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Home My WebLink AboutTOTAL PETROLEUM WEST PROSPECT NCU EXPANSION FINAL - 78 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSDEVELOPMENT NOTES: 1. TOTAL PETROLEUM, WEST PROSPECT is a proposed enlargement of a building containing a non -conforming use. Specifically, consists of the addition of an 8' x 16' toilet/ storage rooms. 2. The current facility does not have a public accessible toilet room. The proposal is to add an 8' x 8' accessible toilet room and an 8' x 8' storage room. The addition will be attached to the East end of the building and match the current building in appearance. Total additional square footage is 128 square feet. 3. Addition of the toilet/storage facility will not increase traffic generation at the site. The addition is being proposed to meet the Americans with Disabilities Act and to provide storage for yard maintenance equipment. 4. The addition is being proposed at an existing impervious area, so changes to storm water run-off will not occur. Consequently, no impact to surrounding property is expected. 5. Property is currently, and shall remain, in the HL, limited business, zoning district. ft 0 5. "Non-Conformi. rig Use Expansion" has been added to the title. Following please find one (1) set of revised plans containing the above noted revisions. If you have any questions do not hesitate to call. Si. nc a2.re . , R(:lbert Gustafson December 27, 1993 V'Arsten Whetstone City of Fort Collins Planning Department 281 North College Ave. Ft. Collins, CO 80522 RE: Total Petroleum West Prospect Non -Conforming Use Expansion Dear k::irsten: ):n regards to your letter of staff comments dated December 22, 1993, please find a response to those comments below. 1. No relocation of telephone facilities are expected to occur. 2. In regards to adding landscaping material to the Prospect Road and Tamasag Drive frontages Total Petroleum is reluctant to maF::e the additions for the following reasons- - The proposed addition is very small (12e sq. ft.) in relation to the existing property size (26, 848 sq. ft.). A similar request was granted by the P & Z Board in August of 1993 for a 128 sq. ft. expansion of an e>tisting car wash in the B-L Zone. No additional landscaping was requested for that project, even though the site has very little landscape area, and is located in a higher traffic area. - The addition is being proposed to comply with the Americans with Disabilities Act and is the most cost efficient, sensible means to achieve that goal. This request for a non -conforming use expansion certainly has a hardship attached to it, not just a desire by the owner to increase the size of their convenience store. - The property currently has a considerable amount of landscape area and materials. As shown on the Site/Landscape Plan the site contains 40% landscape area with a number of fairly mature street trees, evergreen shrubs, and ornamental. trees. - Additional interior landscaping would create difficult traffic patterns for customers and large gasoline delivery trucks. In addition, there is more than the cities required 6% interior landscaping. 3. Existing landscaping has been depicted on the revised Site/La.ndscape-Plan. 4.- Surround'ing. land.uses have been called out on the revised Site/Landscape Plan. r 0 /ro.rAw.%eE pwma mo. un°ve w°T'iv . i b 1 I �J-10 DRAWN HY: MLL w.1Lx En � fA4LM — wxM.w CHECKED W. MODEL: ADDRM: I ow<.E 221 W. SCi ROAD - - FORT COLLINUINS.. COLORADO sue' '/C - ''-� EAST ELEVATIONS gym. NORTH ELEVATION swm uevmx vmw wTe I1-9-93 EXTERIOR ELEVATIONS EXTERIOR ELEVATIONS DWG. NO.: 2623-E S APON NO.: 2623 WEST PROSPECT ROAD 9C DO. Of E) 98.32' -- ZONED C cwYwan J �No �tWAeaDI LAND USE DATA: mlWc - L uWnn N®m 91F MRA - ffJM m R (OAi Y}6) wpm°�c�Nz�c - m m. R ryiz PMDIIG 49 CME - IxIMo m R.I�.>f) � umc - imTam.P n. l�sssj) r.Anc mR.an nmwm - e u am. mnlus wroK.w imn - iI Y.z euuc Iron - WPwc m R. LEGAL DESCRIPTION: u a IIOL a�lm mea m w nma.a DEVELOPMENT NOTES: im.. Yrs Plrnza Y . Puss. '. au.' p°enra e:Ae'YW' w � ma a w YM9 s mtlnPow°tl'emw YA69 ggveu igtl WbY qv. Mq Y IID M1a. ]. w9m a w mWMy .ue.�.m ww m. A+m1[w .M wMlr .tl etl PuuAm MaY b M4 mNl-mv up.YinmM1 ra�wm µ. m w�ml m v�wrq ws.p Y .pn.s S � Yb��laM Mf mup Y w 1 YM�1 SIGNATURE BLOCK 1W Y b erpry q0. Y Pm atl 1�m1 M pp��mPo], w �l+�.eY Pm-b mYV ui]` 1l. add b ip�ml I'NYmn. Nyeuwb� bT 'trb� m w RAW M Ioa �Bs! tl w GY W Ie1 fe@rvYD>, SuvMy tl w Fleuiq stl IeYq 4a< VICINITY MAP l: I 1 PROJECT 3l LOCATION _ f Ao- o ] 10 m w TOTAL PETROLEUM WEST PROSPECT NON —CONFORMING USE EXPANSION PRELIMINARY AND FINAL SRE/LANDSCAPE PLAN DRAWN W. CW CHECKED EY: WODEL: ADDRESS: 221 W. PRDSPECT ROAD FORT COWNS, COLORADO SCALE: 1'-10' DATE: 11-4-93 TRIE __ ..... DWG. NO.: 2623-S STATION NO.: 2623 Garfie Id o`. t Souti Dr a O m � A S ' c W Edward s c ;_` :..` ,� w _ r p Ed n ° E_2 Rtkin 3 Dr VV Pitkin m St o --------- ------------- - j N .. Bucke e y ar c ; + o` Lake St j E.Lake St. Blev'n C t Prospect v� d N Ct PROSPECT ROAD R. c JBalsam Ln. SITE = A o c E JI o L C Juni or Ln, BayL « °�' L N 4 r Dr, ______a W Parker St a. a` Birk PL, 3 j w 3 v S he e I Dr. vi•' SPn� �.eek ' A f e r t Ave O L a, A () L �bero rive I E Stuart 3 I ndlan I Meadows N Lane i Johnson S Finr c a r Dr. o m �Rc Rd. �_ -. �I ... _� Arthur .c �O,tc - r Dr Eo parr z. ".. twood Cir. WI 0: maurh T J r. No. . 2 :Z�I Rutgers Av Ll O' H > �+ > a D: C v J c-pitch i Q WOYal o C°rn� Pie �I Yale rG r Cir. °� O ITEM: TOTAL PETROLEUM 32 4 Non -Conforming Use North NUMBER: 78=93 Total Petroleum West Prospect, Final, #78-93 January 24, 1994 P & Z Meeting Page 4 5. Transportation Non -Conforming Use Expansion - Access to this site is from Tamasag Drive and Prospect Road. The expansion is not intended to increase traffic onto the site. The City Transportation Department does not have concerns with this proposal. RECOMMENDATION Staff finds that this proposal is in compliance with Section 29-546 of the City of Fort Collins Zoning Regulations; therefore, staff recommends approval of the Total Petroleum West Prospect, Non - Conforming Use Expansion, #78-93. Total Petroleum West Prospect, Non -Conforming Use Expansion - Final, #78-93 January 24, 1994 P & Z Meeting Page 3 approximately 15% of the total square footage of the existing structure, which is 828 square feet. The proposed addition is 0.5% of the entire site, including the building, gas pumps, parking, drives and landscaped areas. The entire site is 26,848 square feet in size. (3) The difference in the degree of use of the non -conforming use as a result of the proposed expansion; and (4) The reasons for the proposed expansion; The addition of the restroom and storage room will not increase traffic circulation or volumes at the site. The addition is being proposed to meet the Americans with Disabilities Act and to provide storage for yard maintenance equipment. The addition will not significantly increase the degree of use of the non- conforming use. (5) The overall impact of the proposed expansion on the surrounding property; Staff finds that the expansion as proposed will not change or increase impacts to the surrounding area over those that presently exist. 3. Design The building material is to be a masonry block with a stucco facing painted to match the existing building. The addition consists of an 8' extension of the east wall, which is 16' wide for a total area of 128 square feet. No other exterior site changes are proposed. The proposed expansion will not significantly change the parking, circulation system, landscaping, architectural character, or stormwater flows on site. 4. Neighborhood Compatibility A neighborhood meeting was not held for this request. This is a long-standing use in the neighborhood and the proposed addition will not change the overall function of the site or create adverse impacts on the surrounding area. Total Petroleum West Prospect, Non -Conforming Use Expansion - Final, #78-93 January 24, 1994 P & Z Meeting Page 2 KOKEE S444;E 1. Background The surrounding zoning and land uses are as follows: N: BL; existing businesses and apartments S: C; vacant E: BL; Burlington Northern Railroad ROW and existing shopping center W: BL; existing offices (Colorado Division of Wildlife) This property was annexed into the City as the Second Pat Griffin Annexation in March of 1968 and is Lot 10 of the Griffin Plaza Subdivision. 2. Land Use This is a request for a non -conforming use approval for a 128 square foot addition to an existing 828 square foot service station and convenience store building. The service station is an existing, legal non -conforming use on this site. The service station is not a "use -by -right" in the BL, Limited Business, Zoning District and it existed prior to the current zoning on the site; therefore, this business is an on -going, legal non -conforming use. Section 29-546, enlargement of a building containing a non -conforming use of the City Code requires that: a) A proposal for the enlargement or extension of a building containing a non -conforming use shall require the approval of the Planning and Zoning Board. In considering a proposed enlargement or extension, the Board shall make a finding as to whether or not the enlargement or extension will adversely affect the surrounding properties. b) For the purpose of review, the Planning and Zoning Board shall consider the following criteria: (1) The nature of the proposed expansion; The addition will provide for on -site accessible restroom facilities and a storage room. The addition is an extension of the eastern wall of the existing building. (2) The size of the proposed addition; The addition will be 128 square feet in size, or ITEM NO. 11 MEETING DATE 1-24-94 6gi STAFF Kirsten Whetstone City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Total Petroleum West Prospect Non -Conforming Use Expansion- Final, #78-93 APPLICANT: Bob Gustafson Wickham, Gustafson Architects 1730 S. College Avenue Suite 202 Fort Collins, CO 80525 OWNER: Total Petroleum, Inc 5590 Havana St Denver, CO 80239 PROJECT DESCRIPTION: This is a request for an expansion of a non -conforming use for construction of a 128 sq. ft. addition to an existing building for the purpose of adding an accessible restroom and storage room. The site is located at 221 West Prospect Road and is zoned BL, Limited Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant proposes a 128 sq. ft. addition to an existing building for an accessible restroom and a storage room. The property is zoned BL and service stations are not allowable uses in this zone. The existing service station is operating as a legal, non -conforming use. The proposed expansion will not significantly change the parking, circulation system, landscaping, architectural character, or stormwater flows on site. Staff finds that the request is in compliance with Section 29-546 of the City of Fort Collins Zoning Regulations, which addresses non -conforming use expansion requests. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT