -Use, Institutional and Commercial Buildings The DELLENBACH SUBARU PDP satisfies all applicable Mixed -Use, Institutional and Commercial Buildings standards. C. Division 3.6 - Transportation and Circulation Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Impact Study), including the following: General Standard. This development proposal satisfies Section 3.6.4(B), which requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part II of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. 4. ARTICLE 4 - DISTRICTS A. Division 4.17 - Commercial District Vehicle sales and leasing establishments with outdoor storage are permitted in the C - Commercial Zoning District, subject to Planning and Zoning Board (Type II) review. The purpose of 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. Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 10 is considered to be a "commercial value" area for outdoor display and sales of a product versus primarily security and safety for patrons using a standard commercial parking area. a. Dellenbach Subaru is proposing an alternative lighting plan because it would provide a uniformity of on -site lighting for better rendition of auto display. The uniformity is improved if there are more poles that are lower and closer together. The proposed light fixtures are 25' in height and the light source will control the lighting on the perimeter of the site. Changing the light source wattage to a lower level would be dramatic and would not be adequate for this type of commercial, outdoor display of automobiles. b. The Dellenbach Subaru lighting system would produce an average lighting level of 7.02 to 1.08 foot-candles over the site. A lighting plan designed to meet the maximum lighting level of 10 foot-candles overall would probably not be as good as the proposed system. There would be fewer poles, due to the lower wattage, and they would have to be higher than the proposed 25' for adequate distribution. These fixtures may create more light spillage and off -site glare than the proposed lights. C. This development proposal incorporates an innovative computer controlled lighting system that varies the light levels over the course of an evening and early morning hours and mitigates off -site light spillage and glare. Staff finds that the alternative plan for the proposed lighting system for the Dellenbach Subaru Automobile Dealership is in accordance with prior auto dealership lighting plans and accomplishes the purposes of Section 3.2.4 Site Lighting in the LUC equally well than would a lighting plan which complies with the standards of the Section. B. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 9 than in a parking lot for other businesses. The functional needs of this proposed project essentially cannot be met at a maximum lighting level of 10 foot-candles. b. The proposed solution meets the functional needs of -the project in a way that does not adversely affect the adjacent properties or neighborhood. Not only is there virtually no light spillage beyond the property lines, the average level on the site through the night will be substantially less than the 10 foot-candles allowed in the LUC. C. A proposed state of the art computer controlled lighting system (similar to that being used on the existing Spradley Barr Ford site south of Harmony Road) would decrease the affects on the adjacent properties and neighborhoods and would result in energy savings. The site would be fully illuminated for only a few prime shopping hours each evening. d. The lighting levels on the Dellenbach Subaru site would be below those of other auto dealerships. Average lighting levels on this site at full illumination would be 7.02 foot-candles, with some "spot' levels up to 41.8 foot-candles. Average lighting levels on the site at non -prime shopping hours (after hours) would drop to 1.08 foot-candles, with some "spot' levels up to 10.6 foot-candles. Three Photometric Plans (for proposed lighting from dark to closing, from closing to 1 hour after closing, and from 1 hour after closing until morning for security) and copies of cut sheets for the proposed lighting system have been submitted for review by staff and the Planning and Zoning Board. Staff Response: City staff considered many different types of land uses when the design standards for site lighting were discussed and implemented into the LUC. The purpose of the maximum allowable lighting levels City-wide of 10 foot-candles, except for loading and unloading platforms where the maximum lighting level shall be 20 foot-candles, was a conscious decision to attempt to significantly decrease outdoor lighting levels throughout the City for differing land uses. As part of development review for Dellenbach Subaru, staff considered the difference between lighting levels in higher activity parking areas and the proposed subject Dellenbach Subaru automobile dealership. Dellenbach Subaru Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 8 Spradley Barr's control system. It will progressively shut down certain lights at certain times after dark so the lighting level will eventually be minimized and will be utilized for security purposes only. d. In reality, the site lighting for the Dellenbach Subaru Automobile dealership will be at a lower level than its surrounding sites. To remove more lighting and totally conform to the Land Use Code would definitely make this site dark in comparison to its surroundings. e. Examples of 3 existing sites have been included to use as comparisons of lighting foot-candles to this proposed site. This information has been produced based on photometric plans to their real world appearance: * Steele's at Market Center — Under the main parking lot lighting (Sterner 1000 watt metal halide) the average is 1 foot-candle. The decorative fixtures around the perimeter are used for decoration and path lighting. The average light level along the path is a range from 1.5 to 2 foot-candles. * Ed Carroll Motors, north of the subject site — The average foot- candle level for the entire site is 22 foot-candles. The levels along the front of the lot (toward South College Avenue) where cars are displayed are 45 to 50 foot-candles. * Spradley Barr Ford, south of Harmony Road — The foot-candle level along the main display area running parallel with South College Avenue have light levels of 40 foot-candles. Toward the back of the lot the lighting is averaging 15 to 20 foot-candles. This site is what the Dellenbach Subaru lighting plan is modeled after and will most resemble. In addition, the applicants would like to offer the following information: a. Because the nature of the proposed land use requires that the products available for sale (in this case, automobiles) must be predominantly displayed outdoors, this type of business is more susceptible to vandalism than most other businesses. The customers must examine the products in the outdoors and, therefore, the safety and visibility are more important Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 7 The applicant cited the following reasons for consideration of the Alternative Compliance request: a. To successfully illuminate a car dealership sales parking area, higher foot- candles are required than the Land Use Code allows. The location of the land in question is also of importance, bordered by existing car dealerships to the north and south, South College Avenue to the east, and a NAPA Auto Parts store to the west indicates the land is in a competitive environment that generates a higher level of lighting. The Car Dealership Industry Standards for lighting show that for high competition environments an average foot-candle level for the first row of display cars is 60 to 80 foot-candles, while the second row has an average of 35 to 45 foot-candles. The requirements for standard competition (which this site clearly is not, it is a high competition environment) have an average foot- candle level for the first row of display cars of 50 to 70 foot-candles, while the second row has an average of 30 to 40 foot-candles. The Photometric Plans for the site indicate that this site will have lighting levels far below the industry standards for standard or high competition environments. b. The Land Use Code has a stipulation regarding the amount of allowable off -site light pollution. The code indicates that no more than 0.1 foot- candles is allowed at a distance of 20' from the site property line. The Photometric Plans indicate that there are points where this appears to be in violation. However, the computer program used to create the Photometric Plans is not capable of accounting for natural obstructions. As shown on the Site and Landscape Plans, an array of full grown trees surround the site and are to remain in their existing locations as the site is developed. In reality, the trees surrounding the site will consume the majority of the off -site light pollution and make the light pollution level negligible 20' from the property line. C. Per direction from a representative of the City Current Planning Department, this site lighting has been modeled after the existing Spradley Barr Ford Dealership located on the west side of South College Avenue south of Harmony Road. According to the Planning Department, the City has shown acceptance of this type of lighting and in the future will use the Spradley Barr site as the example of acceptable car dealership parking lot lighting. The control of the lighting system will also emulate Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 6 foot-candles at 20' beyond the property line. These figures represent the site lighting at full illumination (dark to closing). The proposed computer controlled lighting system for this facility will progressively shut down certain lights at certain times after dark so the lighting levels will eventually be minimized and utilized for security purposes only. The "front row", site lighting, and off -site levels exceed the standards as set forth in Sections 3.2.4(D)(7) & (8) of the LUC and, therefore, the applicant has submitted to City staff and the Planning and Zoning Board for review an alternative lighting plan (see attached) based on the criteria as set forth in Section 3.2.4(E) Alternative Compliance. Upon request by an applicant, the Planning and Zoning Board may approve an alternative lighting plan that may be substituted in whole or in part for a plan meeting the standards of this Section. (1) Procedure. Alternative compliance lighting plans shall be prepared and submitted in accordance with submittal requirements for lighting plans as set forth in this Section. The plan shall clearly identify and discuss the modifications and alternatives proposed and the ways in which the plan will better accomplish the purpose of this Section than would a plan which complies with the standards of this Section. (2) Review Criteria. To approve an alternative plan, the Planning and Zoning Board must first find that the proposed alternative plan accomplishes the purposes of this Section equally well or better than would a lighting plan which complies with the standards of this Section. In reviewing the proposed alternative plan, the Planning and Zoning Board shall consider the extent to which the proposed design protects natural areas from light intrusion, enhances neighborhood continuity and connectivity, fosters nonvehicular access, and demonstrates innovative design and use of fixtures or other elements. Applicant's Request: The applicant has stated that Section 3.2.4(D)(7) of the LUC, calling for a maximum on -site lighting level of 10 foot-candles, was written to address common patron or employee parking areas and did not recognize other functions such as lighted athletic fields, product display (such as automobile dealerships), or outdoor performing arts facilities that cannot meet the stated purpose of the Site Lighting section of the code. Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 5 This development proposal exceeds the standard for Parking Lot Interior Landscaping as set forth in Section 3.2.1(E)(5), providing 8% interior landscaping in the auto display, sales, and customer parking lots. Screening. The proposal satisfies the standard relating to the screening (Section 3.2.l(E)(6)] of areas of low visual interest or visually intrusive site elements (such as trash collection, open storage, service areas, loading docks, and blank walls) from off -site view. The trash enclosure and used oil container are located on the west side of the building and are included within walls to match the building. Landscape shrubs will provide additional screening from West Swallow Road. The service area and maintenance -related activities are on the southwest portion of the building and they are set back a significant distance from and out of view from South College Avenue. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, specifically the following: Directness and continuity of walkways. The development proposal satisfies the standards (Sections 3.2.2(C)(5)(a)(b)] that walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination, and shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. Also, 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 development proposal provides for a sidewalk network that includes attached sidewalks along the Frontage Road and West Swallow Road. A primary pedestrian walkway will be provided from the attached sidewalk to the building. Lighting. The lighting levels of the proposed Dellenbach Subaru Automobile Dealership would be a maximum of 41.8 foot-candles on the "front row" display areas (closest to the public right-of-way of the Frontage Road along South College Avenue), an average of 7.02 foot-candles on the site, and up to 0.84 Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 4 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS This DELLENBACH SUBARU, PDP proposal meets all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC, with the exception of Section 3.2.4. Site Lighting. The applicant has submitted an Alternative Compliance request for review of those standards which have not been met. Of specific note are Division 3.2 - Site Planning and Design Standards, Division 3.5 - Building Standards, Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The street tree planting is in accordance with Section 3.2.1(D)(2)(a), with existing trees at 25' - 40' on -center in the 23' wide landscaped parkway between the Frontage Road and South College Avenue. Also, Parking lot landscaping - perimeter and interior. Parking lot landscaping for this project is in accordance with the standards, including those related to Parking Lot Perimeter Landscaping (Section 3.2.1(E)(4)(a) and (b)] and Parking Lot Interior Landscaping (Section 3.2.1(E)(5)]. Trees are being provided in the 13' wide landscape setback area between the automobile display parking and the Frontage Road. These trees, integrated with the trees in the landscaped island between the Frontage Road and South College Avenue, are spaced at 25'. The spacing of the trees, in conjunction with the plant material understory (shrubs), provides for adequate screening of the parking areas. This meets the standard for Parking Lot Perimeter Landscaping as set forth in Section 3.2.1(E)(4)(a). The screening for the South College Avenue frontage will consist of a combination of deciduous and evergreen shrubs, minimum of 30" in height, extending a minimum of 70% of the Frontage Street along the parking lot, meeting the requirements of Section 3.2.1(E)(4)(b). Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 3 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C - Commercial; existing auto dealership (Ed Carroll Motors) S: C - Commercial; existing auto dealership (Dellenbach Chevrolet) W: C - Commercial; existing retail (NAPA Auto Parts) E: C - Commercial; existing commercial/retail/office (South College Avenue commercial corridor) This property was annexed into the City as part of the South College First Annexation in November, 1970. The property was originally subdivided and platted as Lots 1 & 2 and part of Lot 3 of the Swallow Subdivision on October 18. 1973. It was replatted as 'Lots 1 & 2 and part of Lot 3 of the Replat of Swallow Subdivision on August 3, 1976. The Planning and Zoning Board approved the Round The Corner Restaurant and the Long John Silver's Restaurant on Lots 1 & 2 and the eastern 30' of Lot 3 on January 10, 1977. The Long John Silver's Restaurant has since gone out of business, the building has been removed, and the site is being used for parking for the Round The Corner Restaurant. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The DELLENBACH SUBARU, PDP contains a proposed land use that is permitted as a Type II use, subject to review by the Planning and Zoning Board. The proposed use is automobile display, sales, and service. The LUC requires that a neighborhood meeting be held for development proposals that are subject to Board review unless the Director determines that the development proposal would not have significant neighborhood impacts. It was determined that it was not necessary to hold a neighborhood meeting for this proposed automobile dealership in the South College Avenue community/regional shopping corridor that has no direct relationship to any residential neighborhoods. Dellenbach Subaru, PDP - #50-98 August 5, 1999, Planning & Zoning Meeting Page 2 * standards located in Division 3.2 - Site Planning and Design Standards, with the exception of Section 3.2.4. Site Lighting (the applicant has submitted an Alternative Compliance request for review of the standard which is not being satisfied), Division 3.5 - Building Standards, and Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; * and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.17 C - Commercial Zoning District). Vehicle sales and leasing establishments with outdoor storage are permitted in the C - Commercial Zoning District, subject to Planning and Zoning Board (Type II) review. The purpose of 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 provides community and regional retail automobile sales and service in a community/regional shopping area of Fort Collins (the South College Avenue corridor). The retail portion of the operation is the new auto display and sales. This Dellenbach Subaru Automobile Dealership is an auto -oriented facility in an area along South College Avenue that includes automobile dealerships and retail/commercial uses. The site has been designed to provide and emphasize safe and convenient pedestrian movement from the South College Avenue sidewalk system to the public entries into the facility. ITEM NO. 4 MEETING DATE 8/5/99 STAFF Steve Olt Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: DELLENBACH SUBARU, Project Development Plan - #50-98 (Type II, Planning and Zoning Board Review in the Land Use Code) APPLICANT: The Architects' Studio c/o Carr Bieker 151 West Mountain Avenue Fort Collins, Colorado 80524 OWNERS: Dellenbach Motors c/o R. Michael Dellenbach, President 3111 South College Avenue Fort Collins, CO. 80526 PROJECT DESCRIPTION: This is a request for a Project Development Plan (PDP) for an automobile dealership, showroom, and vehicle service facility. The property is located at the southwest corner of South College Avenue and West Swallow Road and is contiguous to the existing Dellenbach Chevrolet dealership that is to the south. The facility would contain one 10,400 square foot building that would be one and two stories, up to 28' in height. The site is 1.08 acres in size and would contain 16 spaces for customer parking and 52 spaces for auto display. The property is in the C - Commercial Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This Project Development Plan 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; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT