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Home My WebLink AboutCAMPUS WEST TEXACO NON CONFORMING USE - 47 90 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSITEM NO. 3 MEETING DATE 12/17/90 STAFF Steve Olt PLANNING1 ZONING STAFF REPORT PROJECT: Campus West Texaco Subdivision - Non -Conforming Use, #47-90 APPLICANT: Glen Werth 1015 South Shields Street Fort Collins, CO. 80521 OWNER: Same PROJECT DESCRIPTION: A request for a non -conforming use approval to construct a building addition of 1,210 square feet for service bays on a developed site that presently has a gas station. The site is located west of and fronts on South Shields Street and is 200' south of West Elizabeth Street. This property is zoned BL, Limited Business. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The applicant proposes to construct a building addition of 1,210 square feet for auto service bays on a developed site that is presently a legal, non -conforming use as a gas station in the BL zone. The addition will be consistent with the existing building in size, materials, and color. The land use will remain the same as the present operation. Additional landscaping and defined parking areas will improve the appearance and functional aspects of the site. Right-of-way dedication to the City will allow for a future sidewalk along the street frontage and an off -site drainage easement has been granted resolving the drainage concerns for this site. DEVELOPMENT SERVICES 300 LaPorte Ave. P.O. Box 580 Fort Collins. CO 80522-0580 (303) 221-1750 PLANNING DEPARTMENT STEWART&ASSOCIATES Consulting Engineers and Surveyors December 11, 1990 Mr. Stephen Olt Planning Department City of Fort Collins P 0 Box 580 Fort Collins, CO 80522 Dear Steve: This is regarding the Campus West Texaco P.U.D., which is being reviewed as a non —conforming use in the Limited Business zone. The existing service station was built in 1965 when the B.L. zone allowed stations. In 1970 the use permitted was deleted from the B.L. zone. The station has been run continuously as a service station since 1965. Mr. Glen Werth purchased the site in 1990 after leasing it for six years. He is proposing to build a 1210 square foot addition to the existing building that will contain four service bays. The expansion of the building is not expected to increase, to a great extent, the number of cars that are serviced or repaired. The employees are presently having to work on vehicles outside of the existing building. The reason for the expansion is to more efficiently service and repair vehicles inside the building. Mr. Werth would like to continue offering service to the vast number of students and faculty that attend or work at C.S.U. The overall impact of the proposed expansion is not negative. It is not expected to increase the traffic on Shields Street. The vehicles will be able to be serviced and repaired inside the building which will reduce the number of cars parked outside the building. A portion of the rear of the lot, that is presently gravel, will be paved and therefore more efficient parking of vehicles will be provided. An emergency fire lane around the building will be provided. The site presently has landscaping along the South and part of the West property lines. Additional landscaping is proposed along the West and North property lines. Also two raised planters are being provided along Shields Street to improve the streetscape. Mr. Werth is dedicating additional right—of—way along Shields Street to provide for a future sidewalk improvement. This expansion will allow a service station to continue to provide service and repair to a very large employment center and therefore eliminate several trips to service stations along College Avenue where most of the property is zoned to allow service stations. If you have any questions regarding this proposed expansion, please call. Sincerely, 6Z'_� a.20L0 "" Richard A. Rutherford, P.E. & L.S. President James H. Stewart 1 kk and Associates, Inc. 214 N. Howes Street P.O. Box 429 Ft. Collins, CO 80522 303/482-9331 Campus West Texaco - Non Conforming Use, #47-90 December 17, 1990 P & Z Meeting Page 2 COMMENTS: Background: The surrounding zoning and land use is as follows: N: BL; numerous retail businesses (Subway Sandwiches, Finest Records, Kinko's Copies, TCBY Yogurt, Colours Clothing, Pescado Bay Restaurant) S: RH; vacant, undeveloped lot (owned by John 23rd University Center Church) E: Not zoned; Colorado State University W: BL; church (John 23rd University Center Church and parking lot) This property was annexed into the City of Fort Collins in 1964 with the Tenth South Shields Annexation and was zoned BL, Limited Business. The property has not been previously subdivided. 2. Land Use: This request is for a non -conforming use approval to construct a new building that will contain 1,210 square feet on one level to be used as automobile repair service bays. The total lot area is 25,740 square feet and the combined area of the buildings (existing gas station/service plus the addition) would be 2,398 square feet. The continued use of the site is intended to be auto repair and gas station. The request is being considered as a Non -Conforming Use Review, as defined in Section 29-541 of the City of Fort Collins Zoning Regulations. Section 29-546, Enlargement of a building containing a non -conforming use, states that the Planning and Zoning Board shall consider the following criteria in making their determination: a. The nature of the proposed expansion or extension. b. The size of the proposed expansion or extension. C. The difference in the degree of use of the non -conforming use as a result of the proposed expansion or extension. d. The reasons for the proposed expansion or extension. e. The overall impact of the proposed expansion or extension on the surrounding property. The nature and size of the proposed expansion will be consistent with existing facilities. The land use will not change and the architectural intent, materials, and colors of the proposed building will match that of the existing building. A request for expansion is being made at this time to be able to accommodate the present demands on the operation in a more orderly fashion. The intent is not to increase the volume of operation but to enable the business to service its clientele more quickly with additional indoor facilities. This will decrease the number of autos sitting outside on the property for extended periods of time. Campus West Texaco - Non Conforming Use, #47-90 December 17, 1990 P & Z Meeting Page 3 The overall impact of the proposed expansion on the surrounding property will be minimal. Additional landscaping, at the northwest corner and along South Shields Street, and the definition of parking areas will greatly improve the visual character and function of the site. 3. Design: The site presently consists of one building that provides for dispensing of gasoline and automobile repair (done inside in two service bays), and is paved with asphalt with the exception of the west 50' of the property. The existing landscaping is a hedge and deciduous trees along the south property line, and existing evergreen trees partially along the west property line. The existing building is approximately 15' in height with a flat roof and gray metal panel siding. A canopy, with metal facing, extends from the building almost to the back of curb on South Shields Street. There is a dark gray band, 2'-3' in width vertically, entirely around the building and canopy at the top. There are panels of cut sandstone and mortar on the exterior of the east and north facing walls. The proposed building will be similar in height, size, and appearance to the existing building. The use of the addition will be four auto repair service bays with entry and exit on the north and south sides. The exterior walls will be gray metal panel siding to match the existing. There will be a 6' space between buildings. The existing landscaping consists of a 5' high deciduous hedge and 6 deciduous trees along the south property line and tall upright junipers along the southerly half of the west property line. Additional curb, gutter, and landscaping is being proposed along the remaining portion of the west property line and will continue for 50' along the northwesterly corner of the site. Deciduous and evergreen shrubs and two ornamental trees will be included in this area. Two raised railroad tie planting beds, 16" high, will be added at the east side of the property, along South Shields Street. The bed at the northeast corner of the property will include one ornamental tree and evergreen shrubs. The larger bed, at the center of the east property line and the east end of the canopy, will include the relocated Texaco pole sign with both deciduous and evergreen shrubs as understory. These two planting beds combined must be at least 330 square feet in size to comply with zoning code requirements for a minimum of 6% interior landscaping for a parking lot (based on the amount of newly paved area). There is 392 square feet (7%) in these planters. Presently there are automobiles parked randomly all around the site, with little direction or definition of parking areas. The proposal identifies 13 spaces along the west property line and 10 spaces along the north property line that will create a real sense of organization for the site. These parking areas will also allow a continuous 20' wide fire lane easement for emergency vehicles to adequately circulate internally around the site. Signage will be provided along the easement and marked "Fire Lane, Do Not Block". Due to the lack of any physical restraining elements currently at the northwest corner of the site, vehicles have been driving back and forth between the church parking lot and this site. The addition of the proposed new curb, gutter and landscaping will effectively block this movement. The Prospect/Shields Neighborhood Association has indicated its support for this project, especially the separation of the Campus West Texaco and church parking areas. Campus West Texaco - Non Conforming Use, #47-90 December 17, 1990 P & Z Meeting Page 4 4. Neighborhood Compatibility: A neighborhood meeting was not considered necessary for this enlargement of a building on a developed site operating as a legal, non -conforming use. The proposed expansion, consistent with the existing operation, is compatible with the neighborhood. 5. Transportation: Primary access to the property is from South Shields Street, an arterial, with secondary access from the north through the Campus West shops. An additional 5' of street Right -of -Way will be dedicated on this property to allow for construction of a sidewalk at the time future street improvements planned by the City are completed. 6. Storm Drainage: The general site drainage patterns for this property are from east to west, with on -site detention and an off -site drainage easement requirements. An easement has been granted by John 23rd University Center Church on their property in an area northwest of this request. RECOMMENDATION: This proposal is in compliance with Sections 29-541 and 29-546 of the City of Fort Collins Zoning Regulations. Therefore, staff recommends approval of Campus West Texaco Subdivision - Non -Conforming Use, #47-90. r 1 Developn.cnt Services MW Planning Department City of Fort Collins DATE: December 17, 1990 TO: The Planning and Zoning Board, City of Fort Collins FROM: Stephen Olt, Project Planner A RE: Recommendation of condition to be placed on final approval of Campus West Texaco, Non -Conforming Use. An off -site stormwater drainage easement dedication from John 23rd University Center Church to Campus West Texaco has been identified by the City as a requirement for approval of this request. This requirement has not yet been met. The land use is still considered to be compatible with the surrounding area and the request is in compliance with the non -conforming use criteria. Staff is recommending a condition of approval be attached to this request stating that THE APPLICANT PRESENT PROOF OF A DRAINAGE EASEMENT BEING DEDICATED TO THE APPLICANT BY THE OWNER OF JOHN THE 23rd UNIVERSITY CENTER CHURCH TO HANDLE THE CONCENTRATED STORM DRAINAGE FLOWS FROM THE DEVELOPMENT. THIS EASEMENT SHALL BE EXECUTED AND PROOF PRESENTED TO THE CITY PRIOR TO FILING OF THE PLAT AND ISSUANCE OF A BUILDING PERMIT FOR THE DEVELOPMENT. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (303) 221-6750 N' molaso LAMPUKi 6�Hr GiNOPPINE{ GeNIBK � � ._/ 31M _ o y LAHM6 WA-f SNAPS _ RLP •► I i i12-WJ -WW WRA. 11uY6{a/l1Mi hl{Y'. 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