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Home My WebLink AboutROBERTO'S BURRITOS EXPANSION PUD - PRELIMINARY & FINAL ..... FOURTH P & Z BOARD HEARING (CONTINUED FROM 1/22/96) - 35-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS■ CO ENTERPRISES Planning and Zoning Board City of Fort Collins 281 N. College Fort Collins, CO 80521 Dear P & Z Board, September 21, 1995 P.O. BOX 728 FT. COLLINS,CO80522 (303) 493 • 2782 As I will be unable to attend the public hearing Monday, September 25, I wanted to share with you my concerns regarding Roberto's Expansion PUD #35-95. As an owner of the properties located at 600, 616 and 622 South Mason, I am concerned about the expansion planned for Roberto's Burritos. It is my understanding that the proposed expansion will result in an additional 45 more seats to the restaurant. I am concerned that this expansion will cause additional parking problems in the area. There is no parking for the customers of Roberto's at the current time; they simply park on adjacent properties. I am also concerned about the additional noise and traffic that this expansion will bring to the alley on which Roberto's is located. Although the 600 block of south Mason is primarily full of commercial properties, there are a few residences that do remain. There are two properties that I own at 616 and 622 South Mason that have alley or rear houses that were permitted under the original zoning. The additional noise and traffic generated from Roberto's expansion will be very detrimental to them. In conclusion, unless Roberto's can address the parking problem and provide 10-20 spaces for customers to park their cars, I would request that you do not approve this expansion. Thank you for your consideration. Si r Kathy Nico JOHN C. NICOL & WILLIAM C. NICOL, PARTNERS GARMENT DISTRICT DENVE TEL:303-757-3375 Nov 20,95 15:39 No.014 P.02 . Jfl(--(MtH1 DISTPICT 11/20/95 Steve Olt City Planner 281 North College Fort Collins, Colorado 80522. Dear Steve, I am unable to -attend the Planning and Zoning meeting tonight in Fort Collins. As I have stated in conversations with you parking has been a challenge,in•the area behind the Garment District. About three years ago the street parking was taken from in front of our business which has made it even more difficult than before. In the Garment District building and carriage house.we have a total of eight tenants in addition to the Garment District with managers for two departments. We have in recent years leased three spaces and sign space out front to Roberto's Burritos in an effort to be neighborly, thinking that what is good for other business is good for all business. I feel that I am in a awkward position because although•I support Roberto's quest for success I feel that parking .impacts could be dramatic. I would be happy to discuss this more but feel at this time I cannot be supportive of a•variance that may stretch the parking- problems even further. S.inCBrely 2895 South Colorado Blvd. 633 South College Ave. Denver, Colorado 80229 Fort Collins, Colorado 80524 303.7874371 FAXM-757-WO 970-484-8212 FAX870-404W5 GARMENT DISTRICT DENVE TEL:303-757-3375 Feb 12,96 9:31 No.001 P.02 02/12/96 Steve Olt City Planner 281 North College Fort Collins, Colorado 80522 Dear Steve, I am unable to attend the Planning and Zoning meeting tonight in Fort Collins. As you know I have suggested that Roberto's meet with the three property owners adjacent to them - concerning` -the additional stress on parking in the area if a variance is granted for expansion beyond the allowable square feet for their restaurant. At the one meeting arranged only two of three property owners were present and no discussion was made concerning the solution to the parking issue. Lately it has been suggested by Roberto's that the hours of greatest use would be after other business in the area has closed. I think that this implies a certain right to the parking lots owned by others if the hours of use are not concurrent with those of the property owners. Somehow this overlooks the fact that property owners may desire; to change the times of business being done at their property, property owners pay property taxes on their property, and lot surfacing and maintenance issues are ignored. To protect the property rights of all in the area it seems that if a variance were granted it should be for either all properties in the area or none_ Sincerely, Before the board, I objected to the false statistic put forward by the Watersons regarding walk in traffic. I believe that over 50% (and not 10%), of shoppers at Rocky Mountain Records arrive by car. I was general manager at Rocky Mountain for fifteen years, and believe to have a good feel for this. Because parking is vital, the three businesses in my buildings all have posted parking restrictions. It is currently a difficult task to enforce these rules, and yet it is essential to the success of these businesses that the public respect them. Share and share alike does not characterize at all our preference regarding parking. I maintain that the city was initially right to regard parking as a prohibitive factor in this part of town. It would be unfair to double the size of Roberto's Burritos, if the burden of parking falls on neighboring parking lots. 3) Initially, you told me that the Watersons said that the intention of doubling their building's size is not to increase business. Later, before the planning board, they said that it will not affect neighboring businesses, as the intention is to increase dinner traffic. Yet in conversation with the Watersons, I am told that it is lunch time that brings them their best business. The presentation before the planning board seemed to suggest that the Watersons can control customer arrivals in any way they wish. I have never seen that done. Are we asked to believe that a 100% expansion will not rather increase lunch. Also, Rocky Mountain Records stays open well into the evenings - ten and eleven at night. The College cafe serves dinners as well.. Our parking is not for Roberto's at any hour. 4) If allowed to expand, we will have a large building in the middle of the block, off the alley, with no parking. Should the Watersons decide on another use for the building, or should they sell to another operator, future uses of the enlarged building may cause even greater unforeseen difficulties. Until the area is somehow provided with more parking, allowing the area a truly pedestrian character as has been provided downtown, this kind of expansion is premature. I hope it is not too !ate to take my t icughts ii ito account. i think that the Waterson's presentation before the City Planning and Zoning board contained enough material misrepresentations as to present a false picture, and make a fair ruling on this important matter impossible. I protest that this matter has come before the board, and request that it be abandoned. If Roberto's Burritos wishes to expand, I am sure that there are many more suitable places to do so. Yours truly, December 6, 1995 Richard Roias Merec 2207 Mapleton Azrenue Boulder, Co. 80304 Mr. Steve Olt City Planner, City of Ft. Collins 281 North College Avenue Fort Collins, Co. 80522-0580 Dear Steve: Pursuant to our meeting with the City Planning and Zoning board, I feel obligated to put in writing a number of things with which I disagree that were represented by Mr. Waterson and his sons at the Robertos Burrito's presentation. 1) As you recall, you were given somehow to believe that I had been contacted regarding the informal petition circulated at businesses in the area. It was a surprise to me to learn that this collection of signatures provided the basis by which you overturned your earlier refusal, and decided to go ahead and recommend re -zoning. I do not think that those who signed the petition represent adequately the interests of those most affected by this issue. As you know, was never contacted. 2) The Watersons (I think Vick) characterized the area as a shopping center which has a pedestrian charm, and ninety percent walk-in traffic. They also stated that regarding parking the understanding is that we all 'share and share alike". I disagree on several counts. Firstly, Roerto's Burrito's is not a part of any 'Center'. Generally 'centers' %rated and controlled by one ownership, and maintenance and parking a -a shart; T hat is not the case here, and I fear lest the board should be misled. Roberto's is an independent free-standing building. It is not affiliated in any way with the businesses whose spaces I rent. Robert's is down an ailey in a district which borders on the University Campus ,and which stands apart from other parts of the town. This section of the city is separate from downtown, and has very little parking. Besides having no parking to support its current size, Roberto's is disconnected from the other businesses in the area, nearly all of which have streetside entrances. Roberto's greatest exposure is from my parking area, and the parking of neighboring buildings. No Text No Text KoJ. �) IggS cLj e Y guS<n2CS �3Id ,Qw V k Lq `'° OU.A jt e jj r Awe � y q 3-3gs3 poa �6�2- 93-6 � vS v —7�6y jo/ Sic�)z rl Roberto's Burritos Expansion November 6, 1995 Page Three Business/Bldg. Owner Victor & Doris Specht 316 Jackson Ave. Dick Mesec Owns 647, 649 S. College & 112W. Laurel Boulder, CO (303) 442- 0197 FRUNT 9WE RF-cvgbs (e'ZS,COLLE6f— f-r, . COQZA� 5 Co G�oyh u �re- nc(o` 5 I a-�P, W . "c a r-e 1 I✓t- Coll,ns,Co Name/Signature Phone# L iv-&qao �Sq-Oa36 /_LO�IDS 1�A9,1 r 3 H o p 00 A W L u\t�t_L� s-,- PT G0L-u,\t5 Co goS-a 48,3�,-2 q� Roberto's Burritos Expansion. November 6, 1995 Page Two Business College Cafe 647 S. College Laurel Street Bakery & Cafe 4044/ 126 W. Laurel Kiva Indian Arts 621 S. College Lee's Cyclery 202 W. Laurel Mountain Shop 632 S. Mason P one qfy-o5-11 \�e,. �. Z f---�,- i y a % 11 A2Kv a K S Ram's Bookstore 130 W. Laurel Pizza Casbah v 120 Laurel W. L r 1 Rocky Mountain Records 649 S. College Toy's Thai Cafe 128B W. Laurel Garment District 633 S. College Village Shoe Repair /�� 627 S. College U Pickle Barrel 122 W. Laurel Kathy Nicol P.O. Box 728 "r-en da..Sm 4 q�7z-&0fC=:- y9, -s?-ao y7o LfdZ 7117 2 "2- 1 C1 ( 4 1 Oq-n,56 November 6, 1995 Dear Neighbor: Roberto's Burritos has operated a restaurant at our present location, 120-1/2W. Laurel since 1988. Since we started there have been many changes in the neighborhood. Several new establishments have opened, several businesses have expanded, and the popularity of our little commercial neighborhood has steadily increased. Over the same period however, our neighborhood has lost parking on College Avenue as the City made changes designed to improve traffic flow. This loss has unfortunately made it more difficult for customers to patronize our shops and restaurants, and more difficult for us to plan expansions and enhancements. Despite these difficulties, my family and I are now prepared to move forward with a patio addition on the second floor of our current building. This expansion will add approximately 48 seats, enabling us to serve a growing dinner demand. In order for this expansion to be recommended for approval by the City's Current Planning staff, I've been advised that I need to show evidence that our business neighbors understand the potential impacts with regard to parking, and are supportive of our plans to expand. I believe our recent efforts to enhance our unique identity as a commercial neighborhood has shown us that we are in this together, please help us now as we try to improve both the appearance and bottom line of Roberto's Burritos. Thank you, Jim Watterson Ann Watterson Doug Watterson I understand the potential parking impacts related to the expansion of Roberto's Burritos, and remain supportive and willing to work together to find solutions that will allow each of us to maximize our businesses, and serve our customers in a safe, convenient setting. Business Acceleration Unlimited 112 W. Laurel Beauty and the Beach 118 W. Laurel , �� Cariino's Italian Restaurant -l" 613 S. College � (0� vrtutrs�> 11// Narne/Signatuic Joe go4a n 4-4 TgrAA4Cr4 Fib S 0 P o e Cq 4 U &2b)82��z/z RECEIVFn FEB 0 1 19n; b.) Accommodation for an entertainment and recreational facility to a potentially new customer base. i.e.; to provide an atmosphere and environment for which college students can be entertained by small acoustic style musical talent or comedy acts provided by the surrounding area talent pool or by talent from the music and drama students of the CSU associated departments. The provision for momation will be in the form of pool tables, ping pong tables, darts, video games, card tables, & television for the viewing of sports & recreational programming. *Notes: 1.) Anticipation of this customer base to be 95% walk-in or bike -in traffic. 2.) Anticipation of this customer base hours of frequentation to be between 8:OOom-12:00pm. 3.) The above total proposed square foot hours of operation will be from the hour of 5:30pm-12:00pm. 3.) As a result of the clarification of the proposed expansion areas' space utilization and intended hours of operation, we anticipate no additional automobile oarkine requirements beyond those requirements for employee pa ldag prx city code, which hove bcwi cstabiished and cmmplicd vvith. Thank You For Your Attention. er y, Vic Watterson Director Of Marketing Robertos' Burritos cc: Greg Byme- P&Z Staff Steve Olt-P&Z Staff Bob Blanchard-P&Z Staff Ted Shephard-P&Z Staff Gwen Bell-P&Z Board Gary Cames-P&Z Board Glen Colton-P&Z Board Bob Davidson-P&Z Board Jennifer Mickelson-P&Z Board Bernie Strom-P&Z Board Lloyd Walker-F&Z Board John Fishbach-City Manager Steve Roy -City Attomey Paul Eckman -City Attorney Frank Bruno -Mayors Office Ann Azari-Mayor Jim Stevens -Property Owner Dick Messec-Property Owner Ada Chen -Property Owner RECEIVED FEB 0 1 1996 RECEIVED F E B 0 1 1995 Wattorson Foods, Inc] Roberto's Hurritos 120 1/2 liVest Laurel ♦ Fort Collins, CO 80524 ♦ USA Phone (970)226-3006 * Fax (970) 224-4284 January 30, 1996 To Whom It May Concern, This letter is intended to clarify the pertinent issues surrounding the pending expansion of Robertos' Burritos Restaurant as follows: 1.) Intended utilization of proposed expansion area. 2.) Operating hours of proposed expansion area. 3.) Parking requirements relative to the above two stipulations. 1.) The proposed expansion area will be divided as follows: a ) 2I)%S of Pmposed 2xpan -ion area ! approximately 378.5 sq. It.) will be utilized for the production of our Salsa and sauce products which represent 60% of our gross income, or, our primary source. (i.e.; salsa cooker, packaging, and jarring machine area.) b.) 20% of proposed expansion area (approximately 3 78.5 sq. ft.) will be utilized for the storage of the necessary ingredients and supplies used in the production of our salsa & sauce products. (i.e.; tomatoes, peppers, onions, boxes of jars and associated containers, tortillas, chips, cups, containers, cleaning supplies, etc., as well as those ingredients essential for the operation of our food service (restaurant) operations. O Total area devoted to salsa production and supply storage = 757 sq. 8. The remaining 1135 square feet of the proposed expansion area will be utilized as follows: a.) Accommodation for a potential increase in dinner hour patronage. (from 5:30pm-8:00 approximate addition of 8 tables and 16 chairs. *Note- at this time of day (5:30 PM) surrounding businesses and offices are closing or winding down operations. RECEIVED FEB 0 1 1993 09/14/1995 12:51 303224a284 ROBERTOS SALSA PAGE 01 - — o 6&mros Bonn .-ros 1� ig CALL kUrgC-L r— r (I—ObI t 1)s Clio. -3Gbro o< ZZ4 - 2424 _ IF Ayk�j 70 4 4- _ Toa+ 'Rreoe )ram_ fiR ...b ca-'fcW rT F7BUSINESS SERVICE USES POINT CHART E For All Criteria Applicable Criteria Only Criterion Is the Criterion Applicable Yes No I ll Ill IV Circle the Correc` Score Multiplier Points Earned Ixll Maximum Applicable Points a. Transit Route X 2 0 2 _ — b. South College Corridor X X 2 0 4 g g c. Part of Center X X 12 0 3 6 d. Two Acres or More X X 2 I 0 3, 6 e. Mixed -Use X X 2 I0 3 0 6 f. Joint Parking 1 2 0 3 ^ g. Energy Conservation X 1 2131410 2 p g 110 h. Contiguity X X 2 0 5 IC) I. Historic Preservation 1 2 0 2 1. 1 2 0 k. 1 2 0 I' 1 2 0 Totals 2 4 -- v vi Percentage Earned of Maximum Applicable Points V/VI = VII G�Gj vn Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -73- Business Service Uses (continued) h. Is the project located with at least one -sixth (1/6) of its property boundary contiguous to existing urban development? i. If the site contains a building or place in which a historic event occurred, has special public value because of notable architecture, or is of cultural significance, does the project fulfill the following criteria? 1. Prevent creation of influences adverse to its preservation; 2. Assure that new structures and uses will be in keeping with the character of the building or place. Imitation of period styles should be avoided; and 3. Propose adaptive use of the building or place that will lead to its continuance, conservation, and improvement in an appropriate manner while respecting the integrity of the neighborhood. Land Development Guidance System for Planned Unit Developments The City of Fort Collins. Colorado, Revised March 1994 - 72 - ACTIVITY; Business Service Uses E DEFINITION; Those activities which are predominantly retail, office, and services uses which would not qualify as a neighborhood service, neighborhood convenience, or community/regional shopping center. Uses include retail shops; offices; personal service shops; financial institutions; hotels/motels; medical clinics; health clubs; membership clubs; standard and fast-food restaurants; hospitals; mortuaries; indoor theaters; recreation uses; small animal veterinary clinics; printing and newspaper offices; and, other uses which are of the same general character. CRITERIA; Each of the following applicable criteria must be answered "yes" and implemented within the development plan. Yes No N/A 1. Does the project gain its primary vehicular access from a street other than ❑ South College Avenue? 2. DOES THE PROJECT EARN AT LEAST FIFTY (50%) PERCENT OF ❑ THE MAXIMUM POINTS AS CALCULATED ON POINT CHART "B" FOR THE FOLLOWING CRITERIA? a. Is the activity contiguous to an existing transit route (not applicable for uses of less than twenty-five thousand [25,0001 square feet GLA or with less than twenty-five [25] employees, or located in the Central Business District)? b. Is the project located outside of the "South College Avenue,Corridor"? c. Is the project contiguous to and functionally a part of a neighborhood or community/regional shopping center, an office or industrial park, located in the Central Business District, or in the case of a single user, employ or will employ a total of more than one hundred (100) full-time employees during a single eight (8) hour shift? d. Is the project on at least two (2) acres of land, or located in the Central Business District? e. Does the project contain two (2) or more significant rises (for instance retail, office, residential, hotel/motel, or recreation)? f. Is there direct vehicular and pedestrian access between on -site parking areas and adjacent existing or future off -site parking areas which contain more than ten (10) spaces? g. Does the activity reduce non-renewable energy usage through the application of alternative energy systems or through energy conservation measures beyond those normally .required by the Model Energy Code as adopted by the City? Refer to Appendix "E" for energy conservation methods to use for calculating energy conservation points. Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised March 1994 -71- t C Activity A: ALL DEVELOPMENT CRITERIA ALL CRITERIA APPLICABLE CRITERIA ONLY Is the c-terion Will thesatis(edcMmr.cj accficabfe7 tx CRITERION - 3 = - s a.-j Yes No If no, please explain E � Al. COMMUNITY -WIDE CRITERIA 1.1 Solar Orientation I I I I 1.2 Cemorehensive Plan I I 1 I 1.3 Wiidlife Habitat I 1 1 1.4 Mineral Deocsit I I✓I I 1_ . -icctc-(1 S-...s uve Aromas I r2sarved I I 1.6 Lands of Acricultural Imocrance I r2Served I I I 1.7 E ercv Ccr,se^/aticn I I I 1.8 Air Qualitv I' I✓I I I I 1.C- Water Quality I I i I✓ I I 1.10 Sewage and Yiastes I ! ✓ I I I 1.12 Residential Density I I iv A 2 NE.'G-EGr<11-i COMPAT121LITY CR!TE= I� 2. i VehIC 11ar. Pedes Tian, Bike Transocnation I I ✓I 2.2 Buiidinc P!ace.r :ent and Orientation I I I 2 3 Natural Fe=t res I I IV 2.4 Vehicular Circu,iaticn and Parking I ✓ 2.Z Pecestrian Circulation 2.7 Arcnitecture I I ✓) 2.8 Eulicinc Heignt and Views I I I ✓ 2.c- Shading 2.10 Solar Access I IV I 2.11 Historic Resources I I 2.12 Settacks I✓ 2.13 Landscape I I 17 2.14 Sicns I I I ✓I 2.15 Site Lichtinc 1 1 2.16 Noise and Vibration 1 1 .1 1 2.17, Glare or Heat I I I 2.18 Hazardous Materials I I A 3. ENGINEERING CRITERIA 3.1 Utility Capacity 3.2 Design Standards I �/1 1 3.3 3.4 Water Hazards =1✓ Geolceic Hazards - I I /I �au.rl ?,P4tA Land Development Guidance System for Planned Unit Developments The City of Fort Collins, Colorado, Revised h 1994 - 61 - A Uc,3" 1 �a •.ems 4 1 STOP" _ Aw, mow- Mow .. , �, ti•f, yr. .� l e I f a 1 ' .41 Una NO E. I 4 J do■r ,l w � • s �•y .w� „r _ x •—ry y�r.rrr�or�.—uM,xx r_.r�. �—.v ..sue • .�=�w� � ter= = �-.� �._..,._. o.ria,xi W_ w—,�.rarnY-.r, .YW4waMu.os.0 I a ��•r \ \ r, E.A(T 11u 1Y 5.o An •�-�Rr.aa-- 'Wa Lltsr E�cvr.x,c.Af. - (-FI , 7 S_lJ Tiu4lM � - 1 ��' I �•�..t 'y� � I ' �—_1 L.:. .0 C. _"�' �r J - it l I 414 K.rr 4. a. nAtasw — n:n 9e..rx[aar(Taea �, Sna Rww xa+rrx,. yaalcayyr,m rr a1.6tLufLK4Wl �.a —� L � t_ lT14 T raa. t ru i a wa BG _71 FIF] MYRTL Ncts E STREET W W N W 2 FM g BL ti W � � ~ui W LU '10 o V I NCB LAUREL STREET 10 csJ csu VICINITY MAP 07/24/95 35-95 ROBERTO'S BURRITOS EXPANSION Amended Preliminary/Final 9 1 owl :1 no I OMM ow4 M m"l mol I MM :*Av4 VAI 0 P1 If Issues Associated With ROBERTO'S BURRITOS EXPANSION Parking requirements for the expansion of an existing restaurant and salsa manufacturing facility are not being met with the applicant's proposal. * This issue has not been resolved to date. The adjacent property owners that control a significant amount of parking that could potentially be affected have concerns about this proposal and are not supportive of the expansion. Roberto's Burritos Expansion PUD - Preliminary & Final, #35-95 January 22, 1996 P & Z Meeting Page 4 The request scores 55% on the Business Service Uses Point Chart in the L.D.G.S., which supports the proposed land use. RECOMMENDATION: Staff is recommending denial of the Expansion of Roberto's Burritos, Preliminary & Final P.U.D. - #35-95. Also, staff is recommending denial of a requested variance to the parking requirements as set forth in the City Code and the L•D.G.S. Roberto's Burritos Expansion PUD - Preliminary & Final, #35-95 January 22, 1996 P & Z Meeting Page 3 Parking: There will be a total of 3 vehicular parking spaces on this property after the expansion improvements have been made. These spaces will be located on the north side of the building, under the cantilevered second story addition, along with a bicycle parking area. The applicant has indicated that there will be up to 5 employees working at any given time. The required number of parking spaces as set forth in All Development Criterion A-2.4 Vehicular Circulation and Parking in the L.D.G.S. would be a minimum of 4 spaces for this business/commercial use, based on 2 parking spaces for each 3 employees. With the expansion, there will be approximately 2,000 square feet of sit-down dining space containing approximately 90 seats. The City's Recommended Guidelines for Off -Street Parking Supply for Commercial Uses recommends that a range of 8 to 11 parking spaces per 1,000 square feet of gross floor area be provided for a standard restaurant. Using the lower end of the range, this restaurant should provide for about 16 parking spaces. This property is dependent on surrounding properties for parking for this business and the overall parking will be further exacerbated with the increased seating in the restaurant. By providing only 3 parking spaces, the request does not comply with the City Code for required parking spaces for commercial uses and it does not meet All Development Criterion A-2.4 Vehicular Circulation and Parking in the L.D.G.S. Because of the physical setting for Roberto's Burritos being in the business/office/retail activity center defined by South College Avenue, Laurel Street, Mason Street, and Myrtle Street, it is important that there be an understanding, resolution, and agreement within this small business community about the shared parking need that exists in the center. A joint parking agreement with adjoining property owners is to be made or a variance to the parking requirements for this property must be approved. A variance has been requested by the applicant. Staff does not recommend approval of the variance since the applicant has not yet contacted all adjoining property owners to attempt to solve the parking issue. FINDINGS OF FACT/CONCLUSIONS: In evaluating the request for the Expansion of Roberto's Burritos, Preliminary & Final P.U.D., staff makes the following findings of fact: * The request does not meet applicable All Development Criterion A-2.4 Vehicular Circulation and Parking of the Land Development Guidance System (L.D.G.U. * A variance to the parking requirements as set forth in the City Code and the L.D.G.S. is required. A variance has been requested by the applicant; however, staff is recommending denial of this request. Roberto's Burritos Expansion PUD - Preliminary & Final, #35-95 January 22, 1996 P & Z Meeting Page 2 COMMENTS: 1. Back rg ound: The surrounding zoning and land uses are as follows: N: BL; existing numerous businesses S: BL; existing numerous businesses E: BL; existing numerous businesses W: BL; existing numerous businesses This site is part of the Original Town Plat for the City of Fort Collins. 2. Land Use: This is a request for preliminary and final planned unit development (P.U.D.) approval for an 1,800 square foot second story addition to the existing Roberto's Burritos Restaurant, which is located on an alleyway between South College Avenue and South Mason Street. West Laurel Street is to the south and West Myrtle Street is to the north. The seating in the restaurant will increase from approximately 40 seats to 90 seats. The request evaluated against the Business Service Uses Point chart and the All Development Criteria in the Land Development Guidance System (L.D.G.S.I. It scores 55% on the point chart, earning points for: a) being located outside of the "South College Avenue Corridor"; b) being part of a center (historically, the business/office/retail activity center at the South College Avenue/Laurel Street intersection); and c) having 100% contiguity to existing urban development. 3. Desi n: Architecture: The architecture is to be identical to the existing building, being a cream/tan colored concrete block structure. The building presently is predominantly a one-story structure with a second story office over approximately 1 /4 of the building. The expansion would square off the entire existing building to two levels and add a second story (only) element to the north, cantilevered out over the existing gravel surfaced parking area. Architecturally and visually, the scale and mass of the proposed expansion would be compatible within the context of the surrounding business/commercial complex. ITEM NO. 17 MEETING DATE 1122196 STAFF Steyp OltZ/l2 City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Expansion of Roberto's Burritos, Preliminary & Final P.U.D. - 435-95 APPLICANT: James & Ann Watterson 120-1/2 West Laurel Street Fort Collins, CO. 80524 OWNER: James & Ann Watterson 120-1/2 West Laurel Street Fort Collins, CO. 80524 PROJECT DESCRIPTION: This is a request for preliminary and final planned unit development (P.U.D.) approval for an 1,800 square foot second story addition to the existing Roberto's Burritos Restaurant located on an alleyway between South College Avenue and South Mason Street. West Laurel Street is to the south and West Myrtle Street is to the north. The property is in the BL - Limited Business Zoning District. RECOMMENDATION: Denial EXECUTIVE SUMMARY: This request for preliminary and final P.U.D. approval: * does not meet applicable All Development Criterion A-2.4 Vehicular Circulation and Parking of the Land Development Guidance System (L.D.G.S.); * requires a variance to the parking requirements as set forth in the City Code and the L.D.G.S.; * scores 55% on the Business Service Uses Point Chart in the L.D.G.S., which supports the proposed land use. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 PLANNING DEPARTMENT