HomeMy WebLinkAboutKCOL EXPANSION OF A NON-CONFORMING USE - 69-87 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS • • ITEM NO. 6
PLANNING AND ZONING BOARD MEETING OF _nPr*r 14.,_1987
STAFF REPORT
PROJECT: KCOL Expansion of a Non-Conforming Use, #69-87
APPLICANT: Don Durden
c/o KCOL Corp.
1612 LaPorte Ave.
Fort Collins, CO. 80521
OWNER: KCOL Corporation
c/o Jack Minkow
1450 N. Astor - 6th Floor
Chicago, IL. 60610
PROJECT PLANNER: Debbie deBesche
PROTECT DESCRIPTION: A request to add 625 square feet to the existing KCOL
radio station building, located at 1612 LaPorte Avenue, zoned R-L, Low
Density Residential.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY: KCOL radio station has operated at this location for
approximately 40 years and is classified as a non-conforming use in the R-L
zone district. The station proposes to add 625 square feet to the rear of
the existing building in order to accommodate seven (7) additional
employees and to allow for training and conferance room. The issues with
this project are the street improvements required to LaPorte Ave. The
applicant has agreed to participate in the required improvements at a later
date, language to this affect is included in the development agreement.
The proposal is consistent with the review criteria for expansions to non-
conforming uses, therefore Staff recommends approval.
OFFICE OF DEVELOPMENT 300 LaPorte Ave. • P.O. Box 580 • Fort Collins, Colorado 80522 • (303) 221-6750
SERVICES, PLANNING DEPARTMENT
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COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: R-L, Single family residence
S: R-L, Single family residence
E: R-L, Single family residence
W: M-M, Engine Menders repair shop
The site is zoned R-L (Low Density Residential) and does not allow a radio
station as a permitted use. KCOL has operated at this location for approx-
imately 40 years, and is considered a non-conforming use. 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 determine whether or not the
enlargement or extension will adversely affect the surrounding properties.
For the purpose of review, the P&Z Board shall consider the following
criteria:
(1) The nature of the proposed expansion;
(2) The size of the proposed expansion;
(3) The difference in the degree of use of the non-conforming use as a
result of the proposed expansion;
(4) The reasons for the proposed expansion;
(5) The overall impact of the proposed expansion on the surrounding prop-
erty.
Staff has reviewed the request and recommends approval based on the follow-
ing findings:
(1) The nature of the proposed expansion;
RESPONSE: The proposed expansion would be used for training, conference,
and office use. The applicant is proposing to hire 7 additional employees
and needs the extra room to accommodate them.
(2) The size of the proposed expansion;
RESPONSE: The expansion will be 25' by 25' or 625 square feet.
(3) The difference in the degree of use of the nonconforming use as a
result of the proposed expansion;
• •
RESPONSE: The use of a radio station and associated uses will remain the
same. The additional square footage will allow for new employee offices and
additional conference and training room. This proposal is not introducing a
new type of use.
(4) The reasons for the proposed expansion;
RESPONSE: To allow for additional room for employes and related office
uses.
(5) The overall impact of the proposed expansion on the surrounding prop-
erty ;
RESPONSE: The impact of the expansion will not have a negative impact on
the surrounding property. The applicant has submitted letters fran neigh-
bors stating they approve of the project, copies of these letters are
included in this staff report.
RECOMMENDATION:
The proposed expansion is consistent with the review criteria for expan-
sions to non-conforming uses, therefore Staff recommends approval of KCOL
Expansion of a Non-Conforming Use, #69-87.
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ITEM KCOL EXTENSION OF A
NON - CONFORMING USE
NUMBER 69- 87
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PLANNING AND ZONING BOARD
CITY HALL
FORT COLLINS, COLORADO
DEAR BOARD MEMBERS:
I PRESENTLY RESIDE AT f OO - 1011 , � , AND
OWN x RENT . THE HOME I OCCUPY.
A REPRESENTATIVE OF RADIO STATIONS }'_COL AM AND FM HAS
INFORMED ME OF THEIR COMPANY 'S NEED TO ADD 625 SQUARE
FEET TO THE STATIO1 'S PRESENT FACILITY AT 1612 LAPORTE AVENUE
IN ORDER TO PROVIDE SPAS:E FOR ADDITIONAL STAFF.
I HAVE PERSONALLY REVIEWED THE SITE PLAN. A COPY OF THE PLAN
BEARING MY INITIALS IS ATTACHED.
THIS SMALL EXPANSION WILL BE A WORTHY ADDITION TO MY
.R'll TDi T S
NEIGHBORHOOD AND l�1TL1 i�LLOi�7 1:a:OL TO Fr�L����_ ADDITIONAL O 'er
WHICH ARE MUCH NEEDED IN OUR CITY AT THIS TIME.
I URGE YOU TO APPROVE THIS PROJECT WITHOUT DELAY.
SINCERELY,
, ,Ra'-J -a3c`?
DATE I /
WITNESS:
ON THE ABOVE STATED DATE, I PERSONALLY REVIEWED THE PROPOSED
SITE PLAN WITH THE RESIDENT AND WITNESSED THEIR SIGNATURE ON
THIS I LETTER AND ON THE ATTACHED SITE PLAN.
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PLANNING AND ZONING 'BOARD
CITY HALL
FORT COLLINS, COLORADO
DEAR BOARD MEMBERS:I PRESENTLY RESIDE AT J( (,) l i (_
/-)7) (_L rTJ, AND
OWN /` RENT THE HOME I OCCUP`t1
A REPRESENTATIVE OF RADIO STATIONS KCOL AM AND FM HAS
INFORMED ME OF THEIR COMPANY 'S NEED TO ADD 6E5 SQUARE
FEET TO THE STA T I d�? 'S PRESENT FACILITY AT 1612 LAPOORTE AVENUE
IN ORDER TO PROVIDE SPACE FOR ADDITIONAL STAFF.
I HAVE PERSONALLY REVIEWED THE SITE PLAN. A COPY OF THE PLAN
BEARING MY INITIALS IS ATTACHED.
THIS SMALL EXPANSION WILL BE A WORTHY ADDITION TO MY
NEIGHBORHOOD AND WILL AI LOW KCOL TO PROVIDE ADDITIONAL JOBS
WHICH ARE MUCH NEEDED IN OUR CITY AT THIS TIME.
I URGE YOU TO APPROVE THIS PROJECT
RLJ CT WITHOUT DELAY.
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SIoNCERELY,
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DATE L1)()JT /%? i�
WITNESS:
ON THE ABOVE STATED DATE, I PERSONALLY REVIEWED THE PROPOSED
SITE PLAN WITH THE RESIDENT AND WITNESSED THEIR SIGNATURE ON
THIS LETTER AND ON THE ATTACHED SITE PLAN.
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PLANNING AND ZONING BOARD
CITY HALL
FORT COLLINS, COLORADO
DEAR BOARD MEMBERS: !7
I PRESENTLY RESIDE AT ! j, 13 , AND
OWN RENT THE HOME I OCCUItY.
A REPRESENTATIVE OF RADIO STATIONS KCOL AM AND FM HAS
INFORMED ME OF THEIR COMPANY 'S NEED TO ADD 625 SQUARE
FEET TO THE STATION 'S PRESENT FACILITY AT 1612 LAPORTE AVENUE
IN ORDER TO PROVIDE SFA_E FOR ADDITIONAL STAFF.
I HAVE PERSONALLY REVIEWED THE SITE PLAN. A COPY OF THE PLAN
BEARING MY INITIALS IS ATTACHED.
THIS SMALL EXPANSION WILL BE A WORTHY ADDITION TO MY
NEIGHBORHOOD AND WILL ALLOW KCOL TO PROVIDE ADDITIONAL JOBS
WHICH ARE MUCH NEEDED IN OUR CITY AT THIS TIME.
I URGE YOU TO APPROVE THIS PROJECT WITHOUT DELAY.
SINCERELY,
Cel ,.
DATE ,t, - / `L Q `7
WITNESS:
nN THE ABOVE STATED DATE, I PERSONALLY REVIEEWED THE PROPOSED
SITE P1_AN WITH THE RESIDENT AND WITNESSED THEIR SIGNATURE ON
THIS LETTER AND ON THE ATTACHED SITE PLAN:
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PLANNING AND ZONING BOARD
CITY HALL
FORT COLLINS, COLORADO
-DEAR BOARD MEMBERS:
I PREENTLY RESIDE AT / 7o �� 'J�� , AND
OWN X_ RENT THE HOME I OCCUPY.
A REPRESENTATIVE OF RADIO STATIONS KCOL AM AND FM HAS
INFORMED ME OF THEIR COMPANY 'S NEED TO ADD 625 SQUARE
FEET TO THE STATION 'S PRESENT FACILITY AT 1612 LAF'F ORTE AVENUE
IN ORDER TO PROVIDE SPACE FOR ADDITIONAL STAFF.
I HAVE PERSONALLY REVIEWED THE SITE PLAN. A COPY OF THE PLAN
BEARING MY INITIAL'S IS ATTACHED.
THIS SMALL EXPANSION WILL BE A WORTHY ADDITION TO MY
NEIGHBORHOOD AND WILL ALLOW KCOL TO PROVIDE ADDITIONAL JOBS
WHICH ARE MUCH NEEDED IN OUR CITY AT THIS TIME.
I URGE YOU TO APPROVE THIS PROJECT WITHOUT DELAY.
SINCERELY ,
igf2�- C
DATE jr (
WITNESS:
ON THE Ai OVE STATED DATE, I PERSONALLY REVIEWED THE PROPOSED
SITE FLAN WITH THE RESIDENT AND WITNESSED THEIR SIGNATURE ON
THIS LETTER AND ON THE ATTACHED SITE PLAN.
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• 411
PLANNING AND ZONING BOARD
CITY HALL
FORT COLLINS, COLORADO
DEAR BOARD MEMBERS:
I PRESENTLY RESIDE AT (4, ,,vi7z � '� �` � , AND
OWN L- RENT THE HOME I OCCUPY.
A REPRESENTATIVE OF RADIO STA + IONS KCOL AM AND FM HAS
INFORMED ME OF THEIR COMPANY 'S NEED TO ADD 625 SQUARE
FEET TO THE STATION'''S PRESENT FACILITY AT 1612 LAF'ORTE AVENUE
IN ORDER TO PROVIDE SPACE FOR ADDITIONAL STAFF.
I HAVE PERSONALLY REVIEWED THE SITE FLAN. A COPY OF THE PLAN
BEARING MY INITIALS IS ATTACHED.
THIS SMALL EXPANSION WILL BE A WORTHY ADDITION TO MY
NEIGHBORHOOD AND WILL ALLOW KC1OL TO PROVIDE ADDITIONAL JOBS
WHICH ARE MUCH NEEDED IN OUR CITY AT THIS TIME.
I URGE YOU TO APPROVE THIS PROJECT WITHOUT DELAY.
SINCERELY,
DATE �/i- / /.� 7
WITNESS:
ON THE ABOVE STATED DATE, I PERSONALLY REVIEWED THE PROPOSED
SITE PI AN WITH THE RESIDENT AND WITNESSED THEIR SIGNATURE ON
THIS L'ETTER AND ON THE ATTACHED SITE PLAN.
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PLANNING AND ZONING BOARD
CITY HALL
FORT COLLINS, COLORADO
DEAR BOARD MEMBERS:
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I PRESENTLY RESIDE AT ' ( / / )`��' f / `' 62
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OWN RENT THE N I OCCUPY.
.15: f(e >
A REPRESENTATIVE OF RADIO STATIONS KCOL AM AND FM HAS
INFORMED ME OF THEIR COMPANY 'S NEED TO ADD 625 SQUARE
FEET TO THE STATION 'S PRESENT FACILITY AT 1612 LAPORTE AVENUE
IN ORDER TO PROVIDE SPACE FOR ADDITIONAL STAFF.
I HAVE PERSONALLY REVIEWED THE SITE PLAN. A COPY OF THE PLAN
BEARING MY INITIALS IS ATTACHED.
THIS SMALL EXPANSION WILL BE A WORTHY ADDITION TO MY
NEIGHBORHOOD AND WILL ALLOW KCOL TO PROVIDE ADDITIONAL JOBS
WHICH ARE MUCH NEEDED IN OUR CITY AT THIS TIME.
I URGE YOU TO APPROVE THIS PROJECT WITHOUT DELAY.
SINCERELY,
DATE / I//C"/ r 7
WITNESS:
O4 THE AB ovE STATED DATE" I PERSONALLY REVIEWED THE PROPOSED
SITE PLAN WITH THE RESIDENT AND WITNESSED THEIR SIGNATURE ON
T HI'S LETTER AND ON THE ATTACHED SITE PLAN.
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t- PLANNING AND ZONING BOARD
. CITY HALL
FORT COLLINS, COLORADO
DEAR BOARD MEMBERS:
I PRESENTLY RESIDE AT 875 1 .? // l��r_ , AND
OWN RENT THE HOME I OCCUPY.
A REPRESENTATIVE OF RADIO STATIONS KCOL AM AND FM HAS
INFORMED ME OF THEIR COMPANY 'S NEED TO ADD 625 SQUARE
FEET TO THE STAT I O�� `S PRESENT FACILITY AT 161 O LAPORTE AVENUE
IN ORDER TO PROVIDE SPACE FOR ADDITIONAL STAFF.
I HAVE PERSONALLY REVIEWED THE SITE PLAN. A COPY OF THE PLAN
BEARING MY INITIALS IS ATTACHED.
THIS SMALL EXPANSION WILL BE A WORTHY ADDITION TO MY
NEIGHBORHOOD AND WILL AL LOW KCOL TO PROVIDE ADDITION AL JOBS
WHICH ARE MUCH NEEDED IN OUR CITY AT THIS TIME.
I URGE YOU TO APPROVE THIS PROJECT WITHOUT DELAY.
SINCERELY,
DATE /// 'O `%7,
WITNESS:
ON THE ABOVE `-TATED DATE, I PERSONALLY REVIEWED THE PROPOSED
SITE PLAN WITH THE RESIDENT AND WITNESSED THEIR SIGNATURE ON
THIS SETTER AND ON THE ATTACHED SITE PLAN.
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411
PLANNING AND ZONING BOARD
CITY HALL
FORT COLLINS, COLORADO
DEAR BOARD MEMBERS:
I PRESENTLY RESIDE AT /6 S L�t iL , AND
OWN RENT Y THE HOME I OCCUPY.
A REPRESENTATIVE OF RADIO STATIONS KCOL AM AND FM HAS
INFORMED ME OF THEIR COMPANY 'S NEED TO ADD 625 SQUARE
FEET TO THE STAT I Di' 'S PRESENT FACILITY AT 1612 LAPORTE AVENUE
IN ORDER TO PROVIDE SPACE FOR ADDITIONAL STAFF.
I HAVE PERSONALLY REVIEWED THE SITE PLAN. A COPY OF THE PLAN
BEARING MY INITIAL'S IS ATTACHED.
THIS SMALL EXPANSION WILL BE A WORTHY ADDITION TO MY
NEIGHBORHOOD AND WILL ALLOW KCOL TO PROVIDE ADDITIONAL JOBS
WHICH ARE MUCH NEEDED IN OUR CITY AT THIS TIME.
I URGE YOU TO APPROVE THIS PROJECT WITHOUT DELAY.
SINCERELY,
DATE ////ob"7
WITNESS;
ON THE ABOVE STATED DATE, I PERSONALLY REVIEWED THE PROPOSED
SITE PLAN WITH THE RESIDENT AND WITNESSED THEIR SIGNATURE ON
THIS LETTER AND ON THE ATTACHED SITE PLAN.
.0 REPRESENTAAIVE
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