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Park South Commercial E-iaza, 2nd Filing, Lot 2-B, Horsetooth Carwasi
March 1, 2005 Administrative Public Hearing
Page 9
The Project Development Plan complies with all applicable General
Development Standards contained in Article 3 of the Land Use Code,
with the exceptions to standards set forth in Section 3.2.2(C)(5)(a),
Walkways and Section 3.5.3(B)(1), Orientation to a Connecting
Walkway. The applicant submitted a request for modifications of both
of these standards.
3
RECOMMENDATION:
SDP. #37-94E
Staff recommends approval of the request for modifications of the standard
located in Section 3.2.2(C)(5)(a), Walkways and the standard located in Section
3.5.3(B)(2), Orientation to a Connecting Walkway.
Staff recommends approval of the Park South Commercial Plaza, 2d Filing, Lot
2-B - Horsetooth Carwash - Project Development Plan - #37-94E.
Park South Commercial Piaza, 2nd Filing, Lot 2-B, Horsetooth Carwasi, ?DP, #37-94E
March 1, 2005 Administrative Public Hearing
Page 8
as required in Section 3.2.2(C)(5)(a). However, there will not be any
parking right next to this sidewalk, only short-term parking spaces for
the vacuum cleaner units. There will be short retaining walls between
these spaces and the sidewalk that will prevent cars overhanging onto
the sidewalk. Therefore, a 5' wide sidewalk is considered to be
sufficient in this location.
The auto -related retail building, on the south half of the lot, has entry
doorways oriented to the east. Because the site is narrow and drives
are necessary on both sides of the building to provide circular access
to the site for emergency access purposes and circular movement
through the car wash, pedestrians must cross drive aisles in two
locations to move from the building entries to the sidewalk along the
east property line that connects to the public sidewalk on West
Horsetooth Road. Both of these crossings will be enhanced and
marked to emphasize the pedestrian movement.
Therefore, staff is recommending that the Administrative Hearing Officer
approve the request for modifications to the standards set forth in Section
3.2.2(C)(5)(a) and Section 3.5.3(B)(1), based on the criterion set forth in
Section 2.8.2(H)(3) of the LUC.
5. Neighborhood Information Meeting
The Park south Commercial Plaza, 2nd Filing, Lot 2-B - Horsetooth
Carwash, PDP contains proposed land uses that are permitted as a Type I
use, subject to an administrative review. The proposed uses are an
automated & self -serve car wash and an auto -related retail building. They
constitute a relatively small infill development in the midst of existing
commercial/retail uses along the South College Avenue and Mason Street
commercial corridors. The LUC does not require that a neighborhood
meeting be held for a Type I development proposal and a neighborhood
meeting was not held to discuss this proposal.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Park South Commercial Plaza, 2nd Filing, Lot 2-B - Horsetooth
Carwash - Project Development Plan, staff makes the following findings of fact
and conclusions:
1. The proposed land use is permitted in the C — Commercial zone
district.
2. The Project Development Plan complies with all applicable district
standards of Section 4.17 of the Land Use Code, C zone district.
Park South Commercial Piaza, 2"d Filing, Lot 2-B, Horsetooth Carwasi, DP, #37-94E
March 1, 2005 Administrative Public Hearing
Page 7
described problem of city-wide concern or 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, or in an adopted policy,
ordinance or resolution of the City Council, 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
exceptional practical difficulties, or exceptional or undue hardship
upon the owner of such property, provided that such difficulties or
hardship are not caused by the act or omission of the applicant; or
(4) the plan as submitted will not diverge from the standards of the
Land Use Code that are authorized by this Division to be modified
except in a nominal, inconsequential way when considered from the
perspective of the entire development plan, and will continue to
advance the purposes of the Land Use Code as contained in
Section 1.2.2.
City Staff Evaluation
Staff finds that the project as submitted, based on the land use, site
layout, and its contextual compatibility with the surrounding land uses, is
not detrimental to the public good; and, by reason of an exceptional
physical condition such as exceptional narrowness, the strict application of
the standard sought to be modified would result in unusual and
exceptional practical difficulties to the property owner, and such difficulties
are not caused by the act or omission of the applicant or property owner.
The entire development plan is for 2 separate buildings (one automated &
self -serve car wash and one auto -related retail) on a vacant 1.18 acre site
located on the south side of West Horsetooth Road between Manhattan
Avenue and Mason Street. There is pre -determined access point to the
site from the existing Carmike Theatres parking lot to the east.
• The car wash building is on the north half of the lot, with overhead
doors oriented to the west and east, away from West Horsetooth Road.
This building is exempted from the direct connecting walkway
requirement set forth in Section 3.5.3(B)(1). The sidewalk along the
east property line on this portion of the lot will be 5' wide instead of 6'
Park South Commercial Plaza, 2nd Filing, Lot 2-13, Horsetooth Carwas, j PDP, #37-94E
March 1, 2005 Administrative Public Hearing
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and self -serve mini -storage warehouses) shall be exempt from this
standard."
Applicant's REQUEST FOR A MODIFICATION OF STANDARDS:
The Applicant hereby requests a Modification to the Development
Standard 3.2.2(C)(5)(a), Walkways. Specifically, we request a modification
to the 6' sidewalk width requirement of this standard. In lieu of the 6'
sidewalk we request a 5' sidewalk per Item 2.8.2(H)(3). The site has a
preexisting physical constraint in its east - west dimension. Such
dimensional constraint negatively affects the turning radius of vehicles
exiting the car wash bays. The extra 12" will greatly assist in overcoming
this tightness, especially with the larger and oversized vehicles using the
facilities. The remainder of the property to the south will provide a 6' wide
sidewalk.
With respect to the Retail building on the southern part of the site, the
Applicant also requests a modification to the Development Standard
3.5.3(B)(1), Relationship of Buildings to Streets, Walkways and Parking.
Specifically, we request a modification to the requirement that at least one
main entrance of any commercial building shall face and open directly
onto a connecting walkway with pedestrian frontage. Due to the
narrowness of the site in an east - west direction, the siting of the Retail
building is planned with the parking and vehicular access to the east side.
This configuration is important to accommodate the looping emergency
fire access and to accommodate future service type retail tenants who
require overhead doors and drive-in access. This access drive
necessitates a short disconnect of the sidewalk from Horsetooth Road to
the building. The building is still very well connected to the surrounding
walkway systems.
Land Use Code Modification Procedures:
As specified in Section 2.8.2 Modification Review Procedures, (H)
(Standards), the Administrative Hearing Officer may grant a modification
standards only if it finds the granting of the modification would not be
detrimental to the public good; and that:
(1) the plan as submitted will promote the general purpose 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, without impairing the intent and purpose of this
Land Use Code, substantially alleviate an existing, defined and
Park South Commercial Plaza, 2nd Filing, Lot 2-13, Horsetooth Carwasi, PDP, #37-94E
March 1, 2005 Administrative Public Hearing
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b. The proposal complies with Sections 3.5.1(E) and (F). Both of
the buildings will be 1-story structures with sloped roofs (top
ridgelines running north -south on -site). The car wash building
will be 26'-6" in height and the auto -related retail building will be
28'-4" in height. Both buildings will be constructed of CMU
blocks, terracotta and buff in color on the car wash building, and
tan and buff in color on the auto -related retail building. The roof
will be constructed of a standing metal seam material, blue in
color. Building materials will be similar to those on some existing
buildings in the area.
2. Section 3.5.3, Mixed Use, Institutional and Commercial Buildings
The proposal complies with the applicable criteria in this section
except for Section 3.5.3(B)(1), Orientation to a Connection
Walkway. The applicant has submitted a request for a modification
of this standard (see Section 4, Page 5, of this Staff Report).
4. Request for Modifications of Standards
This request is for two modifications of standards as outlined in the Fort
Collins Land Use Code.
The first modification being requested is from Section 3.2.2(C)(5)(a),
Walkways. This regulation reads that:
"Directness and continuity. Walkways within the site shall be
located and aligned to directly and continuously connect areas or
points of pedestrian origin and destination, and shall not be located
and aligned solely based on the outline of a parking lot
configuration that does not provide such direct pedestrian access.
Walkways shall link street sidewalks with building entries through
parking lots. Such walkways shall be grade separated from the
parking lot, with paved surface not less than six (6) feet in width.
Drive aisles leading to main entrances shall have walkways on both
sides of the drive aisle."
The second request is from Section 3.5.3(B)(1), Orientation to a
Connecting Walkway. This regulation reads that:
"At least one (1) main entrance of any commercial or mixed -use
building shall face and open directly onto a connecting walkway
with pedestrian frontage. Any building which has only vehicle bays
and/or service doors for intermittent/infrequent nonpublic access to
equipment, storage or similar rooms (e.g. self -serve car washes
Park South Commercial Piaza, 2"d Filing, Lot 2-13, Horsetooth Carwasi � r'DP, #37-94E
March 1, 2005 Administrative Public Hearing
Page 4
of bicycle parking exceeding the minimum requirement of 5% of
the automobile parking spaces on -site.
b. The proposal complies with Section 3.2.2(C)(5) in that it
provides direct, safe, and continuous walkways and bicycle
connections to major pedestrian and bicycle destinations in the
surrounding area via an enhanced crosswalks between the front
entry of the buildings and the sidewalk along West Horsetooth
Road. However, the sidewalk along the east property line for the
car wash facility is proposed to be 5' wide instead of the
required 6' width as set forth in Section 3.2.2(C)(5)(a),
Walkways. The applicant has submitted a request for a
modification of this standard (see Section 4, Page 5, of this Staff
Report).
c. The proposal complies with Section 3.2.2(D) in that it provides
for safe, convenient, and efficient bicycle, enhanced pedestrian,
and vehicular movement to and through the site. Vehicular
access and egress will occur via two curb cuts from a private
drive along the south property line and one curb cut from the
Carmike Theatres parking lot to the east.
d. The proposal complies with Section 3.2.2(K)(2)(a) in that the
project will provide 10 parking spaces on -site for the auto -
related retail building, which is fewer than the allowable 14
spaces maximum (3/1,000 square feet of gross leasable floor
area) for a retail use. There will be 5 short-term parking bays for
auto vacuum units on the car wash pad site.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements,
and specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
a. The proposal complies with Section 3.5.1(C) in that the
buildings will be similar in size and height as the existing
AutoZone building to the west and the buildings in the
Manhattan Storage project to the south.
Park South Commercial Hiaza, 2nd Filing, Lot 2-B, Horsetooth Carwas„ rDP, #37-94E
March 1, 2005 Administrative Public Hearing
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Lot 2-B of the Park South Commercial Plaza Minor subdivision, Second
Filing in June, 1997.
2. Division 4.17 of the Land Use Code, Commercial Zone District
The proposed uses of automated & self -serve car wash and auto -related
retail are permitted in the C zone district subject to an administrative
review. The PDP meets the applicable Land Use and Development
Standards in the C zone district.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with all applicable General
Development Standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(2)(a) and (b) in
that existing canopy shade (street) trees are provided at a 35'
spacing along West Horsetooth Road in the existing 12' wide
parkway between the street and the detached sidewalk.
b. The proposal complies with Section 3.2.1(D)(3) in that no one
species of tree on the development plan exceeds 50% of the
total of 15 new (identified) trees on -site.
c. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -
site parking areas will be screened from the adjacent street and
properties to the east and west with shrub plantings that will
block at least 75% of the vehicle headlights and extend for more
than 70% of the street frontage and property line along the
parking areas.
d. The proposal complies with Section 3.2.1(E)(5) in that it
provides approximately 10% interior landscaping in the parking
and vehicle use areas, exceeding the minimum requirement of
6%.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it
provides secure and conveniently located bicycle parking near
the front entry to the retail/auto-related building, with the amount
Park South Commercial Plaza, 2nd Filing, Lot 2-B, Horsetooth Carwas„ PDP, #37-94E
March 1, 2005 Administrative Public Hearing
Page 2
S ection 3.5.3(13)(1), Orientation to a Connecting Walkway. The applicant
has submitted a request for modifications of both of these standards (see
Section 4, Page 5, of this Staff Report); and,
standards located in Division 4.17 Commercial District (C) of ARTICLE
4 — DISTRICTS.
Vehicle minor repair, servicing and maintenance establishments (including car
washes), retail establishments, and retail stores with vehicle servicing are
permitted in the C — Commercial Zoning District, subject to administrative (Type
1) review. The C District is:
Intended to be a setting for development, redevelopment and infill of a
wide range of community and regional retail uses, offices and personal
and business services. Secondarily, it can accommodate a wide range of
other uses including creative forms of housing.
While some Commercial District areas may continue to meet the need for
auto -related and other auto -oriented uses, it is the City's intent that the
Commercial District emphasize safe and convenient personal mobility in
many forms, with planning and design that accommodates pedestrians.
This proposal complies with the purpose of the C District as it is a new infill
development in a commercial area adjacent to the South College Avenue &
Mason Street corridors. The proposed automated & self -serve car wash facility
and auto -related retail building are auto-related/auto-oriented land uses that will
provide pedestrian access to and from the site from the sidewalk system along
West Horsetooth Road.
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: MMN; existing multi -family residential (Preserve @ the
Meadows)
S: C; existing mini -storage (Manhattan Storage)
E: C; existing theatres (Carmike)
W: C; existing retail (AutoZone)
The property was annexed in July, 1978, as part of the Horsetooth-
Harmony Annexation.
The property was platted as the east half of Lot Two of the Park South
Commercial Plaza Minor Subdivision in October 1994. It was replatted as
ITEM NO.
MEETING DATE
iiA . STAFF G9I�,ot)r,Ptt—
Citv of Fort Collins HEARING OFFICER
STAFF REPORT
PROJECT: Park South Commercial Plaza, 2"d Filing, Lot 2-B -
Horsetooth Carwash - Project Development Plan - #37-94E
APPLICANT: Doberstein Lemburg Commercial, Inc.
c/o Daniel Bernth
1537 Riverside Avenue
Fort Collins, CO. 80524
OWNER: 243 North College Avenue Associates LTD, LLLP
2281 South Havana Street, Suite 200
Denver, CO. 80237
PROJECT DESCRIPTION:
This is a request for a 2-phase commercial project containing an automated &
self -serve car wash building and a retail/auto-related use building on Lot 2-13 of
the Park South Commercial Plaza, 2"d Filing. The lot is 1.18 acres in size. The
car wash building will be 4,056 square feet in size and be on the north half of the
lot. The retail/auto-related use building will be 4,733 square feet in size and be on
the south half of the lot. The entire property is on the south side of West
Horsetooth Road, east of Manhattan Avenue and the existing AutoZone retail
building, west of the Carmike Theatres parking lot, and is in the C — Commercial
Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This PDP complies with applicable requirements of the Land Use Code (LUC),
more specifically:
* the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
* standards located in Division 3.2 - Site Planning and Design
Standards, Division 3.3 - Engineering Standards, and Division 3.5 -
Building Standards of ARTICLE 3 - GENERAL DEVELOPMENT
STANDARDS, with the exception of Section 3.2.2(C)(5)(a), Walkways and
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT