HomeMy WebLinkAboutHUMAN BEAN AT SPRING CREEK - PDP - 37-06 - REPORTS - RECOMMENDATION/REPORTgeneration averages may be skewed and should be higher. Basically, the Board
member would like to see the 31 day average calculated without the weekends
included. Given any change in the average trip generation calculation (higher
ADT), how will this change the design requirements of this project? Will a higher
ADT warrant the need for a right turn lane to the site or an accelldecel lane?
"There are not many samples from which to draw estimates for a drive-thru coffee shop.
The applicant's engineer used ITE information and a variety of other sources and all are
consistent. I do not believe that recalculating the trip generation is going to make much,
if any difference in the analysis. As for the right turn lane, there are three overriding
issues that would prevent the construction of a right turn lane. First, LUCASS, Table 8-4
does not require a right turn lane on 6 lane arterials until the right turn volume exceeds
200 vehicles. Second, the State Highway Access Code does not require right turn
deceleration on a 40 mph facility until the volume exceeds 50 vehicles. Finally, there is
approximately 50 feet between the driveway and Spring Creek that would prevent the
construction of a right turn lane":
As Eric noted, the TIS drew from a number of sources for trip generation data. Both the
ITE information as well as the Oregon data were for weekdays only, and is consistent
with the assumed trip generation for this study. In addition, by reviewing the auxiliary
lane warrants, the trip generation could be significantly higher (60% higher) before the
warrant for an auxiliary lane is met.
3. Finally, the T.I.S. does not include any background traffic analysis for the
access to the Human Bean site. This property was owned, divided and sold by the
Eye Care Center next door so it seems reasonable that this existing access point
was and will continue to be used by the Eye Center customers since they will be
able to access the Eye Center parking lot from the Human Bean access.
Additionally, the Eye Center customers may also use the Human Bean parking
spaces unless certain parking restriction signage and enforcement is
implemented. Basically, it is the Board members opinion that the eye center trip
generation (or a reasonable portion of it) should be included in the analysis of the
Human Bean access and trip generation average calculations.
"The Board member is correct that the analysis did not include the background traffic
from the Eye Center. The Eye Center does not open until 9:OOam which is outside the
AM peak hour and the PM peak hour trip generation of the coffee shop is so low that it
appears to be insignificant"
Again, as noted above, there is quite a bit of capacity in the turning volumes before turn
lane warrants are met. In fact, there is enough capacity that the entire Vision Eyeland
center's ITE trip generation (which does assume some am peak hour trips) could be
added and the CDOT warrant for a lane would still not be met.
•••
LRTINA
ILKINSON,,
LLC
M E M
Date: February 15, 2007
To: Troy Jones
Shelby Sommer
t ra f�ic 3405 Harbor Way
Fort Collins, CO 80524
e1) neeIing
.l nci
phone:970-988-0143
Fx:970-472-0223
transportation
planning
martinawilkinsononnsn.com
O R A N D U M
From: Martina Wilkinson, P.E. PTOE
RE: Human Bean
Questions posed by Planning and Zoning board members are shown in bold. City traffic staff responses
are in italics, and additional information is shown below that.
1. Why doesn't the T.I.S. address stacking at the College access? Does City staff
anticipate any issues with stacking at the proposed access?
"At the time of the scoping for the TIS, it was not believed that stacking on South
College would be a problem when considering the "double drive thru" and the set back
from the roadway. The initial trip generation estimate actually put the level of TIS at
"Memorandum" but we decided to also look at the background traffic for the short term
horizon. If a stacking analysis is requested by the P&Z Board, then it would be prudent
to pull the item from the agenda and allow the applicants traffic engineer to prepare the
analysis for next month's meeting".
It is important that the vehicles entering in the development (especially in the am peak
hour) waiting for service do not stack into the roadway. The current design shows that
there is stacking room on the property for at least 10 vehicles. Assuming 31 entering
cars in the peak hour, and a very conservative 5 minute wait, that would be a total of
155 vehicle waiting minutes, or an average of less than two cars present at the ordering
windows during the am peak. It is recognized the am traffic does not arrive entirely
consistently, but with a safety margin of 5 fold, this appears adequate.
The North College Human Bean did on occasion stack onto the roadway during the am
peak prior to the reconstruction that allowed the double drive thru lane. Since the
reconstruction which, like the proposed South College Human Bean, has significantly
more storage available, the stacking doesn't appear to be an issue on College Avenue.
2. The trip generation data provided in the T.I.S. includes weekends (avg taken
for 31 days) which, in the opinion of one PU Board member, would be relatively
low volume days compared to weekdays. Therefore, true representative trip
000
consistent. 1 do not believe that recalculating the trip generation is going to make much,
if any difference in the analysis. As for the right turn lane, there are three overriding
issues that would prevent the construction of a right turn lane. First, LUCASS, Table 8-
4 does not require a right turn lane on 6 lane arterials until the right turn volume
exceeds 200 vehicles. Second, the State Highway Access Code does not require right
turn deceleration on a 40 mph facility until the volume exceeds 50 vehicles. Finally,
there is approximately 50 feet between the driveway and Spring Creek that would
prevent the construction of a right turn lane':
3. Finally, the T.I.S. does not include any background traffic analysis for the
access to the Human Bean site. This property was owned, divided and sold by the
Eye Care Center next door so it seems reasonable that this existing access point
was and will continue to be used by the Eye Center customers since they will be
able to access the Eye Center parking lot from the Human Bean access.
Additionally, the Eye Center customers may also use the Human Bean parking
spaces unless certain parking restriction signage and enforcement is
implemented. Basically, it is the Board members opinion that the eye center trip
generation (or a reasonable portion of it) should be included in the analysis of the
Human Bean access and trip generation average calculations.
`The Board member is correct that the analysis did not include the background traffic
from the Eye Center. The Eye Center does not open until 9:00am which is outside the
AM peak hour and the PM peak hour trip generation of the coffee shop is so low that it
appears to be insignificant.
If any additional information regarding the Traffic Impact Study is needed, please do not
hesitate to contact Engineering Staff.
The final question was about the assignment of parking spaces, and whether or not
Vision Eyeland customers will be permitted to use the five proposed parking spaces on
the Human Bean site. The applicant has indicated that parking will be provided on a
first -come, first -served basis and Vision Eyeland customers are welcome to park in the
Human Bean parking area, and a connecting walkway will be provided to both building
entrances.
2
Community Planning and Environmental Services
Current Planning
City of Fort Collins
TO: Planning and Zoning Board
FROM: Randy Maizland, Development Review Engineer
Shelby Sommer, Associate Planner
DATE: February 12, 2007
RE: Human Bean at Spring Creek — Traffic Questions Posed at P&Z
Worksession.
This memorandum to the Planning and Zoning Board has been prepared in response to
questions raised during the Worksession regarding the Human Bean at Spring Creek
proposal.
One member of the board asked the following traffic related questions. A response to
those questions has been provided by the City Traffic Engineer Eric Bracke and is
shown italics below each question.
1. Why doesn't the T.I.S. address stacking at the College access? Does City staff
anticipate any issues with stacking at the proposed access?
'At the time of the scoping for the TIS, it was not believed that stacking on South
College would be a problem when considering the "double drive thru" and the set back
from the roadway. The initial trip generation estimate actually put the level of TIS at
"Memorandum" but we decided to also look at the background traffic for the short term
horizon. If a stacking analysis is requested by the P&Z Board, then it would be prudent
to pull the item from the agenda and allow the applicants traffic engineer to prepare the
analysis for next month's meeting"
2. The trip generation data provided in the T.I.S. includes weekends (avg taken
for 31 days) which, in the opinion of one P&Z Board member, would be relatively
low volume days compared to weekdays. Therefore, true representative trip
generation averages may be skewed and should be higher. Basically, the Board
member would like to see the 31 day average calculated without the weekends
included. Given any change in the average trip generation calculation (higher
ADT), how will this change the design requirements of this project? Will a higher
ADT warrant the need for a right turn lane to the site or an accel/decel lane?
`There are not many samples from which to draw estimates for a drive-thru coffee shop.
The applicant's engineer used ITE information and a variety of other sources and all are
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 9 (970) 221-6750 • FAX (970) 416-2020
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 10
5. Staff Recommendation:
Staff recommends approval of the request for Buffer Reduction for the Human Bean at
Spring Creek PDP.
Staff recommends approval of The Human Bean at Spring Creek PDP Type II- #37-06.
Attachments:
Site, Landscape and Building Elevation Plans
Traffic Impact Study
Request for Buffer Reduction
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 9
pedestrians between the building entrance and the street sidewalk along
South College Avenue. A plaza is situated directly along the streetfront
connected via walkways to the building entrance, and features human -
scaled elements such as benches, bicycle racks and landscaping. This
design allows proper stacking room for vehicles, while still
accommodating and encouraging pedestrian activity on the site.
5) Character and Image [Section 3.5.3(D)]: The building has been designed
to complement surrounding development and natural features. The
building features a brick base treatment with EIFS above. The top of the
building is differentiated with a curved parapet with copper anodized
aluminum awnings. A walk-up window encourages pedestrian activity
and two drive -through windows accommodate the drive -through
customers.
4. Findings Of Fact I Conclusion:
After reviewing the Human Bean at Spring Creek PDP, Staff makes the following findings
of fact and conclusions:
A. The proposed land use (drive-in restaurant) is permitted in the Commercial
District (C) subject to Planning and Zoning Board approval.
B. The PDP complies with all standards located in Division 4.21 — Commercial
District (C) of the Land Use Code.
C. The PDP Complies with all applicable General Development Standards
located in Division 3 of the Land Use Code, with the following exception:
• the standard located in Section 3.4.1(E) —Establishment of Buffer Zones.
A request for reduction of and construction within the buffer zone has
been submitted for consideration per the Buffer Zone Performance
Standards in this section.
D. Staff finds that the project as submitted, based on the proposed land use and
its contextual compatibility with the surrounding land uses, is not detrimental
to the public good.
E. Staff finds that the buffer zone performance standards described in Section
3.4.1(E) — Establishment of Buffer Zones have been satisfied with this
development proposal and the development activity within and near the
buffer zone will not negatively impact the existing stream corridor.
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 8
walkways or other directly connecting outdoor spaces such as plazas,
courtyards, squares or gardens."
The applicant's justification for the exception request is as follows:
"The alternative design qualifies for the exception because it abuts a 6-lane
street and the established pattern of existing buildings on properties adjacent
to this site establishes a substantial narrowness of the site, which 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. We hereby request that the Director determine that
the proposed alternative to build -to line design serves the purpose of
Orientations to a Build -to Lines for Streetfront Buildings standard. This
standard is part of the Mixed -Use, Institutional and Commercial Buildings
standards, whose purpose is explained in 3.5.3(A) of the Land Use Code,
where it states, "These standards are intended to promote the design of an
urban environment that is built to human scale to encourage attractive street
fronts and other connecting walkways that accommodate pedestrians as the
first priority, while also accommodating vehicular movement. " The nature
of the drive-in restaurant use with this specific building program (dual drive
through lanes) does not lend itself to building frontage. The pedestrian
activity that would typically be promoted by having building frontage is
being addressed in the alternative design. The proposed alternative design is
built to a human scale which encourages attractive street fronts and
accommodates pedestrians as the first priority as follows:
a) An urban plaza with benches and tables is located up next to the street
sidewalk to encourage pedestrian activity at least equally well as would
simple building frontage;
b) Where the walkway crosses the vehicle use area, the walkway will be
delineated with colored concrete;
c) Signs will be posted to warn vehicle users to yield to pedestrians;
d) Pedestrian lighting will be provided;
e) Landscaping will be provided to allow an unobstructed view between
the driver and the pedestrian;
There is a bus stop on College Avenue immediately adjacent to the
proposed urban plaza. The plaza will provide a pleasant pedestrian
environment at the bus stop."
The Director has determined that the exception request satisfies the
purpose of the build -to line standards equally well as a compliant
proposal, due to the auto -oriented nature of the use and the established
pattern of existing development surrounding the site. While the use is
oriented primarily towards vehicles, there is a strong connection for
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 7
shrubs so that it does not impact the creek corridor. A new water quality
pond will be constructed as part of the drainage improvements, which will
improve the quality of runoff that leaves the site and will drain into Spring
Creek.
2) Design and Aesthetics [Section 3.4.1 (1)]: The project has been designed
to complement Spring Creek based on the design suggestions made by
City Staff. Mitigation measures include native plant species and
enhanced landscaping that will complement the existing visual context of
the Spring Creek corridor. The north facing embankment of the creek is
adjacent to the proposed development and contains a mixture of
deciduous trees and shrubs that stabilize the slope and provide wildlife
habitat. The proposed plantings along the top of the embankment will
screen views into the property, will be an improvement to the existing
conditions and will blend into the overall vegetation pattern along this
portion of the corridor.
D. Building Standards [Section 3.5]
1) Building and Project Compatibility [Section 3.5.1]: The architecture of this
project is compatible with the existing buildings. The building is
articulated by variations in color and massing that are proportional to the
massing and scale of nearby structures.
2) Building Materials [Section 3.5.3(E)]: The materials include EFIS and a
brick base treatment.
3) Building Color [Section 3.5.1(F)]: The colors chosen for the project are
within the realm of the colors of existing buildings in the area. The colors
are acceptable for the Spring Creek Corridor area and include shades of
tan EFIS and warm brown brick.
4) Relationship of Building to Streets, Walkways and Parking [Section
3.5.3(B)]: The applicant has submitted a request for exception to the
build -to line standards per the following section of the Land Use Code:
Section 3.5.3(B)(2)(d) "Exceptions to the build -to line standards are
permitted if the building abuts a four or six -lane arterial street and the
Director has determined that an alternative to the street sidewalk
better serves the purpose of connecting commercial destination due
to an established patter of existing buildings that makes a pedestrian -
oriented streetfront infeasible. Such alternative to the street sidewalk
must include a connecting walkway(s) and may include internal
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 6
and Spring Creek, enhancing the area for wildlife using the Spring Creek
corridor and protecting wildlife from human disturbances.
According to the Buffer Zone Table found in Section 3.4.1(E) of the Fort
Collins Land Use Code, a 100-foot buffer is suggested along Spring Creek.
The applicants are requesting that a reduction to this standard distance be
allowed in this circumstance. The proposed development shown in our site
plan decreases the existing paved area, by providing a landscaped edge where
there currently is asphalt. Additionally, native plant species will enhance and
protect wildlife habitat adjacent to the site."
Staff has evaluated this request and supports the request to reduce and
build within the buffer zone. On this property, the standard 100 foot buffer
would extend to the north property line. The proposed development will
not encroach further into the Spring Creek corridor any more than the
existing conditions, and will actually offer an improvement over the
existing parking lot conditions. In addition, the PDP adds plant materials
on the southern edge of the development, where none currently exist.
The development will meet the Buffer Zone Performance Standards as
articulated in Section 3.4.1(E) and discussed below.
The project has been designed to enhance the ecological character and
wildlife use by creating a dense landscape buffer along the south
property line adjacent to Spring Creek. The plants selected are native
species that will improve wildlife habitat within the corridor. The amount
of asphalt paving will be reduced from the existing condition, which allows
for the vegetative buffer to cover more area and reduce the amount of
stormwater runoff that leaves the site.
This property is in a'developed part of Fort Collins and lies above and
beyond the physical boundaries of the creek. Wildlife species within the
corridor are accustomed to urban conditions and will not be adversely
impacted. The addition of a landscape buffer consisting of native plant
species will enhance wildlife movements within the corridor as the dense
plantings will provide cover and act as a food source for a variety of
wildlife species.
The proposed development will protect and promote the ecological
character and wildlife use. The proposal retracts the existing pavement
from the top of the creek embankment, and adds vegetation to help to
minimize noise associated with drive through establishments.
Furthermore, the site lighting will be located such that lighting will be
directed into the site and be screened by backlight shields, trees and
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 5
16) Handicap Parking [Section 3.2.2(K)]: This PDP proposes 5 parking
spaces, one of which is a van accessible handicap space, which meets
the code requirements.
17) Parking Stall Dimensions [Section 3.2.2(L)]: All parking spaces meet the
minimum parking stall dimensions.
18) Site Lighting [Section 3.2.4]: The PDP proposes adequate lighting levels
for pedestrian and auto safety without spilling over into neighboring lots.
B. Engineering Standards [Section 3.3]
1) Plat Standards [Section 3.3.1 ]: The plat prepared for this project meets
the applicable standards pertaining to lot layout and dedication of
easements.
2) Development Improvements {Section 3.3.2]: The Final Plans of the PDP
will be required to show all required public improvements. A
Development Agreement will be prepared at the Final Plans stage of the
project.
C. Natural Habitats and Features [Section 3.4.1]
1) Establishment of Buffer Zones [Section 3.4.1(E). The typical established
buffer zone for Spring Creek is 100 feet. The proposed development falls
within the 100 foot buffer zone for Spring Creek. The applicant has
submitted a request to develop within and reduce the width of this buffer
zone, as follows:
"The parking is an existing parking lot that has been in this location for over
30 years, originally built when the adjacent building, now an eye doctor and
eyeglass store, was a restaurant. The applicants wish to develop the property
into a drive -up coffee restaurant.
The existing site is completely paved with the exception of a small parking
lot island, a small parking lot peninsula, and a 5 foot strip of land between
the edge of the asphalt parking lot and the southern property line. Wildlife
activity does not occur on -site, and wildlife who use the adjacent Spring
Creek are accustomed to the urban patterns of the area and this site's current
vehicular usage.
During development, paved area will be decreased and native shrub species
desirable to birds and small mammals will be added between the paved area
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 4
8) Access, Circulation and Parking [Section 3.2.21: This PDP safely and
conveniently accommodates the movement of vehicles, bicycles,
pedestrians and transit.
9) Curbcuts and Ramps [Section 3.2.2(C)2]: Curbcuts are located at every
point in this PDP where sidewalks intersect with drive aisles.
10) Site Amenities [Section 3.2.2(C)(3)&(4)]: This PDP includes parking
facilities for bicyclists, enhanced amenities for pedestrians, and ramps and
walkways for clear and direct access to the entrance and walk-up window.
11) Walkways [Section 3.2.2(C)(5)]: This PDP features walkways connecting
the street sidewalk and parking area to the building entry. Where the
pedestrian walkway crosses the internal drive aisles, the crossings are
marked using stamped, colored concrete.
12) Direct On -Site Access to Pedestrian and Bicycle Destinations [Section
3.2.2(C)(6)]: The design and layout of this PDP provides for direct
connections to the existing Transfort bus service and Spring Creek Trail.
The development provides a plaza featuring tables, chairs and bicycle
racks adjacent to the street sidewalk in order to provide a direct
connection to the'existing pedestrian and bicycle destinations in the area.
13) Parking Lot Layout [Section 3.2.2(E)]: The parking lot provides well-
defined circulation routes for pedestrians, bicycles and vehicles. Raised
curbs are used throughout the project to delineate landscape areas and
walkways from drive areas. The walkways provided are logical and
convenient and in the safest practical location, crossing the drive aisles in
high -visibility locations. Potential points of conflict include special paving
treatment, raised curbs and a safety railing.
14) Drive-in Facilities [Section 3.2.2(H)]: The design and layout of this
proposed facility meets the requirements of this section to the maximum
extent feasible. Pedestrian and vehicle conflicts have been avoided to the
greatest extent possible. Adequate stacking space is provided and a
walk-up window is provided as well.
15) Setbacks [Section 3.2.2(J)]: This proposal complies with the setback
requirements of this section by providing a five foot wide landscaped
setback area along the rear lot line.
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 3
2) Development Standards: This project provides a pedestrian -oriented
outdoor plaza as required per this code section. This pedestrian plaza is
visible from College Avenue and is linked by sidewalks to other outdoor -
oriented spaces in the area including the Spring Creek Trail and Creekside
Park.
3. Compliance with General Development Standards
The proposed project complies with the applicable general development standards
contained in Division 3 of the Land Use Code as follows:
A. Site Planning and Design Standards [Section 3.2]
1) Landscaping and Tree Protection [Section 3.2.1]—The PDP provides full
tree stocking on the street frontages and landscaping throughout the
project. The existing canopy street trees along College Avenue are
preserved with this project and additional canopy and ornamental trees
are proposed along the southern property line and in the parking lot
landscaping area.
2) Landscape Buffering between Incompatible Uses and Activities [Section
3.2.1 (E)(1)1: The PDP provides for the preservation of an existing six foot
privacy fence at the property line between this site and the residential
property to the east. In addition, the setback area will be increased to five
feet in width and will be adequately landscaped.
3) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved areas on
the site are designed with appropriate landscape areas as described in
this section.
4) Parking Lot Landscaping [Sections 3.2. 1 (E)(4)&(5)]: The project meets or
the parking lot perimeter and interior landscaping standards and the
landscape standards for walkways.
5) Screening [Section 3.2.1(E)(6)]: The garbage collection area is screened
by a brick enclosure, shrubbery and landscaping.
6) Tree Protection [Section 3.2.1(F)&(G)]: All existing significant trees will be
preserved per the specifications set forth in this section.
7) Sight Distance Triangles [Section 3.2.1 (L)]: All areas of potential conflict
between vehicular traffic and pedestrians and between cars and other
cars have been addressed with low plantings in the sight distance
triangles and trees set back from the site distance triangle.
Human Bean at Spring Creek PDP— #37-06
February 15, 2007 P & Z Meeting
Page 2
COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: C: Existing commercial uses (Vision Eyeland)
E: LMN: Existing single-family residential uses
S: C: Spring Creek, trail underpass, existing commercial uses (office building)
W: C: Spring Creek, Creekside Park, existing commercial uses (Dairy Queen)
This Project Development Plan includes a replat of the southern portion of the 1820 South
College property.
2. Compliance with Zoning District Standards
The proposed PDP complies with the applicable standards in Division 4.21 - Commercial
District (C) standards as follows:
A. Purpose: The purpose of the Commercial District (C) is to:
"...to be a setting for development, redevelopment and infill of a wide
range of community and regional retail uses, offices and personal and
business services... While some Commercial District areas may
continue to meet the need for auto -related and other auto -oriented
uses, it is the city's intent that the Commercial District emphasize safe
and convenient personal mobility in many forms, with planning and
design that accommodates pedestrians."
This PDP complies with the purpose of the Commercial District (C) in that
while it is an auto -oriented use, it is designed to accommodate pedestrians
and emphasizes safe and convenient mobility for pedestrians and
automobiles.
B. Permitted Uses: Drive-in restaurants are permitted in the Commercial District
(C) subject to Planning and Zoning Board approval.
C. Applicable Standards of the Commercial District (C):
1) Land Use Standards: The maximum building height in this district is four
stories. This project proposes a one-story building that is 17 feet 2 inches at
its highest point.
ITEM NO. 2
MEETING DATE Feb .15 , 2007
STAFF Shelby Sommer
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: The Human Bean at Spring Creek PDP Type II- #37-06
APPLICANT: M. Torgerson Architects
c/o Troy Jones
204 Walnut St., Suite D
Fort Collins, CO 80524
OWNER: Piazza, LLC
204 Walnut St., Suite D
Fort Collins, CO 80524
PROJECT DESCRIPTION:
The owner of the property at 1820 South College Avenue requests to redevelop the
parking lot on the south side of the existing Vision Eyeland building (0.39 acres in size) into
a drive -through coffee shop. The development proposal includes a 499 square foot
structure, drive through lanes and a pedestrian plaza. The property is located on the east
side of South College Avenue, directly north of Spring Creek in the Commercial Zoning
District (C).
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This is a request to redevelop the existing parking lot at 1820 South College Avenue into a
Human Bean drive -through coffee restaurant. The property is located in the Commercial
District (C). The purpose of the Commercial District (C) is to:
"...to be a setting for development, redevelopment and infill of a wide range of
community and regional retail uses, offices and personal and business services...
While some Commercial District areas may continue to meet the need for auto -
related and other auto -oriented uses, it is the city's intent that the Commercial
District emphasize safe and convenient personal mobility in many forms, with
planning and design that accommodates pedestrians."
Drive-in restaurants are permitted in the Commercial District (C) subject to Planning and
Zoning Board approval. This proposal complies with the intent of the Commercial District
(C), the standards of the Commercial District (C-N), and the applicable General
Development standards of the Land Use Code. A neighborhood meeting was held on
December 19, 2006, and no neighbors attended.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT