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HomeMy WebLinkAboutHUMAN BEAN AT SPRING CREEK - PDP - 37-06 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTSuggested Findings. a) Granting the requested modifications would not be detrimental to the public good because the sidewalk will be distinctly colored where it crosses the vehicular drive, plantings will be low to ensure pedestrian -driver safety and cautionary signage will be placed to maximize safety; and b) There are exceptional physical conditions unique to this property; including narrowness and CDOT access limitations which hinder the owner's ability to meet the strict application of these standards; We sincerely appreciate your consideration in this matter, and look forward to discussing the me is of the request as part of the Type 2 hearing. Since el , Troy Jo es A.I. . Chief P r M. Tor e n Archit cts 4 "At least one (1) main entrance ofanv commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage. Any building which has only vehicle bays and/or service doors for intermittent/infrequent nonpublic access to equipment, storage or similar rooms (e.g. self-service car washes and self -serve mini -storage warehouses) shall be exempt from this standard. " Article 5 of the LUC defines connecting walkway as: "Connecting walkway shall mean (1) any street sidewalk, or (2) any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route. " #2) Subsection 3.5.3(B)(2) Orientation to Build -to Lines for Streetfront Buildings states: "Build -to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian -oriented streetfronts with no vehicle use area between building faces and the street. " #3) Subsection 3.5.3(B)(2)(c) goes on to say: "Buildings shall be located at least 10 and no more than 25feet behind the street right -of way of an adjoining street that is larger than a two-lane arterial that does not have on -street parking. " #4) Subsection 3.2.2(H) Setbacks for vehicular use areas states: "Any vehicular use area containing 6 or more parking spaces or 1800 or more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: " Minimum average of Minimum width of entire landscaped setback at any one setback area(feet) oint eet Along an arterial 15 S street Along a non -arterial 10 S street Along a lot line 5 5 Justification of Modifications. The. site's access point along S. College Avenue, a physical condition of the site, limits the owner's ability to provide a dedicated "entrance only".and "exit only" access onto the subject property. The Colorado Department of Transportation dictates a single point of access to the site and thus limits the ability to provide the "connecting walkway" where "pedestrian -oriented streetfronts with no vehicle use area between building faces and the street" can exist. A second physical condition of the site is its narrowness. The narrowness of the site limits the ability to provide turning movements such that a vehicle cannot maneuver to avoid crossing the "connecting walkway." The site is approximately 97 feet in width north to south. For compliance with the standards, the applicant proposes a design that addresses these issues as follows: a) Where the walkway crosses the vehicle use area, the walkway will be delineated with colored concrete; b) Signs will be posted to warn vehicle users to yield to pedestrians; c) Pedestrian lighting will be provided; d) Landscaping will be provided to allow an unobstructed view between the driver and the pedestrian; e) Bicycle facilities will be provided; f j The walkway connects directly to the patio seating area and to the walkup window. Modification Procedure. Section 2.8.2 of the Land Use Code allows the Planning and Zoning Board to grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that; " by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. " Code Langua eg_— # 1) Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking, Subsection (1) Orientation to a Connecting Walkway states: 2 December 1, 2006 City of Fort Collins Planning & Zoning Board 281 North College Ave. Fort Collins, CO 80524 Subject: Request for Modifications for Human Bean at Spring Creek PDP Dear Planning and Zoning Board, Background The Human Bean coffee drive thru is an approximately 499 square foot drive-in restaurant proposed at 1822 South College Avenue. Business is conducted by providing drivers to order, pay and receive coffee and limited food items while remaining in their vehicle. The driver also has the option of parking the vehicle and using a walk up window to receive their product. The drive -up window is the primary means of service for this use. The vehicular circulation and site use allow the driver to enter and exit the site from a single access point along the South College Street frontage. The Colorado Department of Transportation has determined that the existing right-in/right-out drive cut that currently serves the site from South College Avenue will be allowed to remain and continue to serve the site. The driver has the option of using one of two drive -up lanes located on either side of the building. Once the driver reaches the window, the driver orders, pays and receives their product. The driver then exits the site through the single point of access. Two drive -up windows are provided for the driver to limit the wait time for ordering. The Modifications Modification #1) We propose to be allowed to have a main entrance that does not open and face directly onto a street sidewalk. Modification #2) We propose to have a vehicle use area located between the building and the street. Modification #3) We propose to locate the building more than 25 feet behind the right-of- way along College Avenue. Modification #4) We propose to provide less than 5 feet of vehicular use area setback along the rear property line.