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HomeMy WebLinkAboutWELLS FARGO PARKING LOT AND ATMS - MJA190003 - SUBMITTAL DOCUMENTS - ROUND 3 - ADDITION OF PERMITTED USEAddition of Permitted Use Justification Letter April 28, 2020 RE: Wells Fargo Motor Bank and the 112 Magnolia Street Parking Lot In conjunction with the Major Amendment, we are applying for the approval of an Addition of Permitted Use for the above referenced site. This letter addresses the six relevant criteria contained in Section 1.3.4.C.1 of the City of Fort Collins Land Use Code. A. Such use is appropriate in the zone district to which it is added. a) The proposed site is currently a gravel parking lot owned by Wells Fargo Bank. Proposed improvements include paving the parking lot and constructing two (2) drive up Automated Teller Machines (ATM). We would like to illustrate that the overall site improvement provides a unique opportunity to improve and update, the entire area. This is primarily due to emerging issues and changed conditions of the overall site strategy. The Corporate Real Estate Group for the bank has decided to actively pursue a site strategy which addresses the bank, the drive through motor bank, and the parking lot. The bank now has offered up the motor bank lot to interested developers who would redevelop this lot into mixed use retail and residential units, positioned on the developing, Mason St. rail line. This provides a unique opportunity to improve the district, provide additional retail and residential opportunities along the rail line. It will greatly enhance and beautify the look and feel of this part of the district. In addition, the bank intends to provide badly needed parking at night for the general public, visiting establishments in the area. In order for this opportunity to materialize, the bank would need to be permitted to relocate their ATM services across the street in the parking lot, to allow for the redevelopment to take place. B. Such use conforms to the basic characteristics of the zone district and the other permitted uses in the zone district to which it is added. The bank property is located on a storefront and mixed use parcel in the Canyon District, and is currently a parking lot. We have designed the proposed lot to include the proper setbacks, landscaping, lighting, and use of brickwork, to provide visual cohesiveness to blend in with the district desired finishes, look, and feel. We are also procuring approval from our national standards and design team to include revision to our standard finishes of the ATM enclosure to better blend with the site design and surround look and feel. a) Within the Downtown District there are multiple, existing parking lots and, walk up and drive up ATM locations. These can be illustrated at several locations in the below table: Location Characteristics US Bank Walk up ATM First National Bank Walk up ATM Key Bank 1 drive through ATM Wells Fargo 2 drive through ATMs Good Times Burgers Drive up window for food pickup C. The location, size and design of such use is compatible with and has minimal negative impact on the use of nearby properties. a) The proposed ATM’s are proposed to replace the existing two (2) ATM’s Wells Fargo has operated. The size of the new ATM’s are significantly smaller and will therefore reduce the existing impact of nearby properties. The relocated parking lot will also have a positive impact on the grocery store, with the traffic eliminated from the current location. A Traffic Impact Study was completed, and it was concluded that existing street improvements are sufficient to accommodate the proposed project’s traffic. D. Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare or other objectionable influences or any more traffic hazards, traffic generation or attraction, adverse environmental impacts, adverse impacts on public or quasi-public facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics, or other adverse impacts of development, than the amount normally resulting from the other permitted uses listed in the zone district to which it is added. a) The site is currently an unpaved private parking lot which will be paved reducing traffic generated dust, the two (2) proposed ATM’s will replace two (2) existing ATM’s across the street. This project will improve existing use conditions. E. Such use will not change the predominant character of the surrounding area. a) The proposed use is similar to the existing character of the surrounding area. Since there is a motor bank with drive-thru ATM’s, there will not be any added traffic or related hazards or impacts when those ATM’s are relocated to the propose project site. F. Such use is compatible with the other listed permitted uses in the zone district to which it is added. We would like to cite certain examples of permitted uses in the district which we would like to provide comparison for purposes of this process. This would include an office building, grocery store, gas station, tavern/bar, entertainment facility & theatres, fast food restaurant, health club, large retail establishment, Limited Indoor recreation, lodging establishments, long term care facilities, microbrewery, music studio, night club, open air farmers market, place of worship, public/private school, supermarket, research labs, and transit facilities. Our recent ATM use reports indicate that the overall average of both machines is at 7.3 visits per hour, and at peak times, on average 13.03 visits per hour occur, at both drive through ATM’s. This means that rarely will there be accumulation or overabundance of traffic, dust, exhaust, or noise to the area due to the ATM use. In the other examples mentioned, there are a larger number of visits by employees and customers at peak commuting times and/or during breakfast, lunch, and dinner. These establishments add to parking demand, dust, noise, congestion, and exhaust during these peak times and throughout the day. The addition of our ATM’s would not present a significantly greater impact than any of these other permitted uses. In addition, we will be closing the Motorbank drive through ATMs, creating a net zero addition to the area. Lastly, the bank plans to allow free use of the parking lot after hours, creating a much needed, cost free resource to the district. We would feel the city and its citizens would view this as similar to many other allowed uses, and a positive impact to the district as well.