HomeMy WebLinkAboutHORSETOOTH EAST BUSINESS PARK, CARRIAGE AUTO SERVICE SHOP - PDP - 43-94I - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTJAN-30-2003 15:31 VAUGHTFRYE/VF RIPLEYTS 970 224 1662 P.04/04
exceptional practical difficulties, or exceptional or undue hardship
are not caused by the act or omission of the applicant."
The applicant has proposed that the modification of the standard meets the
requirements of Sections 2.8.2 (H) (1). (2), and (3) of the LU .
Justification
The proposed use meets the intent of the "Secondary Use" standard. The
site is part of Horsetooth Business Park Master Plan (exhibit --) approved
in 1991. Of the ---acres in the Master Plan area, approximately --- acres
or --% have been developed. Currently secondary uses occupy — % of
the Master Plan area. Unfortunately, the Horsetooth Business Park Master
Plan (ODP) has expired under the provisions of Ordinance No. 161, 1996
9the City's transition ordinance between the LDGS and the LUC.) If one
looks at the entire E-Employment District in this area (exhibit --),
secondary land uses occupy --% of the total developable area.
2. The Carriage Auto Service Shop PDP as proposed fosters the intent of
City Plan and its principles and standards by encouraging accessible
compact development patterns.
3. The Carriage Auto Service Shop PDP provides an opportunity for
employees and neighborhood residents to purchase multiple services in
one center close to where they live and/or work, thereby reducing vehicle
miles traveled. The granting of this Modification would provide a benefit to
both the employment district and the neighborhood In terms of providing
additional convenience, reducing trip generation and thereby decreasing
pollution.
4. The proposed plan would advance and protect the public's interest equally
well or better than a plan that would meet the standard. The site is very
limited in size and situated along a major arterial, between Rite -Aid and a
convenience store. While these factors make it unattractive for an office
development, it is ideally suited for the land use proposed.
Limiting this site to primary uses in the E District would pose an undue
hardship on the owner of the property, who has relied on the previously
approved Master Plan to guide development of this site. The Master Plan
clearly allowed,a wider range of land uses including auto -related uses.
TOTAL P.04
JAN-30-2003 15:31 VAUGHTFRYE/VF RIPLEYTS (370 224 1662 P.03/04
The LUC requires that no more than 25 per cent of the total gross area of the
"development piano be developed with secondary land uses. While the intent of
this standard was to limit secondary uses to 25% of an Overall Development
Plan, in this case there is no current ODP to refer to. The only legal development
plan to refer to is the proposed 32,000 square foot PDP site. Therefore, the
proposed secondary use occupies 100% of the site.
The request is to allow 100% of Carriage Auto Service Shop Project
Development Plan (POP) to be a secondary use. The secondary use being
an existing, previously approved, Convenience Shopping Center including
a convenience store, fuel sales and car wash. The proposed Carriage Auto
Service Shop PDP is essentially an expansion of this Convenience
Shopping Center.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards),
the Planning and Zoning Board shall review, consider, and approve, approve with
conditions or deny an application for a modification based upon:
'... the granting of the modification would neither be detrimental to the public
good nor impair the intent and purposes of this Land Use Code; and that:
(1) the plan as submitted will advance or protect the public interests
and purposes of the standard for which the modification is
requested equally well or better than would a plan which complies
with the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any
standard would result in a substantial benefit to the city by reason
of the fact that the proposed project would substantially address an
important community need specifically and expressly defined and
described in the city's Comprehensive Plan, adopted policy,
ordinance or resolution (such as, by way of example only,
affordable housing or historic preservation) or would substantially
alleviate an existing, defined and described problem of city wide
concern (such as, by way of example only, traffic congestion or
urban blight), and the strict application of such a standard would
render the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary
and exceptional situations, unique to such property, including, but
not limited to, physical conditions such as exceptional narrowness,
shallowness or topography, or physical conditions which hinder the
owner's ability to install a solar energy system, the strict application
of the standard sought to be modified would result in unusual and
JAN-30-2003 15*30 VAUGHTFRYE/VF RIPLEYTS 970 224 1662 P.02/04
and from Elk Drive, a private drive located south of Rite -Aid, the proposed site is
readily accessible to potential customers that work in the surrounding
employment district. Residential neighborhoods are located further away so
there are no dwelling units directly impacted by this auto -related use, but the
Carriage Convenience Center is still close by and accessible for people living in
the surrounding residential neighborhoods. The Carriage Auto Service Shop will
be architecturally compatible with the existing Carriage Wash PUD, matching
building materials and utilizing similar architectural details. This small infill site
can accommodate this use with generous set backs, attractive landscaping and
appropriate pedestrian amenities.
This land use in this location exemplifies many of the goals, objectives and intent
of City Plan, such as locating convenience services in a "Neighborhood
Convenience Center", protecting neighborhoods from auto -related uses that may,
seem intrusive, encouraging people to cut down on vehicle miles traveled, and
providing attractive settings through landscape and architectural cohesiveness.
Despite all of these positives, we are faced with technical Land Use Code
conflicts. The conflicts exist primarily because this is a small infill site caught
between two development review processes, the old LDGS and the new LUC.
In considering the Modification Request outlined below, we believe it is important
to consider prior approvals, surrounding land uses, and the small size of the site
(32,000 square feet) in order to determine what is an appropriate use for this
property.
Modification Request - Applicable Code Sections
The property is now located in the E-Employment District. This request is for a
modification to the "Secondary Uses" requirement as outlined in Division 4.22
Employment District of the Fort Collins Land Use Code. The modification being
requested is from section 4.22 (D)(2), Secondary Uses. This regulation reads
that:
`The following uses shall be considered secondary uses in this zone
district and together shall occupy no more that twenty-five (25) percent of
the total gross area of the development plan."
Convenience Shopping Center is listed as a permitted secondary use in this
subsection of the LUC. We believe that the proposed Carriage Auto Service
Shop Project Development Plan (PDP) combined with the Carriage Convenience
Store and Carriage Car Wash qualifies as a Convenience Shopping Center.
While the definition of Convenience Shopping Center excludes auto -related uses,
the car wash has already been approved under the LDGS. The proposed
Carriage Auto Service Shop PDP would be a similar use that fits within the
"character" of this specific Convenience Shopping Center.
JAN-30-2003 15:29
VAUGHTFRYE/VF RIPLEYTS 970 224 1662 P.01/04
Post-ir Fax NOW T671 I` 1/ :f>O Idia�e' 4 I
January 29, 2003
To
✓
,
Co.Mopt.
Co.
phone x
Phone x
56 _ 2 G_
[J
Fax N
- d LO
Fax 9
.)
Modification Request
Carriage Auto Service Shop Planned Unit Development
(Proposed expansion of Carriage Wash PUD)
Background
Horsetooth Business Park is located south of Horsetooth Road and east of
Timberline Road. The 32-acre Business Park was originally approved as a
Master Plan under the Land Development Guidance System in 1991. Allowable
land uses under the approved Master Plan included Business Service Uses,
High -Tech Uses, Bio-Tech Uses, Light Industrial Uses, Greenhouses, Financial
Institutions, Shopping Centers, Auto -Related Uses, Retail Shops, Theaters,
Health Clubs, Medical Clinics, Professional Offices, Hotels, Restaurants, Multi -
Family Dwelling and similar uses. In 1995 Horsetooth East Business Park
Preliminary PUD was approved for approximately 10 acres bounded by
Horsetooth Road, Timberline Road, Automation Way and Big Horn Drive. The
Preliminary PUD permitted retail, office/financial, warehouse/industrial,
convenience and restaurant uses on Pads A through G. Since that time the
Rite -Aid Drug Store has been constructed at the comer of Horsetooth and
Timberline, Little Big Horn Office Building has been developed along Automation
Way and Carriage Wash PUD including a car wash, convenience store and fuel
sales has been developed along Big Horn Drive.
There are only two undeveloped sites on the property. A 32,000 square foot site
along Timberline Road just north of the Carriage Convenience Store and
approximately ...... acres west of the Rite -Aid site. The applicants, Byron Collins
and Mark Tinge, are interested in the 32,000 square foot site. They are
proposing to expand the Carriage Wash PUD to include an Auto Service Shop
that would provide quick, while you wait, automobile servicing such as emission
testing, lube services, tire sales, and a variety of quick maintenance services.
The facility would have 5 drive-thru bays, an office, indoor/outdoor waiting areas
and parking for employees. There will be no outside storage of materials and
vehicles would not remain on the site over night. The Auto Service Shop would
be an expansion of the Carriage Wash PUD, providing an opportunity for people
that work in the area to obtain multiple services at one location, close to their
place of employment thereby reducing vehicle mites traveled. For example, a
typical customer might get fuel at the convenience store, pick up a sandwich,
have her oil changed, and get her car washed all during her lunch break.
We believe this site is an ideal location for this project because it can be
integrated with an existing Convenience Center encouraging customers to get
multiple services at one location. Accessed through the Carriage Wash PUD site