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HomeMy WebLinkAboutCONOCO SERVICE STATION - EXPANSION OF A NON-CONFORMING USE - 57-88 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICANT COMMUNICATION• u June 29, 1988 TO: Mr. Ted Shepard, City Planning Department, City of Fort Collins, Colorado FROM: Robert W. Gallenstein and Marjorie A. Gallenstein, 920 Valleyview Road, Fort Collins, Colorado SUBJECT: Non -conforming Use Review Location: South Taft Hill and West Mulberry The following data is submitted to the staff of the Planning De- partment and Planning and Zoning Board for review and hopefully the approval of our request. (a) The nature of the proposed expansion add two bays at the rear of the existing service station building. One bay to be used for emissions control testing/tune-ups and the other bay a brush car wash for a fee. (b) The size of the proposed expansion the two bays combined will be 32 feet wide by 30 feet long and 13'6" high,. The height will be the same as the existing service bays. (.c) The difference in the degree of use of the non -conforming use as a result of the proposed expansion the service station operates 6:00 A.M. to 10:00 P.M. or 16 hours a day, seven days a week. We estimate that the above changes will increase car traffic at the station by a maximum of 75 cars per day or an increase of 4 to 5 cars per hour or approxi- mately one every 15 minutes. This is equal to basically no change or no impact on existing traffic. (d) The reasons for the proposed expansion - no oil company will construct a service station to service the automotive needs of the citizens of Fort Collins. In today's business all the new gasoline outlets are convenience stores. In the area of the Taft Hill location, there are three con- venience stores, namely, Circle K (,Taft Hill and Elizabeth), 7-11 (Mulberry and Shields), and Lucky U-Serve (Taft Hill and LaPorte). We could do the same but this would leave the area basically without service and with air pollution becoming a larger problem every day the additional service will be needed. This project will serve to enhance the City of Fort Collins' air quality for the years to come. With the additional work space we will be able to better serve the citizens of Fort Collins. Mr. Ted Shepard Non -conforming Use Review June 29, 1988 (e) The overall impact of the proposed expansion on the surrounding properties will be minimal. The following information and data are attached as the Submittal Requirements. (A) One copy of the application with a check in the amount of $110.00, filing fee. (B) Two copies of the legal description of the property. (C) Twenty copies of the site plan plus six landscape plans. (D) Names and addresses of all property owners within 500 feet of the property lines of the parcel of land for which the change is proposed. (E) Twenty.copies of the planning objectives. (See above criteria) Page 1 (F) Site plan requirements of the PUD regulations. (Separate attachment) (G), (H), (I), (J), and (K) forthcoming by August deadline. 0 OTHER PERTINENT INFORMATION TO BE CONSIDERED IN THE REVIEW OF THIS APPLICATION In reviewing this application for expansion, there are two significant points that are to be considered, namely, (a) at the time this service station was con- structed, it was zoned for a station. Then in 1968 or 1969, the city selectively rezoned two or three types of retail businesses as non -conforming, This rezoning was a downgrading of this property; and (b) in the early part of the 1980's the city took 7 feet of the property on Mulberry Street. This continued restrictive process has drastically impaired the value of the property. The dedication or purchasing of 10 feet of the property on Taft Hill Road would create many additional problems as follows: 1 - Inadequate room to fuel vehicles on East side of outside island fronting Taft Hill as there would only be 8 feet remaining. 2 - With only 8 feet this would create two safety problems the public and customer safety. 3 - With only 8 feet remaining it would then require moving both gaso- line islands and lines as well as the canopy. But ...... 4 - Since this is a full service location, there would not be suffici- cent land left to relocate the islands and have a safe workable arrangement. This would not permit both full serve and self serve islands which are an essential part of a full serve service station. This is a prime item in a dealer's livelihood. 5 - Further, by taking 10 feet would reduce parking and landscape areas further making the location unworkable. 6 - Taking the 10 feet would require the East drive cut on Mulberry to be reduced to a 24' exit only drive cut, an additional expense. 7 - With all these items above, it would basically destroy this location as a service station facility considering parking, ser- vicing, gasoline fueling, etc. 8 Further, Mr. David Bailey, President, United Bank of Fort Collins, has been made aware because he would have to release 10 feet as it is part of his equity for the mortgage. The remaining property wouldn't cover the remaining mortgage plus the costs to move the islands, lines, canopy even to a make -shift arrangement. With the fair market value of the 10 feet applied against the mortgage it still would not fly. 9 - I do not have the money to relocate the islands, lines and canopy. Further, the dealer's business would be all but closed for 30 days and he would have to be compensated by the city so he could pay his help and cover the loss in profits. 10. The reduction in the size of the property would also increase the "risk factor" of the dealer due to possible accidents. OTHER PERTINENT INFORMATION continued 11. Therefore, with all these problems, we are requesting the issuance of the building permit without the City taking any of our property by any means. We have worked all our lives and don't feel we de- serve to be penalized by the City. 12. If the City needs: this as part of their running their business of the managing the City they should pay in full all costs, damages, etc. to all parties hurt in the transaction. We have to pay for our mistakes as well as our growth. 13. To be damaged and then taxed for the improvements is really double taxation. 14. We request your approval of our request without any changes. Thank you very much. ROBERT W. GALLENSTEIN (F) Site plan requirements of the PUD regulations (5 copies) Item 9 under A. Written Documents of the PUD regulations -- Land use data covering the following items: C. (4) Parcel size: 135' x 128' = 17,280 sq. ft. C. (5) through (7) N/A C. (8) Floor areas: Building addition 960 sq. ft. Existing building 1,560 sq. ft. 2,520 sq. ft. floor area Floor area = 2,520 = 15% Lot size 17,280 C. (9) Proposed coverage of buildings and structures (a) Percentage and square footage of building coverage: 15% and 2,520 sq. ft. building (b), Percentage and square footage of parking and movement of cars: 32% and 5,603 sq. ft. (c) Percentage and square footage of drives to handles gasolene sales: 50% and 8,675 sq. ft. (d) Percentage and square footage of landscape: 3% and 482 sq. ft. (e) N/A Item 10 under A. Written Documents Number and location of offstreet parking: 10 spaces of 9' x 19' each. Items (11), (12)5 (13)2 (14)., (15), (_16)., (17), and (18) are not applicable. Item (19.) Maximum building height of all structures - 13'611 . Item (20), Existing drivecuts ingress and egress. Car wash traffic to exit rear drivecut on Mulberry. Item (21) Existing zoning: BL I.tem (22)_ Proposed treatment of the perimeter: add West and South corners and South, East side landscaping to existing landscaping on NE corner. Item (23) Signage is in place on NE corner. Item (.24)_ Proposed specific land use: same as now plus brush car wash. F) Site plan requirements, of the PUD regulations (5 copies Continued Item (25) Area data: (a) Land uses and location of principal structures: West - vacant lot and then residence same property. North vacant lot then small residental housing. NE Corner - City Park Nine. East - residences. South pressure car wash which is closed, Diamond Shamrock gasoline outlet which is closed and residences. (b) Densities of residential uses - single family. (c) Significant vegetation - normal neighbor trees, etc. (d) Topographic contours - N/A (e) Traffic circulation system -.ordinary city traffic. Item (26). Area surrounding the site - due to minimal change, this is not effected. Item (27) Owner cerification of acceptance of conditions is on site plan. Item (.28) Certification of land ownership - copy of deed attached. D. Landscaping area shown on site plan so everything will be coordinated. E., F., G., H., I., J. and K. not applicable. L. Ten copies of site plan and landscape plan will be submitted by August 15, 1988. M. and N. are no applicable.