HomeMy WebLinkAboutTIMBERLINE CENTER - PDP - 41-05A - CORRESPONDENCE - ADMINISTRATIVE INTERPRETATIONTRAVEL DISTANCE TO KING
SOOPER FUELING STATION
4780 LF OR .90 MILES
PROPOSED TIMBERLINE
COMMERCIAL CENTER
C-STORE —
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TRAVEL DISTANCE TO SPRING
CREEK CENTER C-STORE
4100 LF OR .78 MILE
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uses that are less attractive. To deny the location of a C-Store based on visual concerns
seems inappropriate for several reasons:
• A driver can't see the two closest fueling spots because they are located off of
Timberline Road. Therefore visual proliferation shouldn't be an issue.
• A Fast Food restaurant is allowed at this location with no separation requirement.
Are C-Stores inherently less attractive than fast food restaurants?
Our intent is to have a well -planned and architecturally coordinated commercial
center. Meaning that it is the developer's intent to use matched or similar
building materials, rooflines and architectural details. A well -coordinated and
visually coordinated color scheme is also planned.
We respectfully request that the City staff consider all these facts and make an
interpretation as whether or not we meet the Land Use Code because fuel sales and retail
sales are both allowed without a "separation" requirement. If staff determines that the
proposal does not meet the Land Use Code, then we would like staff to re -consider
whether or not they would support a Modification to the "separation" requirement
because of the mitigating factors stated above.
As always, we appreciate your attention to this issue and look forward to your response.
Sincerely,
VF RIPLEY ASSOCIATES
Linda Ripley
Principal
June 2, 2005
Mr. Cameron Gloss
Director of Planning
Mr. Ted Shepard
Project Planner
City of Fort Collins Planning Department
281 North College Avenue
Ft. Collins, CO 80521
Re: Request for Interpretation
Timberline Center Project Development Plan
Dear Cameron and Ted,
RECEIVED
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C��t P1ANNtNG
This letter is a request for City staffs interpretation of two site -planning /land use issues
in regard to Timberline Center a commercial center proposed to be located in the I -
Industrial Zone District, along the west side of Timberline Road approximately half way
between Drake Road and Prospect Road. The first issue is whether or not a C-Store
could be located in the center as indicated on the attached sketch plan. The Land Use
Code indicates that a Convenience Store with fuel sales must be located '/< of a mile from
the nearest C-Store or fuel sales in the area. According to the LUC (1.4.10) the distance
is measured from one property to the next along a straight line.
Please see the attached diagram that illustrates that the proposed location for the C-Store
is approximately 2,700 feet from the C-Store located in Spring Creek Center along
Prospect Road and approximately 3,700 feet from the King Sooper's fueling station on
Drake Road. We understand that the purpose of the separation requirement is to limit
the proliferation of C-Stores in Fort Collins, primarily because of their visual impact. Ir
this particular case, we believe that there are circumstances that make a strict application
of the LUC illogical and not necessarily in the community's best interest.
• A gas station is allowed in the I District with no separation requirement.
• Retail sales are allowed in the I District with no separation requirement
Apparently it's okay to purchase fuel at the proposed location, but allowing that fuel
customer to purchase a jug of milk in the same trip is not acceptable. On the other hand,
our City Policies in general promote one -stop shopping because it saves on vehicle miles
traveled. We believe this inconsistency was not intentional. Gas stations are allowed
because it is the I -Industrial District. The Zoning District that supposedly accommodates