HomeMy WebLinkAboutTHE HUMAN BEAN, 799 N. COLLEGE AVE. - MODIFICATION OF STANDARD - 28-04 - REPORTS - MODIFICATION REQUEST8-04-2004 9:13AM FROM CITYSCAPE 970 226 4196 P.d
Conclusion
The Planning and Zoning Board has the authority to grant the modifications as requested as
provided in Section 2.8.2 (H) of the Land Use Code given that the proposed plan Is not detrimental
to the public good and by reason of "exceptional physical conditions or other extraordinary
and physical conditions". The applicant maintains that the single point of access to the site from
N. College Avenue represents such a condition. The Land Use Code also allows for consideration
where sites have limitations 'such as exceptional narrowness", which also apply to this site. By
granting these modifications, the development will be enhanced, this development can be a positive
contribution to the development that exists along the N. College Avenue corridor and be beneficial
to the residents in this area of Fort Collins. Solid grounds exist for granting the modifications to the
pedestrian access to cross a vehicle use area.
Thank you for the opportunity to submit this request for a Modification of Standard.
incere
Carter
Cityscape Urban Design
Attachments:
8.S" x 11° — Site and Landscape Plan
8.5" x 11" — CDOT Short Tenn Access Control Plan
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1. Pedestrian Oriented Street Front
1-A Code Section 3.5.3 (B) (1)) Orientation to a Connecting Walkway and Section 3.5.3
(B) (2) Orientation to Build -to lines for Streeffront Buitdngs
Code Sections 3.5.3 (B) (1) and (2) provides in part that'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."
And;
The site provides'pedestrian-oriented streethnonts with no vehicle use area between building
faces and the street °
The applicant requests that these code sections be modified to permit a pedestrian walkway
to cross from the street sidewalk along N. College Avenue to the budding by crossing a vehicular
use area.
Justification
The site's access point along N. College Avenue — a physical condition of the site - limits the
owner's ability to provide a dedicated "entrance only' and dedicated "exit only" access onto the
subject property. The applicant originally proposed that a dedicated entrance drive and separate
dedicated exit drive exist on site to allow for the "connecting walkway° to meet the street sidewalk
along N. College Avenue. The Colorado Department of Transportation Short Term Access Control
Plan dictates a single point of access to the site and thus limits the ability to provide the °connecting
walkway" where'pedestnen-oriented streeffronfs with no vehicle use area between budding faces
and the street can exist
A second physical condition of the site is its narrowness. The narrowness of the site limits
the ability to provide turning movements such that a vehicle cannot maneuver to avoid crossing the
'connecting walkway'. The site is approximately 1W in width north to south.
For compliance with the standards, the applicant proposes a design that addresses these
issues as follows:
A. Where the walkway crosses the vehicle use area, the walkway will be delineated with
colored concrete;
B. Signs will be posted to wam vehicle users to yield to pedestrians
C. Pedestrian lighting will be provided
D. Landscaping will be provided to allow an unobstructed view between the driver and the
pedestrian
E. Bicycle facilities have been provided
F. The walkway connects directly to the patio seating area and to the walkup window.
8-0d-200d 9:12AM FROM CITYSCAPE 970 226 d196 P.2
Phone: (970) 2264074
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Request for Modification of Standard
Orientation to a Connecting Walkway
July 21. 2004
The right to request this modification to the Land Use Code and procedure is set forth in
Division 2 8 2 Modification Review Procedures of the City of Fort Collins Land Use Code.
(1) This letter is requesting a modification to Land Use Code Section 3.5.3 (B) (1) and (2) to
allow a vehicle use area between the building facade and a street (N. College Avenue.)
General Operations of Proposed Use
The Human Bean coffee drive thru is a ± 400 square foot drive through restaurant proposed
at 799 N. College Avenue. Business is conducted by providing drivers to order, pay and receive
coffee and limited food items while remaining in their vehicle. The driver also has the option of
parking the vehicle and using a walk up window to receive their product. The drive-thru window is
the primary means of service for this use.
The vehicular circulation and site use allow the driver to enter and exit the site from a single
access point along the N. College Street frontage. The Colorado Department of Transportation
Short Term Access Control Plan has determined that the site will be allowed only a single point of
access. The driver has the option of using one of two drive-thru lanes located on either side of the
building. Once the driver reaches the window, the driver orders, pays and receives their product.
The driver then exits the site through the single point of access. Two drive-thru windows are
provided for the driver to limit the wait time for ordering.
Modifications Requested and Grounds for Approval
Section 2.8.2 (H) (3) Modification Review Procedures allows the Planning and Zoning Board
to grant a modification of standards only if it finds that the granting of the modification would not be
detrimental to the public good, and that
(3) "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
owners 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 orhardship are not caused
by the act or omission of the applicant, or'