HomeMy WebLinkAboutMITSUBISHI @ 2712 S. COLLEGE AVE. - MJA - MJA120007 - MINUTES/NOTES - CORRESPONDENCE-NEIGHBORHOOD MEETING10/25/2012
Mitsubishi Dealership Project
Description
(Applicant)
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Form Calicos
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Appeal Board's Decision
• Appeals of Planning and Zoning Board decision to
City Council are filed with the City Clerk within 14
days of the decision date.
• Who can appeal the decision? C
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• City Clerk is primary contact for appeal process.
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2712 S. College Ave Site Information
Zone District:
General
Commercial (CG)
Vehicle Sales:
Planning and
Zoning Board
(Type ll)
..Fo Collins
Dates: Project and Process
• Conceptual Review meeting
- Held September 25, 2012
• Neighborhood Meeting
- Tonight October 25, 2012
• Next Step: Submit Application
- Date TBD by applicant.
- Yellow sign posted on property when
submitted.
12 ��
Application Submitted
• Sign posted
•-i • Application submitted t!
• Development fees paid +
Application Reviewed
Who in the City reviews the
application?
- Planning, Engineering,
Traffic, Utilities,
Forestry, PIl Zoning,
act...
Development project can
take multiple `rounds' of
review prior to the Planning
and Zoning Board Hearing
�Fehfnull�8
Attend Public Hearing
U.S. mail notification of hearing
date, time and place no less
than 10 business days prior to
hearing.
Planning and Zoning Board
hearings always on third
Thursday of month.
Heanng televised on Channel
14 and stream -able on
fcgov.com
httpliw .fcgov.com'cdyrierk
9 planning-zoning.phc
Guidelines for Communication
Tonight
One person speaking at a time.
Be brief so everyone has a chance to speak at
least once.
Everybody gets an opportunity to speak prior to
providing a second comment.
Let speakers know if you can not hear them.
Let scribe know if your point was not captured
correctly.
Keep an open mind, listen constructively.
Be respectful: criticize ideas. not people.
icdlns
City's Development Review Process
The City's Review Process and
You...
�OfI CO�IIl:S
Neighborhood Informational Meeting
Proposed Mitsubishi Dealership
2712 S. College Ave.
October 25, 2012
Agenda
I. Introductions
II. Purpose of Meeting
III. Meeting Ground Rules/ Communication
Guidelines
IV. City's Review Process
V. Project Description (by Applicant)
VI. Questions and Answers with the Developer.
Comments and Discussion
VII. Summary and Wrap Up
VIII.Adjourn by 8:00 p.m.
`dFytCollns
Purpose of Tonight's Neighborhood
Meeting
Opportunity for developer to
communicate proposal to neighbors.
Ask questions and share opinions
about the proposal with the
developer and City staff.
Neighborhood meetings happen prior
to developer submitting formal
application for develop.
Q: Do you have other dealerships?
A: Primarily in Indiana, Minnesota, Kentucky
Q: What are the hours of operation? How will we know impact of lighting.
A: If you look at the lights you will be able to see them. Typically open to 9pm at night.
C: Would not prefer lights.
Q: If an application is submitted, what is the turnaround process for the city? What is the
appeal process/timeframe?
A: Appeal of P&Z decision. Application will be submitted, several iterations of review from
inside and outside City agencies to make sure they are meeting all standards. Neighbors have
rights in the development review process; compatibility a major part of the land use code.
Please send comments so we understand concerns moving forward. 6-12 weeks in the
development review process. 2 weeks prior to public hearing a notice will be sent out.
Q: At hearing, will know details of site plan, lighting, landscaping, etc.
A: As soon as this information comes in it is public record. Things change during the review
process (multiple iterations). We encourage concerned citizens go to P&Z board and give public
testimony. Try to make it an equitable process.
A: The impacts should be mitigated but we also have to recognize that it is commercial property
and there are certain rights to develop property.
Q: What kind of traffic pattern expected of customers? Neighborhood streets weird; turning left
onto college can't see cars on college turning east onto Thunderbird. Can be a dangerous
intersection; watching for traffic from all directions; cross -traffic — access. Would there be
more traffic coming through the neighborhood making the dangerous turns onto College.
A: Traffic impact study examines at increase in traffic; if it increases to a certain amount, certain
improvements could be required (stop signs, traffic signals, etc). Not sure impact until a traffic
impact study received. Will increase traffic compared to a vacant property, but looks at last
occupant of property.
A: Can ask traffic engineer about traffic patterns.
Q: Will we be continued to be informed?
A: Yes, but keep in contact. Can look at plans. Project will take a few weeks before submitted.
Q: When do you want to open?
A: As soon as possible.
C: Like the plan, property behind the buffer and see it as being a benefit. Potential for the
property to be a bar. Don't believe it will hurt property values, especially with buffer.
C: Excited local firms from the city were hired. Allows better communication.
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A: Too big. Mitsubishi a niche brand, for the size of the business looking to create, this is an
appropriate size. Reuse an existing building. No new paving, taking pavement up. Trying to
have an environmentally conscious business.
Q: All other car dealerships on other side of the road
A: Not looking to be Spradley-Barr.
C: Will traffic analysis be based on the garden -supply use? Floor covering use also in place at
site for 15 years. Traffic use less than the floor covering business and more aesthetically
pleasing. Current property owner helped pay for alley improvements.
C: Good for Fort Collins, the area. Can put any general business in the area, but looking to see
the Mitsubishi Dealership in the spot.
Q: Would the City be willing to sit down with HOA board and discuss options — taking over
ownership? To have the HOA board/individuals owning the alley is time-consuming.
A: Not certain. Development should not hinge on who owns the alley.
A: Alley does not meet any current code as it is so old. If we can cooperate and help they will;
upgrading alley further may bring more traffic.
A: Proposal not contingent on HOA board no longer wanting to maintain the alley.
C: Star of India/Fish & Chips came in and very popular. Need signs to delineate parking spaces
for various businesses. Need to put nice signs, consistent and clear to help parking situation.
Get this going as peace of mind before the new business. People who are looking for parking
spaces will be parking in other areas/in front of other businesses.
C: Many concerns not direct to proposal, but may get negative feedback to take care of nearby
properties.
A: (Staff) Can figure out a way to mitigate impacts (traffic, visual). Landscape buffer could have
trees in it.
Q: What rights do homeowners have as the process continues. What is the follow-through, so
we don't appeal. How will we be informed in the future?
A: Recommend looking for big yellow sign in front of property after they submit. Plans are
public record and can ask for them. Provide written comments for the record.
As soon as they are ready to go to public hearing you will receive another letter. Decision
maker (Planning & Zoning Board) will have a record of comments/feedback and many ways to
ensure your voice is heard. Public testimony also heard at the hearing.
C: A dealership like this may be one of the better things to happen to the property. Many
businesses could be opened a large portion of the night and have impacts.
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Q: Would the TIS look at the alley behind?
A: Typically would look at this, might not get trip distribution.
C: (App)May have assumed City owned the alley. Every single business owner pitched in a
certain percentage for the alley repair/improvements; created own responsibility for the
reconstruction project.
C: (App) Not opposed to continuing being a part of the group and contributing to alley
maintenance.
C: (App) Design team local and take pride enhancing midtown, keeping property values up,
turning vacant land into something vibrant.
C: Vibrancy for nearby residents may not be a positive. Could mean busier. Do we want the
extra traffic, noise, lighting? Appreciate contribution to economy, but have had very quiet
businesses or business issues; no high amount of traffic, noise. May be conflict between
vibrancy for businesses (more customers) versus residents (more impacts).
C: (App) TIS analysis may not be accurate until layout finalized.
C: (App) Will analyze land use compared to previous land use. Will not look at people cutting
through. Landscape buffer was not required at all; respect space and provide buffer between
the two rather than a harsh transition. Separation of uses. Going above and beyond to address
concerns.
C: (App) Look at vibrancy vs crime.
C: Asked police to patrol area; sketchy individuals late at night with nearby liquor
store/convenience store. Would a car dealership in a backyard increase crime in the area:
C: (App) Cameras to help deter crime.
C: Rarely perfect solutions. This use is about as good as you can expect for this property.
Investing a lot into the property.
C: 40 cars in back parking lot; there will be business taking place not inside as before, but taking
place outside within the private area. Customers looking/walking around in back area.
C: (App) Could propose higher landscaping.
C: Would block views.
Q: Why did you not consider the old JoAnnes?
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A: Commit to not having commercial vehicles in the alley. No direct access from the alley.
Access from front or if property or at the property purchased near the site. Going to park cars
along the property line near the alley so customers can't drive in from the alley. Inventory cars
parked solid & landscaping preventing alleyway access.
C: If you can't find parking out front, have to use the back. People coming in from the alleyway.
People parking on other property.
Q: How many spots in the front for customers?
A: 3 in front of property and along the frontage road.
C: Every property owner along alleyway pro -rated contribution to alley. Landscape buffer best
possible solution to condominiums on the east as there will be no access.
C: Taking vacant building, putting new high -end retail business. Establishes a precedent of
separating alley from commercial development along west side of the alley. Up to City to
establish how properties are developed — ask them to do what others have done.
C: Tried to go to City to take ownership of the alley. Nightmare for an HOA to have ownership
of the alley; concerned about increase in traffic and contribution to reconstruction of the alley.
Looking out for value of home as an investment property and traffic, lighting, parking for other
businesses, hindrance of delivery.
C: Most important behind is the landscaping. Project not acceptable to City standards today.
All of the businesses along access could get landscaping in to help property values.
Q: Alley paved this summer? Did business owners contribute? Do they have a right to use the
road?
A: Complete reconstruction. Business owners did contribute to reconstruction. HOA pays the
largest portion as they have largest square footage on the alley. Pro -rated reconstruction costs;
business owners cooperative splitting cost. Considered constricting access to small cars or
gating alley. Develop a cross -easement agreement and owners continuing responsibility in
cross -easement agreement.
Q: Are existing property owners on -board for continuing cross -easement agreement?
A: Not fully briefed yet.
Q: Is the townhomes' primary access along alley?
A: Yes
C: (App) City's review criteria if there is any increase in traffic, could trigger traffic impact
analysis. Where would vehicles, bikes and pedestrians be coming from?
C: (App) Traffic impact study required for the project.
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Q: Only way to keep patrons contained is to have buffers all around. Will the area be fenced
off?
A: Possibility to be fenced off, but no proposed patron parking in the back. Frontage road used
frequently as parking.
Q: Most car dealerships have bright lighting; will there be extra lighting in the back shining into
homes?
A: City requires light fixtures/lighting requirements so lights are angled down to light only the
property. Part of the review process involves showing the City a photometric study of the site
lighting and light spillage.
Q: Can it be expected for events to produce noise?
A: No PA system planned. It's a small dealership not having concerts.
Q: Will there be a service department?
A: Service department in the back at existing warehouse.
Q: How many employees at the dealership?
A: Around a dozen to begin.
Q: Are you planning on buying the property nearby on McClelland for storage? Truckloads of
car/car delivery?
A: Looking at possibility. May use that for delivery.
Q: Where will the employees park?
A: Not all employees at location at the same time. May add a section of employee parking on
the side.
Q: What is envisioned on the landscape buffer? How wide?
A: Six feet wide. Conceptual in nature at current point. Looking to help with stormwater
runoff, capture water, infiltrate into soil. Plant material on backside high enough to shield the
cars (3 to 5 feet) or about 75% coverage.
Q: Brick walls?
A: Possible
C: Any research done on crime in the alley? Recent crime in the alley over the summer. Suggest
looking at the crime in the alley near restaurants and 7-11.
A: Vacant businesses typically attract crime, having more activity may deter future crime.
Q: Trying to upgrade/increase the value of homes, how will it impact nearby properties?
Looking into an easement — what will you be willing to do to be part of the cross easement &
contribute to alley reconstruction due to heavy truck deliveries? Cooperation with HOA.
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2712 S College Ave Neighborhood Meeting
October 25, 2012
Applicant Presentation:
-2 Display Cars out front
-Currently no sidewalk, accessible pedestrian connection from north
-Renovate building
-Provide bike parking
-Inventory cars (no more than 30) in the back
-Proposed landscape improvements in back
-Use much of existing building (stucco, brick); blend in with storefronts along College Ave.
More daylight into the space
-No building square footage change, perhaps a vestibule
- Located in transportation overlay district
Question and Answer:
Q: Will the building be taller?
A: By code, building must be higher; building footprint will not change
Q: Small car dealership
A: Mitsubishi a small franchise; focusing on electric vehicles/high efficiency
Q: Does the city have criteria a dealership needs for space. Very large dealers across the street.
Concerned about 30 cars in a small area in the back.
A: Capacity available for car parking, not planning to use it all. Could potentially fit 41 cars.
Q: Parking behind the building?
A: Cars to be located behind the building, not sides
Representing HOA board. Effect on value of homes and landscaping. Just put in $40,000 to
replace/repair alleyway and teamed up with other business owners in area to split cost.
Q: Trying to cut down on traffic in the private alley. Will add a lot of traffic, what is the
standpoint on cost/efforts put in correct the alleyways?
A: Current owners helped contribute to the cost. Will take out some of the paving on the
property and put in a landscape buffer at the alley for stormwater. Property will not access the
alley directly. Nothing to stop people from driving over to the alley.
Q: Bringing the buffer around.
A: Depending on how parking is configured, parking spots may block the access. Several layout
scenarios to look at.
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