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HomeMy WebLinkAboutCONOCO SERVICE STATION - EXPANSION OF A NON-CONFORMING USE - 57-88 - DECISION - MINUTES/NOTESPLANNING AND ZONING BOARD MEETING August 22, 1988 The regular meeting of Planning and Zoning Board was called to order at 6:31 p.m. in Council Chambers of New City Hall, 300 LaPorte Avenue, Fort Collins, Colorado. Board members present at the meeting included, Dave Edwards, Frank Grozn 1 k. Sandy Kern, Bernie Strom, Jim Klataske, Lloyd Walker and Jan Shepard. Staff members present included Tom Peterson, Paul Eckman, Sherry Albertson Clark, Joe Frank, Linda Ripley, Ted Shepard and Barbara Hendrickson. Director of Planning, Tom Peterson, reviewed the Consent and Discussion Agenda. The Consent Agenda included: Item 1, July 25, 1988 minutes; Item 2, #13-82AI OAKRIDGE VILLAGE PUD - AMENDED MASTER PLAN; Item 3, #13-82A3 OAKRIDGE VILLAGE PUD, 7TH FILING - PRELIMINARY; Item 4, 5n-les CONOCO SERVICE STATION - EXPANSION OF A NON -CONFORMING USE: Item 5, #58-88 AMOCO SERVICE STATION - EXPANSION OF A NON- CONFORMING USE; Item 7, #57-86H SUNSTONE VILLAGE PUD AND SUB- DIVISION, 4TH FILING - FINAL; Item 8, #11-87B LIGHT AND POWER UTILITY SERVICE CENTER PUD (COMMUNICATION TOWER) - PRELIMI- NARY AND FINAL; Item 9, #90-85E WILD WOOD FARM 1ST PUD -CHARTER MEDICAL HOSPITAL - FINAL; Item 10, #25-81D VILLAGES AT HARMONY WEST PUD - TRACTS C & D -REQUEST FOR EXTENSION OF C i PRELIMINARY APPROVAL; Item 11, #146-79B RAINTREE PUD - VARI- ANCE REQUEST AND ONE YEAR EXTENSION OF FINAL; Item 12, #7-82B COLLINDALE BUSINESS PARK PUD - MASTER PLAN; Item 13, 7-82C COL- LINDALE BUSINESS PARK PUD PHASE ONE - PRELIMINARY; Item 14, #59-88, A BUCKEYE FARMS/EINARSEN ANNEXATION AND ZONING. Item 6, #37-841) LAKEWOOD ESTATES PUD - FINAL was continued to the Septem- ber 26 meeting. The Board removed Items 1, 4 and 5 from the agenda. Member Shepard pointed out that the correct vote on the minutes was as fol- lows: June 26 meeting was 4-0 (not 6-0) and on July 11 was 2-0 (not 6-0). Member Kern moved to approve the corrected minutes. Member Shepard sec- onded the motion. Motion passed 7-0. Member Walker moved to approve Items 1, 2, 3, 7, 8, 9, 10, 12, 13, 14, 15, and 16. Member Groznik seconded. The motion carried 7-0. Member Walker moved to approve Item 11. Member Strom seconded the motion. The motion passed 6-0, with Member Edwards not participating on the vote. • • Planning and Zoning Board Meeting - august 22, 1988 Page 2 Item 4, Conoco Service Station - Expansion of a Non -Conforming Use #57-88 Member Kern had concerns regarding the 60% increase of a non -conforming use, the lighting, car wash, noise, landscaping and access. Ted Shepard, gave the staff presentation and pointed out the criteria which staff used to recommend approval. Bob Gallcnstein, the applicant, stated the station needed more room to electron- ically service automobiles. Member Kern asked the applicant about the type of lighting used. Mr. Gallenstcin replied there would be no additional lighting except in the bav and car wash. He stated the landscaping was designed by Ft. Collins Nursery, reviewed by the City Forestry Dept. and should be acceptable. Member Klataske asked if the lighting was to be recessed. Mr. Gallcnstein answered that it would be hanging lights, similar to ones used by 7-11 stores. Member Groznik asked why there was a planter between the bav and Taft Hill Road but no trees. Mr. Gallenstcin answered that it was for traffic safety. He said it could create a vision problem and did not want to endanger the elderly patrons of the station. Ted Shepard gave a staff presentation which included a recommendation for approval, citing Criteria #5 of the Land Use Policies Plan which asks if the overall plan impacts the neighborhood, which this project does not. Member Kern was reluctant to pass this item as he felt expanding 60% negates the zoning given to this site and surrounding area. He stated that Mr. Gallcnstein may perceive a market for this type of facility, but believed the P & Z Board should not determine that market. He asked about the effects of the lighting and noise of the car wash. Mr. Gallenstcin stated the additional lighting would be limited to the bay and car wash and closing hours would be between 9 and 10 p.m. He pointed out that the nearest neighbor is 100 to 200 yards away. Member Walker was concerned about the increased activity and non -conforming use. He stated that if this was a redesigned plan, rather than an expansion of a non -conforming use, he would rather shut off the curb cuts. Member Walker moved to approve Item 4. Member Shepard seconded. Motion to approve passed 7-0. 0 • Planning and Zoning Board Meeting - August 22. 1988 Page 3 Item 5, ANIOCO SERVICE STATION - EXPANSION OF A NON- CONFORMING USE #58-88 Member Klataske asked staff for a brief presentation. Linda Ripley, stated this proposal was to relocate the car wash and under- ground tanks, add a canopy, and do interior remodeling. Wendal Ayres, Hollana West, gave a presentation and stated the canopy light- ing is recessed. Member Groznik moved to approve Item 5. Member Strom seconded the motion. Motion to approve passed 7-0. At this time, Member Edwards asked that the roll be called. Members present at this meeting included: Frank Groznik, Sandy Kern, Bernie Strom, Jim Kla- taske, Lloyd Walker, Jan Shepard and Dave Edwards. #46-88 PARK SOUTH PUD - MASTER PLAN Sherry Albertson -Clark gave an introduction to the project, stating the project's location, size and zoning. She added that staff is recommending denial of the master plan on the basis of the anticipated traffic generation and that she would provide a more detailed staff presentation after the applicant has made a presentation. Frank Vaught, representing Park South Enterprises, told the Board that this project, made up of residential uses, was originally approved as a subdivision in the County in 1978 and annexed to the City in July of the same year. The project was approved with 143 single family lots, with an approximate size of 4,000 square feet and met County street and landscaping standards. He added that the homes ranged in price from $40,000 to $60,000. He gave the Board a brief history and description of the surrounding area at the time of the approval of the original plan, as well as an update to development that has occurred in the area. He described the surrounding land uses and stated he felt the land uses proposed on the master plan are a sensitive transition to the adjacent area for the following reasons: 1) more intense retail uses arc in Parcel D at intersection of arterial and collector street; 2) single family lots arc planned adjacent to existing single family to the south and west; 3) propose an office park to surround retail to buffer residential areas. He gave an overview of the All Development Criteria Chart and the LDGS's definition of neighborhood compatibility, adding that they have tried to address the concerns of the neighborhood. The initial neighborhood meeting was held on May 4. He stated that staff had been supportive of the plan until completing traffic analysis and when learning of staff concerns on the project, they chose to continue the project. He stated that on June 14th, he met with a group representing the Villages at Four Seasons and on July 25th, met with a larger group. Because of changes made to the plan, another neighborhood meeting was held on August 10 and the plan showing the overall 20% reduction of land uses was presented. He added that an illustrative plan was presented to the neighborhood to clarify such things as land uses, setbacks, buffers, building