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HomeMy WebLinkAboutSPRADLEY BARR DEALERSHIP PRELIMINARY PUD DECEMBER 13 1993 P AND Z BOARD HEARING - 64 93B - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS26. The colored drawings look great but I doubt that the actual development will meet the expectations of the drawings. 27. How long has R.E.A. been marketing the project? RESPONSE: About two years. N RESPONSE: Yes, the developers are working with the Stormwater Utility to implement a water quality control measure to mitigate the possibility of discharge of petroleum hydrocarbons into the environment. The primary focus of this would be to build a structural control that prevents the passage of oil off -site and ease spill. cleanup should an event occur. Another part of the system would be to build in operational practices such as storage of cars with fluid leaks in a special area that will contain spills. The developers will work with Stormwater to implement the best management practice. 20. What about runoff during construction? RESPONSE: The developer is required to submit an erosion control plan to prevent problems during construction. 21. What about runoff from the carwash? RESPONSE: This runoff is captured and entered into the sanitary sewer system, not the storm system. The carwash will be required to be equipped with a sand trap. 22. When will we know the details of the stormwater filtration system? All we are discussing at this point is generalities and concepts. ' 4• RESPONSE: The system must be designed by the consultant, reviewed by the City, and granted final approval prior to beginning construction. As this system is being designed, information is always available to the public. 23. I am skeptical of any filtration system. Such measures are good at collecting solids but not liquids. RESPONSE: This is a good comment. The system must be the best management practice and include operational and management measures that are designed to prevent incidents from occurring. 24. Presently, the R.E.A. site is a very nice looking property. Why can't Spradley Barr leave the front as is and''put the cars in the rear? RESPONSE: For a car dealership, the display vehicles must have some visibility from the street. We are trying to balance a well landscaped lot with the ability to display vehicles in a sensitive fashion. 25. It looks like too many cars. The site looks crowded. The new areas on the eastern portion of the site will drain to a low spot adjacent to College Avenue where there is an existing 18 inch diameter pipe which carries storm flows under College Avenue. The size of this pipe (18 inches) and will not be enlarged. Therefore, the volume of water released cannot be increased beyond the carrying capacity of the pipe. As the site drains, water will be stored in a detention pond. The flows will be released into the 18 inch pipe at a rate that cannot exceed the capacity of the pipe. This release rate will then be the same as the historic release rate from the property. The difference between the historic runoff and the new runoff will be temporarily stored on the property in a detention pond. 15. So the car dealership can't release more water into the storm system? RESPONSE: There will be more water because of the increase in the impervious surface, however, the release rate is controlled. The larger amounts of water will be detained and released over a longer duration at a rate that cannot exceed the historic release rate. 16. So that just means our area downstream will be flooded for a longer period of time instead of a shorter period of time. RESPONSE: If the downstream drainage facilities cannot handle the existing runoff, then these are present conditions that must be remedied. The City's Stormwater Utility will require that downstream facilities have the carrying capacity for the storm flows to reach the ultimate outfall, Fossil Creek. 17. What about other possible developments upstream? RESPONSE: All sites that come in for development or re -development are required by the City's Stormwater Utility to detain developed flows so that the release rate does not exceed historic conditions. This places the burden on the developing property to not impact downstream properties. 18. How do drainage facilities get built? RESPONSE: The Stormwater Utility collects development fees in each drainage basin. These fees are based on a master drainage study that determines the magnitude of necessary future improvements required to handle storm runoff under fully developed conditions. These fees vary from basin to basin. This site is located in the Fossil Creek Basin. 19. What about the quality of the stormwater? With all those cars and asphalt paving, the quality of the runoff is an issue. Are the developers preparing a filtration system to protect Fossil Creek. 4 the vehicle display area, lights will be pole -mounted, and feature sharp cut-off lamps so that illumination is directed downwards, not outwards. This is similar to Pace Warehouse. As you know, there are a large quantity of light poles on the perimeter at Pace due to the low height of the fixture. This looks very busy. We are looking at using taller poles to reduce the quantity to improve overall appearance. 10. Will the dealership turn off the lights at a certain time? RESPONSE: Yes, at our present facility, we turn off the lights at midnight. 11. I'm concerned about the reliance on trees to mitigate the large paved areas for the sales lot. Trees take time to grow and lose their leaves for four to five months of the year. RESPONSE: This is a good comment. The landscape plan also indicates shrubs and small berms to help shield the fronts of the cars. 12. What is the zoning on the property now? RESPONSE: The property is presently in the County. The front part of the property is zoned Business and the back is zoned Commercial. A car dealership is not allowed in the Business zone but is allowed in the Commercial zone. Obviously, a car dealership needs to take advantage of exposure so the zoning on the property doesn't work in the County. 13. Spradley Barr does not have•a very attractive site at Drake and College. Are we to expect the same treatment at this location? RESPONSE: The R.E.A. site is three acres larger and would allow the service bays to be hidden from public view. We agree that there are some problems with the Drake/College site which we lease and do not own. The R.E.A. site would be under our ownership. The P & Z Board will review the P.U.D. at the R.E.A. site whereas the Drake and College site was developed as a use by right before the H-B zone was adopted on South College. 14. What about storm drainage? RESPONSE: Janelle Ohms, RBD Engineering explained that the site is divided between what is existing and what is proposed. For the areas that are existing, there will be very little change to the historic situation. For the new area, however, there will be a loss of green area and an increase in impervious surface. This will trigger a Drainage Report and Drainage and Grading Plan. 3 RESPONSE: It is anticipated that test drivers will take Highway 287 south to Loveland, turn around, and head back to the dealership. The highway is the attractive route so drivers can attain high speeds. 3. As development increases on South College Avenue, it will become increasingly difficult to make a left turn exit off the property. RESPONSE: This is true. The long range solution is for the local street access to loop south to Webergs, then east to a future signal at Fairway Lane and South College. The signalized intersection will allow drivers to go north on College. 4. When will this signal be installed? RESPONSE: We are not sure exactly. Signals are usually installed when "traffic warrants" are met. The Fairway/College signal is pre -approve by the South College Access Control Plan: 5. Can Fairway Estates install speed bumps on our local streets to discourage traffic? RESPONSE: If your streets are private, yes, you can install speed bumps, speed humps, traffic circles, stop signs, etc. 6. We are concerned that drivers will want to avoid the College and Harmony intersection and cut through our neighborhood. RESPONSE: Cutting through Fairway Estates will take longer than going through the intersection. 7. What about the access in the rear through the Walmart loading area? RESPONSE: This access will be controlled by a gate. It will be for service employees only and for the transport truck that delivers new vehicles. This route is not intended for the general public. 8. Do car dealerships generate less traffic than traditional retail? RESPONSE: Yes, considerably less. 9. How can we limit lighting? RESPONSE: Joe Frye, architect, has indicated that, on a preliminary basis, that the front row of lighting will be bollards, not poles. Bollards will be like the lighting in front of Foothills Chrysler which are about three to four feet tall. This will lower light levels on the eastern edge of the property. Within the interior of 2 ,. SECOND NEIGHBORHOOD MEETING MINUTES PROJECT: Spradley Barr Dealership at R.E.A. DATE: November l , 1993 APPLICANTS:, Kriss Spradley and Bill Barr CONSULTANTS: Eldon Ward, Cityscape Urban Design Matt Delich, P.E. Janelle Ohms, P.E., RBD Engineering Joe Frye, Vaught -Frye Architects CITY PLANNER: Ted Shepard The meeting began with a description by Eldon Ward on 'the extent of the changes made to the plan since the last neighborhood meeting. Matt Delich then described the results of the traffic study. These results are summarized as follows: * The proposed project is estimated to generate 99 morning peak hour trips, 131 afternoon peak hour trips, and 2,400 daily trips. It is further estimated that new dealership will generate about 30 to 60 percent more traffic during the peak hours than the R.E.A. facility. * The northbound left -in is Level of Service A. The right -turn exit from the site is Level of Service A. The left -turn exit from the site is Level of Service D (a.m.) and E (p.m.), with a delay ranging from 12 - 22 seconds. * The dealership will add about 1,200 average daily trips over the present R.E.A. QUESTIONS, CONCERNS, COMMENTS 1. With the dealership, will there be a worsening of the Level of Service at the College and Harmony intersection? RESPONSE: No, the Level of Service at this intersection will not change. 2. Will there be test drives going through Fairway Estates? Our streets cannot handle any additional traffic? 1 45. The conversion from R.E.A. to Spradley-Barr is a great leap in intensity. The scale of the proposed use is radically different from the existing; use. Something like the State Farm Office is appropriate for our area, not a car dealership. 46. Spradley-Barr should locate south of Kentucky Fried Chicken on South College Avenue, not here at the R.E.A. site. Further north would be more in line with the other dealerships. 47. Our neighborhoods were here first. A car dealership will ratchet up the overall intensity of the area. This will lead to further re -development and have a spiral effect. This proposal is undesirable and does not respect the quality and character of the existing residential areas. 37. What about signage? Are we going to get a bright yellow illuminated awning that stretches around the entire building? I find the awning at the Drake facility to be offensive and it would be inappropriate given the proximity to Fairway Estates. RESPONSE: We havelnot made signage plans at this time. 37. What about security issues? Will there be vandalism on the car lot? Will the cars act as an attraction to vandals who may spill over into our neighborhoods? RESPONSE: We have 'experienced very little vandalism at our present facility. We have had one car stolen in four years.; 38. I come fromla community where these car dealerships were located in an auto mall, away from residential areas. Why can't this facility be located in an auto mall? RESPONSE: At this' time, there is no auto mall in Fort Collins. Such a mall would require a large amount of land. There is no mall to relocate to. 39. What will be the test drive route? Will drivers be tempted to drive through ourneighborhoods? RESPONSE: Generally, the test drive takes place on the main roads. 40. Fairway Estates is very concerned about lighting. We have worked successfully with Pace Warehouse and the City of Fort Collins Light and Power Department to reduce the lighting impacts on our neighborhood. The project looks like it is too intense and that the lighting issue has not be resolved. Keep!in mind that your onsite lighting and the City's street lighting will be combined to have a cumulative effect on our residential area. The applicants are encouraged to use Pace Warehouse as an example of suitable lighting levels. 41. Will there be emission testing? RESPONSE: Yes, there will be emission testing in the service area. 42.. The project lacks creativity, it looks boring, typical, ugly. Why can't Spradley-Barr be more imaginative? Why can't more of the green space be saved? This dealership should dare to be different and be on the cutting edge of design. There does not appear to be anything aesthetic about the design. 43. It is my feeling that R.E.A. is a good neighbor and appropriate to be so close to a residential area. The car dealership does not appear to be a good neighbor and will have a negative impact on our neighborhood. 44. If you want to fit into our neighborhood, please use Woodward Governor as an example. That site should be emulated because it enhances the neighborhood, not detract from it. 28. Do you have plans to buy the nursery to expand? i RESPONSE: No, we have no plans to buy the nursery. 29. I am concerned about the loss of green area. This loss will have a negative effect on air quality. 30. What's wrong'with Drake and College? RESPONSE: Spradley-Barr does not own that parcel, we only lease. The new site would be three acres larger and we would be the owners. 31. Do you have underground oil or gas tanks on Drake and do you plan on having them at R.E.A.? RESPONSE: Yes, we' presently have underground tanks on Drake. Presently, R.E.A. has underground tanks. These tanks will be removed by R.E.A. as,a condition of sale. 32. I am concerned about the special vehicle display areas. What exactly are these? RESPONSE: These will be concrete pads or ramps that provide a prominent display: 33. Spradley-Barr is encouraged to leave as much grass area as possible and not encroach into the landscaping with vehicle display. A car dealership in this location should be exemplary, not typical. As car dealers in our neighborhood, you are encouraged to be innovative and do to something that is outstanding that the neighborhood can be proud of. 34. Spradley-Barr should be held to the same standard as in the Harmony Corridor. There should be an 80 landscape buffer between College Avenue and; the vehicle display parking lot. The commercial aspect must attempt to reduce the impact on the residential neighborhood to the east. The site should be attractive, not an eyesore. Lighting is oft particular concern and should be as far back to the west as possible so as not to intrude upon Fairway Estates. 35. The City's Stormwater Utility should be aware that Mail Creek and Fossil Creek are eroding. Upstream development has degraded the water quality'. The proposed parking lot will only make the situation worse. 36. I would like to talk about lighting. In general, car dealerships have an excessive amount of light. This lighting is intrusive. RESPONSE: Car dealerships have unique lighting demands because of the need for security because of the outdoor display of inventory. RESPONSE: The traffic study will address this issue. i 20. Has R.E.A. considered uses that.are not as intense? RESPONSE: R.E.A. feels that this property is part of the South College Avenue retail strip. With Walmart to the north, Webergs to the south and the retailers on the east side of College, it seems like a natural progression for this site to become part of the retail that is already in the area. 21. Have other buyers expressed interest in purchasing the site? RESPONSE: Yes, the site was considered by the U.S. Postal Service, Poudre R-1, the City, the County, and Federal agencies. 22. What is the current zoning in the County? RESPONSE: Currently, the first 300 feet along College Avenue is zoned Business, and the balance is zoned Commercial. 23. Can you develop in the County? RESPONSE: No, because of the intergovernmental agreement between the City and County, any redevelopment of the property triggers annexation into the City. 24. The dealership will result in a big jump in traffic. This will cause gridlock at the Harmony/College intersection. This additional traffic will make the area streets very dangerous. 25. What are your plans for this meeting room? RESPONSE: Spradley-Barr will keep this room as is and continue to make it available for community meetings. 26. I would prefer this site re -develop as something less intense. It would be a great location for the southside branch library that City Council is talking about. RESPONSE: The City has not expressed an interest in this property for a library. The southside branch library is envisioned to be a "storefront" until a more permanent solution is found. 27. The drainage!in the area is already undersized. Fossil Creek Parkway floods during a five-year storm. For those of us who live south of Fossil Creek Parkway, the waters block access to our homes.. The increase of such a large hard surface area that is upstream of our neighborhood has serious potential of causing severe flooding downstream. We are very concerned. RESPONSE: The applicants will work with the City's Stormwater Utility to design a system that does not make the situation any worse. 11. The Harmony/College intersection seems like the busiest intersection in town. Adding more traffic to this intersection will be dangerous.' RESPONSE: A traffic impact analysis will be required to be submitted for review to the City's Transportation Department. This study will look at the impacts to this intersection. 12. What about lighting? The lighting at Pederson Toyota is down directed but the'. lighting at Tynan's Nissan is atrocious and intrusive. RESPONSE: As part'of the P.U.D. process, the lighting scheme will be submitted for review. We plan on doing down directional lighting also. 13. What about.outdoor loudspeakers? RESPONSE: We do not plan on having outdoor loudspeakers. For example, we can use pagers instead of speakers. 14. Will you have a large American flag as a display? RESPONSE: No. 15. Its a shame there has to be a loss of green area out in front of the building.: This large green area is one of the most attractive open space areas along South College Avenue. How much loss of green area will there be? RESPONSE: We are not exactly sure yet. At minimum, we plan on leaving approximately 10% of the total area as landscaped area. 16. What is the depth of the landscape strip along College? RESPONSE: This will vary. We are showing approximately 16 feet of depth in the middle and 35 feet on the ends. 17. Will you park vehicles for display on the grass? RESPONSE: We plan on displaying vehicles on the parking lot surface or in designated special vehicle display areas. 18. Neighborhood compatibility is a big issue. Our'neighborhood has endured some large developments which we feel are not compatible. This project will be the closest car dealership in the City to an existing neighborhood. My feeling is this proposal is not compatible with our neighborhood. 19. If left turns exiting the site are not allowed, drivers.will turn right, go south' on College and turn left on. Fairway - Lane to get back to the north. This will impact Fairway -Estates. We do not want our neighborhood to become a cut -through. Our streets are not equipped to handle this kind of traffic. This traffic will disturb our peace and quiet. 4. Will delivery trucks block traffic on College Avenue? I RESPONSE: No, there will be a service access from the north, through Arbor Plaza (Walmart) for the large delivery trucks. 5. As residents of Fairway Estates, we are very much opposed to this proposal. A car dealership will add a large volume of traffic to a stretch of South College Avenue that is very dangerous. We have a very difficult time make a left turn onto College Avenue from our neighborhood. Cars are traveling from Fort Collins to Loveland and are getting up a full head of steam, plus they are going down a large hill. This proposal will only make the situation worse. 6. What are the plans for drainage? RESPONSE: At this'preliminary stage, it is likely that stormwater will be detained in the large vehicle display parking lot. 7. We are very.concerned about stormwater beingi,detained in vehicle parking lot. Our neighborhoods are downstream of this site. Storm flows will find their way into Mail Creek and Fossil Creek. This runoff must be filtered and treated in order to preserve the water, quality of these two streams. There is a strong concern that runoff will be contaminated by oil and gas and thus ruin our water quality. RESPONSE: At this stage, nothing has been designed yet. The applicants are willing to work with the Stormwater Utility to do the necessary filtration according to current City policies. 8. To expand on,that point, there is a difference between water filtration and water treatment. If you just do filtration, you might not get to the oil and gas. Treatment may have to be looked at in order to preserve water quality. RESPONSE: Again, we have not begun to explore these issues but will work with the City to address the concerns. 9. .For background purposes, the applicant should know that the present site of Arbor Plaza (Walmart) used to be Mail Creek, which also goes through two ponds in Fairway Estates. After development, we have had nothing but problems with water quality and runoff from this upstream shopping center. We do not want to be impacted by another large asphalt surface that degrades our streams. These water features are a major amenity in our neighborhoods. 10. Will you be required to design for the 100-year storm? i RESPONSE: Yes, that is a requirement from the Stormwater Utility. NEIGHBORHOOD MEETING MINUTES PROJECT: Spradley-Barr Auto Dealership at R.E.A. DATE: October 20, 1993 1 APPLICANT: Chris Spradley - Spradley Barr Ron Carry - Poudre Valley R.E.A. CONSULTANT: Terrence Hoagland, Cityscape Urban Design PLANNER: Ted Shepard, Senior City Planner The meeting began iwith an explanation by Mr. Carry, Poudre Valley R.E.A., that the property is currently located outside the Fort Collins municipal boundary and redevelopment will trigger annexation into the City. The proposal to convert the nine acre property to an auto dealership will be processed as a planned unit development. The proposal includes auto sales, outdoor vehicle display, service, carwash, and'office. QUESTIONS, CONCERNS, COMMENTS 1. Will there be a frontage road along College Avenue? RESPONSE: No, there will be no frontage road. The South College Avenue Access Control Plan dictates that there will be only one access point onto College Avenue. As a result, the northerly driveway entrance': will be closed. The southerly driveway will become the primary access to be shared by the adjacent parcel to the south. This access will connect to a north -south street that is designed to connect south to Webergs and eventually south to the Fossil Creek Parkway alignment. This north -south street will not be a frontage road since it will be located west of College, internal to the site. 2. How will customers exiting the site turn left on College Avenue? Traffic is already very heavy along that stretch and traveling at a high rate of speed. RESPONSE: According to the South College Avenue Access Control Plan, left turns exiting the site will not be allowed. Left turns will be allowed onto the property but not off the property. 3. Will a median be built in College to control these lefts? RESPONSE: No, a median is not proposed at this time. LAM@@P(g� urban design, inc. III. Provide land use transitions and creative relationships between uses. Preserve the existing vegetative buffers between the existing uses to the North and South of the development. The Spradley Barr Dealership is also consistent with applicable Land Use Policies, including: Policy 3 The City shall promote: a. Maximum utilization of land within the city; Policy 15 Development in the urban growth area should be consistent with development policies set forth in this plan. Policy 21 All. levels of commercial development, including convenience, neighborhood, community and regional shopping which have significant negative transportation impacts on South College Avenue will be discouraged from gaining their primary access from College Avenue. Policy 22 Preferential treatment shall be given to urban development proposals which are contiguous to existing development within the city limits or consistent with the phasing plan for the City's urban growth area. Development of the site is scheduled to be completed in 1994 or early 1995. LAn@@P@ urban design, inc. The Land Development Guidance System and adopted Land Use Policies support the proposed uses at this location. And, although the proposed site is not immediately adjacent to residential uses, the proposed design strives to meet the "neighborhood compatibility" criteria currently being developed by the City of Fort Collins. These concepts include: I. Create a successful PUD that integrates with surrounding land uses. "Edge Conditions" such as setbacks, perimeter landscaping, architectural treatment, signs, and lighting, are to be consistent with established guidelines set by the City on recent similar projects. Many of the existing healthy trees on the project are being saved either through design, or by relocation on the site. This promotes a more mature look for the project than is typical of new car dealerships. New project landscaping will be in conformance with standards previously set by the City of Fort Collins. Architectural form, finish colors, and materials are designed to match or complement those materials on the existing REA building such as the use of stone; while the height and mass of the remodeled building will be in keeping with the existing REA building providing a transition in scale between the large shopping area to the north of the project and other uses in the area. Signage will be consistent with the City of Fort Collins sign code unless specific variances are granted. Lighting fixtures are intended to be low cut-off fixtures designed to have little or no off -site impact. Views of the mountains will not be significantly affected by this project as no significant change in height of the buildings are proposed. II. While recognizing traditional traffic management needs, create a circulation system that - where practical - makes bike and pedestrian access between uses convenient. While. this development provides convenient access to services that city residents will use; it does not have a significant increase. in traffic over the current use; in fact much of the current truck traffic will be reduced or eliminated. The site plan has been designed to accommodate a future ROW on the southern portion of the site, at the location of the existing entrance. This ROW dedication will take place as needed when the property to the south develops. This ROW will tie into the street system in place around the Weberg facility. Deceleration lanes and restrictions on vehicle movements will be provided as outlined in the traffic study. C. / o urban design, inc. SPRADLEY BARR DEALERSHIP PUD Statement of Planning Objectives October 25, 1993 The Spradley Barr Dealership is a proposed adaptive reuse on an existing commercial site, the Poudre Valley Rural Electric Association. The proposed use on the site will include new and used car sales; as well as the associated minor and major automotive care uses. Spradley Barr chose this location, in part, because the existing building can be easily converted to dealership uses. The existing building already has service and body shop garages for use by REA as well as other offices and employee lounges. The existing building can easily be expanded to include showroom areas while keeping the integrity of the existing building, so long a part of South College Avenue. The proposed architecture of the remodeled building will keep many of the same elements and materials on the current building, such as the extensive use of stone, etc. The remodeled building will also largely remain single story, a height compatible with neighboring uses. The proposed relocation of Spradley Barr will also benefit the community as a whole. Their existing site is a highly visible location at the corner of Drake And South College, surrounded on three sides by arterials and collectors streets. While such a highly visible location is good for business, from a community aesthetic viewpoint, it is not highly desirable. All the service areas, new.car storage areas, body shop areas etc. are all visible to commuters and neighbors. There is also limited room for landscape buffers and adds to the congestion at this corner. The proposed site alleviates many of these problems. The service areas, inventory and parts storage areas are to be located towards the back of the site, in an area that already serves the a similar function for the REA facility, away from public view, screened by the building. This area is also buffered from the few residences to the west of the project by the railroad corridor and existing vegetation. This site is also buffered from uses to the North and South by existing deciduous and coniferous tree buffers that will remain. As with any car dealership, they wish .to have their new car display in a visible location where the general public. can view them. As such, this use will be located on the front of the site along South College Avenue. It is true that most of the existing lawn will have to removed to accommodate this, however a portion of the lawn will remain along South College Avenue, more than what they have at their existing site, and more than most, if not all, of the existing dealerships in town. The site plan also retains many of the existing, healthy trees, with many coniferous trees being relocated on the site. Several new trees will also be planted as part of the redevelopment. Spradley Barr has also expressed a willingness to work with surrounding neighbors to alleviate many of the impacts a business would cause. These include,. but are not limited to, the possibility of using a pager system, rather than use loudspeakers, exploring the use of limited lighting, minimizing light spillage, and keeping a community meeting room for use by residents in the area. SPkA0LEV - 8*4ge& pFAc&&.rHIP - P4 .M _ to. u_a AUTO -RELATED AND ROADSIDE COMMERCIAL POINT CHART D For All Criteria Applicable Criteria Only Criterion G wc nppje, cca Yes No l u ul IV ove the correct Score mioptler Points Earned Ixll Maximum Apolcaoie Points a. Not at Two Arterials XJ(D 0 2 J4 4 b. Part of Planned Center X X 2 0 3 Q 6 c. On Non -Arterial X X© 0 4 Q 8 d. Two Acres or More X X© 0 3 6 6 e. Mixed -Use X X 2 3 Q 6 f. Joint Parking OX 2 0 3 3 3 g. Energy Conservation X 1 213 1,4V 2 © 8 h. Contiguity X jXjQ 0 5 10 10 i. Historic Preservation 1 2 0 2 _ - 1• 1 2 0 k. 1 2 0 I• 1 2 0 Totals 3 I 51 Percentage Earned of Maximum Applicable Points V/VI = VII Coo % Coo vu -1 Z P 1&WE1//4. - -- ACTIVITY: Auto- Related and Roadside Commercia DEFINITION: Those retail and wholesale commercial activities which are generally con- sidered and typically found along highways and arterial streets. Uses include: free standing department stores; auction rooms; automobile service stations, repair facilities, car washes; .boat, car, trailer, motorcycle showrooms, sales and repair; fuel and ice sales; greenhouses and nurseries; warehousesand- ,storage; repair or rental of any article; exterminating shops; dri, ve-.in restaurants; adult book stores; eating places with adult amusement or'entertainment; adult photo studios; adult theatres; any uses intended to provide adult amusement or entertainment; and, other uses which are of the same general character. CRITERIAEach of the following applicable criteria must be answered "yes" and implemented within the develop- ment plan. Yes .No NA 1. Does the project gain its primary �❑ vehicular access from a street other u than South College Avenue? 2. Are all repair, painting and body work activities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure? 3. If the project contains any uses intended ❑ ❑ to provide adult amusement or entertainment, does it meet the following requirements: a. Is the use established, operated or maintained no less than 500 feet from a residential neighborhood, church and/or school meeting all the requirements of the compulsory education laws of the State of Colorado? b. Is the use established, operated or maintained no less than 1,000 feet from another similar use? Continued -19- c%pApAniEy - ERR -j&PQE41.*4 . P_tl.D. ALL DEVELOPMENT; NUMBERED CRITERIA CHART ALL CRITERIA APPLICABLE CRITERIA ONLY CRITERION IS the criterion applicable? Will the criterion be satisfied? If no, please explain =A� ves No NEIGHBORHOOD COMPATABILITY 1. Social Computability 2. Neighborhood Character ✓ 3. Land Use Conflicts 4. Adverse Traffib Impact ✓ PLANS AND POLICIES 5. Comprehensive Plan PUBLIC FACILITIES & SAFETY 6. Street Capacity 7. Utility Capacity 8. Design Standards 9, Emergency Access 10, Security Lighting 11. Water Hazards RESOURCE PROTECTION 12. Soils & Slope Hazard 13. Significant Vegetation 14. Wildlife Habitat 15. Historical Landmark 16. Mineral Deposit 17, Eco•Sensitive Areas 18. Agricultural Lands ENVIRONMENTAL STANDARDS 19. Air Quality 20. Water Quality, I/_SFZr4Fic D A 1. 21. Noise 22. Glare & Heat 23. Vibrations 24. Exterior Lighting comajoverij op, 25. Sewages & Wastes SITE DESIGN 26. Community Organization 27, Site Organization 01✓ 28. Natural Features / 29. Energy Conservation 30. Shadows 31. Solar Access of 32. Privacy 33. Open Space Arrangement 34. Building Height / 35. Vehicular Movement 2( CoNstrestj dir AfrOCOVAL 36. Vehicular Design 37. Parking 38. Active Recreational Areas 39. Private Outdoor Areas 40. Pedestrian Convenience 41. Pedestrian Conflicts 42. Landscaping/Open Areas / 43. Landscaping/Buildings 44. Landscaping/Screening 45. Public Access 46. Signs -12- No Text No Text No Text SPRADLEY BARR DEALERSHIP PRELIMINARY PUD LAND USE BREAKDOWN October 25, 1993 Area Coverage Gross 476,247 sq.ft. Net 410,563 sq.ft Buildings: Main Building Other Buildings Total Building Area Street R.O.W. Railroad R.O.W. Parking & Drives Landscaping Floor Area Parking Provided Customer Standard Handicapped SUBTOTAL Employee Bicycle TOTAL VEHICLES Other New Car Display New Car Inventory Service Holding SUBTOTAL 60,000 sq.ft. 4,000 sq.ft. 64,000 sq.ft. 21,352 sq.ft. 45,000 sq.ft. 293,727 sq.ft. 52,168 sq.ft. 64,000 sq.ft. 24 spaces 1 spaces 25 spaces 103 spaces 12 spaces 140 spaces 244 spaces 356 spaces 80 spaces 680 spaces Maximum Building Height 40 ft. 10.93 acres 9.43 acres 12.60% 0.84% 13.44% 4.48 % 9.45% 61.68 % 10.95% 0.39 spaces/1000sq.ft. 2.19 spaces/1000sq.ft. �c WT PIZ rout man Pkwv.l U N 0 r o Thrasher 0 o I Z > 3 St. o o L u A. 0 r0@Ye -bunfi E I N LU Pavilion LK 2" ipl a Owl Chuko V ` Ct. Ct, I I Kensin n 1� ' (n 0 I Or. aY Tow he a CL HAR . MONYJZQAD Nicklaus T 1 Ct. = 1 s v. cSt. . P o \) 1 D 6 � o 1 Prairie St. I ' 1 ! � v S 1 airway Ln. CoroCnado �rkwa t. rc, r am °n � 0 �• C 3 $ Pass APPie Blossom Ln. a- G `� 3 c c (, �... 7Ld/ SAlkDr U ITEM:SPRADLEY-BARR DLRSHIP Preliminary PUD NUMBER: 64-93 B Spradley-Barr Dealership PUD - Preliminary, #64-93B December 13, 1993 P & Z Meeting Page 8 the criteria that relates to neighborhood compatibility. Staff, therefore, recommends approval of Spradley Barr Dealership, Preliminary P.U.D., #64-93B, subject to the following conditions: 1. At the time of Final P.U.D., the petition for annexation into the City shall have been approved on second reading by the City of Fort Collins City Council. 2. At the time of Final P.U.D., the applicant shall submit a lighting plan. Such plan shall address fixture type, fixture location, type of light source, and other pertinent information by which to evaluate the extent of site illumination. 3. At the time of Final P.U.D., the local street that provides primary access shall loop to the south to provide a second point of access, or be equipped with a temporary turn -around that meets city specifications. 4. At the time of Final P.U.D., the location of the decal lane on South College Avenue shall be defined and approved by the City of Fort Collins and the Colorado Department of Transportation. Spradley-Barr Dealership PUD - Preliminary, #64-9'3B December 13, 1993 P & Z Meeting Page 7 expected to operate significantly different than any other full movement driveway on an urban arterial roadway. Given the difficulty of restricting the outbound left turn, it appears appropriate to permit this driveway to function as a full movement access until such time that a center median is constructed on College Avenue. This approach is consistent with the procedures recommended in the South College Avenue Access Control Plan. C. The local street access is designed to loop south and then east to form an intersection with College Avenue at Fairway Lane. This recirculation drive is considered superior to a frontage road. The future intersection is approved for a traffic signal, when warranted, by the South College Avenue Access Control Plan. Since .this local street is considered public right-of-way, it will require a temporary public turn -around until such time as the loop to the south is made. Staff, therefore, recommends the following condition of approval: At the time of Final P.U.D., the local street that provides primary access shall loop to the south to provide a second point of access, or be equipped with a temporary turn -around that meets City specifications. D. A southbound right -turn lane is required by the State Highway Access Code to serve the local street access at the southern edge of the property. There is a concern, at this preliminary stage, as to whether the decel lane is located within the existing right-of- way on the shoulder, or further back on the property requiring additional dedication of right-of-way. In order to emphasize that this issue must be resolved, Staff recommends the following condition: At the time of Final P.U.D., the location of the decel lane on South College Avenue shall be defined and approved by the City of Fort Collins and the Colorado Department of Transportation. These features of the traffic study have been reviewed by the Transportation Department and found acceptable. Incorporation of the public improvements necessary to implement these features will be reviewed and evaluated at the time of Final P.U.D. RECOMMENDATION: Staff finds that the request for Preliminary P.U.D. for Spradley Barr is supported by the score of 60% on the Auto Related and Roadside Commercial Point Chart. The request, as conditioned, satisfies the All Development Criteria of the L.D.G.S., including Spradley-Barr Dealership PUD - Preliminary, #64-93B December 13, 1993 P & Z Meeting Page 6 B. Building Additions The building additions will all be one-story in height and exteriors will feature a degree of stone to tie into the existing building. C. Lighting While lighting specifications are not in final form at the preliminary stage, the developers have stated at the neighborhood information meetings that lighting levels will be sensitive to surrounding properties. As mentioned, the first row of fixtures along College are expected to be bollards, not poles. All fixtures will be down directional with sharp cut off lamps. Pole heights are expected to range from 16 to 20 feet to minimize the impact on drivers on College Avenue. In order to emphasize the importance of lighting in its role in contributing to neighborhood compatibility, Staff recommends the following condition: At the time of Final P.U.D., the applicant shall submit a lighting plan. Such plan shall address fixture type, fixture location, type of light source, wattage, and other pertinent information by which to evaluate the extent of site illumination. D. Service Area The large overhead doors and mechanic bays associated with the service department will be screened from public view by the showroom building addition. The only visible portion from College Avenue will be the service reception area. 5. Transportation: A traffic study was conducted to evaluate the impacts of the proposal on the local street system. The key features are as follows: A. The north curb cut presently serving R.E.A. will be closed. The southerly curb cut will become the sole access point and be upgraded from a driveway to a local public street. B. According to the South College Avenue Access Control Plan, the southerly local street will be restricted to "three-quarter movements." This means that left turn exits are not recommended. Capacity analyses have indicated that the full movement driveway will function at normal levels of service and, therefore, is not Spradley-Barr Dealership PUD - Preliminary, #64-93B December 13, 1993 P & Z Meeting Page 5 D. Noise There is a concern that an employee paging system with outdoor speakers will produce noise that will be a nuisance to the residents. Such is the case with Tynan's Nissan. The developers have indicated that there will be no outdoor speakers. Paging can be accomplished with individual beepers, not a public address system. E. General Appearance There is disappointment that the large green lawn in front of R.E.A. will be lost to a car lot. Redevelopment of the site to more intense use does not benefit the neighborhood and will only contribute to the "strip commercial" appearance of South College Avenue. It is acknowledged that there will indeed be a loss of grass area. The remaining green area along College Avenue will meander in width and be planted with street trees. Small berms or shrub beds will guard the fronts of the display vehicles. In addition, the interior parking area will feature landscaped islands to minimize the impact of additional hard surface. Car dealerships have historically located on South College Avenue. Such a location is more advantageous than locating off College Avenue due to regional customer draw of a car dealership. Clustering of car dealerships in close proximity is considered appropriate as this minimizes travel distance for car shoppers. 4. Design: A. Mitigation of vehicle Display The first mitigation measure is the row of deciduous street trees located along College Avenue between the sidewalk and the curb. Spaced at 40 foot intervals, these trees create a formality that' meets the guidelines of the City Forester. The second measure is the meandering setback area located behind the sidewalk. This area varies in width from seven feet to 40 feet. Third, all display vehicles along the front row are guarded by a small berm or shrub bed. Fourth, the display area is not a rigid design with a straight row of parked cars. There are circular and angled display areas that are broken up by landscaped openings. While there are two special display areas, these cars are ground -mounted. There are no racks, ramps, or elevated display of vehicles. Finally, the interior parking lot area will feature 6% interior landscaping in the form of islands. Spradley-Barr Dealership PUD - Preliminary, #64-93B December 13, 1993 P & Z Meeting Page 4 In the long term, this southerly public street will act as "a recirculation street that will turn south and connect to Fairway Lane (north of Webergs) which in turn connects to South College Avenue. The South College Avenue Access Control Plan shows that the College/Fairway intersection will have a traffic signal when warrants are met. When this occurs, the eastbound to northbound left turns from the car dealership will have the opportunity to make these left turns at a signalized intersection. B. Lighting With Tynan's Nissan located further south on College Avenue, the neighborhood is very concerned about lighting levels at the proposed car dealership. The excessive levels of illumination at Tynan's is considered unacceptable and an intrusion into the area. While detailed specifications on lighting have not been finalized, the architect for the project has indicated that control of light spillage will be minimized by a sensitive lighting design. Plans include placing light bollards along the first row of display vehicles versus light poles. This will reduce the height of light fixtures along College Avenue. Interior light fixtures would then be pole -mounted. All fixtures would feature sharp cutoff, down directional luminaries to minimize offsite glare. There are no plans for an illuminated awning, such as the one at College and Drake, which further reduces light levels. Consideration will be given to reducing light levels after closing. C. Drainage/Water Quality There is a concern that the large impervious surface associated with the proposed vehicle display area will generate an increase in storm flows that will impact Fossil Creek. Further, there is a concern that the quality of the stormwater runoff will be tainted .with oil and gas causing ecological damage to Fossil Creek. Previous urban development upstream (Arbor Plaza, McDonald's) has caused problems in the downstream conveyance channels that run through the neighborhood. The applicants have indicated that they are.willing to work with the City's Stormwater Utility to address both of these concerns. All stormwater runoff will be detained and released in accordance with existing regulations. Measures will be taken to implement water quality filtration so that contaminants are minimized. The City's Stormwater Utility will require that the "best management practice" be designed and constructed to accomplish the necessary filtering of the detained stormwater. Spradley-Barr Dealership PUD - Preliminary, #64-93B December 13, 1993 P & Z Meeting Page 3 B. The second absolute criterion asks: "Are all repair, painting and body work activities, including storage of refuse and vehicular parts, planned to take place within an enclosed structure?" The P.U.D. indicates that parts storage, vehicle service, and body shop activities will all take place within an enclosed structure. B. variable Criteria The project scores 60% on the Auto Related and Roadside Commercial Point Chart. Points were awarded for the site being located other than at the intersection of two arterial streets, for primary access being gained from a non -arterial street, for having an area greater than two acres, for providing joint parking, and for being contiguous to existing urban development. The score of 60% exceeds the minimum required score of 50% and indicates that the proposed use is appropriate to be considered at this location. 3. Neighborhood Compatibility: Two neighborhood information meetings have been held regarding this project. The minutes to both meetings are attached. Briefly, the issues are summarized as follows: A. Traffic The fundamental traffic concern is that two located on the east side of College Avenue. and Fossil Creek Meadows depend on College access point into the two subdivisions. The to a car dealership is considered to be an and therefore will add more traffic to this South College Avenue. residential areas are Both Fairway Estates Avenue as the primary conversion from R.E.A. increase in intensity particular section of In accordance with the South College Access Control Plan, the P.U.D. will close one of the two existing curb cuts serving the site. With the closure of the northerly curb cut, the southerly driveway _(to be upgraded to a public street) will become sole access in the short term. According to the traffic impact analysis, a car dealership is a low trip generator but left turn exits from the site to northbound College Avenue will be difficult (level of service D) during the peak times. Spradley-Barr Dealership PUD - Preliminary, #64-93B December 13, 1993 P & Z Meeting Page 2 COMMENTS: i. Background• The surrounding zoning and land uses are as follows: N: H-B; Community Shopping Center (Arbor Plaza) S: T (County); Fossil Creek Nursery E: B-L; Offices and Church W: FA-1 (County); Railroad and Residential (Brookwood Estates) The site is adjacent to but outside the municipal boundary. A request to annex into the city limits is being processed concurrently with the Preliminary P.U.D. By the time of consideration of Final P.U.D., the annexation request must have been approved by City Council on second reading. The site is presently the headquarters for the Poudre Valley Rural Electric Association. The present uses on the property include administrative offices, customer service, outside storage, vehicular storage, and crew staging area. 2. Land Use• As a county property, the site is not located within an Overall Development Plan. Since the Preliminary P.U.D. indicates that the entire site would be redeveloped as a single phase, an O.D.P. is not required. A. Absolute Criteria The request for an auto dealership, with all the ancillary services, has been reviewed by the criteria of the Auto Related and Roadside Commercial Point Chart of the L.D.G.S. The P.U.D. satisfies the two applicable absolute criteria: A. The first absolute criterion asks: "Does the project gain its primary vehicular access from a street other than South College Avenue?" There will be no direct curb cut onto South College Avenue. In accordance with the South College Avenue Access Control Plan, primary access will be gained from a publicly dedicated local street on the south edge of the property. This local street is designed to also serve the adjacent parcel to the south and function as a recirculation street. ITEM NO. 14 MEETING DATE 1 / 1 3 / 9 STAFF Ted Shepard City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Spradley Barr Dealership, Preliminary P.U.D., #64-93B APPLICANT: Mr. Kriss Spradley and Mr. Bill Barr c/o Cityscape Urban Design 3555 Stanford Road, Suite 105 Fort Collins, CO 80525 OWNER: Poudre Valley R.E.A. 4809 South College Avenue Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request for Preliminary P.U.D. to convert the existing facilities, with new building additions, at the Poudre Valley R.E.A. site (4809 South College Avenue) to a car dealership. Total building area would be 64,000 square feet and include showroom, offices, service, storage, carwash, and body shop. New car display is proposed for the large grassy area between the building and College Avenue. The site is located just south of Arbor Plaza (Walmart) and is 10.93 acres in size. The site is presently outside the city limits. At the time of annexation, the zoning is proposed to be H-B, Highway Business. RECOMMENDATION: Approval with Conditions EXECUTIVE SUMMARY: The request for annexation is being considered concurrently with the Preliminary P.U.D. The proposed land use is supported by the score of 60% on the Auto Related and Roadside Commercial Point Chart and by satisfying the All Development Criteria of the L.D.G.S. Two neighborhood meetings have been held. Site design mitigates the impact of displaying vehicles along College Avenue. The request has been reviewed by the City of Fort Collins Transportation Department and the Colorado Department of Transportation and found to be feasible. There are four conditions of approval relating to annexation, lighting, local street design, and decel lane location. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT