MEMO
To:
Planning Commission
From:
Jon Hoffman, Planner
Date:
June 18, 2015
Subject:
Special Use Review / Site Plan & Architectural Review / Minor Subdivision, for Lot 2A, Galt Plaza Replat A
(2541 Arapahoe Road)
Applicant/Owner:
Lawn Works / Ty Abram / Galt Plaza LLLP
Location:
Northeast corner of Arapahoe Road and 95th Street
Land Use Designation:
Commercial
Current Zoning:
C1/PUD (Regional Business / Planned Unit Development)
Total Area:
2.76 acres (120,076 square feet)
Vicinity Map
BACKGROUND
Lot 2A, Galt Plaza Replat A (2541 Arapahoe Road) is part of the Galt Plaza Subdivision recorded in 1998. Galt Plaza
has been partially developed and includes 48 homes in the Blue Heron South subdivision, a drive-through bank and
gas station on the commercial portion of the subdivision.
REVIEW
Proposal: The applicant has submitted a Special Use Review, Site Plan/Architectural Review, and Minor Subdivision
request to the City for the development of an 8,324 square foot full service carwash and automotive detail business.
The building will have all mechanical wash equipment, drying blowers, and vacuum motor located inside the main
building. There will be twenty-one (21) vacuum stations along the north end of the property. There will be a second
story office located over the detail bays and lobby.
This 80,800 square foot site is located on the north side of Arapahoe Road just east of 95th Street. It is currently
part of a tract within the Galt Plaza Subdivision. The property is served by an existing right-in and right-out
intersection at Galt Way and Arapahoe and by an existing traffic signal at the intersection of Galt Way and 95th
Street. A Minor Subdivision of the tract will be required to make two (2) lots. The other lot is the detention pond for
the commercial portion of the subdivision and will be recorded as Outlot B. Outlot B be will maintained by the owner
Galt Plaza LLLP.
Hours of operation are to be 8 a.m. until dusk or 8:00 p.m. whichever is earlier, with seasonal summer hours having
longer hours of operation than winter hours. The drive through portion of the carwash is located on the south side of
the lot and is internal to the building. There are three (3) lanes for stacking of vehicles with the capacity to hold
twenty-one (21) vehicles.
The property is zoned C-1 (regional business) / PUD (planned unit development) and requires approval of a Special
Use Review for the operation of a carwash at the site.
Public Notification & Comments: A neighborhood meeting was held on March 12, 2015. Twenty-six (26) people
attended and voiced ideas and concerns. A sign in sheet for the meeting, synopsize of neighborhood concerns, and
developer response to concerns (pages 6-9 of narrative) are attached.
Per the public notification requirements, letters to property owners within 750 feet of the subject property have been
mailed, a public notice has been advertised in the Colorado Hometown News, and public hearing signs have been
posted on the property. To date, staff has received nine (9) emails from residents expressing opposition to the
carwash. These emails are attached.
Procedure: The Planning Commission may approve the Special Use Review as submitted, approve with conditions,
or may deny the application based upon applicable code criteria.
The Planning Commission is charged with making a recommendation to the City Council regarding the Site
Plan/Architectural Review. The Commission may recommend approval of the application as submitted, approval
with modifications, or may recommend denial of the application based upon applicable code criteria.
MINOR SUBDIVISION
The minor subdivision submitted for review will subdivide Lot 2A Replat A to create the proposed carwash lot and a
lot specific for the subdivision detention pond for the commercial lots. As part of the subdivision agreement; the
development of the site requires the completion of a corner feature in Galt Plaza and a RTD shelter along Arapahoe
Road. Design of this corner feature and RTD shelter were not submitted with this application; however completion of
the corner feature and RTD shelter will need to be completed with the subdivision. Staff recommends that prior to
recording of the plat, the applicant obtain approval of the intersection feature. Additionally financial security may be
provided prior to recording the plat to cover the cost to construct the intersection feature and sidewalk along Galt
Plaza.
Staff has also identified some minor clerical errors with the subdivision plat. Staff recommends the errors be
corrected as well as other minor grammatical errors identified by staff prior to submitting the plat for recording.
Staff has reviewed the minor subdivision and finds that the minor subdivision, with the recommended condition of
approval, meets the applicable requirements of Section 26-17-6.
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SPECIAL USE REVIEW
Uses designated as special uses are those which may or may not be appropriate in a particular location depending
on the nature of the proposed use, its relationship to surrounding land uses, its impact on traffic capacities, and
potential environmental effects. It is the intent of the special use review to provide an analysis of such uses so that
the community is assured that the uses are compatible with their locations and surrounding land uses.
Special Use Review Criteria: The following criteria apply to all special use reviews:
1. Compliance with Municipal Code.
Subject to staff’s recommended conditions of Special Use Review, and Site Plan/Architectural Review, the
proposed use complies with code requirements.
2. The compatibility of the proposal with the character of the surrounding area.
With good site design including attention to lighting, noise, and building architecture, the use is compatible
with the mixed nature of the surrounding commercial area which includes two drive through facilities, Chase
Bank to the immediate northwest, and the 7-11 gas station further to the northwest. Also two large scale
commercial, restaurant and office developments are located on the south side of Arapahoe Road adjacent to
the property and at the southwest corner of 95th Street and Arapahoe Road. In addition, other C-1, Regional
Business District uses will be developed between this proposed use and the established adjacent Blue
Heron South and Weynard Estates residential subdivisions. This area has been designated commercial
since the creation of the subdivision. This site is located in a high traffic area combining the trips per day
carried by both Arapahoe Road and 95th Street, both arterial streets. The carrying capacity of the existing
road ways is an attractive feature of this location to the applicant.
3. The desirability and need for the proposed use in the specific area of the community.
Staff believes the use as proposed would be beneficial in the specific area due to its proximity to the large
amount of vehicle traffic from the adjacent residents, commercial uses, and existing traffic on Arapahoe
Road. The applicant has done research indicating the desirability of a carwash along this high traffic area.
4. The potential for adverse environmental influences that might result from the proposed use.
Adverse environmental influences such as noise, lighting, and odor have been address by the applicant. The
applicant has submitted a Sound Propagation Analysis (attached) that outlines sound from operation of the
proposed car wash to the closest existing residential lots. These reading are also without any effect of future
buildings, meaning that all future development will continue to buffer the residents from any noise. The
sound will be about the same or lower than the sound from existing roadways and other normal
environmental sounds. According to the study the sound from operations of the proposed car wash will
comply with the City noise ordinance. The reading included in the Borzynm Acoustics consultant report
states that the noise level at the property line of the closest residential property will no more than 50 dBa,
the Lafayette Municipal Code maximum commercial dBa allowance is 70. The consultant report noted that
there is an alarm system as part of the carwash. Staff is recommending that there be no audible alarm
system. Light will be address in the Lighting section of the staff report. Waiting cars will idle and emit
exhaust, the expected car exhaust fumes should not exceed levels normal levels associated with bank or
restaurant drive through. The Blue Heron South Subdivision to the north is approximately 365 feet from the
proposed carwash. The Weynand Estates Subdivision to the east is approximately 540 feet from the
proposed carwash. Hours of operation are proposed to be 8:00 am until dusk. Staff recommends that the
hours of operation be further limited to 8:00 a.m. until dusk or 8:00 p.m. whichever is earlier.
5. Compatibility of the proposed use and the site plan with the Comprehensive Plan.
The Comprehensive Plan Land Use Map designates the subject property as Commercial. With Special Use
Review approval and proposed conditions, staff believes the proposed use is compatible with that
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designation. The proposal also complies with some or portions of the Comprehensive Plan’s goals and
policies including:
Policy C.5.2: Require adequate infrastructure improvements including paved access, utilities, and
controlled access from major collectors and arterials.
Policy D.1.1: Ensure that both the scale and appearance of proposed development and redevelopment
responds appropriately to adjacent development.
Policy F.2.2: Encourage businesses and industry to locate or expand in compatibly zoned activity centers
or in areas scheduled for future facility improvements as designated in the City’s Capital
Improvements Plan, or in other appropriate areas to maximize use of existing public
services and infrastructures.
Policy F.2.7: Encourage the development of commercial retail and service businesses, both large and
small, to serve the local community, thus limiting the necessity by residents to leave the
community to purchase goods and services.
Additional Special Use Review Criteria: Section 26-16-7.2 of the Municipal Code requires additional review criteria
for drive-up facilities and carwashes. The following site plan/architectural review criteria shall apply to all drive-up
restaurants, drive-up gas stations (fuel facilities) car washes, and drive-up facilities.
(a) For facilities containing a drive-up window, the drive-up windows, drive-up aisles, menu boards, and
directional signs shall be orientated away from public street rights-of-way and to the interior of
commercial subdivisions, where practical. In cases where a drive-up window or aisle is orientated to, or
visible from, a public street right-of-way, the view of the drive-up facility shall be screened from the
public street right-of-way by the use a minimum three-foot high berm, slope or masonry wall, or other
site design techniques. Landscaping shall be used to soften the berm, slope or masonry wall. In cases
where menu boards and directional signs are orientated to, or visible from, a public right-of-way the view
of the signage shall also be screened through the use of landscaping, berms, walls, or other site design
techniques.
The vehicle drive through and wash tunnel are situated to run parallel to Arapahoe Road. The site
is set back approximately forty-five (45) feet from Arapahoe and the drive-up will be well screened
with a row of deciduous shrubs, mixture of deciduous shade trees, and landscape berm. All
internal directional signs and menu boards are located where not to be directly visible from the
public view.
(b) The solid wall of a car wash facility shall be sited parallel to any public street right-of-way.
The vehicle drive through and wash tunnel are parallel to Arapahoe Road. The solid wall of the car
wash will be broken up with windows but the intent of the entry and exits points being
perpendicular and not parallel to the public street.
(c) Detached canopy structures shall be designed in such a manner to create a strong architectural
association with the principal building. Columns shall provide a visual appearance of substance.
While there are no canopy structures, the attendant tower is designed to be architecturally
compatible with the main building.
(d) Drive-up restaurants, gas stations (fuel facilities), car washes, and drive-up facilities shall be designed to
minimize interference with access and circulation on public street rights-of-way, pedestrian and bicycle
access, and within the parking lot. All drive-up restaurants, drive-up gas stations (fuel facilities), car
washes, and drive-up facilities shall provide efficient traffic flow through the site.
Traffic on the site comes in off a private road and once onsite is designed to be one-way traffic
into the automated carwash with options for additional services. There is no interference with the
pedestrian walkway along Arapahoe Road or Galt Way. The site provides an efficient traffic flow
that does not appear to interfere with any access to public street.
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(e) Pedestrian walkways and/or bicycle paths shall not intersect the drive-up aisles, unless there is no other
reasonable alternative. When no reasonable alternative exists such walkways or paths shall be
identified by signage, lighting, raised crosswalks, special paving or similar type of treatment.
No pedestrian walkway or bicycle paths intersect with the drive through aisle.
(f) Drive-up restaurants, gas stations (fuel facilities), car washes, and drive-up facilities shall provide
stacking spaces for vehicles entering the facility. Stacking space is the minimum parking length of an
on-site drive aisle necessary to allow for the movement of vehicles within a parking lot to a drive-up
window service or other drive-up service without impeding the flow of traffic on-site and off-site.
Information, such as studies or other forms of documentation, shall be submitted by the applicant in
order to demonstrate that adequate stacking space is being provided.
Three lanes of stacking spaces are provided at the site. The stacking area provided twenty-one
(21) spaces. The stacking area also provides the opportunity for vehicle to exit the stacking area
in a safe and effective manner.
(g) The entrance to each drive-up lane/aisle and the direction of traffic flow shall be clearly designated by
signs and pavement marking or raised curbs.
All traffic lanes will be appropriately marked.
(h) Drive-up banks shall not contain greater than four (4) drive-up lanes/aisles for the purposes of window
tellers, remote tellers, or automatic teller machines (ATMs).
This criteria is not applicable.
Staff finds that the proposed facility meets the Special Use Review criteria of Section 26-16-7.2 (a) though (g), and
recommends approval of the request contingent upon the approval of the Site Plan/Architectural Review by City
Council.
SITE PLAN/ARCHITECTURAL REVIEW
Proposal: This plan includes the development of an 8,324 square foot carwash and detail service business on an
80,805 square foot lot. In addition to the building, the site improvements include 21,874 square feet (27%)
landscaped area, and forty-five (45) parking spaces.
Dimensional Standards: The following table illustrates the existing bulk and area requirements and those proposed
by the applicant:
Building Coverage:
Area for Landscaping:
Building Setback:
Front Yard
(South – Arapahoe Road)
(East – Galt Way)
Rear Yard
(North – Private Street)
Residential Setback
Building Height:
C1
N/A
15%
Proposed
9%
27%
20’
20’
27.5’
100’
0’
20’
35’
54’
365’
24.10’
As demonstrated in the table, all dimensional standards comply with the minimum zoning requirements of the C-1
zone district. Only nine (9) percent of the lot will be building coverage.
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Streets and Access: Vehicular access to the site will be from a private street via Galt Way from Arapahoe Road on
the east side of the property or via Galt Way off 95th Street on the west side of property. Sidewalks and landscaping
improvements will need to be constructed as shown on the plans along Galt Way. There is an existing sidewalk
along Arapahoe Road on the south side of the property. Per the subdivision agreement, the RTD shelter on
Arapahoe Road will be required to be constructed at the bus stop. The landscape and sidewalk improvements north
of the property line are the responsibility of the applicant. The approximate forty (40) foot wide grass right-of-way
area between Arapahoe Road will remain native grass. The applicant will be required to maintain this area including
keeping the area in good condition, free from weeds, and grass maintained to less than twelve (12) inches in height.
For connection points to the building, there is a designated walkway connected from Galt Way to the northeast
corner of the building. The sidewalk on Galt Way appears to straddle the property line. A public access easement
on the plat will need to be shown to accommodate any portion of the sidewalks on Lot 2A.
A traffic analysis was submitted by JLB Engineers. This analysis finds that with the carwash is in accordance with
the expectations of the original traffic study.
Parking: Parking is provided on the north side of the building and property. The site plan indicates a total of fortyfive (45) parking spaces, twenty-one (21) of which are vacuum spaces. This meets the minimum Code requirements
for the uses. The plans indicate a bike rack to be located near the detail bay.
Architecture: The total building area is 8,324 square feet including 1,078 square feet on the second floor for office
space. The building is 24 feet 10 inches in height, which is similar in height to existing two story buildings in Galt
Plaza and at the adjacent Forest Park and Atlas Valley commercial centers. Exterior materials include a ground
faced exposed aggregate masonry with brick veneer at customer areas of the building. The building is designed of
Basalite concrete block for the tunnel with General Shale and Acme Desert Sand brick veneer to emphasize the
lobby and customer area. The concrete bock will have an 8 x 8 tile appearance. The tunnel entrance and exit, the
main building accent wall along Arapahoe, the attendant station, and a portion of the main lobby are highlighted
with stucco sections in Benjamin Moore Brilliant Blue color. Staff has concerns with the solid blue accent wall along
Arapahoe Road and is recommending brick or wainscot to be added to the accent wall to help break up the
monotony. The applicant has noted metal or stucco for the blue accent wall and marquee on Site Plan. Staff
recommends that the blue accent wall and marquee be stucco and not metal. Trim on the building and covered
detail bay will be Berridge Metal Charcoal Grey. The roofing is proposed to be asphalt roof. The existing buildings in
the Galt Plaza development incorporate similar exterior brick veneer. Asphalt shingles and pre-finished storefront
windows are consistent with the neighboring developments.
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The plan indicates the vacuum arms at the twenty-one (21) vacuum site at the north side of the property will be
white in color. Staff is recommending that the vacuum arms be grey to match the building trim and blend into the
site more efficiently.
The applicant is proposing eight (8) large windows along the south side of the building, which will be visible from
Arapahoe Road. The washing and drying equipment inside the tunnel will be red, yellow, and blue and be visible.
The windows will accentuate the wash and drying equipment inside the tunnel. These windows break up the
monotony of a solid wall along Arapahoe Road and create a more visually interesting building. Staff is concerned
with the possibility that these windows may become coated with soap and water residue and thus failing to remain
transparent. Staff recommends that the applicant work with staff on a maintenance plan to ensure this does not
become an issue. Staff is also concerned that the large entry and exit doors at the ends of the wash tunnel may be
very bright when internally illuminated and visible from the residential homes to the east. Staff is recommending
that the door be tinted or frosted to help reduce light spillage and that all interior light be minimized at dusk when
the facility closes.
Trash Enclosure: The trash enclosure is proposed to be located on the northeast corner of the parking lot near the
entrance into the site. The architectural elevations indicate three sides of the enclosure will be brick to match the
building, with the east side being the enclosure gates. The materials of the enclosure are stack bond brick to match
the building. The applicant hasn’t identified the color of the metal gates. Staff recommends the applicant submit
the color of the gates for staff review and approval.
Landscaping: The landscape plan includes shade trees planted along street frontages on the three sides of the site.
Planted beds of various sizes with ornamental grasses and hedges surround the parking lot to provide screening of
vehicles from the public rights-of-way. Ornamental trees and shrubs accent site entries. The landscape buffer to the
north of the twenty-one (21) vacuum spaces of the site is designed to help screen the vehicles and noise from the
residential subdivision to the north. Staff recommends that more evergreen trees or shrubs be added or substituted
for deciduous tree and shrubs to help with all season buffering of the site.
There is forty (40) foot wide native grass setback from Arapahoe Road to the site. This 903 square foot setback
from Arapahoe Road will remain and give an extra buffer from the carwash to the street.
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There is a proposed landscape berm that extends along the south side of the building. Staff proposes that
extending the berm further will help with the screening of the vehicles located in the queue to enter the building.
Part of the drive through requirements is that drive ups be screened with a berm or landscaping. Staff believes this
extra level of screening will help with possible issue of headlights facing west bound traffic on Arapahoe Road.
The water budget worksheet on the hydrozone plan indicates a total water use demand of 12.5 gallons per square
foot per season, which is below the maximum of 15 gallons allowed by Code. Most of the plants and shrubs appear
to be placed in the appropriate hydrozone, and are planned to be irrigated with an individual drip system. The Code
requires high and low hydrozones to be separated by a moderate hydrozone. Staff has noted there are areas that
have low water usage and high water usage adjacent to each other. Staff recommends the applicant amend the
hydrozone map to provide a buffer between the high and low hydrozones.
The quantitative landscape requirements for the minimum number of trees and shrubs and the applicants proposed
landscape plan are shown in the following table:
Percent Landscaped Area
Square Footage
Site Landscaping (15% of area)
Trees
Shrubs
Street Trees
Parking Lot Landscaping
Trees
Shrubs
Total Trees
Total Shrubs
Proposed
27%
21,874
Code
15%
12,121
18
200
30
22
135
30
4
80
52
280
4
53
56
158
The table indicates the site will meet or exceed the minimum landscape requirements for 15% of the lot area. Due
to the layout of the site and large vehicle stacking area and area needed for traffic movement, the applicant has
proposed to substitute 120 shrubs for 4 trees. This substitute of shrubs for trees will benefit the drive-up and
screening. The overall site count exceeds the minimum requirements of Code. All landscaping improvements shall
be installed prior to the issuance of a Certificate of Occupancy for the property.
Lighting: The lighting plan includes a total of six (6) pole-mounted LED lights. The pole-mounted lights are located in
the parking lot and south of the entrance drive into the carwash tunnel. The plans indicate the pole-mounted lights
will be twenty-five (25) feet in height which is similar to what has been approved in the subdivision. The plans also
indicate the pole-mounted lights will be a round fixture with a fully shielded light source. The other commercial
developments in Galt Plaza have square light fixtures. To ensure continued continuity in the subdivision, staff
recommends that the round pole-mounted fixtures be replaced with square pole-mounted fixtures. The plans also
indicate the installation of four (4) recessed lights on the outside of the building,
The Lafayette C-1 Commercial Design Guidelines recommend lighting levels that would not exceed a lumens reading
of 8 foot-candles at any one location. The plans indicate a reading as high as 68 foot-candles near the vacuum
sites. Many of the other lighting levels exceed the guideline requirements. Staff recommends the applicant reduce
any lighting levels so not to exceed 8 foot-candles and work with staff to provide additional measures such as
lowering light levels to those just needed for security after closing the facility.
Each vacuum station at the twenty-one (21) vacuum spaces will be illuminated with lights at the vacuum hose. The
applicant has submitted foot-candles readings of the building and the vacuum hoses. The readings for the light
levels at the vacuum spaces are in excess of 50 foot candles reading. With the carwash only be used during normal
business hours, 8 a.m. until dusk or 8 p.m., staff is not supportive of these vacuum hoses being illuminated and
creating an excessive amount of unneeded lighting and possible glare. Staff recommends the lights be removed
from the vacuum space hoses to ensure limited light pollution.
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Staff is also concerned with the lighting that will remain on during non-business hours. Staff is recommending the
applicant finalize which interior lights will remain on during non-business hours and methods to ensure limited light
glare, and submit for staff review and approved.
Signs: The applicant has shown preliminary signage on the building and a freestanding sign in the southeast corner
of the property. All signs will require review and approval of staff with the issuance of a sign permit to ensure the
sign meets the Development Code, and to ensure architectural compatibility. Staff is recommending that the base
of the freestanding sign be architecturally compatible and be of material that is similar to the building.
Engineering/Utilities: The City Engineer had no comments on utilities.
Drainage: Drainage is intended to be provided off-site within the subdivision detention pond to the west and to the
northeast of the subject property. Because of this, there is no on-site detention required for this lot. The existing
plan splits the drainage with the drainage on the east side of the lot draining onto Galt Way. Engineering has noted
that this will need to be addressed. The storm water cannot drain onto a public street that does not have a storm
sewer. The drainage must flow to the west or to the detention pond at the northeast corner of the subdivision. Staff
is recommending the applicant work with staff to resolve this issue.
Economy of Service: The City currently provides all city services to the surrounding area and will be able to provide
those same services to this development without any undue hardship.
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Public Transportation: The RTD provides services, the “JUMP”, to this development with stops along Arapahoe Road.
Completion Schedule: All improvements are proposed to be completed within one (1) year of the date of approval.
Developer’s Ability: This will be the applicant’s first development in the City of Lafayette. The applicant has
developed multiple other carwashes sites in the state.
Public Safety: Staff referred the plan to both the Building Official and Fire Marshall. The Building Official and Fire
Marshall may need additional information for review of the building permit, but otherwise expressed no concerns
with the submittal.
Conservation
The carwash is capable of processing hundreds of cars per day but will only require a small amount of clean water to
provide the service. The reclamation wash system includes three underground tanks used to recycle and clean
water for reuse. Clean water is used for the rinse cycle and then is reclaimed. It is estimated the car wash will see
50,000 customers per year and this will require 700,000 gallons of water. All chemicals used in the wash system
are biodegradable. The underground water reclamation system is part of the design and recycles 80 % of the water
and only uses fresh water for the rinse cycle.
SUMMARY
The applicant has submitted a Special Use Review, Site Plan/Architectural Review, and Minor Subdivision request
for the development of an 8,324 square foot full service carwash and automotive detail service. The building will
have all mechanical equipment internal to the building. There will be twenty-one (21) vacuum stations along the
north end of the property. There will be a second story office located over the detail bays and lobby. The 80,800
square foot site is along the north side of Arapahoe Road just east of 95th Street. A Minor Subdivision of the tract
will be required to create two (2) lots. The other lot is the detention pond of the subdivision. Seasonal hours will
vary. The drive through portion of the carwash is located on the south side of the lot and is internal to the building.
There are three (3) lanes for stacking of vehicles.
The carwash is set up to service in excess of one hundred (100) vehicles per hour on peak days. Demand is based
upon the day of the week, the weather, and the time of day. Friday through Sunday are historically the busiest days
for carwashes. Standard staffing will include up to twelve (12) to fifteen (15) employees. Hours of operation will
range from 8:00 a.m. to dusk or 8:00 p.m. whichever is earlier and will vary throughout the year. Night lighting of
the site will need to be dramatically reduced to a minimum amount for security after hours. An updated photometric
study of the site will need to completed to show compliance with the City of Lafayette guidelines. Indoor lighting
levels in the wash tunnel will be lowered at night to a night security level to avoid light pollution. Staff will require
additional information to ensure the security level is appropriate.
As part of the Subdivision agreement; the development of Lot 2A requires the completion of a corner feature in Galt
Plaza and RTD shelter. Design of these features is not a part of this application; however completion of the corner
feature will be tied to the subdivision of the property.
Staff finds that the special use review criteria have been met. The proposed development complies with the Code,
subject to staff’s recommended conditions; the proposal is compatible with the surrounding area; the use is
desirable for this particular area of the community with its proximity to Arapahoe Road and the residential
subdivisions; there are no adverse environmental influences that will not be mitigated through site design; and the
use is compatible with the Comprehensive Plan.
Staff believes that subject to the architectural modifications to the building as recommended by staff, the site,
architecture, and landscape plans will comply with Code requirements. The scale is appropriate to the site and
function of the project; monotony of design will be avoided by providing variation of detail and form and the
landscape treatment of exterior spaces enhances the quality of the project.
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RECOMMENDATIONS
1) Minor Subdivision
Staff recommends approval of the minor subdivision to subdivide Galt Plaza Lot 2A Replat A to create the proposed
carwash lot and a lot specific for the subdivision detention pond.
2) Special Use Review
Staff finds that, subject to the recommended conditions, the special use review for a carwash complies with the
Special Use Review criteria of Section 26-15-4 (a) & (b) and Section 26-16-7.2 and recommends approval.
3) Site and Architectural Plan Review
Staff finds that, subject to the recommended conditions, the proposed site plan/architectural review complies with
the review criteria of Section 26-16-7.1 and the submittal requirements of Section 26-17-9 and recommends
approval.
RECOMMENDED CONDITIONS OF APPROVAL
1) Minor Subdivision
1. The applicant shall make all necessary grammatical and technical corrections to the minor subdivision
and submit two sets of complete mylar copies to staff prior to scheduling the City Council hearing.
2. Installation of the pedestrian access improvements or financial securities shall be submitted prior to
recording the plat.
3. The applicant shall work with staff on design of corner feature which shall be reviewed and approved by
staff. Installation or the corner feature and RTD shelter or financial securities shall be submitted or
occur prior to recording the plat.
4. The detention pond shall be maintained by Galt Plaza LLLP.
5. The RTD shelter shall be maintained by Galt Plaza LLLP until maintenance is provided by RTD.
6. A public access easement for the sidewalks will need to be shown on the plat.
2) Special Use Review
1. Noise levels shall not exceed maximum levels allowed by Municipal Code.
2. There be no audible alarm or bell system in the carwash tunnel
3. Hours of operation shall be limited from 8:00 am to dusk or 8:00 pm. whichever is earlier.
3) Site Plan/Architectural Review
1. The Site Plan / Architectural Review is subject to the approval of the Special Use Review.
2. Prior to building permit submittal, the architectural plan shall be revised as follows subject to review and
approval of staff:
a. The vacuum poles located at the vacuum stations on the north end of the property shall be
painted grey or similar color to match the building or building trim.
b. Lights on the vacuum poles shall be removed.
c. The blue accent wall and marquee on the south elevation be stucco.
d. The applicant shall work with staff on a maintenance plan to ensure the windows on the
south elevation do not become coated with soap residue.
e. The color of the metal gates on the trash enclosure be identified and approved by staff.
f. Brick or some sort of wainscot be added to blue accent wall to be approved by staff.
g. Directional, signage, and miscellaneous poles be painted to match building.
h. The tunnel exit and entry point be tinted, glazed, or frosted to lower the light spillage.
i. The applicant work with staff to include more evergreen trees and shrubs on the north side
of the property.
j. Pole-mounted light fixtures shall be square in design.
4.
Prior to permit submittal, the site plans shall be revised as follows subject to review and approval by
staff:
a. The applicant shall work with the City Engineer to address the water drainage onto the Galt
Way.
b. The applicant shall finalize which interior lights will remain on during non-business hours
and methods to ensure limited light glare and foot candle levels under eight (8) foot
11
5.
candles, and submit such evidence for staff review and approval. In addition this may
also include a window finish that prevent light spillage and glare from the building.
c. The lighting plan shall be amended to that all light level are lower than the eight (8) foot
candle levels and comply with the C-1 Design Guidelines
d. The hydrozone map should be amended to provide moderate hydrozone separation
between high and low hydrozones.
e. The landscape berm along the south side of the building shall be continued along vehicle
stacking area.
All sign permits shall be reviewed and approved by staff for architectural compatibility.
MOTIONS
1. Minor Subdivision
Proposed Motion for Approval:
The Planning Commission recommends City Council approve the minor subdivision, subject to the recommended
conditions of approval, finding that the plat complies with the requirements of Section 26-17-6 of the Development
and Zoning Code.
Proposed Motion for Denial:
The Planning Commission recommends City Council denies the minor subdivision plat finding that the plat does not
comply with the requirements of Section 26-17-6 of the Development and Zoning Code.
2. Special Use Review
Proposed Motion for Approval:
The Planning Commission recommends City Council approve this request for Special Use Review, subject to staff’s
recommended conditions, finding that that the use meets the criteria of Section 26-15-4 because the proposal
complies with the Municipal Code, is compatible with the surrounding area, presents no potential for adverse
environmental impacts, and it is compatible with the Comprehensive Plan.
Proposed Motion for Denial:
The Planning Commission recommends City Council denies this Special Use Review request finding that the use
does not meet the criteria of Section 26-15-4, and is not compatible with the surrounding area, there is no need or
desire for this use within the this specific area of community, potential adverse environmental impacts have not
been mitigated, and it is not compatible with the Comprehensive Plan.
3. Site/Architectural Plan Review
Proposed Motion for Approval:
The Planning Commission recommends City Council approve of this request for Site/Architectural Plan Review,
subject to the recommended conditions, finding that the plan complies with the criteria of Section 26-16-7.1 and
Section 26-16-7.1.
Proposed Motion for Denial:
The Planning Commission recommends City Council denies this request for Site/Architectural Plan Review finding
that the plan does not comply with the criteria of Section 26-16-7.1, the submittal requirements of Section 26-17-9
have not been met, and the design is incompatible with the location and proposed use.
Attachments:
Project Narrative
Neighborhood Meeting and Comments
Sound Analysis
Photometric Plan
Site Plan/Architectural Review plan set
Color Rendering
Public comment letters / emails
Elevation
12
May 22, 2015
City of Lafayette
Planning Department
1290 South Public Road
Lafayette, CO 80026
Re:
Special Use Review, Written Statement
Galt Plaza Subdivision, C-1 Zoning
95th Street Car Wash
Dear Planning Staff,
Below is my description of a proposed new automated car wash facility at 95th and Arapahoe.
Goals
Provide an automated car wash with a range of personal services to appeal to variety of
customers needs for the northwest area of Lafayette Colorado. The 95th Street and Arapahoe
location is an attractive car wash opportunity with number of cars per day that drive by this
location and the surrounding neighborhood. There are also no competing facilities within a 3
mile radius, or the drawing area. The number of existing residents within a 3 mile radius makes
this a good location for business success while the traffic adjacent to the site only improves the
car wash count and the convenience of this location. As proposed, the car wash will be directly
adjacent to the busy street with future commercial uses acting as a buffer between this use and
the nearest residential neighbors.
Site
This 80,800 square foot site lies along the north side of Arapahoe Road just east of 95th Street. It
is currently a part of a tract of land within the Galt Plaza Subdivision. This lot is over 500 feet
wide, measured along Arapahoe, and is served by an existing right-in and right-out intersection
at Galt Way and Arapahoe. It is also served by an existing traffic signal at the intersection of
Galt Way and 95th Street. A Minor Subdivision of the land will be required to make this a
distinct lot.
Galt Plaza has been partially developed and includes 48 homes in the Blue Heron South
subdivision, a drive-through bank and gas station on the Galt Plaza portion of the site. A
Conceptual Site Plan was submitted to the City of Lafayette in 1995 to describe the development
proposed. At that time, the Conceptual Plan, which was never formally approved, included two
buildings on the car wash site. These included a 6,800 SF restaurant and a 7,400 SF retail
building. This site in located in a high traffic area combining the trips per day carried by both
Arapahoe Road and 95th Street. The carrying capacity of the existing road ways is an attractive
feature of this location.
May 22, 2015
95th Street Car Wash Written Statement
Page 2
Existing zoning has been established as C-1 Zoning and is compatible with Forest Park to the
south and Atlas Valley to the southwest which offer a variety of neighborhood retail, office,
dining and recreational facilities.
Existing conditions of the site include two mature Cottonwood trees along the western edge of
the site. Both trees have been reviewed by a certified arborist and both trees show signs of
drought impact resulting in stunted growth, disease and lightening strikes. Both Cottonwood
trees will be removed. This site has been over-lot graded with previous work in the Galt Plaza
development and will require minor haul off of excess dirt during construction. An existing
detention pond sits due west of the site and will be subdivided from the car wash lot through a
Minor Subdivision. This detention pond is designed to take storm water from the majority of the
car wash site.
A new public sidewalk will be added to the west side of Galt Way.
Car Wash System
The automated car wash will have all of the mechanical equipment and machines enclosed
within the wash tunnel. This 140 foot long building section includes mechanized washing and
rinsing equipment, a tractor drive to pull cars through the wash tunnel and automated blowers at
the exit to pre-dry you car. With the system planned, the customer stays in the car thus allowing
more cars to be cleaned per hour.
Parking and Traffic Flow
Customers will enter the site from the private drive at the northwest corner of the site. This oneway entrance to the site begins with 3 lanes for cars to get into line for the car wash. Only at
peak times will all 3 lanes be used. A pull out area near the entrance allows some customers the
option to clean a truck bed or remove loose items that could get caught in the wash equipment.
Prior to the wash tunnel we will have an attendant that takes the customer request for the type of
wash and detail service the customer wants. A quick way out of the looped drive is provided
after the pay attendant booth in case a customer’s car is not allowed through the wash tunnel.
After paying, the customer gets in the wash line and then goes through the tunnel. This one-way
traffic flow continues after the tunnel where customers can select a dry off service, a vacuum bay
or they can exit the site without additional services. Once a car is washed, the self-serve vacuum
use is offered for no extra charge. Five indoor service bays are provided for additional detailing
services. Parking spaces have been provided for the customers that leave their car for extra
detailing. The employee and customer parking is separated from the car wash traffic loop
through the site for safety reasons.
A one-way loop for the traffic flow into and out of the wash tunnel has been designed for the
ease of customer understanding of how the site works. The one-way traffic loop through the site,
May 22, 2015
95th Street Car Wash Written Statement
Page 3
the location of the building, the vacuum bays, parking spaces and other circulation along with
landscaped setbacks to the streets leads to an efficient use of the entire site. The trash enclosure
is located near the entry to the site to reduce the trash truck impacts on the site.
Parking provided on site is determined by the anticipated business this site will develop and is
comparable to other car washes the consultants on this design team have experience with. Many
car washes are located in larger shopping centers and along side streets that allow for on street
parking. This is not available at the Galt Plaza development so all parking needs are provided on
the site. This includes a dozen spaces for customers and for stagging cars in and out of the detail
bays throughout the day. We also plan for 11 spaces for the staff to use and for overlap during
shift changes. One accessible parking space is located just west of the building. These parking
spaces have been separated from the one-way, car wash, drive through loop for increased safety.
Additionally, 6 bike parking spaces are provided for the staff, with space for additional racks if
necessary. We have provided for 21 vacuum bays for the customers following their car wash.
The self-service vacuum is included with the car wash payment so they have a high incident of
use. The number of vacuum bays is proportional to the number of anticipated cars per hour that
go through the tunnel wash system.
The Building
As proposed, the building will house all of the mechanical equipment required for the automated
tunnel wash. The wash tunnel is located and traffic flow has been designed for a smooth and
understandable sequence from entering the site to exiting after your car wash. The lobby, with
customer waiting, restrooms and retail sales, is located where customers have a good view of
their car being serviced and is easily identified from the entry driveway. Vacuum bays are
located along the north side of the lot so they are easily accessible to customers who have
completed a car wash and want to take advantage of this complementary service.
Five indoor detail bays are located at the northwest corner of the building with easy access to the
parking spaces where these cars are staged throughout the detail service. Customer parking is
located adjacent to the main entry drive and is separated from the one-way car wash loop.
The building is designed with load bearing concrete block for the tunnel with brick veneer used
to emphasize the lobby and customer areas of the project. The concrete bock will have an 8 x 8
tile appearance and an integral color in the concrete mix to be compatible with the building
colors. The tunnel entrances, the main building sign along Arapahoe and a portion of the main
lobby are highlighted with stucco sections in a blue color. These architectural elements are
designed to accentuate the building functions, provide contrast and a back drop for the project
signage and to make the building look interesting to passers by.
A total of 4,200 square feet are used for the tunnel wash and equipment rooms. The total
building area is 8,324 square feet including1,078 square feet on the second floor for
May 22, 2015
95th Street Car Wash Written Statement
Page 4
administrative offices.
The Function
This facility will be able to wash up to 100 cars per hour on peak days. Actual demand is based
upon the day of the week, the weather and the time of day. Friday through Sunday are the
busiest days. Normal staffing totals 9 - 12 people on average days and up to 15 staff members
on peak days. Other car washes indicate roughly 20% to 25% of the car wash customers will
take advantage of the vacuum bays. A smaller percentage will purchase a higher level of service
that requires the use of the 5 indoor detail bays. A 3 lane entrance to the tunnel provides stack
space for waiting cars without lines of cars extending onto the private street.
Hours of operation will range from 8:00AM to dusk and will therefore vary throughout the year.
Night lighting of the site will be reduced to a minimum amount for security after hours as the
parking lot does not require night lighting. A photometric study of the site has been completed
to show compliance with the City of Lafayette ordinance. Indoor lighting levels in the wash
tunnel with be lowered at night to a night security level to avoid light pollution onto Arapahoe.
Noise
The applicant has conducted a professional sound test at another local car wash that uses similar
equipment to that planned for the 95th Street site. This field test was conducted earlier this year
and a copy is attached for staff review. Sound was tested at the opening of the tunnel exit, near
the blow dryers, a known source of noise at these types of car washes. The sound was also
tested at the nearest location to the tunnel where the sound would not exceed 70 decibels, or the
maximum sound level allowed at the nearest residential property line. While the sound reading
was 83 decibels at a distance of 50 feet from the tunnel exit, it dropped to 70 dB at 200 feet from
the tunnel. This confirms the car wash will meet sound criteria adopted by the City of Lafayette.
In our case, the nearest residential lot line is located in Blue Heron South, 365 feet away,
measured north of an east facing tunnel exit. The nearest residential lot to the east of the site is
605 feet from the tunnel exit.
The internal equipment room was increased in size to accommodate the central vacuum machine.
This was identified as another possible noise source by the attendees of the neighborhood
meeting. When relocated within the building, there will be no noise pollution generated by the
vacuum system. All of the main vacuum suction lines are installed below grade.
Conservation
While this car wash can process hundreds of cars per day, it uses a small amount of clean water
to provide this service. In fact, the reclamation system uses less clean water per car than the
average wash at home, or 14 gallons per car. A rule of thumb in the industry is that a car wash at
May 22, 2015
95th Street Car Wash Written Statement
Page 5
home, with the hose running, takes an average of 200 gallons. The wash system includes three
underground tanks used to recycle and clean the used water for reuse. Clean water is used for
the rinse cycle and then it is reclaimed. It is estimated the car wash will see 50,000 customers
per year and this will require 700,000 gallons of water. All chemicals used in the wash system
are biodegradable. Conservation measures also include the use of energy efficient LED light
fixtures.
Conservation measures have also been planned for the landscaping. The large number of shade
trees planned for the site will shade the paved areas. Xeriscape principals have been
incorporated into the landscape design including appropriate soil preparation and water
conserving mulch, plants grouped based upon water usage and a zoned irrigation system with a
dual programmable clock. Drip irrigation is used at beds and shrubs to also reduce irrigation
normally required for spray-type heads.
Landscaping
The landscape concept includes large shade trees planted along street frontages on three sides of
the site. Planted beds of various sizes and shapes with ornamental grasses and hedges surround
the parking lot to provide screening of cars from the public rights-of-way. Colorful ornamental
trees and low growing shrubs provide interest and accent site entries and exits. The landscape
buffer to the north of the vacuum spaces, on the northeast side of the site, have been designed
with screening in mind for the neighbors at Blue Heron South. These plantings will provide
visual interest as well as a solid screen to block the view of cars parked at the vacuums.
Community Benefit
This facility can offer community benefits in several ways. First is through employment. Car
washes are often the first jobs that high school aged workers have in their careers. As a first job
opportunity, this facility will teach life skills such a work responsibilities to these younger
workers. The applicant is open to charity car washes where local non-profits would be allowed
access. These groups could include the typical high school team that needs fund raising for a
school function. These non-profits would be allowed access for good causes and when the car
wash can operate at reasonable levels. Retail sales of car cleaning products will be available to
customers in the lobby and these sales will generate sales taxes. By locating in Galt Plaza this
location and activity will generate more commercial activities in the neighborhood, more
customers and lead to more development and further tax collections.
May 22, 2015
95th Street Car Wash Written Statement
Page 6
Neighborhood Concerns
A neighborhood meeting was noticed and conducted on March 12th of this year at the local
YMCA. This well attended meeting included adjacent neighbors that will be affected by this
development. Neighborhood concerns included the following:
•
Traffic generated by the project
•
Increased traffic on Galt Way
•
Noise generated by the project
•
Night lighting of the site
•
Odors generated by the project
•
Request for a traffic signal at Galt Way and Arapahoe
•
Request for a left turn movement at Galt Way and Arapahoe
•
Views of the project from neighboring homes
With the proposed design we have worked to mitigate these concerns with the following:
•
Traffic: The transportation system in the immediate neighborhood was designed to
accommodate this amount of commercial activity. Previous C-DOT permits for Galt
Plaza have anticipated full build out of the commercial uses, in addition to the 48 single
family residences built with Blue Heron South. The right-in and right-out intersection at
Arapahoe Road combined with a full movement signalized intersection at 95th Street
make the use of Galt Way and the site a good location for the anticipated car wash.
•
Traffic on Galt Way: Again, the transportation system in place is designed to
accommodate the traffic generated.
•
Noise: In the neighborhood meeting the noise generated by the car wash was a concern.
The applicant has had a professional sound engineer conduct a sound test at a similar
facility at the Ocean Express Car Wash at 9640 North Federal Blvd. A copy of this
report is attached with this application. As stated above, we are able to show that the
noise generated by the car wash, and more specifically the blowers, drops to an
acceptable level of 70 dB just 200 feet from the car wash exit. Our nearest residential
neighbor is 365 feet north of the car wash building.
•
Night lighting: A site photometric study has been included to show the site lighting
meets the current Code regarding exterior lighting. Since the car wash closes at dusk,
and only cleaning and maintenance occur after closing, the site will only be illuminated
to the amount required for safety and security. The site lighting concept submitted
includes only 6 pole fixtures for a site of over 80,000 SF. Sharp cut off fixtures are also
building mounted to reduce the number of free standing light poles required.
May 22, 2015
95th Street Car Wash Written Statement
Page 7
•
Odors: The use does include cars waiting in line for the wash tunnel. Waiting cars will
idle and emit exhaust. We do not see the car exhaust fumes will exceed levels normally
acceptable at drive through banks, restaurants, both normally acceptable uses. The
facility will not include food service, thus reducing any trash odors from food products.
•
Traffic signal: While the immediate neighbors would like to see a traffic signal added at
the Galt Way and Arapahoe intersection, we explained this is not likely and not
warranted. The intersection with right-in and right-out movements was previously
approved by C-DOT for Galt Plaza with well over 200,000 square feet of commercial
uses, 48 single family homes and 21 two story apartments. Our proposed use will include
approximately 8,000 SF of building while a 6,800 SF restaurant and 7,400 SF retail
building were shown on the 1995 Sketch Plan used to describe possible uses on this site.
•
Left turn at Galt Way and Arapahoe: See comments above.
•
Views of the project from neighboring properties: For traffic flow on the site the long
dimension of the building runs east to west, reducing the length, size and impact of the
east wall of the building that would obstruct views from easterly neighbors. A public
walk along the private street north of the site in not included to increase landscape
screening of the site. This visual screen is designed to help conceal cars parked at the
self-service vacuums. The vacuum system, with a central machine, previously shown
along the private street, has been moved indoors, eliminating an enclosure required to
conceal the machinery. Overhead doors are provided on the detail bays to conceal cars
while they are serviced. One oversized detail bay is located outdoors, but still covered
and integrated into the building. The building height is 24'-10" measured from the
parking lot in a zone that allows for a 35 foot height. The landscaping design emphasizes
perimeter plantings to provide a visual screen of all of the paved areas.
Special Use Review Criteria
•
Project meets Municipal Code: A car wash is allowed in the C-1 Zone through a Special
Use Review. The building meets all of the land use regulations for size, height, setbacks,
parking and landscaping.
•
Compatibility with existing character of the surrounding area: The building is modest in
size in comparison to the site and is 24'-10" tall, which is similar in height to existing two
story neighboring buildings at Forest Park and Atlas Valley. Exterior materials include a
ground faced exposed aggregate masonry with brick veneer at customer areas of the
building. Existing buildings in the Galt Plaza development incorporate exterior brick
veneer. Asphalt shingles and pre-finished storefront windows are consistent with
neighboring developments. The building will be highlighted in a pleasing blue stucco
May 22, 2015
95th Street Car Wash Written Statement
Page 8
used at building entrances to allow the car wash to stand out from the neighborhood,
while not being too bright or too bold.
•
Desirability and the need for the proposed use: Car washes typically draw from residents
in a 3 mile radius. There are no other comparable automated car washes in this same
service area. This lack of established service in northwest Lafayette indicates a new
facility can draw the required number of cars to make this location a success. Being
located on 95th Street and Arapahoe Road will increase the range of customer and the
distance they will travel to get a car wash. We expect that this will occur as they travel to
and from work due to the convenience of this location. The best location for a car wash
is on an established transportation network such as that provided with 95th Street,
Arapahoe Road and the interconnecting Galt Way. This circulation system allows for
access and egress via major arteria roadways that are designed for the traffic volume.
The proposed care wash is compatible with the future development of Galt Plaza and
could stimulate more activity in the commercial center.
•
Describe negative impacts and how these impacts are reduced: Visibility: reduced by a
small building on a large lot, landscape screens along all three streets and minimal night
lighting since the business closes at dusk. Traffic impacts: Car wash is located directly
adjacent to an established intersection on an arterial state highway designed to handle the
traffic volumes, and a signalized intersection is available for all traffic turn movements.
Noise: central vacuum equipment has been moved indoors to eliminate noise and sound
test of similar equipment shows that noise generated by the blowers dissipates to 70 dB,
or Code maximum, at 200 feet from the tunnel exit. Water usage: an underground water
reclamation system is part of the design and recycles 80 % of the water and only uses
fresh water for the rinse cycle. Landscaping incorporates xeriscape concepts with
drought tolerant plants, low water usage turf, soil amendments to reduce irrigation
demand, reduced turf areas and automated irrigation systems. Deciduous trees are
located to provide shade of paved areas where possible.
•
Describe compatibility with the Comprehensive Plan: The intersection of 95th Street and
Arapahoe Road is noted as a Gateway Intersection in the 2013 Comprehensive Plan.
Three corners of this intersection have been developed. The car wash will stimulate the
completion of a corner feature in Galt Plaza.
Design of this corner feature is not a
part of this application, however completion of the corner feature will be tied to the
completion of the car wash.
The Comprehensive Plan has described Arapahoe as a Moderately Congested roadway
and 95th Street as an Uncongested Roadway. The car wash location on a state highway
with good neighborhood access reduces vehicular trips through secondary neighborhoods
and naturally forces the traffic generated onto roadways designed to carry the traffic.
Being located directly adjacent to the high traffic street, the building will act as a buffer
May 22, 2015
95th Street Car Wash Written Statement
Page 9
between this traffic and existing residential neighbors in Blue Heron South. A car related
service is best located on the busiest street, or where the cars are.
The Comprehensive Plan designates this area as a Commercial zone and the car wash is
compatible with the C-1 Zoning through a Special Use Review.
•
Will the general health, safety and welfare of city residents be affected by this request:
The car wash site design is in compliance with all land use regulations in force in the
City of Lafayette. These established regulations have been designed to provide for the
general health, safety and welfare of Lafayette residents. The site was annexed into the
city in the late ‘80's and has been designated as a commercial use since then. In 1995 a
Sketch Plan was submitted along with the Blue Heron South subdivision that suggested
two commercial buildings on this lot. The development is consistent with these prior
approvals and suggested developments and is smaller in size that the original buildings
suggested for this lot.
We will be available to answer any issues identified by staff during the project review.
Sincerely yours,
Railton McEvoy Architects, Boulder, P.C.
Phil McEvoy, Architect
20 February 2015
Phil McEvoy
Railton McEvoy Architects
5377 Manhattan Circle, Unit #101
Boulder, Colorado 80303
Re: Sound Propagation Analysis
Breeze Thru Car Wash at Galt Plaza
Lafayette, Colorado
Phil,
We have discussed the plan for developing a new flexible car wash facility at
the northeast corner of Arapahoe Road and North 95th Street in the City of Lafayette.
You have indicated the Owner’s desire to anticipate any noise impact on
neighboring residential properties.
You have provided me with the City noise ordinance, which is to limit daytime
sound levels to 70 dBA at the property lines of lots adjacent to this commercial
property. I have also studied the site plan and the configuration of the proposed car
wash building.
On 20 February I measured sound at an analogous car wash in Federal Heights,
Colorado. These measurements and information you have provided form the basis
for the opinion expressed in this letter.
Summary of Conclusions
Our conclusions are that the proposed car wash will not conflict with the City
ordinance, and will not likely be found disruptive to existing residential neighbors.
Sound Propagation Analysis
Breeze Thru Car Wash
20 February 2015
Page 2 of 4
Sound from Car Wash
1. The loudest noise from the car wash will be the drying fans near the exit of
the car wash building.
2. There will be an alarm that will sound occasionally when the traction belt of
the wash starts to operate. This sound will occur infrequently.
Measured Sound Levels and Observations
1. The average maximum sound level from the car wash measured was 83 dBA
at a location 50 feet from the building exit, with the drying fans at maximum
power.
2. The average maximum sound level from the car wash measured was 70 dBA
at a location 200 feet from the building exit, with the drying fans at
maximum power.
3. The maximum sound level measured was 73 dBA at a location 50 feet from
the building exit, when the alarm sounded.
4. The drying fans do not start and stop operation suddenly. They ramp up in
speed over the course of several seconds, and ramp down similarly. This has
the perceptual effect of being much less audibly noticeable than devices that
start up suddenly.
5. The sound from the drying fans has a broadband character. This makes them
not particularly noticeable compared to other outdoor ambient sounds.
6. The sound from the alarm is much less loud than the drying fans.
Attenuating Factors
1. Compared to the car wash measured today, which has ten drying fans of 15
horsepower each, the proposed car wash will have eight fans of 10
horsepower each. This will offer significant noise attenuation of
approximately 3 dBA.
2. Compared to the car wash measured today, the proposed car wash will have
a 30-foot long chamois drying segment on the exit end of the building. This
will offer significant noise attenuation of the drying fans, which we estimate
will be approximately 5 dBA.
Borzym Acoustics LLC
2221 Columbine Avenue, Boulder, CO 80302
Sound Propagation Analysis
Breeze Thru Car Wash
20 February 2015
Page 3 of 4
3. Compared to the car wash measured today, the proposed car wash will have
10’ x 12’ partition wall between the fan segment of the building and the
chamois drying segment. This will offer noise attenuation of approximately 5
dBA.
4. In future, there will likely be buildings interspersed between the proposed car
wash and existing residential buildings. These buildings will attenuate sound
propagation to the residences. The amount cannot yet be known, but will be
on the order of several decibels.
5. Sound propagation from the car wash exit will be attenuated to some degree
at locations that are off-axis to the long dimension of the car wash building.
Analysis
1. The existing residences that might be most affected by the proposed car wash
are those directly to the east of the exit of the car wash, on axis to the
building. You have indicated that the closest point of these buildings is more
than 600 feet away, and slightly off-axis to the car wash building.
2. Using the well-established distance-attenuation-rule in acoustics for outdoor
sound propagation for a point source, we anticipate a ten decibel reduction
of sound at 600 feet, compared to our measurements today made at 200 feet.
3. Using the levels measured today at 200 feet and applying the distance
attenuation rule, we anticipate sound from the drying fans at an equivalent
car wash at 600 feet to be approximately 60 dBA maximum.
4. If we include the proposed additional attenuating factors of the partition wall,
the chamois section and the lower horsepower fans, we anticipate sound
from the drying fans at 600 feet on axis to be 50 dBA or lower.
5. The sound of the alarm mechanism was more than ten decibels below the
level of the drying fans and therefore should be inaudible at a distance of 600
feet under normal daytime ambient sound conditions.
6. Ambient sound measured at the exit of the car wash at Federal Heights was
between 50 and 55 dBA. This is a typical outdoor ambient sound level when
moderately close to an arterial roadway.
7. Sound from operations of the proposed car wash at the closest existing
residential building location without any effect of future buildings will be
about the same as or lower than ambient sound from existing roadways and
other normal environmental sounds.
Borzym Acoustics LLC
2221 Columbine Avenue, Boulder, CO 80302
Sound Propagation Analysis
Breeze Thru Car Wash
20 February 2015
Page 4 of 4
Conclusions
1. Sound from operations of the proposed car wash will comply with the City
noise ordinance.
2. Sound from operations of the proposed car wash will not likely be found
disruptive by existing nearby residents.
Please do not hesitate to contact me with any questions or comments. The best
ways to reach me are by cell telephone (720-317-3946) or email.
Thank you.
Jim X. Borzym, PE, INCE
Owner, Borzym Acoustics LLC
Borzym Acoustics LLC
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Revision Description
Project Name
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Drawing Name
ARCHD D 36x24 inch
CREE
7
CREE
2
CREE
MILE HIGH
LED SYSTEM
Project Number
EXTERIOR
LIGHTING LAYOUT
03/2015
Scale
1/16"=1'-0"
Quantity
Date
16/06/2015
4
23
Drawing No.
Rev.
E01
C
Drawn
MC
Checked
MC
Jon Hoffman
From:
Sent:
To:
Subject:
JEFF FERREIRA [[email protected]]
Tuesday, June 16, 2015 5:27 PM
Karen Westover; Jon Hoffman
Urgent: Proposed Car Wash at 95th St. and Arapahoe Road
City of Lafayette Planners and Planning Coniniission: This iiiessae is a resend to add mole 131-IS residents
disiributum, ii’ho hug/it rep/v to provide their own comments.
to
the
BHS Residents: Please provide any additional comments. You can use “Reply All” to reply to this message. which will COPY
your message to the City of Lafayette planners. Karen Westover (karenw’cityoflal’ayette.com) and Jon
HotTnuan (jonh @cityollatayelte.com). and myself. Or. you can compose a separate message. 11 is important to provide your
written comments regarding the proposed car wash development as soon as possible this week. This will provide time for the
planners to review your comments before the meeting scheduled for Wednesday. June 24th.
15 June. 2015
To:
City of Lafayette Planning Commission
1290 South Public Road
Lafayette. CO 80026
Attn:
Karen Westover. Planning & Building Director
Jon Hoffman. Planner
From:
Jeff Ferreira & Lori Colleran
2542 Dutch Court
Lafayette, CO 80026
Re:
Proposed Car Wash Development at 95th St. and Arapahoc Road
Dear Ms. Westover, Mr. Hoffman, and Members of the Lafayette Planning Commission:
Thank you for your notification of the meeting scheduled for Wednesday, June 24th, to discuss the proposed development of a
car wash facility in the lot located on the North East quadrant of the intersection of 95th Street and Arapahoe Road.
Our home falls within the 75011 radius of the planned development. Lori and I attended both the initial community meeting held
by the developer. Ty Abram. and the Blue Heron Estates (BHE) monthly Board meeting where Mr. Abram made a presentation
to the BHE Board of Directors. Our home is located within a section of the larger BHE community which is known as Blue
Heron South (BHS). All of the homes that are within the 750f1 radius are part of the BHS section of BHE. Our home is located
along the Southern border fence of the BHS neighborhood.
Our meetings with Mr. Abram raised a number of concerns about this proposed development. I would like to share these with
you. and to ask the Planning Commission to consider our concerns in their deliberations on this matter. Fundamentally our
concerns are based in our interest in maintaining the quality and appearance of the neighborhood and surrounding environment
in which we live, conserving property value, and promoting the safety and livability of our local community. We are generally
concerned that a development of the type proposed might negatively impact our community. Here 1 speak only for myself and
Lori Colleran. I have copied others in the BHS community who are likely to also fall within the 75011 notification radius. My
hope is that they might respond to this message. and describe their own concerns about this development.
Our concerns group into these main categories:
1
Flow
•
Traffic
•
Hours olOpeiation
•
•
Noise & Light
I)evelopmenl Esthetics
Traffic Flow
The proposed car wash facility will certainly increase traffic on the roads found just to the South of the BHS neighborhood. In
his first community meeting. Mr. Abram stated that he planned to service 100.000 vehicles annually at his facility. A gentleman
also in attendance. who claimed to have experience with the car wash business, said that he doubted the facility would manage
60.000 vehicles in a year. These two figures calculate to 270 and 164 vehicles per day. respectively, based on 365 days of
operation. We clearly (lOn’l know which, if either, of these estimates is correct, but inevitably this type of business would
significantly increase the number of cars traveling on the roads in the vicinity of BHS. Our concerns are these:
•
•
•
•
Gait Way. which runs East-West just North of the 7-li convenience store on 95th Street to the South entrance to BHS.
and which branches North—South just west of the BHS South entrance. is a relatively small and uncontrolled roadway.
Increased traffic on Gait Way increases the noise levels for the homes that are situated along that roadway.
Increased traffic on Gall Way. which lacks sidewalks, increases hazards for pedestrians who use it.
Where the North-South branch of Gait Way intersects Arapahoe Road. traffic heading South on Gait Way as would be
one choice for vehicles exiting the proposed car wash is only allowed to turn right onto Arapahoe Road. to head West.
This is an intersection controlled only by a stop sign. Traffic accidents occur at this intersection with some frequency.
often when drivers decide to turn left onto Arapahoe Road to l)rOceecl East. Given that control at this intersection
remains as it is. it seems reasonable to expect that the number of accidents there will increase proportional to the
increase in traffic.
To properly head East on Arapahoe. traffic exiting the proposed car wash would have to travel on GaIt Way. to the
light at Gait Way and 95th St.. and to there turn left. Traffic there at peak hours is often congested. with the brief light
East-West allowing only a few cars to make that left turn.
The signaling for the Southbound left turn lane on 95th St. at Arapahoe Road is not proierly coordinated with the
Northbound signal. Traffic intending to turn left onto Arapahoe Road must navigate this issue. The left turn lane has
two signals: first, a left turn art-ow, which properly controls left turns and is correctly coordinated with the other signals
at the intersection: and second. a standard green/yellow/red sequence which follows the arrow signal. In this second
signal sequence. the red light for the left turn lane illuminates about 15 seconds before the Northbound traffic on 95th
St. sees a red signal. Typical control for this type of signaling coordinates the green/yellow/red sequence for opposing
traffic, such that drivers turning left and waiting beyond the limit line know that it is safe to turn left when the signal
goes red. As it stands, drivers must know that this signal operates differently in this respect from nearly any other
intersection. Here again, given that this signal configuration remains unchanged. we are concerned that the increased
traffic will result in additional accidents at this intersection. (By the way. the solution seems simple. Extending the
Southbound left turn lane green/yellow/red to match the Northbound sequence ought to eliminate this problem.)
-
-
•
•
Hours of Operation
Mr. Abram has so far only offered vague indication of his intended hours of operation. I pressed Mr. Abram in both of the
meetings I attended for more specilic information, but he only offtred “daylight hours” as a general response. 1)aylight hours
vary considerably throughout the year. from about 9.5 hours in winter, to about 16 hours in summer. Given that Mr. Abram is
certainly making a substantial linancial investment in this project, and would be unlikely to proceed without a well-detined
business plan, I would assume that he would have a good idea of the hours of operation needed to provide the business volume
to meet his financial goals. Our concerns are these:
•
•
•
Hours of operation outside of a reasonable schedule would amplify our concerns about traffic. noise, and light.
Early operation in the 7:00-8:00 AM range, and late operation, say after 8:00 PM. especially on weekends. would cause
us significant concern about the quality of life that we experience in BHS.
At the meeting on .Iune 24th, we would appreciate a more specific definition from Mr. Abram regarding his hours of
operation.
2
Were also concerned it the vacuum stations vill he available for ue outside of the hours of operation of the wash
tunnel We would expect that the vacuum slut ions would he active or otherwise available only (luring those hours of
operation
Noise and Light
How successfully the proposed car wash manages the noise and fight levels that it produces concerns us signihcantly. As it is.
we residents of the BHS neighborhood who live along the Southern border fence are affected by the noise froni the traffic on
Arapahoe Road. The 7— I I store on 95 lb Street operates 24/7. and its gas stat ion facility remains lit throughout the night. We ale
generally concerned that the proposed car wash would increase these noise and light levels, especially if the facility operates
outside of reasonable business hours. Our concerns are these:
•
•
We understand that the City of Lafayette Municipal Code Section 75—281 defines prohibited noise levels in commercial
zoning districts as greater than 70 dBA from 7:00 AM to 10:00 PM. and 65 dBA in the remaining hours, and in this
case, measured at the source lwoperty boundary. We are concerned that the noise generated by the washing tunnel and
its blow—dry component. and the outdoor vacuum system might exceed these values.
We are concerned that the outdoor lighting, used to illuminate the parking areas that include the vacuum stations, and
the facility’s signage. might produce light levels that negatively impact those who live along the BHS Southern border
fence
Development Esthetics
I think that most of us who live in the Blue Heron Estates neighborhood were drawn to this community largely because of its
consistently attractive esthetic. Homes in this community and businesses in the surrounding area are generally well designed.
attractive, and meticulously maintained. We enjoy living here in no small part because of the beautiful and peaceful
environment that the area offers, and we consequently enjoy a very high quality of life, and commensurate high property values.
Probably our most significant concern about the proposed car wash facility relates to it’s architectual execution, and how the
facility might blend with the BHE/BHS neighborhood and surroundings. or become a dissonant esthetic factor that could
negatively affect our property values and overall quality of life.
In the two previous meetings, Mr. Abram and his associates most often cited the Breeze Thru car wash in Longmont as the
closest example of the type of facility that they would propose building, visited this facility and took some pictures of it. I also
took some pictures of the combination car wash and gas station in Broomlield, known as Waterway Gas and Wash. at 44 W.
Flatiron Crossing. These two facilities provide examples of architectural components that we find acceptable and unacceptable.
Unfortunately, the Breeze Thru example shows far more of the unacceptable components than the acceptable. We would hope
that Mr. Abram and the Planning Commission would arrive at an architectural solution that more closely matched the Waterway
example. and one that would generally blend with the businesses and neighborhoods in the immediate vicinity.
The Breeze Thru facility in Longmont is composed of three main components: 1) A main building that houses the wash tunnel,
2) a detail shop, and 3) self-service vacuum stations. Here’s the main tunnel building:
3
—,
—
Note that the tunnel to the left is situated in a mainly metal and glass structure.
This is the detail shop:
4
Again. this structure is of metal and glass construct ion
Here are two views of the se1tserve vacuun stations
5
*
‘—1
6
The Breeze Thru facility in Longrnont offers an example of exactly what we do not want to see installed near our neighborhood.
These are our concerns:
•
•
•
•
•
•
The metal and glass construction presents a strongly industrial “garage” feel, which is dissonant and incompatible with
the other businesses in the 95th St. and Arapahoe Road area.
The blue and yellow color scheme used in this facility is garish, and again, incompatible with the more subtle and
attractive color schemes used by businesses and residences in the area.
The vacuum stations are particularly offensive in design and color. While they appear to be functionally useful, they
also look like part of a ride at Elitch Gardens.
In neither meeting so far did Mr. Abram offer any description of the vacuum stations that his facility would use. This
concerns us. We would expect that his design proposal on the 24th would include an accurate illustration of these
stations.
Mr. Abram also indicated that he would use signage that was “as large as possible”. This is also a concern. If by this he
means that he intends to use signage that is a garish as that used at Breeze Thru. we would have serious objection to it.
We would be seriously concerned about how a facility like this would impact property values for homes along the
border fence in BHS.
Overall we would tind this kind of installation to be grossly offensive, and completely unacceptable.
On the other hand, the Waterway Gas and Wash facility in Broomfield offers a more acceptable design. This facility includes a
gas station, which obviously is not part of Mr. Abram’s proposal.
Here’s a view of the overall facility:
7
V
CiCS
a detail of the vaCUU’ stat10
8
-
Note that these stations use a simple pillar to support the vacuum hoses. that the pillars are themselves painted in a dark color
that matches the building trim. This sort of installation for vacuum service probably offers the most esthetically acceptable
configuration that’s practically possible.
Heres a view of the main building. with the tunnel entrance to the right:
9
And a final view of the main buildiflg
10
Note that this facility, while it employs aluminum and glass in its design. presents a largely brick facade, and a far less industrial
feel than does the Breeze Thru facility. The tunnel itself is mostly hidden from view. The vacuum stations present a reasonable
and far more subtle appearance than those at Breeze Thru. Signage is minimal.
The contrast between these two facilities offers the best illustration of what we think would and would not work for the
proposed car wash from an architectural perspective. Again, we feel it is of utmost importance for the proposed facility to match
the esthetic of the surrounding businesses.
We feel that the appearance and operating characteristics of the facility which Mr. Abram builds here have the potential to
influence what businesses might choose to build in the remaining adjacent lots. We urge the Planning Commission to only
accept a plan that is compatible with the long-term interests of our community.
Thank you for your time and consideration. I look forward to the meeting on the 24th.
Regards.
Jeff Ferreira & Lori Colleran
11
Jon Hoffman
From:
Sent:
JUDITH A SANCLARIA [j-jsancIariamsn.com]
Wednesday, June 17, 2015 12:25 PM
JEFF FERREIRA
Karen Westover: Jon Hoffman
Re: Urgent: Proposed Car Wash at 95th St. and Arapahoe Road
To:
Cc:
Subject:
Hi,
I have read Jeffs comments and I believe that his statements outline all the reasons that I am also opposed to the
proposed car wash on this corner, with noise disrupting our lifestyle and the garish lighting that I anticipate. I
will be at the meeting.
Traffic now seems to peak at rush hour. That’s the noisiest time of day for us. I tolerate it, but has been getting
worse in recent years. Would hate to have more noise than we already have.
Sincerely,
Judy Sanclaria
Sent from my iPad
On Jun 15, 2015, at 5:10 PM, JEFF FERREIRA <jIferreirane.com> wrote:
City of Lafayette Planners and Planning Commission: Please find below my comments
regarding the proposed car wash at 95th St. and Arapahoe Road.
BHS Residents: Please provide any additional comments. You can use “Reply All” to reply to
this message, which will copy your message to the City of Lafayette planners, Karen
Westover (karenwcityoflathyette.com) and Jon Iloffinan (ionhcitvotaayette.corn), and
myself. Or, you can compose a separate message. It is important to provide your written
comments regarding the proposed car wash development as soon as possible, preferably before
Wednesday this week, June 17th. This will provide time for the plamiers to review your
comments beibre the meeting scheduled for Wednesday, June 24th.
15 June, 2015
To:
City of La!tyette Planning Commission
1290 South Public Road
Lafuiyette. CO 80026
Attn:
Karen Westover, Planning & Building Director
Jon lloffman, Planner
From:
Jeff Ferreira & Lori Colleran
2542 Dutch Court
Lafayette, CO 80026
Re:
Proposed Car Wash l)evelopmcnt at 95th St. and Arapahoe Road
1
Jon Hoffman
From:
Sent:
To:
Cc:
Subject:
Irene Oliver [[email protected]]
Tuesday, June 16, 2015 6:10 PM
JEFF FERREIRA; Karen Westover; Jon Hoffman
JEFF FERREIRA
Proposed Car Wash at 95th St. and Arapahoe Road
To: City of Lafayette Planning Commission
1290 South Public Road
Lafayette, CO 80026
Attn: Karen Westover, Planning & Building Director
Jon Hoffman, Planner
From: Keith and Irene Oliver
2545 Cowley Drive
Lafayette, CO 80026
Re: Proposed Car Wash Development at 95th St. and Arapahoe Road
Dear Ms. Westover, Mr. Hoffman, and Members of the Lafayette Planning Commission
My wife and I find the plan to install a car wash off GaIt on Arapahoe to be totally out of character for
the entrance/exit for Blue Heron Estates and Blue Heron South. Aesthetically, this is like adding an
industrial component to an upscale residential neighborhood. Where our views now entering/exiting
BHS are the Front Range, we would have pollution from noise, light, increased traffic and unknowns
due to the nature of the proposed business. This kind of business does not encourage a quality, retail
th
5
experience. Looking at the other corners on g
and Arapahoe, every consideration was given to
plant trees, be inviting, and draw you in to shop. The nature of a car wash is to drive in and leave.
But what if the customers do not leave? Please read the following which raises more concerns for
Blue Heron Estates and South. This article appeared in the Hartford Corrant. There are enough
concerns about quality of life in our neighborhood for this bad idea to just go away and maybe the
landowners can put themselves in our place and visualize a well thought-out idea for the property
that would encourage the Blue Heron residents and surrounding neighborhoods to visit and shop in a
first-class establish. Unfortunately, we cannot attend the August 24 meeting, but would like to be
counted as strongly opposed to this proposed development. Thank you. Keith and Irene Oliver
“Residents Upset Over Noise at Car Wash August 15, 2002 I By PETER DOWNS; Courant Staff
Writer Mister Softee is not the only target of residents bothered by noisy businesses in the city. Now
some South End residents are working on the car wash. Neighbors of the Mr. Sparkle Car Wash at
Wethersfield Avenue and Bolton Street met Wednesday evening at the Metzner Center to consider
ways to combat what they called a quality of life issue. Residents said the business has become a
headache. Similar complaints about noise from ice cream trucks traveling in residential areas recently
resulted in fines against a Mister Softee franchise holder and a ruling by Superior Court Judge
Raymond Norko to abate noise levels. The ordinance restricting noise levels, however, was declared
invalid. A group of about 20 residents living near the car wash at 921 Wethersfield Ave. complained
that patrons congregate at the site late into the night, blast car radios and often race out of the lot
when leaving. “A lot of attention was put on the ice cream truck that passes through a neighborhood
in less than an hour,” said Lois Caserta, a Bolton Street resident. “But when we have to put up with
1
this situation this 365 days a year, all hours of the day, it’s like nobody cares to hear about it.”
Representatives of the business said Wednesday steps have been taken to reduce noise and latenight gatherings at the car wash. Noise in residential areas, however, is not a problem limited to the
car wash, the owners said. “It’s a social problem, it’s not just one generated by Mr. Sparkle Car
Wash,” said John Ferruolo. Ferruolo, whose family operates 13 car wash outlets in Connecticut, said
he has changed the Wethersfield Avenue operation to meet some of the neighbors’ objections. There
is a large sign posted on the premises to warn patrons about noise, and employees are present until
the early evening to monitor activities, he explained. Ferruolo and his son, Paul, defended their efforts
to cooperate with neighbors. The family has owned the car wash for 30 years. “We definitely want to
be good neighbors,” the younger Ferruolo said. “It is hard for us to police it all hours of the day.”
Joshua Blanchfield of Hartford Areas Rally Together, the social advocacy group that sponsored the
meeting, said the Ferruolos’ business is the only car wash in Hartford located in a residential area.
The family noted only the police have the authority to give out fines for excessive noise. Both
Ferruolos suggested the city should stiffen the fines for violations of noise limits. “It’s not that we
haven’t done anything,” said the senior Ferruolo. “But it’s tough to go up to some guys and tell them
to turn down their radios. There are some wise guys that don’t like you doing that.”
From: “JEFF FERREIRA” <[email protected]>
To: [email protected], [email protected]
Sent: Tuesday, June 16, 2015 5:26:52 PM
Subject: Urgent: Proposed Car Wash at 95th St. and Arapahoe Road
City of Lafayette Planners and Planning Commission: This message is a resend to add more BHS residents to
the distribution, who might reply to provide their own comments.
BHS Residents: Please provide any additional comments. You can use “Reply All” to reply to this message, which
will copy your message to the City of Lafayette planners, Karen Westover (karenw(’cityoflafayette.com) and Jon
Hoffman ([email protected]), and myself. Or, you can compose a separate message. It is important to
provide your written comments regarding the proposed car wash development as soon as possible this week. This
will provide time for the planners to review your comments before the meeting scheduled for Wednesday, June
24th.
15 June, 2015
To: City of Lafayette Planning Commission
1290 South Public Road
Lafayette, CO 80026
Attn: Karen Westover, Planning & Building Director
Jon Hoffman, Planner
From: Jeff Ferreira & Lori Colleran
2542 Dutch Court
Lafayette, CO 80026
2
Jon Hoffman
From:
Sent:
To:
Cc:
Subject:
Michael Coyle [mdc8O8©gmail.comj
Tuesday, June 16, 2015 12:49 PM
Karen Westover; JEFF FERREIRA
Jon Hoffman
Re: Urgent: Proposed Car Wash at 95th St. and Arapahoe Road
Dear Ivis Westover and Mr. I loiThian,
This email serves to document hat am not in Ihvor of the proposed zoning change to allow the car wash to be built and operated on
the proposed location. I believe the increased traflic will cause a hazard on Arapaho. In addition, I do not consider the proposed use is
in character with the surrounding neighborhood. l’his type of business is more suited to be located on 287, between South Boulder Road and
the north boundary of WalMart.
Thank you lbr your consideration.
Mike Coyle
2554 Dutch CL
Lafayette CO
On Mon, Jun 15, 2015 at 5:10 PM, JEFF FERREIRA <[email protected]> wrote:
City of Lafayette Planners and Planning Commission: Please find below my comments regarding the
proposed car wash at 95th St. and Arapahoe Road.
BHS Residents: Please provide any additional comments. You can use “Reply All” to reply to this message,
which will copy your message to the City of Lafayette planners, Karen
Westover (karenwi,cityoflaftette.com) and Jon Hoffman (jonh@;cityoflaftuyette.com), and myself. Or, you
can compose a separate message. It is important to provide your written comments regarding the proposed car
wash development as soon as possible, preferably before Wednesday this week, June 17th. This will provide
time for the planners to review your comments before the meeting scheduled for Wednesday, June 24th.
15 June, 2015
To: City of Lafayette Planning Commission
1290 South Public Road
Lafayette, CO 80026
Attn: Karen Westover, Planning & Building Director
Jon I-Ioffrnan, Planner
From: Jeff Ferreira & Lori Colleran
2542 Dutch Court
Lafayette, CO 80026
Re: Proposed Car Wash Development at 95th St. and Arapahoe Road
Dear Ms. Westover, Mr. Hoffman, and Members of the Lafayette Planning Commission:
Thank you for your notilication ofthe meeting scheduled for Wednesday, June 24th, to discuss the proposed development of a car
wash facility in the lot located on the North Last quadrant of the intersection of 95th Street and Arapahoe Road.
Our home falls within the 750ft radius oithe planned development. Eon and I attended both the initial community meeting held by the
developer, Ty Abram, and the l3lue heron Estates (RI IF) monthly Board meeting where Mr. Abram made a presentation to the RI-IF
1
Jon Hoffman
From:
Sent:
To:
Subject:
[email protected]
Tuesday, June 16, 2015 11:31 AM
jlferreirame.com; Karen Westover; Jon Hoffman
Re: Urgent: Proposed Car Wash at 95th St. and Arapahoe Road
Thank you, Jeff, for your in depth report and for the time and energy you spent on it. I totally support all of your concerns
and trust that those in charge of the final plan will seriously consider the necessary adjustments to mitigate the issues. I
might add that the traffic density on Arapahoe and on 95th St. is INTENSE from approximately 6:30 AM to 9:00 AM and
from 3:00 PM to 6:30 PM Monday thru Friday and would significantly impede cars entering or exiting the car wash, of
course creating safety issues. Extra lanes added to 95th and Arapahoe with dedicated turn lanes may be the solution.
This idea, though, would further the negative impact that you discussed with our community.
Steve Keiter
2528 Cowley Dr (Blue Heron South)
720-353-4341
Original Message
From: JEFF FERREIRA <[email protected]>
To: karenw <[email protected]>; jonh <jon h©cityoflafayette.com>
Sent: Mon, Jun 15, 2015 5:10 pm
Subject: Urgent: Proposed Car Wash at 95th St. and Arapahoe Road
City of Lafayette Planners and Planning Commission: Please find below my comments regarding the proposed car
wash at 95th St. and Arapa hoe Road.
BHS Residents: Please provide any additional comments. You can use “Reply All” to reply to this message, which will
copy your message to the City of Lafayette planners, Karen Westover (karenw(ãcityofIafayette.com) and Jon
Hoffman (jonhtcityofIafayette.com), and myself. Or, you can compose a separate message. It is important to
provide your written comments regarding the proposed car wash development as soon as possible, preferably before
Wednesday this week, June 17th. This will provide time for the planners to review your comments before the meeting
scheduled for Wednesday, June 24th.
15 June, 2015
To: City of Lafayette Planning Commission
1290 South Public Road
Lafayette, CO 80026
Attn: Karen Westover, Planning & Building Director
Jon Hoffman, Planner
From: Jeff Ferreira & Lori Colleran
2542 Dutch Court
Lafayette, CO 80026
Re: Proposed Car Wash Development at 95th St. and Arapahoe Road
Dear Ms. Westover, Mr. Hoffman, and Members of the Lafayette Planning Commission:
Thank you for your notification of the meeting scheduled for Wednesday, June 24th, to discuss the proposed development
of a car wash facility in the lot located on the North East quadrant of the intersection of 95th Street and Arapahoe Road.
1
Jon Hoffman
From:
Sent:
To:
Cc:
Subject:
Jen Wilger [jen©wilgerfamily.net]
Tuesday, June 16, 2015 12:01 AM
JEFF FERREIRA
Karen Westover, Jon Hoffman
Re: Urgent: Proposed Car Wash at 95th St. and Arapahoe Road
To whom it may concern:
We have lived in our home on Westward Drive (Blue 1-leron Estates South) since 2000. Over the course of that
time, we have seen much of the surrounding property developed, including the adjacent 7-11. Forest Park. Atlas
Valley. and the Arapahoe YMCA. We knew when we purchased our home site that future development would
occut to date, we have been reasonably pleased with the nature and design of the commercial projects in the
neighborhood.
We agree with the concerns expressed by Mr. Ferreira, and hope that the City of Lafayette will continue to keep
the needs of homeowners in the Blue Heron, Cross Creek, Shannon Estates, and Arapahoe Meadows (where we
formerly lived from 1993-2000) in mind as it considers this and other future development projects.
Sincerely,
Jennifer and Tom Wilger
253 1 Westward Dr.
On Mon. Jun 15, 2015 at 5:10 PM, JEFF FERREIRA jjjZerreirame.com> wrote:
City of Lafayette Planners and Planning Commission: Please find below my comments regarding the
proposed car wash at 95th St. and Arapahoe Road.
BHS Residents: Please provide any additional comments. You can use “Reply All” to reply to this message,
which will copy your message to the City of Lafayette planners, Karen
Westover (karenwcityoflaftivette.com) and Jon l-Ioffh’ian (.ionh.cityoflafayette.corn), and myself Or, you
can compose a separate message. It is important to provide your written comments regarding the proposed car
wash development as soon as possible, preferably before Wednesday this week, June 17th. This will provide
time for the planners to review your comments heibre the meeting scheduled Ibr Wednesday, June 24th.
15 June, 2015
To: City of Lafayette Planning Commission
1290 South Public Road
Lafayette, CO 80026
Attn: Karen Westover, Planning & Building Director
Jon 1 Ioffman, Planner
From: Jeff 1’eneira & Lori Colleran
2542 Dutch Court
Lafa cite. CO 80026
Re: Proposed Car Wash Development at 95th St. and Arapahoe Road
1
Jon Hoffman
William M King [william.king©Colorado.EDU]
Monday, June 15, 2015 8:48 PM
JEFF FERREIRA
Karen Westover; Jon Hoffman
Re; Urgent: Proposed Car Wash at 95th St. and Arapahoe Road
From:
Sent:
To:
Cc:
Subject:
As a former city planner, disinvited from county board meetings for asking too many critical questions about a
proposed shopping center that displayed a peculiar insensitivity to the social costs ( most aptly described by my
down the street neighbors) of their dream that was looking not at those but at a new source of revenue to benefit
a few at the expense of the many. This proposal, like the one described above can best be described by one
word: DUMB! It is an unconscionable commercial intrusion that cannot but have adverse consequences for our
community.
BK
Sent from my iPhone
On Jun 15, 2015, at 17:10, JEFF FERREIRA <jjferreira(me.com> wrote:
City of Lafayette Planners and Planning Commission: Please find below my comments
regarding the proposed car wash at 95th St. and Arapahoe Road.
BHS Residents: Please provide any additional comments. You can use “Reply All” to reply to
this message, which will copy your message to the City of Lafayette planners, Karen
Westover (karenwcityofialhyette.com) and Jon llotThian (jonh4cityol1afayette.com), and
myselL Or, you can compose a separate message. It is important to provide your written
comments regarding the proposed car wash development as soon as possible, preferably beFore
Wednesday this week, June 17th. This will provide time for the planners to review your
comments before the meeting scheduled for Wednesday, June 24th.
15 June, 2015
To:
City of Lathyette Planning Commission
1290 South Public Road
Lafayette, CO 80026
Attn:
Karen Westover, Planning & Building Director
J011 I Ioffman, Planner
From:
Jell lerreira & Lori Colleran
2542 Dutch Court
Lafayette, CO 80026
Re:
Proposed Car Wash 1)eveloprnent at 95th St. and Arapahoe Road
Jon Hoffman
From:
Sent:
To:
Subject:
srcapano©gmail.com
Monday, June 15, 2015 5:09 PM
Jon Hoffman
Proposed car wash at 95th and Arapahoe
We own a home on Dutch Ct on the other side of the fence from the vacant lot of the proposed
car wash. We feel that this will be wrong for the character and quality of any future
development. Also, the noise is a concern,as well as the congestion. Thank you for your time.
Sandra and Richard Capano
June 15, 2015
2546 Dutch Court
Lafayette CO 80026
To the Planning Board:
We are writing to express our concerns about the proposed Car Wash on Arapahoe, north of 95 Street.
Our concerns are as follows:
1.
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3.
4.
5.
6.
7.
Traffic Patterns: the proposal as presented during a neighborhood meeting in March shows an
entrance on the east side of the property, from Arapahoe to a service road.
a. The heaviest traffic on Arapahoe is westbound during the morning rush hour, and
eastbound during the evening rush hour;
b. Access from eastbound Arapahoe requires a left turn at an uncontrolled intersection
onto a narrow service road, potentially backing up traffic on Arapahoe;
c. To continue eastbound on Arapahoe would require a turn north on a service road used
by the existing Chase Bank and 741, then a left turn onto GaIt Way. The intersection of
th
5
Gait and g
Street is controlled by a tripped traffic light, requiring a wait. Then there
would be a left turn onto 95’ Street, to the intersection of 95 and Arapahoe,
controlled by a timed traffic light;
d. We are concerned that the legal access to eastbound Arapahoe from the proposed
business is sufficiently awkward and time consuming that patrons would be tempted to
access the service road going south, then make an illegal left turn onto Arapahoe
eastbound. This would make this intersection more dangerous than it already is.
Weekends: the weekend business would cause traffic on a narrow road utilized by pedestrians,
cyclists, and small children going to the park across 95 street. This road has no sidewalks,
pedestrians must walk in the street. This is a danger to residents of Blue Heron which accesses
GaIt Way from a private service road.
Lack of benefit to existing businesses: the current business development (Forest Park Village) is
south of Arapahoe, with no legal direct access either from the proposed car wash to Forest Park
Village, or from Forest Park Village to the car wash. There would likely be no benefit for either
the existing Forest Park businesses or the car wash.
Nature of car wash: A car wash is an “in and out” business, not a destination. The traffic from
this type of business would cause more traffic than a development of shops, restaurants, and/or
offices where patrons would stay for a period of time.
Competition: there are already at least three existing car wash businesses within as many miles.
th
One is a drive through at the Safeway center on Hwy 287 and 95
Street, another a self-service
on Baseline, and a third full-service with hand-wash and detailing at South Boulder Road and
Black Diamond. Is there a need for a fourth?
Potential business: Except for the rush-hour traffic on Arapahoe, there is minimal traffic in any
direction. Other than the residential areas close to this intersection (Forest Park Village, Blue
Heron, Spring Creek, Cross Ridge and Indian Peaks), there is little residential or business
development until Erie on the East and 75°’ Street on the West.
Further development: Because of the nature of a car wash, (traffic flow, hours of operation,
noise and appearance) building this type of business could discourage development on the
north and east sides of the property.
We believe a car wash is a better fit for Hwy 287, which has many other businesses that would draw
more traffic to a car wash. These include big box stores, supermarkets, restaurants (both fast food ad
eat-in). There is heavy all-day traffic and easy access to and from these businesses.
We are not opposed to development on this parcel, but believe that development that fits better next
to residential areas, such as mixed use with shops on the ground floor and businesses or lofts on upper
floors, would be a better fit next to the Blue Heron residential area.
If a car wash is approved for this parcel, its exterior should fit with the architecture of the existing
businesses, Forest Park Village, and the residential area of Blue Heron.
Thank you for your consideration.
Regard
( 4
/
Linda C. Monnett
John H. Monnett