HomeMy WebLinkAboutHARMONY 66 EXPANSION NON CONFORMING USE - 46 93 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPLANNING OBJECTIVES
HARMONY 66 is a proposed enlargement of a building containing a
non -conforming use. Specifically the project consists of one
existing manual wand flash bay to allow installation of automatic
car wash equipment.
The westf•?r•n most wand bay will be converted to an automatic car
wash bay. To allow installation of the required equipment the
bay will be extended four feet (4') south and four feet (4')
north. Total. additional square footage of the expansion is 134
square feet.
the expansion of the wand bay and installation of automatic car
wash equipment is not intended to increase trip generation to the
site. The addition of the automatic bay is primarily to offer
additional. services to existing customers in an attempt to
maintain the c!..rrrent client base.
The proposed expansion will have no impact on surrounding
property. The proposed 134 sgUare foot addition is only 0.2% of
the existing building area.
LAND USE DATA
Site Area
52,309.7
S.F.
(1.2 acres)
Site Coverage
Existing Buildings
- 5,185.0
S.F.
(10.0%)
Parking and Drives
46,990.7
S.F.
(89.8%>
Landscaping
- 0.0
S.F.
Proposed Building
- 134.0
S.F.
( 0.2%)
Parking Provided
Standard
- 6 + 8 at
dispenser islands
Handi-Cap
- 1
Total
- 15 2.8/1000
S.F.
Maximum Building Height
- Approximately
20'
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DEVELOPMENT NOTES:
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HARMONY 66
PRELIMINARY AND FINAL
SITE PLAN
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ITEM: HARMONY 66
North
NUMBER: 46-93
Harmony 66 Expansion - Non Conforming Use, #46-93
August 23, 1993 P & Z Meeting
Page 3
(3) The difference in the degree of use of the non -conforming
use as a result of the proposed expansion;
The owner has indicated that the addition is not intended
to increase business or traffic onto the site.
(4) The reasons for the proposed expansion;
The owner has indicated that the addition of an automatic
car wash is generally to better serve existing clients.
(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 masonry block, identical to the
existing building, and painted to match.
The addition will consist of two 4' extensions to one existing
manual car wash bay. The garage doors are proposed to be glass
with metal frames, compatible with the building.
No other exterior site changes are proposed.
The overall circulation and parking patterns will remain virtually
the same as the present situation, in terms of function.
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 to the surrounding area.
5. Transportation
Access to this site will continue to be from College Avenue and
Harmony Road, which are both arterial streets. The expansion is
not intended to increase traffic onto the site.
RECOMMENDATION:
This proposal is in compliance with Section 29-546 of the City of
Fort Collins Zoning Regulations; therefore, staff recommends
approval of the Harmony 66 Expansion, Non -Conforming Use - #46-93.
Harmony 66 Expansion - Non Conforming Use, #46-93
August 23, 1993 P & Z Meeting
Page 2
COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: bp; vacant, undeveloped,
S: BL; existing retail shops,
E: bp; existing mobile homes,
W: HB; existing McDonald's restaurant and approved
Gateway at Harmony Road PUD for auto -related uses.
This property was annexed into the City with the South College
Properties Annexation in December of 1979.
2. Land Use
This is a request for a non -conforming use approval for a 134
square foot addition to an existing 5,630 square foot car wash,
lube shop, and convenience store building. The car wash, lube
shop, and convenience/gas store are existing, legal non -conforming
uses on this site and are under common ownership.
The car wash is not a "use -by -right" in the bp, Planned Business
Zoning District and it existing 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 space for an extension of one
bay of the existing manual ''wand" operated car wash
building to make room for automatic car washing equipment
and garage doors. The existing building will be extended
out V on either side, for a distance of 161 811.
(2) The size of the proposed expansion;
The addition will be 134 square feet in size, or 0.2% of
the total square footage of the existing structure, which
is 5,630 square feet.
IF
ITEM NO. 4
MEETING DATE 8/ 2 3/ 9 3
STAFF Kirsten Whetstone
-
PLANNING AND ZONING BOARD
-
STAFF REPORT
PROJECT: Harmony 66 Expansion, Non -Conforming Use -
#46-93
APPLICANT: Schrader Oil Company
320 N. College Ave
Fort Collins, CO. 80524
OWNER: same
PROJECT DESCRIPTION:
This is a request for a non -conforming use approval for a 134
square foot addition to an existing car wash/ gas station to allow
installation of automatic car wash equipment located at the
northeast corner of Harmony Road and College Avenue. The parcel is
approximately 52,000 square feet in size and is developed with a
5,630 square foot gas station, convenience store, lube shop, and
car wash. The property is in the bp, Planned Business, Zoning
District with a Planned Unit Development (PUD) condition.
ION: Approval
EXECUTIVE SUMMARY:
This is a request for a 134 square foot addition to an existing
2,250 square foot manual car wash building (which is part of the
total 5,630 sq. ft. building). The existing car wash, lube shop,
and gas/convenience store are operating as legal non -conforming
uses in the bp, Planned Business Zoning District. The proposed
addition is to facilitate installation of automatic car washing
equipment and garage doors. The proposed expansion will not
significantly change the parking or circulation system on site. 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-o580 (303) 221-6750
PLANNING DEPARTMENT