HomeMy WebLinkAboutTIMBERLINE INTERNATIONAL APU - PDP200014 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTTIMBERLINE – INTERNATIONAL
Modification Request
LAND USE CODE – SECTION 3.5.3.(C)(1)
Direct pedestrian connection from the drive-thru to the public sidewalk
(C) Relationship of Buildings to Streets, Walkways and Parking.
(1) Orientation to a Connecting Walkway . At least one (1) main entrance of any 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 ac cess to equipment, storage or similar
rooms (e.g., self -serve car washes and self -serve mini-storage warehouses) shall be exempt from this standard.
Modification Request:
Request to provide a pedestrian path to the west building, crossing the exit side drive-up lane.
THE CONVENIENCE SHOPPING CENTER USE IS MADE UP OF 2 BUILDINGS WITH MULTIPLE TENANTS, THE
SEPARATED WESTERN-MOST BEING A PROPOSED COFFEE SHOP WITH DRIVE-UP, WINDOW SALES. THE EASTERN-
MOST BUILDING PROPOSES 3 TENANTS THAT HAVE DIRECT ACCESS FROM THE PUBLIC, TIMBERLINE SIDEWALK.
THE SITE LAYOUT WAS PURPOSEFULLY DESIGNED THAT THE CAR STACKING LANE WOULD BE TO THE REAR/WEST
SIDE OF THE SITE, SHIELDING IT FROM TIMBERLINE VIEW.
THE ENHANCED PEDESTRIAN CROSSING DESIGN WILL INCLUDE A CONSISTENT SIDEWALK ELEVATION RAISED ABOVE THE
CAR LANE PAVEMENT SURFACE, INCLUDING A ‘SPEED-BUMP/TRAFFIC CALMING’ DESIGN, BOLLARDS WILL ASSIST IN
VISUAL AWARNESS OF THE CROSSING TO BOTH PEDESTRIANS, DRIVERS, AS WELL ENHANCED LANDSCAPING AND
PAVEMENT TEXTURE, COLOR WILL BE INCLUDED.
ACCESS TO THE WEST DRIVE-UP USE (COFFEE SHOP) WILL PROVIDE CLEAR AND SAFE ACCESS TO THE USERS.
Applicable Modification Standards:
The plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan
which complies with the standard for which a modification is requested; or
PEDESTRIAN AND BIKE ACCESS TO THE SITE WILL INCREASE OVER TIME AS NORTH TIMBERLINE DEVELOPES FURTHER. THE CROSSING
CONNECTION WILL BE IMPORTANT TO NEARBY USERS, RESIDENTS AS MORE BIKE ACCESS AND INTERCONNECTING SIDEWALKS ARE
INCREASED. THE SITE HAS DIRECT ACCESS TO 3 OF THE 4 PROPOSED USES. GIVEN THE 2-BUILDING DESIGN LAYOUT, IT IS IMPRACTICAL TO
HAVE THE WEST BUILDING ACCESS WITHOUT A CROSSING TO THE WEST BUILDING. NOTING, THE VERY NATURE OF A DRIVE-UP COFFEE
SHOP USE REQUIRES FULL VEHICULAR MOVEMENT AROUND THE BUILDING. OTHER DESIGN OPTIONS WITH SINGLE-SIDE ACCESS WERE
INVESTIGATED BUT DETERMINED WOULD NOT MEET OTHER LUC. DESIGN CRITERIA. THE WEST BUILDING DOES HAVE DIRECT PARKING
ACCESS SPACES THAT DO NOT CROSS THE TRAFFIC SO THERE ARE OPTIONS AVAILABLE TO PATRONS TO ACCESS WITHOUT ANY VEHICULAR
CROSSING CONCERNS. ALL TRAFFIC IS STOPPED PRIOR TO EXITING THE DRIVE-UP LANE. THE ENHANCED PEDESTRIAN CROSSING DESIGN
INCLUDES CONSISTENT SIDEWALK LEVEL RAISED ABOVE THE CAR LANE PAVEMENT ELEVATION, ‘SPEED-BUMP/CALMING’ DESIGN/ELEVATION
CHANGE, BOLLARDS FOR ASSIST IN VISUAL AWARNESS TO BOTH PEDESTRIAN AND DRIVER, PAVEMENT TEXTURE AND CO LOR
CHANGE. ACCESS TO THE DRIVE-UP USE (COFFEE SHOP) WILL PROVIDE CLEAR AND SAFE ACCESS TO THE USERS.
PROPOSED DESIGN COMPLIES WITH THE INTENT OF THE CODE.
The granting of a modification from the strict application of any standard would,
without impairing the intent and purpose of this Land Use Code, substantially
alleviate an existing, defined and described problem of city-wide concern or
would result in a substantial benefit to the city by reason of the fact that the
proposed project would substantially address an important community need
TIMBERLINE – INTERNATIONAL
Modification Request
specifically and expressly defined and described in the city's Comprehensive
Plan or in an adopted policy, ordinance or resolution of the City Council, and the
strict application of such a standard would render the project practically infeasible; or
PROPOSED DESIGN COMPLIES.
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; or
THE PROPERTY IS UNIQUE IN REGARD TO ITS’ PHYSICAL BOUNDARIES, ADJACENT EXISTING DEVELOPMENT, REPRESENTING PHYSICAL
LIMITATIONS TO THE PRACTICAL ACCESS TO BOTH BUILDINGS. THE SITE IS AN IN-FILL SITE AND NOT A PART OF ANY DEVLOPMENT
CENTER. INTERCONNECTION TO OTHER AREAS OF THE SITE ARE LIMITED TO DUE THE DITCH ON THE WEST SIDE AND SURROUNDING
EXISTING & VACANT LAND DEVELOPMENT. THE SINGLE ACCESS FROM TIMBERLINE ONLY, DOES NOT ALLOW FOR INTERCONNECTIVITY,
LIMITING ACCESS FROM OTHER LOCATIONS.
PROPOSED DESIGN COMPLIES WITH THE INTENT OF THE CODE.
The plan as submitted will not diverge from the standards of the Land Use Code
that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land Use
Code as contained in Section 1.2.2.
THE REQUESTED MODIFICATION IS NOMINAL AND INCONSEQUENTIAL WHEN CONSIDERED IN THE ENTIRETY OF THE OVERALL SITE PLAN
DESIGN. THE ENHANCED PEDESTRIAN CROSSING IS ONLY A SINGLE COMPONENT OF THE OVERALL SITE PLAN AND THE IMPACTS TO THE
CROSSING ARE BEING MITIGATED, LIMITED THROUGH MULTIPLE PRACTICAL URBAN DESIGN MEASURES. THE CROSSING CONNECTS TO
PEDESTRIAN PLAZA AREAS, INTEGRATING THE DEVELOPMENT INTO A CREATIVE URBAN LEVEL FUNCTIONAL AND SAFE DESIGN SOLUTION.
PROPOSED DESIGN COMPLIES.
Architecture West LLC
4.28.21