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HomeMy WebLinkAboutCONOCO SERVICE STATION - EXPANSION OF A NON-CONFORMING USE - 57-88 - CORRESPONDENCE - CORRESPONDENCE-CONCEPTUAL REVIEWs • • CITY OF FORT COLLINS OFFICE OF DEVELOPMENT SERVICES, PLANNING DEPARTMENT May 25, 1988 Bob Gallenstein c/o Brady Oil Company 333 W. Drake Rd. Fort Collins, CO 80526 Dear Mr. Gallenstein, For your information, attached is a copy of the Staff's comments concerning Expansion of Conoco Gas Station, which was presented before the Conceptual Review Team on May 25, 1988. The comments are offered informally by Staff to assist you in preparing the detailed components of the project application. Modifications and additions to these comments may be made at the time of formal review of this project. If you should have any questions regarding these comments or the next steps in the review process, please feel free to call me at 221-6750. Sincerely,, T � Ted Shepard J City Planner Attachment TS/bh xc: Tom Peterson, Director of Planning Mike Herzig, Development Coordinator Jim Faulhaber, Civil Engineer I Project Planner,/ File 11 SERVICES, PLANNING r CONCEPTUAL MEETING DATE: May 23, 1988 REVIEW STAFF COMMENTS ITEM: Expansion of the Conoco at the southwest corner of Taft Hill Road and West Mulberry APPLICANT: Mr. Bob Gallenstein, c/o Brady Oil Company, 333 W. Drake Rd., Fort Collins, CO 80526 LAND USE DATA: Request for one additional service bay and one automatic carwash bay on the south side of the existing Conoco gas station at the southwest corner of Taft and Mulberry. COMMENTS: 1. Because of the B-L (Limited Business) zone, the request will be treated as a non -conforming use and will be heard by the Planning and Zoning Board after a seven week review process. 2. If the carwash uses a blower or dryer, then the electrical load may be increased and a new transformer may be needed. If more power is needed, then a Commercial One form must be filled out for Light and Power to make an assessment of power needs. 3. The applicant must assess whether the current water service will be adequate for the proposed carwash. If the service is not adequate, then a larger tap may be necessary. Please consult with Water and Sewer for current tap size and available pressure. 4. The carwash will need a mud trap. Also, the sanitary sewer line must be equipped with a sand and oil trap located outside the building but within a distance of 30 feet. 5. Since there will be no increase in impervious surface, storm detention will not be required. Be sure that the carwash does not drain into the storm - water system. 6. At the Conceptual Review stage, it is customary for Staff to raise all possible issues that may affect the proposed addition. This "quick and dirty" approach is a result of the limited time period. While this "shotgun" approach is used for all development within the City, it does not, however, a � a Conceptual Reviewomments • Page 2 distinguish between individual sites that have peculiar situations. With this introduction, the following comments related to public improvements are offered: A. A Traffic Impact Analysis ma} define the level of service at tl and the operating efficiency and is the long range policy of the curb cuts that are found to have of arterial - arterial intersections. be required. Such a study would intersection of Taft and Mulberry safety of the existing curb cuts. It Transportation Department to close negative effect on the safe operation B. The issue of dedication of land for right-of-way was raised. Since both Taft and Mulberry are classified as arterial streets, a 50 half width road section, as measured from the centerline, would be required. In addition, a typical 15 foot easement is usually required adjacent to the right-of-way for a standard utility easement. As mentioned at the review meeting, this dedication may cause a severe hardship due to the limited availability of land for the business. Staff respects this hardship and the issue of right-of-way and easement dedication is unresolved. It is recommended that the applicant and staff meet in the future to discuss this issue in greater detail. C. The Street Oversizing Fee would be assessed against the property. The exact amount is based on a formula that considers how much the property has already paid and what the extent of the improvements are. It may be that if the property has already paid into the Street Oversizing Fund, then the fee would be pro rated based on the expan- sion area only. Mr. Matt Baker of the Engineering Department would assess the fee. It is recommended that Mr. Baker be contacted as soon as possible. The current rate for commercial property is $14,000 per acre. 7. There are two options for pursuing the expansion through the City review process. First, you may apply as an expansion of a non -conforming use in which the strict requirements of the Zoning Code must be followed. If the strict requirements of the Zoning Code cannot be met, then a variance must be filed with the Zoning Board of Appeals. Second, you may apply as Planned Unit Development in which the Zoning Code may be treated as a flexible document provided that the site plan is prepared to the level of detail required in the P.U.D. Ordinance. Staff will be available to advise on which process would work best for you.