Hayden Town Council to consider Kum & Go tonight

Approval of gas station move would require land-use code to be amended

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Past Event

Hayden Town Council meeting

  • Thursday, March 17, 2011, 7:30 p.m.
  • Haven, 300 S. Shelton Lane, Hayden, CO
  • All ages / Free

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An informal survey of Hayden businesses and residents indicated overwhelming support for the relocation of the Kum & Go gas station on Hayden’s main street.

But for that to happen, the Hayden Town Council will have to approve a request from Kum & Go to amend the list of permitted principal uses in the historic downtown district to allow the relocation of existing gas stations.

If the Town Council approves the request when it meets at 7:30 tonight at the Haven Community Center, it will allow Kum & Go to move to Walnut Street and Jefferson Avenue from Poplar Street and Jefferson Avenue.

Council members will have plenty of information to consider, including more than 40 letters from residents — a majority supporting amending the historic downtown district to allow the move — and the survey results compiled by residents Rondi Bowlin and Annette Hall.

Bowlin said the pair called all Hayden businesses. Of the businesses reached, she said 73 supported the move, 12 opposed it, 10 had no opinion and five had a mixed opinion. She said 231 residents signed a petition that was circulated door-to-door supporting the move and another 159 people, mostly Yampa Valley residents, signed the same petition at Kum & Go.

The results led Bowlin to conclude that Hayden wants a new Kum & Go and doesn’t care where it’s located.

“I don’t know,” she said. “If it went up on the ballot next year, who’s to say more people wouldn’t come out against it, but the majority (of) door-to-door (respondents), everybody we hit said, ‘yes.’ Well, I can’t say everybody, there was a handful” that said no.

The Planning Commission in January voted, 4-1, against the request, which complied with Town Planner Tim Katers’ recommendation based on Hayden’s land-use code. The code was drafted after public input helped create the town’s comprehensive plan.

Resident Tammie Delaney has cited the comprehensive plan for her opposition to Kum & Go’s desire to move within the historic downtown district. She said it’s all about location.

“It’s not ‘no’ to Kum & Go,” Delaney said. “Kum & Go is a great asset to rural communities across Colorado, but not on Walnut Street. That’s always been the traditional commercial center for town.”

Delaney said she supports Kum & Go’s desire to expand, just on the east and west sides of town that have been zoned for auto-oriented commercial uses, or in its current location.

Reached by phone Wednesday, Neil Broderick, vice president of real estate for Des Moines, Iowa-based Kum & Go, said the company would spend about $3 million to build the new station, with the potential for about two-thirds to be spent locally.

Broderick said the new Kum & Go would generate an estimated $91,600 annually in property and sales taxes, as well as wages for three full-time-equivalent staff positions. He said those figures are conservative, but Broderick was confident that the new store would generate nearly $1 million in the next decade.

“From our side of the table, we think this is exactly what’s needed in the town of Hayden to create traffic for merchants,” he said.

Broderick said the canopy and tanks at the existing Kum & Go would be removed and the site would be prepared for sale or lease.

Hayden Mayor Jim Haskins said he’s pleased that residents provided their opinions through public meetings and in letters. He said it’s important for the Town Council to hear what members of the community think about issues.

Haskins said he hasn’t thought about how he’ll cast his vote tonight.

“This has been very interesting to me to hear talk around town, not necessarily directed at me, but people talking at restaurants and different places,” Haskins said. “This is an interesting issue. I think it’s going to be a lot of fun.”

— To reach Jack Weinstein, call 970-871-4203 or e-mail jweinstein@SteamboatToday.com

Comments

Tammie Delaney 3 years, 1 month ago

HOW does relocation of an EXISTING business boost revenues? Ironically, the INCREMENTAL sales increase will likely be derived from existing LOCALLY owned businesses so this increment actually decreases the revenue that circulates around our town and instead goes to corporate HQ in IOWA NOT Hayden! (see top 10 reasons to buy local at http://sustainableconnections.org/thinklocal/why/)

7-10 new businesses/services/gathering spots in that same location will help our town THRIVE! Hayden has so much untapped potential as a place to live and work... "when it comes to 21st century economic development a key concept is “community differentiation”. If you can’t differentiate your community from any other community you have no competitive advantage" - see more at http://www.orton.org/blog/heart_and_soul_planning. We can be so much more in the heart of our downtown than a convenience store/pump station... Share your voice tonight!

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James Earley, MCSE 3 years, 1 month ago

I'm sure everyone in Hayden wants a new Kum & Go with a Subway in it. For me, it doesn't matter where the location is - but then, I'm not a long time resident of Hayden either, just an admitted newcomer.

I hope it doesn't turn into a wee wee match though. I don't perceive the Town of Hayden as having a lot of lawsuit money to work with; Kum & Go has shown in other communities they're willing to spend money in court to build where they want.

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Colette Erickson 3 years, 1 month ago

Tammie is correct on this one. And if Kum and Go is willing to sue the town to "get what they want", particularly when they have other very viable options, what sort of corporate citizen are they?

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Scott Wedel 3 years, 1 month ago

I don't live in Hayden, but I have read the Hayden planning codes. I think it is a well written and economically reasonable plan. But I think it is a mistake to think that a gas station with a convenience store hurts a downtown area. The convenience store and food does is more likely to benefit pedestrians than stop them from walking around downtown. The gas station would tend to bring more bodies to downtown and cause spillover to nearby businesses.

These gas stations are more convenience store with a gas station to bring in the customers than a gas station with a little store as something else for the attendant to do. I think it should be viewed more as a convenience store that very much belongs downtown that needs gas pumps in order to have the required customer base.

I think it would be a bigger problem for downtown if the gas station was located away from downtown. Then it would take an extra trip to stop downtown vs stopping at the Kum n Go.

This is also a vacant lot and there is no shortage of other locations in downtown for retail stores to open. I think it strains credibility to suggest this would prevent any other retail operation from opening in Hayden.

Lastly, this theory of competitive advantage is a bad idea to base planning decisions. First, while it sounds great and wonderful, the problem is why would anyone trust planning to get it right when picking winners and reject others. Seems to me that so often the features of a town that is now seen as making it unique in a desirable manner was criticized when it was being constructed.

While a Kum n Go is not a distinctive building, it does make it easier for a distinctive shop to be successful in a nearby building.

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Scott Wedel 3 years, 1 month ago

As for the potential for a lawsuit, planning decisions are supposed to be made as quasi-judicial rulings where they evaluate the proposal and see how it compares to the zoning rules. So if the discussion swerves into out of area owners and so on that is not part of the code then the applicant has every right to sue.

If a town decides to violate it's laws to deny approving an application from Kum n Go then why shouldn't they sue? The main difference being that Kum n Go is big enough to fight back against the blatant biases that is all too often the normal way a town's planning process works.

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Tammie Delaney 3 years, 1 month ago

Kum & Go was fully aware that pump stations were not a use by right in the zoning upon purchasing the lot at 40/Walnut while it was in foreclosure, however you have some good points Scott, which leads back to encouraging K&G to expand where they already are (only 1/2 block away) to enable multipurpose development to occur on 40&Walnut - see http://www.itcouldbesomuchmore.com/

What if Kum & Go partnered with Hayden from a civic, economic, social and environmental (rather than the current economic only) aspect to enable the vision of Walnut Street to come to fruition? It seems to me we should seek a 'win-win' solution in our town. A partnership where Kum & Go can utilize the lot at Walnut and 40 as a real estate investment (to develop a concept such as the illustration) would have a tremendously positive impact to our community AND they still could expand the store/pumps where their current facility stands or relocate to the other property they own east of town (which is a larger lot). This enables us to adhere to our community's zoning codes and fulfill the vision that our community's heart is in the center of our town.

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exduffer 3 years, 1 month ago

I bet you thought you were leaving the fun of Steamboat behind you Tammy.

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Stacy DeLuca 3 years, 1 month ago

They can't expand where they are Tammy that wipes out 2 houses behind them and trust me the offers have been huge on buying those people out. They can't expand any where but backward. As for the pump when it was Gilco and K&G bought them out they had to replace the pumps that were rotting into the ground. Yes they probly could move out to where our "New Lumber Yard" was going in at....oh wait where on earth did that go. Historic downtown Hayden right with the Highway Bar, Coop and the Liqour Store which in the 80's was another gas station. Love Hayden, but there is nothing here for people to do....I know "lets put in a bike path and big bike trails"....people would like to do that on vaccation but where are they going to stay? Oh thats right drive back to Steamboat or Craig and stay at a decent motel for the night. You have to let somethings in in order to get somethings back.

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Scott Wedel 3 years, 1 month ago

Tammie, Pretty design. So what stops that sort of project anywhere else in Downtown Hayden? Not to be flippant, but if Kum n Go gets approved then it would seem a heck of a plan for the old site because that layout would seem to incorporate the existing building. (And in this market, who knows, maybe Kum n Go might think they'll get better value for the old site by utilizing that plan).

It would appear that you have excellent ideas and maybe it would be possible to dress up existing buildings to add more interesting features while having consistent design elements.

I think the Kum n Go application could be turned down without triggering a lawsuit, but arguments such as out of town owners is the sort of stuff that could cause a lawsuit.

I think Kum n Go locating downtown is better for downtown than it locating east of town. East of town would seem to run the risk of suburban strip malls that are so convenient by auto that customers no longer come to the more pedestrian downtown.

Regardless, even if approved and not as nice of use of that site as you envision, I doubt it will be such a mistake that it will seriously hurt downtown. In contrast, finding someone to develop a site as you envision might be a huge boost.

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