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Home My WebLink AboutHORSETOOTH EAST BUSINESS PARK, CARRIAGE AUTO SERVICE SHOP - PDP - 43-94I - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPRINCIPLE CAD-2: Public spaces such as plazas, civic buildings, outdoor spaces, parks, and gateway landscapes should be designed to be functional, accessible, attractive, safe, and comfortable. Policy CAD-2.2 Public Space Design The project will have a plaza space where customers can gather. PRINCIPLE CAD-4: Security and crime prevention will continue to be important factors in urban design. Policy CAD-4.2 Lighting and Landscaping Lighting and landscaping will be designed to promote security and comfortable area -wide visibility. PRINCIPLE GM-8: The City will promote compatible inf tt development in targeted areas within the Community Growth Management Area boundary. Policy GM-8.2 Incentives Policy GM-8.3 Development Review System Since this is an infill project the client and consultants hope that the City would give this. treatment to this project. Principle ENV-3: Drinking water provided by the City's Water Utility will meet or exceed customer expectations for quality, quantity, and reliability. Water conservation will be strongly encouraged. Policy ENV-3.3 Water Demand Management Policy The landscape plan for the project will utilize the following xeriscape principles: Plant material with low to moderate water requirements Limited turf areas Effective use of soil amendments An efficient irrigation system Appropriate maintenance Principle UGE-1: The City's development will be contained by well-defined boundaries. Policy UGE-1.1 Community Growth Management Area Boundary The site is infill within the growth management area. 4pr-29-03 09:03A Convenience Shopping Center A c�cvorF4 0 200 400 80Feet Gragrtphic Irtformiliun Sc ry is cs nnn �� rara� + • �0 98% P. 03 RT A U- .4d - Denotes Lane :4 N SHORT RANGE (2005) GEOMETRY Figure 8 U— cn 00 co N � r 00 JI RT Access 5/15 AM/PM Rounded to Nearest 5 Vehicles SHORT RANGE (2005) TOTAL PEAK HOUR TRAFFIC A& N Figure 7 TABLE 3 Short Range (2005) Background Peak Hour Operation g, gi, qmg g,,gwg jgt IN Timberline/RT Access EB RT B B (RT-in/RT-out) TABLE 4 Short Range (2005) Total Peak Hour Operation R �Tz, W Timberline/RT Access EB RT B B (RT-in/RT-out) N m E LO 00 ;o �i RT Access 5/10 -+— AM/PM Rounded to Nearest 5 Vehicles SHORT RANGE (2005) BACKGROUND Figure 6 PEAK HOUR TRAFFIC RT A --a-- AM/PM m Z E A& N SITE GENERATED Figure 5 PEAK HOUR TRAFFIC N 0 m E TRIP DISTRIBUTION Figure 4 TABLE 1 Gurrent (2003) Peak Hour Operation Vm .-M, RX Q tm, Timberline/RT Access EB RT B !1! B (RT-in/RT-out) TABLE 2 Trip Generation . . . . . . . . ... OWN 837 Quick Lube 4 Bays 40.00 160 2.01 8 0.99 1 4 2.86 11 2.33 9 RT Access 3/10 L N ti M AM/PM N RECENT PEAK HOUR TRAFFIC Figure 3 l A A& N SCALE: 1"=W ` - 44 RT Access II r424!4 71T I - j Carriage bb 2W IW IV 16' 16' Auto ' Service Shop c�a 0 ' — — w H building storm envelope line c C N i� Lea; ri0 ". e ie SITE PLAN Figure 2 SCALE: 1'=1(HU' SITE LOCATION Figure 1 Figure 6 shows the short range (2005) background peak hour traffic at the Timberline/RT Access intersection. Background traffic volume forecasts for the short range (2005) future were obtained by reviewing traffic studies for other developments in this area. It includes full development of Caribou Apartments, as well as a normal increase in traffic. Table 3 shows the short range (2005) background peak hour operation at the Timberline/RT Access intersection. Calculation forms are provided in Appendix C. This intersection will operate acceptably with existing control and geometry. Figure 7 shows the short range (2005) total peak hour traffic at the Timberline/RT Access intersection. Table 4 shows the short range (2005) total peak hour operation at the Timberline/RT Access intersection. Calculation fortes are provided in Appendix D. This intersection will operate acceptably during the peak hours. Figure 8 shows the short range (2005) geometry at the Timberline/RT Access intersection, which is the existing geometry. The Carriage Auto Service site is the area within which the City requires pedestrian and bicycle level of service evaluations. However, given that this land use is specifically for automobiles, it is reasonable to assume that there will be very little pedestrian or bicycle traffic related to this development proposal. There are existing sidewalks along the Carriage Auto Service frontage. In addition, there are existing bike lanes along Timberline Road. Currently, there is no transit service in this area of Fort Collins. It is concluded that, with the Carriage Auto Service, the future level of service at the Timberline/RT Access intersection will be acceptable. The level of service for pedestrian, bicycle, and transit modes will be acceptable. MEMORANDUM co � CO cv TO: Linda Ripley,. VF Ripley O,• ;SEW duo STc�9 • ,n „P Mark Tingy, Carriage Auto Service O,•`� FG�� 0 Byron Collins, Carriage Auto Service Q: C� O x City of Fort Collins e� 1 63 0 J O r rn FROM: Matt Delich U S��NAI o DATE: June 27, 2003 z LL a w SUBJECT: Carriage Auto Service transportation analyses p (File: 0347ME01) J • T�/� W > N This memorandum addresses the transportation impacts of the proposed Carriage Auto Service. Carriage Auto Service is proposed to be located on the west side of Timberline Road between Horsetooth Z o Road and Big Horn Road. The site location is shown in Figure 1. The = rn site plan for Carriage Auto Service is shown in Figure 2. There is a raised median on Timberline Road between Horsetooth Road and Big Horn w 0 1 Z Road. As proposed, Carriage Auto Service will consist of four auto o service bays. The scope of this study was discussed with the Fort D_ Collins Traffic Engineer. Technically, a transportation impact study N is not required, since this land use will generate less than 50 trip ends in the peak.hour. A brief memorandum was requested. This land use will not generate pedestrian or bicycle trips. There are sidewalks along adjacent streets and bike lanes on Timberline Road and Horsetooth Road. Figure 3 shows recent peak hour counts at the Timberline/RT Access intersection. The count data was obtained in June 2003. Raw traffic data is provided in Appendix A. Table 1 shows the current operation of the Timberline/RT Access intersection. Calculation forms are provided in Appendix B. A description of level of service for signalized and unsignalized intersections from the 2000 Highway W Capacity Manual and a table showing the Fort Collins Motor Vehicle LOS Standards (Intersections) are also provided in Appendix B. The Q, i Timberline/RT Access intersection operates acceptably during both the Z morning and afternoon peak hours. This type of business is open on w Saturdays. The traffic volume on the adjacent street is less during Z the Saturday peak hour as compared to the weekday afternoon peak VZ hour. Therefore, the operation of the subject intersection is JW acceptable on a Saturday. At unsignalized intersections, acceptable W Z operation is considered to be at level of service F for any approach Q a leg for an arterial/local intersection or a collector/local intersection. OCL 7 (n The Carriage Auto Service is proposed to have four auto service a bays with access to Timberline Road. Table 2 shows the trip ` 5 generation for Carriage Auto Service. Trip Generation, 6t° Edition, W ad ITE was used as a reference in calculating the trip generation. Saturday peak hour trip generation will be 28 trip ends. This is not LL a significant increase as compared to the weekday afternoon peak hour trip generation. The trip distribution for this site is shown in Q I— Figure 4. Figure 5 shows the site generated traffic assignment of Carriage Auto Service. City Plan Principles and Policies achieved by the proposed plan include: PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form The project will be developed within an Employment zone, serving to infill an area currently surrounded by existing development. PRINCIPLE LU-2: The city will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City -Wide Structure Policy LU-2.2 Urban Design With both the corridors of Timberline and Horsetooth growing in activity, this infill. project will enhance the urban character of this area, adding a convenience shopping center and service to the surrounding commercial identity, and therefore fitting into the City Structure Plan. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximize access and mobility throughout the city, while reducing dependence upon the private automobile. Policy T-1.1 Land Use Patterns Policy T-1.3 Street Design Criteria Carriage Auto Service Shop will have very close proximity to stops along transfort routes, major traffic spines, as well as providing connectivity to the pedestrian streetscape along Timberline. Principle T-5: The City will acknowledge pedestrian, travel as a viable transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided and encouraged from place of residence to transit, schools, activity centers, work and public facilities. Policy T-5.2 Connections The project provides sidewalk connections along Timberline to help complete the pedestrian circulation along that thoroughfare. July 15, 2003 Ted Shepard City of Fort Collins 281 North College Avenue P.O. Box 580 Fort Collins, CO 80521-0580 RE: Planning Objectives for Carriage Auto Service Shop Project Development Plan Dear Ted Shepard, The Carriage Auto Service Shop project is located along the west side of Timberline Road, south of East Horsetooth Road. The site lies within the Employment (E) zone. Proposed is a building which combines lube services and offices and will be accessed by a private drive to the north. Additionally, the project shall have pedestrian access from public street sidewalks, and bike lanes. The Carriage Auto Service Shop project will cover about 0.88 acres. The Carriage Auto Service Shop is part of Horsetooth Business Park, Filing Two. Horsetooth Business Park is in the Employment (E) District and has a total of 32.4 acres. The Auto Shop would then be a part of 6.88 acres attributed to a Convenience Shopping Center area, as listed under Section 5.1.2 of the Land Use Code. The Convenience Shopping Center is considered a secondary use within this E District. It meets the LUC requirements for secondary uses being less than 25% of the area as well as having more than four business establishments, all with separate entrances. The architecture for the shop has been designed to harmonize with the architecture of the surrounding area. The building will be one story with a series of 4 vehicle bays. Office and storage will be provided within the building as well. Parking is provided within the circulation area for the lube spaces as well as off of the private drive to the west. The goal of this project is to create a.functional shop that contributes to the convenience and urban environment in this neighborhood. This is an infill project that contributes to the structure of the City of Fort Collins The design objectives of the landscape plan are to use significant planting materials along the streetscape and pedestrian thoroughfares of Timberline Road (See landscape plan). Shrub and tree plantings shall be used to screen the drive and parking areas, as well as to compliment the architectural character, provide seasonal interest, and define the plaza area. Mil ammom ■■.. - u.■ - u.■ iiil-iiiMINi, �iiiiWool I ter_=== =_-=-=;��■f�==•■OFMCIN ■ai- ---------- 1 1 .,ter.-.- -- - ---------- Nqm�mmwmm� win oil 4b WATER USAGE TABLE 2-3 UndooMped T--- ... .. ..... ... MAW ZC h� < Canine CmnnWce St. MIMING aaa ......... . LEGEND 1-3 No Text Carriage Auto Service Shop at Horsetooth East Business Park, P.D.P, #43-941 October 16, 2003 P & Z Meeting Page 7 K. Section 3.6.4(B)(C) — Transportation Level of Service The subject parcel is a platted lot within a partially developed convenience shopping center and part of a larger employment park. The private drives that serve this parcel exist. The affected intersection is the private drive access with Timberline Road, which is limited to a right-in/right-out only. This intersection will continue to operate acceptably during the a.m. and p.m. peaks during the weekday as well as on Saturday. 4. Findings of Fact/Conclusion: In evaluating the request for Carriage Auto Service Shop at Horsetooth East Business Park, Staff makes the following findings of fact: A. The land use, vehicle minor repair, servicing and maintenance, is permitted in the Employment zone district as part of a convenience shopping center, subject to Planning and Zoning Board Review. B. The P.D.P. complies with the Land Use and Development Standards of the Employment zone district. C. The P.D.P. complies with the applicable General Development Standards. RECOMMENDATION: Staff recommends approval of Carriage Auto Shop at Horsetooth East Business Park P.D.P., #43-941. Carriage Auto Service Shop at Horsetooth East Business Park, P.D.P, #43-941 October 16, 2003 P & Z Meeting Page 6 The build -to line standard along an arterial is between 10 and 25 feet. The building is placed 25 feet back from the newly dedicated property line. G. Section 3.5.3(C)(D) — Variation in Massing and Character and Image The building provides architectural variety by combining the concrete masonry base with the lap siding. The pitched roof is varied by combining a hip style with gables and a covered entrance. The size and shape of the cupola remains in proportion with the mass and height of the building. Windows area provided on the north and east elevations. With a variety of shapes and materials and windows, there is a recognizable base, middle and top. H. Section 3.5.5(B)(1,2,3) - Convenience Shopping Center, Land Use, Size of Development, Permitted Uses and Phasing The convenience shopping center is partially constructed with three out of five parcels developed. As mentioned, the size (under seven acres) and the minimum number of businesses (four) comply with the standard. The permitted uses within the center comply with the definition. The internal access drives are constructed satisfying the phasing requirement. Section 3.5.5(C)(1)(2) — Buildings, Architectural Style and Building Placement. The building is customized to match the existing Carriage Convenience Store/Fuel Sales and Carriage Carwash. The building is not a standard prototype of a larger chain. The cupola is repeated among all three buildings. The white clapboard siding and high profile asphalt -fiberglass shingle roof matches the Carriage Convenience Store next door. Windows on the north and east elevations will be visible from Timberline Road. The building is custom designed and will contribute to the distinct character of the center. J. Section 3.5.5(D)(3) — Site Setbacks This standard requires that the minimum setback from Timberline be 25 feet. The building is set exactly 25 feet back from Timberline thus complying with both the minimum required setback and the maximum allowable setback required under the build -to line. The parking and drive area is setback from the only abutting property by six feet, which exceeds the required minimum of five feet. Carriage Auto Service Shop at Horsetooth East Business Park, P.D.P, #43-941 October 16, 2003 P & Z Meeting Page 5 3. Compliance with Article Three General Development Standards: A. Section 3.2. 1 (E) (4)(a) — Parking Lot Perimeter Landscaping The parking lot is screened from Timberline Road by combination of trees and shrubs. The shrub bed is 15 feet wide. Four street trees will be provided spaced at 40-foot intervals. B. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping The parking lot exceeds 6% interior landscaping in the form of islands, which exceed the required minimum for lots with less than 100 spaces. C. Section 3.2.2(B) — Access Circulation and Parking Timberline Road is classified as a major arterial. Access is gained by an existing private drive and there will be no vehicular access from the lot onto Timberline Road. This existing private drive serves the balance of the center. A walkway connection is made out to the existing public sidewalk along Timberline. This connection will lead directly to the convenience store. D. Section 3.2.2(K)(2) — Parking Lots — Maximum Number of Spaces The maximum allowable parking is 5.0 spaces per 1,000 square feet for a total of 21 spaces. The P.D.P. provides 14 parking spaces at 3.3 spaces per 1,000 square feet, which is below the allowable maximum. E. Section 3.5.1(C)(E)(F) — Building Project and Compatibility The new building will be similar to and complement the existing center. The primary materials are split -face concrete masonry as a base, white horizontal lap siding, and high -profile green fiberglass shingles. The roof features a hip style, with gable accents and a cupola. This design matches the existing convenience store and carwash. F. Section 3.5.3(B)(1)(2) — Relationship of Buildings to Streets, Walkways and Parking The entrance is connected to the sidewalk along Timberline Road Carriage Auto Service Shop at Horsetooth East Business Park, P.D.P, #43-941 October 16, 2003 P & Z Meeting Page 4 The employment park has been developed over phases since the late 1980's and under three different land use regulatory systems. For example, the Triple Crown Sports and CBW Manufacturing were developed as permitted uses under the I-P Site Plan Review process as allowed under the previous Zoning Code. The Carriage Convenience Store/Fuel Facility and Carriage Carwash were developed as planned unit developments under the L.D.G.S. The Rite Aid and GK Gymplex were developed under the Land Use Code. With regard to function, the proposed land use clearly will support the underlying fundamental purpose of a planned employment park. Employees will be able to drop their vehicles off in the morning or at lunch and return to work by walking. This eliminates waiting time or shuttle time with multiple drivers. These complementary uses allow for a high degree of efficiency and convenience that is made possible by the mix of land uses. With regard to appearance, the proposed building will closely resemble the two existing buildings owned and operated by the applicant. The matching building forms and architectural styles will contribute to an integrated appearance within the convenience center and the larger employment park. Site Design for Multiple Parcel Ownership This standard requires that in the case of multiple parcel ownership, to the extent reasonably feasible, an applicant shall enter into cooperative agreements with adjacent property owners to create a comprehensive development plan that establishes an integrated pattern of streets, outdoor spaces, building styles and land uses. Within the convenience center, there will be a cooperative agreement to maintain the private drives that link the five parcels. All five businesses will be connected by an internal drive and walkway system. Three of the five businesses are owned and operated by one entity. The vacant parcel will be held to an architectural compatibility standard. Carriage Auto Service Shop at Horsetooth East Business Park, P.D.P, #43-941 October 16, 2003 P & Z Meeting Page 3 came to fruition. The request for Carriage Auto Service Shop is on this parcel where the 9, 000 square foot standard restaurant would have gone. 2. Compliance with Article Four Employment Zone District: A. Land Use A vehicle minor repair, servicing and maintenance facility is a permitted use within a convenience shopping center. A convenience shopping center is permitted as a secondary use within the Employment zone district, subject to review by the Planning and Zoning Board. As a secondary use, the convenience shopping center is not allowed to occupy more than 25% of the total gross area of the development plan. The convenience shopping center consists of 6.88 acres. The employment park consists of 32.4 acres. The convenience center, at 21 % of the total area, fits within the parameters for secondary uses in the Employment zone. A map of the convenience shopping center is attached. It consists of the subject parcel (vacant) the Rite Aid parcel, the Carriage Carwash and the Carriage Convenience Store/Fuel Facility. This center meets the definition of a convenience shopping center by: being less than seven acres; having four or more business establishments with separate exterior entrances; being located in a complex which is planned, developed and managed as a single unit; being located within and intended to primarily serve the consumer demands of adjacent employment areas B. Employment Zone Development Standards There are two zone district standards that pertain to this P.D.P., integration of secondary uses and site design for multiple parcel ownership. (1.) Integration of Secondary Uses This standard requires that all secondary uses be integrated both in function and appearance into a larger employment district. Carriage Auto Service Shop at Horsetooth East Business Park, P.D.P, #43-941 October 16, 2003 P & Z Meeting Page 2 COMMENTS: Background: The following zoning and land uses are as follows N:E; Existing but vacant retail store with drive -through lane S: E; Existing convenience store with fuel facility and one -bay carwash E: E; Vacant land and existing apartments W: E; Existing office building and multi -bay carwash The subject parcel is part of the 32-acre Horsetooth East Business Park. This park has developed in phases The parcel was included in the larger Timberline — Horsetooth Annexation in 1977. The first O.D.P. was approved in 1988 and amended as the Horsetooth Business Park in 1991. In February of 1995, Horsetooth East Business Park P.U.D., Filing Two was approved. This P.U.D. consisted of 80,000 square feet of leasable floor area divided among seven buildings on seven individual pad sites. The proposed uses were retail, standard and fast food restaurant, warehouse/industrial, office/financial and convenience -oriented uses and services. This P.U.D. has been significantly downsized by subsequent approved projects. In July of 1995, a Final P.U.D. for two lots within the Horsetooth East Business Park Filing Two was approved. The Carriage Convenience Store and Fuel Facility was approved on 1.28 acres and Carriage Carwash was approved on 1.43 acres. In December of 1997, the Hearing Officer for the Bighorn Office Building approved a Final Plan. This three-story building contains 33,000 square feet and is designed for general office, research and light industrial. In February of 1999, a Final Plan was approved by the Planning and Zoning Board for a retail drugstore with one drive -through lane. The Rite Aid building is one-story and contains 13,800 square feet on 2.12 acres. The building has never been occupied and remains vacant. In December of 1999, a Request for Modification of Standard was approved by the Planning and Zoning Board to allow a 9,000 square foot standard restaurant as 100% (versus 25%) of a P.D.P. to be a secondary use. These plans never ITEM NO. 2 MEETING DATE in/iF;jn STAFF Ted 'Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Carriage Auto Service Shop at Horsetooth East Business Park, P.D.P, #43-941 APPLICANT: Paragon Point Partners C/o V-F Ripley Associates 401 West Mountain Avenue, Suite 201 Fort Collins, CO 80521 OWNER: Paragon Point Partners C/o Mr. Mark Tingey 1 Old Town Square, Suite 304 Fort Collins, CO 80524 PROJECT DESCRIPTION: This is a request for a P.D.P. for a 4,240 square foot vehicle minor repair, servicing and maintenance facility consisting of an office, waiting room, storage area and three service bays. The site is .86 acre located on the west side of Timberline Road, between Horsetooth Road and Bighorn Road. The site is part of the Horsetooth Business Park and zoned E, Employment. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The land use, vehicle minor repair, servicing and maintenance, is permitted in the Employment zone district as part of a convenience shopping center, subject to Planning and Zoning Board Review. The P.D.P. complies with the Land Use and Development Standards of the Employment zone district. The P.D.P. complies with the applicable General Development Standards. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT