Agenda Date: 09/16/2025
Subject:
Title
Fuel Station Moratorium Update
Body
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From: |
James L. Becklenberg, City Manager |
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Prepared by:
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Jerad Chipman, Planning Manager |
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Rachel King, Economic Development Director |
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Presentations: |
Jerad Chipman, Planning Manager |
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Rachel King, Economic Development Director |
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Andrew Knudtsen, Managing Principal, Economic & Planning Systems, Inc. |
PURPOSE:
The purpose of this discussion is to provide additional findings to Council, based on the research conducted by staff and Economic & Planning Systems, Inc. (EPS), pertaining to the zoning and economics of fuel sales (retail) within the City of Littleton.
LONG-TERM OUTCOME(S) SERVED:
Vibrant Community with Rich Culture; High-Quality Governance; Robust and Resilient Economy
DISCUSSION:
Currently fuel sales are a “use by right” in the Business Commercial (BC) and Industrial Park (IP) zoning districts. “Use by right” meaning there is no formal approval needed outside of site development plans for this type of use in those districts. Fuel stations are also a “conditional use” in the corridor mixed-use (CM) zoning district, meaning those approvals are not automatic but must be granted after a public hearing with Planning Commission where specific criteria are evaluated and met to grant approval.
The City of Littleton currently has 24 fuel stations within the city limits, as well as an additional two (2) that are in the final stages of technical approval. There are also 20 additional fuel stations within 1.5 miles of the City of Littleton.
Additionally, the City of Littleton, as a largely built-out city, has been thoughtful about the limited existing locations available for both commercial, residential, and in-fill opportunities to ensure a healthy base of options for Littleton residents as it relates to sales, living, and options for commercial and professional development.
The number of fuel sales within the City of Littleton exceed the per capita average for fuel sales to population especially with the additional locations in close proximity. The national average is approximately 1 fuel station for every 2,500-2,800 residents. Littleton has 1 fuel station per 1,902 residents.
BACKGROUND:
After receiving feedback and concerns from council members and the public concerning the number of fuel stations within the city, a study session was scheduled to discuss the topic including possible options. City council subsequently approved a moratorium on new fuel station applications in the city .
At time of the moratorium adoption, city council indicated their desire to have an economic assessment of the fuel station market. Staff has engaged with EPS to provide information on the market and has completed code research of surrounding communities, as well as some national examples. The attached presentations contain both the market research, and the code research outlined above. Both will be discussed at the meeting for the purpose of providing information to assist in council’s direction to staff.
Prior Actions or Discussions
- April 8, 2025 - Council met during a study session to receive an overview of fuel stations within the city of Littleton and nearby proximity.
- April 15, 2025 – Council approved Ordinance 08-2025 on first reading approving a moratorium on new fuel station applications.
- May 6, 2025 – Council approved Ordinance 08-2025 on second reading and held a public hearing.
FISCAL IMPACTS:
N/A
STAFF RECOMMENDATION:
Based on the analysis and research completed, staff believes that the City’s Unified Land Use Code (ULUC) includes sufficient provisions to regulate and limit the number of fuel stations permitted within the community. With that, staff recommends allowing the moratorium to expire.
ALTERNATIVES:
Council could provide direction to staff to proceed with bringing a text amendment to the ULUC forward. With less than two months remaining for the moratorium, an extension would be needed to allow for the text amendment public process to be completed.