HomeMy WebLinkAboutTIMBERLINE CENTER - PDP - 41-05A - REPORTS - MODIFICATION REQUESTProspect Road and Specht Point 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 (see attached map illustrating separation distances). In 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 stores 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. The City Structure Plan states "the goal is to work towards more complete
neighborhood over time, so more of our daily needs are met closer to home. This will
reduce our dependence on driving as well as help avoid further degradation of our city's
air quality. We believe this inconsistency was not intentional. Gas stations are allowed
because it is the I -Industrial District. The Zoning District that supposedly accommodates
less attractive uses. 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.
We don't believe C-Stores are 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.
The convenience store would be easily accessible by a 7 foot detached walk to be built
with the Timberline Road improvements a connecting sidewalk to the store.
V r r1iplEi-yASSOCIATES INC
Landscape Architecture Urban Design Planning
Modification Request
Timberline Center PDP
Convenience Store Separation
November 23, 2005
This request is for a modification to the convenience store separation requirements as
outlined in the City of Fort Collins Land Use Code. The modification being requested is
from section 4.23 (13)(3)(c)(5), Permitted Uses, Commercial/Retail. This regulation reads
as follows:
(S) Convenience retail stores with fuel sales, provided that they are at least
three thousand nine hundred sixty (3,960) feet (three quarters [314] of a
mile) from any other such use and from any fueling station.
Proiect Description
The Timberline Center property consists of 18.5 acres and is located south of Prospect
Road and north of Drake Road on the west side of Timberline Road. The western
boundary of the project runs in a north/south direction, paralleling railroad property.
Timberline Center will be a well -planned and architecturally coordinated commercial
center consisting of retail, restaurant, office, storage and auto servicing and maintenance
spaces.
Modification
The Timberline Center development is proposing a convenience store (c-store) with fuel
sales at the corner of Timberline Road and Bear Mountain Drive, a new road to be
created with this development.
The request is for a modification to allow a convenience store with fuel sales at this
location.
Justification
A justification for this request per the Modification Criteria (Section 2.8.2(H) (1) is that
the proposed plan will serve the standard equally well or better than would a plan which
complies with the standard. We believe the proposed project meets this criterion in the
following ways:
In this case, the proposed c-store is located approximately 3,700 feet from the King
Sooper fueling station located on Drake Road just east of Timberline Road and
approximately 2,700 feet from the Spring Creek Center C-Store located on the comer of
Phone 970.224.5828 Fax 970.224.1662
401 West Mountain Ave. Suite 201
Fort Collins, CO 80521-2604
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