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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='color:#1F497D'>Jonathan<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Let me remind you that you, the Town, nor the MUTC owns Jey’s Auto. Therefore it is not for you, the Town, or the MUTC to decide the appropriate use for the property. The purpose of the MUTC is to insure conformance to the MUTC guidelines, not make decisions about what businesses are appropriate. If Jey’s proposal fits within the MUTC guidelines, it should patently be approved. Your response below illustrates the problems we face not only with Jey’s Auto but the US economy in general, too much government regulation and too little support for small business owners. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>As far as I’m concerned, given the current state of the property and the time that it’s been in that state, I would be happy to see just about anything there less the Town purchasing it using my tax dollars.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Bruce<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> towntalk-bounces@riverdale-park.org [mailto:towntalk-bounces@riverdale-park.org] <b>On Behalf Of </b>Jonathan W. Ebbeler<br><b>Sent:</b> Thursday, September 15, 2011 11:39 PM<br><b>To:</b> towntalk@riverdale-park.org<br><b>Subject:</b> [RP TownTalk] Jey's Auto<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><pre>Bruce –<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>I will respectfully disagree with your position and would like to address some factual inaccuracies.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>MUTC does not prevent a gas station any more than it prevents a convenience store. A gas station is permissible under Special Exemption per page 70 of the January 2004 MNCPPC MUTC guidelines. This is not a situation of it being permissible – it is that it is not a supported use.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>To your other point, the convenience store option has been presented and dismissed by MUTC and the Council. Jey has pursued this option earlier this year and neither MUTC nor the Town Council has an appetite to see the site developed out as such.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>As a small business owner for close to 15 years, I am personally VERY business friendly and am doing everything possible to encourage current and future economic vitality in our town. Unfortunately this means making tough choices and adhering to the principles of good urban design regarding use and occupancy. I would encourage you to stop by your commercial neighbor, Arnold and Arnold, to inquire as to their opinion on best practices. They are a wealth of information and I for one am grateful to have such competent resources in town.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>Urban design and best practices are what defines successful commercial sectors from those that fail. Hyattsville has had recent experience with both and I would venture a guess that if they encouraged convenience stores and gas stations over stores like Busboys, Yes Organic, Chipotle, Elevation Burger etc., that EYA would not be experiencing the same degree of success that they currently enjoy.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>MUTC’s goal is to get people out of their cars and to be pedestrian friendly; gas stations and convenience stores, unfortunately, are antithetical to that end. The zoning permits it under special exception; I do not think a rational argument can be made for why the town needs another gas station when there is already an Exxon in place 2 blocks north.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>I would hope that as a business and commercial property owner yourself I am sure you can understand that letting a building go into such derelict condition that it encourages condemnation is hardly the mark of a good commercial partner.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>Best,<o:p></o:p></pre><pre><o:p> </o:p></pre><pre>Jonathan<o:p></o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre>----- Original Message ----- <o:p></o:p></pre><pre> From: <a href="http://riverdale-park.org/mailman/listinfo/towntalk">bruce.wernek at mindspring.com</a><mailto:<a href="http://riverdale-park.org/mailman/listinfo/towntalk">bruce.wernek at mindspring.com</a>> <o:p></o:p></pre><pre> To: <a href="http://riverdale-park.org/mailman/listinfo/towntalk">towntalk at riverdale-park.org</a><mailto:<a href="http://riverdale-park.org/mailman/listinfo/towntalk">towntalk at riverdale-park.org</a>> <o:p></o:p></pre><pre> Sent: Thursday, September 15, 2011 2:35 PM<o:p></o:p></pre><pre> Subject: [RP TownTalk] Jey's Auto<o:p></o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre> All<o:p></o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre> I think it's time for the MUTC and the Town to work with Jey so that all parties benefit. The main problem with Jey's Auto is that he cannot build a gas station because of MUTC guidelines. These guidelines are nothing more than that. If the MUTC wanted, they could approve a proposal which would preserve the intent of the guidelines while satifying Jey desire for a gas station.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre> Here's the problem. Jey wants a gas station and convenience store. The MUTC guidelines say no to the gas station, but the convenience store is OK. With a little creative thinking and flexibility we can make something happen without involving the Town. Consider the following. The MUTC approves the gas station/convenience store with the following provisions.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre> 1. The convenience store frontage is along Rt 1.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre> 2. The convenience store frontage and facade conforms with the MUTC guidelines.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre> 3. Signage conforms with the MUTC guidelines. <o:p></o:p></pre><pre><o:p> </o:p></pre><pre> 4. The gas station section is behind the convenience store and cannot be seen from Rt 1. <o:p></o:p></pre><pre><o:p> </o:p></pre><pre> 5. Egress to the gas station would be on either side of the convenience store.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre> This will work and I think Jey will go for it. Lets stop acting like lawyers. Stop worrying about the words and worry about the reasons the words were written. This is a low risk approach with a small sacrifice. Alternatively, the Town can purchase the property along with all of the potential environmental issues that go with it. When are we going to get business friendly in this Town? Hyattsville did and look what's happening. What are we waiting for? It's a no brainer for me.<o:p></o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre><o:p> </o:p></pre><pre> Bruce<o:p></o:p></pre><pre><o:p> </o:p></pre><p class=MsoNormal><o:p> </o:p></p></div></body></html>