The URL can be used to link to this page

Home My WebLink AboutROBERTO'S BURRITOS EXPANSION PUD - PRELIMINARY & FINAL ..... FIRST P & Z BOARD HEARING (CONTINUED) - 35-95 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS�o �lertOS L rrt l s K,PavLSi av% IfaJ.4 I9gS ��5 z guS«�s 93�d , 0 w V- �Cl, iSli1 r.42��/Lr ct�a" Z�-/ ( - y q 3-3gs3 Z/�v —7��y 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 IT- 4Nfi 9M, N&E R -(Cgb� COLLE . CoL�S Ca �a5h u f c n cl.o;- l c.4 �! C`l A- ti N o p 1'3�0 A W LAU2R\ aL sT r\Z CC> (20sa�_ Name/Signature Phone# �q, o Roberto's Burritos Expansion November 6, 1995 Page Two Business Name/Signature College Cafe 647 S. College Laurel Street Bakery &Cafe �/ ��""" "" � ��'lor.✓� 126 W. Laurel U/ Kiva Indian Arts 621 S. College Lee's Cyclery 202 W. Laurel Mountain Shop 632 S. Mason Aa II �V Ci �t rj fa, G 5 7V Ram's Bookstore 130 W. Laurel Pizza Casbah �� 120 W. Laurel Rocky Mountain Records 649 S. College Toy's Thai Cafe l/ 128B W. Laurel Garment District 633 S. College Village Shoe Repair 627 S. College 1 Pickle Barrel 122 W. Laurel Kathy Nicol P.O. Box 728 1'i A)-�l is �6r-en da.Sm 1fh Phone Tidy-oS-71 2Z i Gi (4-1 1a122 - �&% 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 = —a-iuno's Italian Restaurant 613 S. College '// Name/Signatift JoE 9,04u a P f' T,40MARR fly S MUt Phone # cq-20)82—Szl z Cl s �Sg�•L�F.4ll-_rl — � s e ^ — � .r ��e•cs PayLl n -� 1 - Llez. ELf VI. ��.f C.a� 4 urs�•ew J ppEN lu�a= •�urauso�+e °..' FS�w�.y�� r14'Y_�PfeS II--i-F i ij w ri SpP.eno2H Y 4S n •. �.n�ra...e fycvA•ICHt-�aee.IL.a d 4-�SSIS�S_ rim F- =EE f, 5, 7 7171, I I I I.= NCM EE ITF Tu E I I I I.= NCM EE ITF Tu E EHEE EE� 7-7177, p LT-1-1 =-77 '7 = - = -.,I LI I FL E 7- w7 LL M -,TITI 1 ITITITF, F=- BP p C��-1111 �- VICINITY MAP 1 07/27/95 35-95 ROBERTO'S BURRITOS EXPANSION Amended Preliminary/Final Roberto's Burritos Expansion Pud - Preliminary and Final, #35-95 September 25, 1995 P & Z Meeting Page 4 * 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.2. * A variance to the parking requirements as set forth in the City Code and the L.D.G.S. is required. * 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 that this item be continued to the October 23, 1995 Planning and Zoning Board public hearing. The purpose of the continuance is to enable the applicant to contact other property owners and business operators in the business/office/retail activity center defined by South College Avenue, Laurel Street, Mason Street, and Myrtle Street and notify them of the proposed restaurant expansion. 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. The parking will be further exacerbated with the increased seating in the restaurant. Roberto's Burritos Expansion Pud - Preliminary and Final, #35-95 September 25, 1995 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 the City Code and All Development Criterion A-2.4 Vehicular Circulation and Parking in the L.D.G.S. would be a minimurn 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. . Because of the physical setting, 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 is not prepared to make a recommendation on the variance at this time since the applicant has not yet contacted all adjoining property owners to attempt to solve the parking issue. Continuance to the October 23, 1995 Planning and Zoning Board public hearing is recommended. The purpose of the continuance is to enable the applicant to contact other property owners and business operators in the business/office/retail activity center defined by South College Avenue, Laurel Street, Mason Street, and Myrtle Street and notify them of the proposed restaurant expansion. 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. The parking will be further exacerbated with the increased seating in the restaurant. 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. Roberto's Burritos Expansion Pud - Preliminary and Final, #35-95 September 25, 1995 P & Z Meeting Page 2 COMMENTS: 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. Design: 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. 4 MEETING DATE 9125/95 iii STAFF_ Steve 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: Staff is recommending that this item be continued to the October 23, 1995 Planning and Zoning Board public hearing. 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 (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