Page 156 CITY PLANNING COMMISSION AGENDA ITEM NO: 6.a 6.b STAFF: LONNA THELEN FILE NO(S): A. - CPC ZC 08-00069 QUASI-JUDICIAL B. - CPC CU 08-00070 QUASI-JUDICIAL PROJECT: APPLICANT: OWNER: PHIL LONG VALUCAR 4081 TUTT BLVD ART C. KLEIN CONSTRUCTION INC. TUTT COMMERCIAL CENTER, LLC SITE
Page 157 PROJECT SUMMARY: 1. Project Description: (FIGURE 1) This project includes concurrent applications for a zone change and a conditional use for a 4.3-acre site located south of Barnes Road and east of Tutt Boulevard. The applicant is requesting a zone change from C-5/cr/AO-CAD (Intermediate Business with conditions of record and Airport Overlay Commercial Airport District) to C-5/cr/AO-CAD to amend the conditions of record placed on the site in May of 2005. The original conditions of record originated after discussions with the neighbors at the Island at Springs Ranch, a single-family residential neighborhood east of the property. The conditions of record that would need to be modified to allow the proposed auto sales include height, signage, and allowable uses. The previously approved zoning and development plan proposed a commercial center that included the current site and the site to the south. The current development plan proposes that the land be used for auto sales instead of the commercial center shown on the approved plan. 2. Applicant s Project Statement: (FIGURE 2) 3. City Planning Department s Recommendation: Approval of the applications subject to modifications. BACKGROUND: 1. Site Address: 4081 Tutt Blvd. 2. Existing Zoning/Land Use: (C-5/cr/AO-CAD) Vacant unimproved land 3. Surrounding Zoning/Land Use: North: (A) Agriculture / Security Service Field South: (C-5) Intermediate Business / Commercial Center East: (A) Agriculture / Sand Creek Detention Pond #2 West: General Business (C-6) / Public Facility (PF) / Auto Sales / Police Station 4. Comprehensive Plan/Designated 2020 Land Use: Commercial Center 5. Annexation: 1984 Springs Ranch Addition 6. Master Plan/Designated Master Plan Land Use: Springs Ranch Master Plan / Community Commercial 7. Subdivision: Lot 1, Tutt Commercial Center 8. Zoning Enforcement Action: None 9. Physical Characteristics: The site has been graded and the elevation slopes from north to south. The proposed topographic contours are lower that Tutt Blvd. STAKEHOLDER PROCESS AND INVOLVEMENT: (FIGURE 3) After the initial pre-application meeting, held on March 21, 2008, it was determined that the applicant would like to propose changes to the conditions of record for the site to allow auto sales. With this knowledge, the first neighborhood meeting was held on May 5, 2008, with approximately 42 neighbors and staff in attendance, to discuss the auto sales use and potential impacts on the Island at Springs Ranch. Six major issues were identified at the first meeting, these issues are listed in the review criteria section below. The applicant then submitted conditional use and zone change applications on May 9, 2008. During the internal review and neighborhood notification, a second neighborhood meeting was held on June 5, 2008, approximately 28 neighbors and staff were in attendance. The majority of the issues identified at the initial meeting were discussed and resolutions agreed upon at the second neighborhood meeting. A review letter was provided to the applicant on June 10, 2008. A re-submittal addressing the concerns in preparation for the City Planning Commission was received on June 13, 2008. The public process involved with the review of these applications included posting of the site and sending of postcards on three separate occasions to all property owners within a customized buffer area (to include portions of the Island at Springs Ranch). Comments from six neighborhood members were received (FIGURE 3). For the most part the neighborhood is not opposed to the auto sales use
Page 158 on the property; the major outstanding concern related to the site is the increase in traffic on Tutt Boulevard. ANALYSIS OF REVIEW CRITERIA/MAJOR ISSUES/COMPREHENSIVE PLAN & MASTER PLAN CONFORMANCE: 1. Review Criteria / Design & Development Issues: Background: In 2005, a zone change, development plan, master plan amendment, and subdivision plat were approved for a commercial center that included the current lot and the lot directly to the south. The proposed commercial center has been built on the site to the south. On March 21, 2008, a preapplication meeting was held to discuss the potential for an auto sales use on the property. Initial concern was raised by staff on the change of use from a commercial center to auto sales and the potential concern from the Island at Springs Ranch neighborhood. The applicant agreed to have a neighborhood meeting to discuss potential neighborhood concern. At the first neighborhood meeting six major issues were raised by the neighborhood. The neighborhood was concerned about the lighting reflection and glare into the neighborhood, the potential for noise from a public address system, the potential for another auto dealer to take ownership of the site, trash pickup times, the increase in traffic on Tutt Boulevard with the addition of another auto dealership, and providing a sufficient landscape buffer to buffer the neighborhood from the auto dealership. In addition to the issues raised by the neighborhood, staff raised concerns relating to additional signage beyond what is allowed in the condition of record, an increase in building height over the allowance in the conditions of record, and concern for type of lighting used on site. Additional issues were raised in reference to the drainage and detention pond for Sand Creek. A representative from City Engineering was in attendance at the second neighborhood meeting to discuss issues relating to drainage from the Island at Sand Creek and the relationship to the Sand Creek Detention Pond #2. The City has resolved to work through the issues brought up at the neighborhood meeting. This project will not take into consideration the drainage issues. The resubmittal by the applicant addressed the majority of the neighborhood and staff concerns. The major issues outstanding are noted under significant modifications to the conditional use development plan section below. The first concern relates to the amount of signage for the property. The previous condition of record allowed a total of one free standing sign for this property and the property to the south. The applicant is proposing three free standing signs, one sign 25 feet tall and 150 sq. ft. and two signs 15 feet tall and 75 sq. ft. Staff has proposed a compromise to allow three free standing signs, one sign 25 feet tall and 150 sq. ft. and two signs 6 feet tall and 50 sq. ft. In addition, staff has proposed restrictions on the amount of building signage. The second concern relates to lighting on site. The applicant has proposed flood lights for the display cars along Tutt Blvd. Flood lights provide additional light pollution into the night sky by shinning upwards and have the potential to cause glare to the Island at Springs Ranch neighborhood. Staff is proposing to eliminate the flood lights and provide additional pole lighting with full cut-off fixtures to provide adequate display lighting. These lights are similar to the lighting already proposed on site. The major outstanding neighborhood concern relates to the increased traffic on Tutt Boulevard caused by the car dealerships and commercial centers. Tutt Blvd is a minor arterial and based on the Intermodal Transportation Plan for the City of Colorado Springs has the potential to carry between 10,000 and 25,000 average daily trips (ADT) per day. According to the Traffic Volume Counts book from 2000-2007, the intersection of Barnes Road and Tutt Boulevard carried 2,429 ADT southbound and 2,857 ADT northbound on June 30, 2003. The counts have increased since 2003; however, they have not increased past the capacity allowed for a minor arterial. This project has been reviewed to determine compliance with the Development Plan Review Criteria. All criteria are met if the plan is modified in conformance with the significant and technical modifications listed below. 2. Conformance with the City Comprehensive Plan: Comprehensive Plan 2020 Land Use Map: Commercial Center Comprehensive Plan Goals and Objectives: Commercial Center Policy LU 201: Promote a Focused, Consolidated Land Use Pattern
Page 159 Strategy LU 302c: Promote Compatibility between Land Uses of Differing Intensities Strategy N 102b: Encourage Active Participation in Decision-making from Residents and Property Owners Policy T 103: Transportation System and Land Use Pattern Policy NE 405: Efficient Use of Outdoor Lighting Strategy NE 405b: Reduce Light Pollution The proposed location of the auto dealership follows the Comprehensive Plan goal to promote a focused, consolidated land use pattern. The area along Tutt Boulevard provides a commercial center for the single-family residential developments to the east of Tutt Boulevard. In addition, this land use layout allows short trips to commercial uses from the single-family homes. Staff has encouraged efficient use of lighting to reduce the light pollution from commercial uses along this commercial strip. It is the finding of the City Planning Department that the Cordera Filing No.3 will substantially conform to the City Comprehensive Plan 2020 Land Use Map and the Plan s goals and objectives. 3. Conformance with the Area s Master Plan: The Springs Ranch Master Plan has designated this property as Community Commercial. The auto sales use falls under Community Commerical. It is the finding of the City Planning Department that the Phil Long Valucar Development Plan substantially conforms and is in compliance with the Springs Ranch Master Plan. STAFF RECOMMENDATION: Item No: 6.a CPC ZC 08-00069 Approve the zone change from C-5/cr/AO-CAD (Intermediate Business with conditions of record and Airport Overlay Commercial Airport District) to C-5/cr/AO-CAD (Intermediate Business with conditions of record and Airport Overlay Commercial Airport District) based on the findings that the change of zoning request complies with the three (3) criteria for granting of zone changes as set forth in City Code Section 7.5.603(B), subject to the following conditions of record: Conditions of Record: 1. The following uses shall not be permitted: a. All residential uses b. Construction / contractor yard c. Sexually oriented businesses d. Crematory e. Bars, to include taverns, lounges, nightclubs, and other like uses, with the exception of restaurants 2. The following minimum yard dimensions apply: a. Front yard: twenty five feet (25 ) b. Side yard: twenty five feet (25 ) c. Rear yard: twenty five feet (25 ) d. Setbacks are to be measured from the exterior property line of the zone district. Setbacks from the interior lot lines are as per the development plan. 3. No portion of the building or signage shall be higher than 33 feet, 6 inches. 4. Signage requirements: a. Freestanding signs shall be limited to the following: 1. one sign at a maximum of 150 square feet and twenty-five (25) feet tall. 2. two signs at a maximum of 50 square feet and six (6) feet tall. 3. building signage on the west elevation of the building will be derived from 1.5 square feet of sign per 1 linear foot of building
Page 160 4. building signage on the north and south elevation will be as shown on the development plan elevations. 5. no building signage will be allowed on the east elevation. 5. No outdoor repair or service of vehicles is allowed. Item No: 6.b CPC CU 08-00070 Approve the Phil Long Valucar Development Plan based upon the finding that the development plan complies with the conditional use review criteria in City Code Section 7.5.704 subject to compliance with the following conditions and/or significant design, technical and/or informational plan modifications: Significant Modifications to the Phil Long Valucar Development Plan: 1. Make the change in bold to the Current Conditions of record: 4. Signage requirements: a. Freestanding signs shall be limited to the following: i. one sign at a maximum of 150 square feet and twenty-five (25) feet tall. ii. two signs at a maximum of 50 square feet and six (6) feet tall. iii. building signage on the west elevation of the building will be derived from 1.5 square feet of sign per 1 linear foot of building iv. building signage on the north and south elevation will be as shown on the development plan elevations. v. no building signage will be allowed on the east elevation. 2. Remove the ground mounted flood lights used to illuminate display areas. An additional 22 feet, 6 inche pole mounted light may be included in the display areas if needed. If additional pole mounted lighting is added, ensure the photometric plan foot candle value accounts for the addition and are noted as full cut-off. Technical and Informational Modifications to the Phil Long Valucar Development Plan: 1. Note sheet 2 of 9 on sheet 2. 2. Changes to Sheet 1: a. Show the sight triangles as 35 feet x 55 feet. Please also show the speed line of sight on this sheet. b. Light diagram 1 on page one should show no sag of the lens in the drawing and should note full cut-off. c. The arrows at the north entrance to the property and the arrows at the south entrance to the customer parking area are shown in reverse. d. Provide a public improvement easement for the portion of the sidewalk outside the public improvement easement along Tutt Blvd. e. Remove the hatched shading under the drive area on the site development plan. f. Ensure all symbols in the legend match the symbols on the sheet and that all symbols are included in the legend. ii. The parking symbology does not correspond between the legend and the plan. iii. No wall pack symbol is in the legend. g. A symbol for a small sign is at the southern entrance. Please note if the sign is to remain or be removed. h. Show where the two customer parking spaces are to be located on the southeast side of the building. i. Remove all bubbles that were used to show changes from the first plan. j. The parking required only takes into account the footprint square footage of 22,727 sq. ft. Revise the required parking counts to include the total square footage 24,624 sq. ft. k. Under general notes, include the following note: iv. No vehicles will be off-loaded or loaded on Tutt Blvd. v. All materials, equipment, and trash will be stored inside the building. 3. Provide one sign for customer parking and one sign for employee parking next to the parking area next to the south property line. 4. Under the luminaire schedule call out the symbol with two open lamp shades as non-security lighting and note that it will be turned off by ten o clock (10:00) P.M. 5. Provide a note on the photometric page that states all lighting will be full-cut off. 6. LANDSCAPE PLAN:
Page 161 a. Call out tree planting heights of the trees planted along the east and northeast side of the property on the final landscape plan. b. Change the Cal column of the plant schedule to Planting Caliper or Height. c. Please move the first and third tree south from the northern most entrance adjacent to Tutt (as these will be in your speed line of sight triangle). d. Please adjust the speed line of sight on the landscape plan, as it is depicted inaccurately. Please also show the stop signs on this sheet. e. Existing electric is not shown on the Landscape Plan and proposed trees must be a minimum of six feet away from the existing electric lines. 7. Ensure Steve Smith, City Fire Department, provides approval of the fire hydrant placement on the plan. Hydrants cannot be located behind proposed parking or other visual/physical obstructions.
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