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Home My WebLink AboutROBERTO'S BURRITOS EXPANSION PUD - PRELIMINARY & FINAL ..... SECOND P & Z BOARD HEARING (CONTINUED) - 35-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS09/14/1995 12:51 303224( 1 ROBERTOS SALSA PAGE 01 Vac) 6amms Somm .Tos (-.-z ca '� C-QD _L_ .URQ L QG �z4 3corp or 22,4 : Z424- --• •- � - - - - .. -T�._. �i..,a.,.�.�t�uu:�. _.. _._ �o� mot- .i � - aS -•- --- - _ moo . __.._ . _ ...---•----F-T_ Cal! rr� s - �,� : ..-- - - ��s -- ...�._ ... _. _ --- fz:c c.u�i � u its-�� Activity A: ALL DEVELOPMENT CRITERIA =.LL C RIT= ; J A APPLICABLEE CRIT�R;,=, ONLY Is Vie —enonIIII the eaencr� acclicacle7 I be satisfied CRIT==!CN I _ s Yes INa If no, a i^ =.;. CO MMLN17 WIDE CRITc=:�. 1.1 Sciar Orien;2;icn I I I.✓I I I i? Cent-= ... r -Ian I I✓! I I I i.3 Wiiclife -atita ;.� Mire -a! Dec --sit I I I✓I c^ic tIv S=-srive ArS=c r2�2.r�e� I I I i • �' r� '!tL'ra! hpC^_';C: I r�,^_ ��_ I , I I 1.7^y 1...-..n S7r'/ailon I ! ✓i I' I I ;.? Air Quality ------------- I I✓! 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O_ J I L) BG VICINITY MAP 07/24/95 35-95 ROBERTO'S BURRITOS EXPANSION Amended Preliminary/Final :iulmall r• Roberto's Burrito's Expansion PUD - Preliminary and Final, #35-95 November 20, 1995 P & Z Meeting Page 4 * 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 and staff is recommending approval of this request. * 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 approval of the Expansion of Roberto's Burritos, Preliminary & Final PUD - #35-95. Also, staff is recommending approval of a requested variance to the parking requirements as set forth in the City Code and the L.D.G.S. Roberto's Burrito's Expansion PUD - Preliminary and Final, #35-95 November 20, 1995 P & Z Meeting Page 3 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 the City Code and 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 to the parking requirements has been requested by the applicant and staff is recommending approval of the variance. Also, the applicant has contacted many of the adjoining property owners to attempt to solve the parking issue. A letter of acknowledgment of the proposed expansion was presented to the business owners/operators in the area by the owner of Roberto's Burritos. This letter, attached to the staff report, contains signatures "of approval" from a significant number of the businesses. 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 comply with the City Code for required parking spaces for commercial uses. * 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.S.). Roberto's Burrito's Expansion PUD - Preliminary and Final, #35-95 November 20, 1995 P & Z Meeting Page 2 COMMENTS: 1. Background: 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.). 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. Desien: 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. Parking: ITEM NO. 6 MEETING DATE 11-20-95 iiik STAFF OLT City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Expansion of Roberto's Burritos, Preliminary & Final P.U.D. - #35-95 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: Approval EXECUTIVE SUMMARY: This request for preliminary and final P.U.D. approval: * does not comply with the City Code for required parking spaces for commercial uses; * does not meet applicable All Development Criterion A-2.4 Vehicular Circulation and Parking of the Land Development Guidance System IL.D.G.S.I; * requires a variance to the parking requirements as set forth in the City Code and the L.D. .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