HomeMy WebLinkAboutCOUNTRY CLUB CORNERS SIXTH FILING (CARWASH) - PDP - PDP170003 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (5)Country Club Corners Carwash
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February 23, 2017
Dear Property Owner or Resident:
P U B L I C
This letter is being sent to let you know a public hearing has been scheduled
to consider a development proposal near your property. Specific information
about this development proposal is to the right and on the back of this letter.
A decision regarding the approval or denial of the proposal will be made by
an administrative hearing officer following the hearing.
You received this notice because records from the Larimer County Assessor's
Office indicate you own property near the proposed development site. Because
of the lag time in recordkeeping, or because of rental situations, some neighbors
may be missed. Please feel free to notify your neighbors of the public hearing so
they can attend. If you own or manage an apartment building, please post this
notice in a common area so your residents can participate.
If you are unable to attend the meeting or would like to provide comments in
advance, please contact me at 970-221-6225 or cmapesnfceov.com.
We welcome and encourage your participation, as your input is an important
part of the development review process.
Sincerely,
Clark Mapes
City Planner
970-221-6225
cmapesnfcgov.com
Development Review Center
281 North College Avenue
Po Box 580
Fort Collins, CO 80522-0580
970-221.6750
fcoov.com/DeveloomentReview
HEARING TIME AND LOCATION
Thursday, March 9, 2017
5:30 P.M.
281 N. College Ave.
Conference Room A
PROPOSAL NAME & LOCATION
Country Club Corners Carwash
Shopping Center at SE corner of North
College Avenue and Willox Lane
(location map on back)
PROPOSAL DESCRIPTION
■ 4,660 square -foot drive-thru
carwash building with vacuum
stations
■ Regrading and seeding of the
existing detention pond at this
location
ZONING INFORMATION
• Service Commercial (CS) zone
district
■ The use is permitted by zoning
HELPFUL RESOURCES
■ Hearing Notice, Plans, and Staff
Report: fcciov.com/ReviewAgendas
■ Information About the Review
Process:
fc.gov.com/CitizenRevi'ew
Trash —The property owner shall perform all trash removal.
4. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND
INDUSTRIAL USES.
There are between 2 and 4 employees on premises during operating hours available to
assist customers. The car wash is an automatic conveyor style system where the
customer remains in their car while being conveyed through the 130' tunnel.
5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES
MADE BY THE APPLICANT.
The sidewalk along the north property line was set to allow for a 15' wide tree lawn to
protect the existing trees along that edge. From that point a 10' wide landscape area has
been provided for the north foundation planting.
6. EVIDENCE OF COMPLETION FOR APPLICABLE CRITERIA.
Not applicable.
7. NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES OR
DISTURBANCES TO WETLANDS, NATURAL HABITATS AND FEATURES AND OR
WILDLIFE ARE BEING AVOIDED TO THE MAXIMUM EXTENT FEASIBLE OR ARE
MITIGATED.
Surrounding land use is compatible with proposed use of site. No wetlands or habitats
exist on the property.
8. WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT THE
NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD.
No neighborhood meeting required.
9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT
MAY HAVE HAD DURING CONCEPTUAL REVIEW.
This project shall be titled "Country Club Corners 6" Filing". During Conceptual Review it
was titled "Country Club Corners Carwash"
10. DEVELOPMENT SCHEDULE
Current schedule is for Building Permit to be pulled in June 2017 and for an opening of
November 2017.
All planting will be designed with native/adaptive plants, emphasizing foundation planting and buffer planting
from the adjacent properties and streets.
LIV 14.3 — Design Low Maintenance Landscapes
Native and adaptive planting and a minimized turf area will allow a minimum of maintenance. Shrub beds
will be maintained without excessive pruning or 'snow -balling' of shrubs.
LIV 22.5 — Create Visually Interesting Streetscapes
With native landscape and additional street trees the streetscape on the private streets will provide
foundation planting, anchoring the building to the site and screen the vacuuming facilities.
LIV 26.3 — Promote Compatibility of Uses
The proposed commercial lot provides compatibility with the adjacent commercial uses adjacent to the site.
2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL
HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS,
AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE
PROJECT.
The site plan works to preserve existing street trees along the north private street, a
generous 15-6" tree has been provided to protect existing tree root systems from
damage from the sidewalk installation. Landscape shrub beds have been planted heavily
with evergreen trees to screen the parking and vacuuming area year round.
3. MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS
The property owner shall perform all maintenance on the lot. All private streets will
continue to be maintained as previously done.
Storm water infrastructure
Stormwater is anticipated to adhere to the original drainage intent established with the
Country Club Corners Third Filing. The project will modify the existing interim detention
pond to accommodate the proposed carwash improvements. Onsite detention and
water quality ponds are not required. The Low Impact Development (LID) requirements
will be satisfied by the incorporation of a rain garden located along the eastern property
line of Lot 1.
Landscape
All landscape maintenance shall be the responsibility of and performed by the
commercial property owner.
Snow Removal
The property owner shall perform on property snow removal sidewalks, entrance drives
and parking lot. The development association will provide snow removal for all walks
along private streets.
surrounding buildings within the existing shopping center and business areas. The split
face block is proposed to be light gray and the brick to be red. The majority of the stucco
treatment is to be red to match the brick with light gray trim areas. Exterior lighting will be
accomplished with building mounted and pole mounted LED lighting in compliance with
local codes.
The business operates from 7:30 am to 8:00 pm in the summer months and 7:00 am to
7:00 pm in the winter months. Vacuums are available at the 17 designated parking
spaces and automotive related cleaning items are available for sale within the reception
area. A customer restroom is also available inside the building.
Access, Vehicular/Pedestrian Circulation and Parking
Primary pedestrian access is provided from the north and west adjacent private drives
proposed sidewalks. Within the site sidewalks are provided behind all vacuum stalls and
along buildings face on the south. Vehicular access is provided from the west private
street. Emergency access is along the north and west private streets. Four (4) bike
parking spaces are provided with two (2) fixed racks adjacent to the employee parking,
no enclosed bike parking is required.
A total of 23 parking spaces are provided for the Lot 1 property.
(5) Employee spaces (9'X17' with a 2' overhang)
(1) Van accessible handi-cap space (8'19', 8' aisle)
(17) Vacuum spaces (13'-6"x19')
1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN
City Plan
LIV 4.1: Ensure Adequate Public Facilities
Access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the
developer. Project is an infill within existing city area.
LIV 5.3 - Identify Additional Redevelopment and Infill Areas as Appropriate
Project seeks to infill in existing commercial area.
LIV 6.2 - Seek Compatibility with Neighborhoods
The property is compatible with the surrounding area. The commercial property will be enhanced with
screening landscaping for the building and parking lot.
LIV 10.1- Design Safe, Functional, and Visually Appealing Streets
Additional Private drive sidewalks have been added with low-water use planting within the development.
LIV 10.2 - Incorporate Street Trees
One additional street trees will be added along the north private street tree lawn to fill in a gap. Trees have
been planted on the west private street/parking lot.
LIV 14.2 - Promote Functional Landscape
Country Club Corners 61h Filing Statement of Proposed Planning
Objectives
Country Club Comers Sixth Filing
January 25, 2017
This project shall be titled Country Club Corners 61h Filing (Country Club Corners
Carwash) - consisting of the following components:
• 3 total lots are being platted
• Carwash and vacuuming area proposed for Lot 1
• Drainage area for Lot 2
• Undeveloped area for Lot 3
This project is located within the Service Commercial District.
Site Area Information
Total Platted Area (including Lots 1, 2 and 3): 243,317.6 SF (5.586AC)
Lot 1 (Carwash) Parcel Size: 47,579 SF (1.09 AC)
Right -of -Way Improvement Area: 0 SF (0 AC)
Building Area: 4,658 (0.10 AC)
Parking and Drive Area: 26,515 SF (0.61 AC)
Landscape Area (turf & shrub areas): 12,490 SF (0.28 AC)
Protect Description
The project is located NE of College Ave. and Bristlecone Dr. Commercial uses border
the project on the north and west, County Buildings are along the south side of the
property. Emergency access to the lot is provided by the north and west adjacent private
streets. A Carwash building is located on the north side of Lot 1. A parking lot to the
south provides (17) 131V wide vacuuming stalls. (5) Employee parking spaces are
provided on the west end of the lot with a van accessible stall on the east side of the lot.
The parking lot is screened on all sides with a wide shrub bed that includes upright
evergreens to provide year round screening. The LID treatment area is located on the
NE portion of Lot 1.
Architectural Description
The proposed project for lot 1, Country Club Corners 6th Filing, is an automatic car wash
with 1 conveyor style wash bay tunnel, a reception area, restroom, office, and
breakroom. The property is currently a vacant lot and the project will be constructed in
one phase. The project consists of a single building with an overall height of 20' and a
tower accent with a height of 30'. The buildings finish materials are split face block, full
thickness brick, and stucco. These materials have been chosen to match the
Country Club Corners Sixth Filing Project Development Plan
Administrative Hearing March 9, 2017
Page 6
• The building's position flanking the entry drive generally mirrors and complements
an existing building across the drive to the north, built and currently occupied as a
Subway restaurant.
• The building features windows and pilasters on the side facing the center's tree -
lined main entry drive, providing interest along the drive.
• The vehicle use area for vacuuming and circulation is consistent with the
character and context which is dominated by parking lots. The plan provides
more extensive landscaping around vehicle use areas than is currently found in
the existing development within the center.
Transportation Level of Service Requirements - Section 3.6.4
Staff finds that the plan complies because the expected traffic from this parcel was
anticipated with the original shopping center development. For this reason, the
Traffic Impact Study requirement was waived by the Traffic Operations department.
FINDINGS OF FACT
Staff makes the following finding of fact and conclusions:
1. The Project Development Plan contains permitted uses and complies with the
applicable development standards of the Service Commercial District in Article 4,
Division 4.22 of the Land Use Code.
2. The Project Development Plan complies with the applicable General Development
Standards of Article 3 of the Land Use Code.
3. The Project Development Plan complies with the applicable procedural and
administrative requirements of Article 2 of the Land Use Code.
RECOMMENDATION:
Staff recommends approval of the Country Club Corners Sixth Filing PDP # 170003.
ATTACHMENTS:
1 Plans Set
2 Plat
3 Applicants Objectives
4 Hearing Notice
Country Club Corners Sixth Filing Project Development Plan
Administrative Hearing March 9, 2017
Page 5
Parking - Section 3.2.2(K)
The plan complies. This Section requires off-street parking for the vehicle servicing
use, with a minimum of 2 and a maximum of 5spaces per 1,000 square feet required.
This results in a range of 9 to 23 spaces required, including one handicap space.
The plan provides 23 spaces. 5 spaces are provided for general use by employees or
any visitors; 17 vacuum spaces are provided; and one handicap space is provided.
Bicycle Parking - Section 3.2.2(C)(4)(b)
The plan complies. For the vehicle servicing and maintenance use, at least 4 bicycle
parking spaces are required; the plan provides 4 spaces.
Site Lighting - Section 3.2.4
Staff finds that the plan complies. The purpose of this section is to ensure that the
functional and security needs of a project are met in a way that does not adversely
affect the adjacent properties and neighborhood.
All lighting fixtures are down -directional, full cutoff fixtures to prevent glare. Footcandle
levels comply with stated limits.
Trash and Recycling Enclosures - Section 3.2.5
The plan complies. This section requires trash and recycling enclosures that are
adequate, convenient and accessible as appropriate for the proposed use.
A proposed trash and recycling enclosure is provided, with dumpsters screened from
public view by a screen wall to match the building architecture.
Building and Project Compatibility - Section 3.5.1
Standards in this Section require that the physical and operational characteristics of
proposed buildings and uses are compatible with the context of the surrounding area.
Standards emphasize compatibility of buildings in terms of size, massing proportions,
design character and exterior materials.
Staff finds that the plan complies for the following reasons:
• A defining character is established by existing buildings within the center.
Buildings are single -story with split -face concrete masonry units, faux stucco and
brick accents. The proposed building uses these same exterior materials.
Country Club Corners Sixth Filing Project Development Plan
Administrative Hearing March 9, 2017
Page 4
STAFF EVALUATION:
Compliance with Article 4 of the Land Use Code - Service Commercial Zoning
District Standards, Division 4.22
Staff finds that the proposed PDP complies with a single applicable zoning district
standard as explained below.
Section 4.22(B) - Permitted Use
The proposed standard restaurant is permitted in the Service Commercial District, and
requires administrative review by a Hearing Officer (a 'Type 1' use).
Compliance with Article 3 of the Land Use Code - Applicable
General Development Standards for All Development
Article 3 of the Land Use Code contains standards for all development citywide to be
evaluated in conjunction with zoning district standards in Article 4. Staff finds that the
project complies with all applicable General Development Standards.
Staff's evaluation below follows the order of Article 3.
Landscaping and Tree Protection - Section 3.2.1
This Section requires a fully developed landscape plan that addresses relationships of
landscaping to the circulation system and parking, the building, and users of the site in a
manner appropriate to the context. Staff finds that the plan complies.
The plan provides the following main components:
• Perimeter screening of vehicle use areas with shrub beds and crabapple and
small evergreen trees.
• Canopy trees where appropriate.
• Turfgrass and shrub beds in appropriate locations around the building and along
drives.
• Native dryland seeding of the large detention pond on Lot 2 of this plan, which is
to be reconstructed as part of this plan.
Country Club Corners Sixth Filing Project Development Plan
Administrative Hearing March 9, 2017
Page 3
LOCATION MAP
A
Country Club Corners Sixth Filing Project Development Plan
Administrative Hearing March 9, 2017
Page 2
EXECUTIVE SUMMARY:
The site consists of previously approved "pad sites" within a shopping center zoned for
a wide variety of commercial uses including auto -related uses, located along the North
College Avenue commercial corridor.
The site flanks the main entry drive into the center from North College Avenue. A
Subway fast food restaurant flanks the north side of the entry drive directly across from
the proposed building. Otherwise, the adjacent context is largely characterized by
parking lots for existing buildings in the shopping center. Nearby building uses are a
bank with drive -through facilities, minor vehicle servicing and repair uses, a drive -
through restaurant, and the Subway fast food restaurant.
The proposed carwash facility is similar to an existing facility in another Fort Collins
location that was developed and is owned by the same owner. The building is
characterized by masonry consistent with the character established by other buildings in
the center. It features windows and person -doors in addition to the vehicular entry and
exit points for the carwash.
The primary issue in the plan involved changes to the shopping center's drainage
system which has major components on the site. An outfall pipe is to be moved, and a
large detention pond will be reconstructed, regraded and reseeded.
City of
Fort Collins
ITEM NO
MEETING DATE
STAFF
1
March 9, 2017
Clark Mapes
ADMINISTRATIVE HEARING
PROJECT: Country Club Corners Sixth Filing
(Country Club Corners Carwash)
PDP # 170003
APPLICANT: Shelley La Mastra
Russell + Mills Studios
141 S. College Avenue, Ste. 104
Fort Collins, CO 80524
OWNERS: C-Three, LLC, Jim Houck
2500 S. Timeberline Road
Fort Collins, CO 80525
PROJECT DESCRIPTION:
This item is a proposed Project Development Plan (PDP) for a drive -through carwash
building and parking lot area with vacuum stalls. The site is zoned (CS) Service
Commercial District. The use is permitted and requires an Administrative Hearing.
The project is located internally within the Country Club Corners shopping center. The
shopping center was developed in 1994 and is commonly known for its former anchor,
Albertsons supermarket (the anchor building is currently vacant). The plan includes a
replat of existing lots and easements from previous Filings resulting in three lots in this
Sixth Filing. The carwash is located on Lot 1 of this Sixth Filing.
The site currently includes a detention pond that will be regraded and reseeded, as part
of adjustments to the storm drainage system for the center.
RECOMMENDATION:
Staff recommends approval of the Country Club Corners Sixth Filing PDP # 170003.
Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580
fcgov.com/developmentreview/ 970.221.6750