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HomeMy WebLinkAboutTHE HUMAN BEAN, 799 N. COLLEGE AVE. - MODIFICATION OF STANDARD - 28-04 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes August 26, 2004 Page 11 Member Schmidt agreed. Member Gavaldon stated that the amendment should be that the PDP come back with four parking spaces and that it meet the storm drainage requirement. Chairperson Torgerson noted that that was a foregone conclusion. The motion was approved 7-0. Project: Oakridge Business Park, Continuing Care Senior Campus, Modification of Standard, File #13-82CT Project Description: Request for a modification of standard to Section 4.21(D)(2) of the Land Use Code for secondary uses. The site is 21.5 acres in size and the proposed future campus will have approximately 15.9 acres of residential use (secondary use) which exceeds the 25% maximum allowed by the Harmony Corridor zone district and the approved Overall Development Plan. Staff Recommendation: Approval Hearing Testimony, Written Comments City Planner Steve Olt gave the staff pre ntation, recommending approval. He stated that the property is located at the south*esN,,omer of McMurray Avenue and Oakridge Drive, just south of Harmony Road. The request is for independent living cottages, which is defined by the Land U Code as a residential use. The residential is a secondary use in the Harmo Corridor zone and the Land Use Code limits the amount of secondary uses in any evelopment plan to no more than 25%. This proposal would push the residential u to approximately 37-39% in the Oakridge Business Park Overall Development Plan. The applicant would have to be granted a modification to that standard to allow residential uses to exceed 25% in the Oakridge Business Park in order to proceed with this use. Staff made a determination that the modification, as requested, satisfies Section 2.8.2(H)(2) of the Land Use Code dealing with substantial benefit to the City as described in the City's Comprehensive Plan. This proposal would ulti tely be an independent living campus. Planning and Zoning Board Minutes August 26, 2004 Page 10 Mr. Carter replied that the engineering had not been completed to determine the volume of detention needed. Member Gavaldon stated concern over taking away some of the detention. Chairperson Torgerson noted that this site plan is illustrative and is not a PDP to be reviewed. He asked if the site plan could have been created to have separate entrance and exit points. Mr. Carter replied that it could have been if the CDOT Short Term Access Control Plan allowed that to occur. That plan has limited the site to a single point of access lining up with the point of access immediately across North College Avenue. Chairperson Torgerson asked if the applicant had considered an "equal to or better than" argument because it seems this design is actually preferable to one that would be compliant with the standard but would have two points of access causing problems on College. Mr. Carter replied that CDOT certainly thought that a single point of access was better. Member Lingle moved for approval of Modification request #28-04 for the Human Bean Drive -Through Coffee Shop at 799 N. College Avenue, citing the findings of fact and conclusions in the staff report. Member Schmidt seconded the motion. Member Craig asked to add a friendly amendment in regards to the parking —that they do add more parking because pedestrians will have to do a lot of crossing over which is not as safe as if they could park on site. It was noted that that could be decided at PDP stage. Member Craig then retracted her amendment. Member Gavaldon stated that he would like to see additional parking worked into the plan and would like to have an amendment to the motion to force the applicant to come back with the additional parking. Chairperson Torgerson stated that the applicants have heard the concern but asked Member Lingle if he would like to accept the amendment. Member Lingle stated that he would. Planning and Zoning Board Minutes August 26, 2004 Page 9 the pedestrians as well as appropriate landscaping and lighting so the site where the vehicles and pedestrians intersect will be as safe as possible. Because of the limitations of the site, this is the best that can be done to accommodate the connecting walkway. Joe Carter, Cityscape Urban Design, gave the applicant's presentation. He stated that the modification request is to provide a vehicle use area between the building and the street. Mr. Carter pointed out that the site map was incorrect and that the site is just north of where it is identified on the map. A vehicle use area is needed between the building and the street due to the exceptional narrowness of the site and the single point of access as established by the CDOT short-term access plan. If this were not a consideration, the access points could be split and eliminate the vehicle use area between the building and street. Mr. Carter explained the vehicular movement of the site noting that cars will not be stacking on College. He stated that a small seating area has been provided in front of the building. Member Craig asked if there was parking on site at all. Mr. Carter replied that there are three parking spaces in the back. One is a van - accessible handicap space and the potential exists to flip the parking with the detention to get the parking closer to the building. Member Craig encouraged situating the parking as close to the building as possible. Member Schmidt asked where the employees are going to park. Mr. Carter replied that employees would use those spaces as well. Member Gavaldon asked how many employees there would be. Mr. Carter replied that there would be two at maximum at any one time. Public Input There was no public input. Public Input Closed Mr. Carter stated that more parking spaces could be added to extend further east. Member Gavaldon asked if they would then eliminate detention. Planning and Zoning Board Minutes August 26, 2004 Page 8 Lingle asked if approving this modification would automaijiedfly rescind the modification or if that needs to be done formally withtK motion. Deputy City Attome man replied that he would r mmend putting that in the motion. Member Lingle amended his motio i de rescission of the previous modification. Member Schmidt sec ed the motion. \ The motion approved 4-0. (NOTE: Members Torgerson, Gavaldon, Carpent tleclared conflicts on this item.) Project: Human Bean Drive -Through Coffee Shop, 799 N. College Avenue, Modification of Standard, File #28-04 Project Description: Request for a modification to Land Use Code Section 3.5.3(B)(1) to allow the vehicle use area between the building facade and a street (North College Avenue); and Section 3.5.3(B)(2) to allow the proposed building setback to the greater than 25 feet behind the street right-of-way of an adjoining street that is larger than a two-lane arterial street. The project site is located at 799 North College Avenue and is zoned CN — Commercial, North College District. Staff Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: City Planner Anne Aspen gave the staff presentation, recommending approval. She stated that the site is on North College Avenue between Woodlawn and Alpine. The site, being on College Avenue, is on a Colorado State Highway. CDOT limits access to this site to one location on the south end of the lot so it can be aligned with the existing entrance on the east side of College, across the street. The proposal is for a drive - through coffee vendor; primarily a vehicular use establishment. Because it is a narrow site and they are restricted to the one access, they must cross the pedestrian walkway from College in to the walk-up window. The applicant is proposing to have cars come in off College, turn right and be presented with signage and different colored walkway for Council Liaison: Karen Weitkunat Chairperson: Mikal Torgerson Vice Chair: Judy Meyer Staff Liaison: Cameron Gloss Phone: (W) 416-7435 Phone: (W) 490-2172 Chairperson Torgerson called the meeting to order at 6:05 p.m. Roll Call: Lingle, Gavaldon, Meyer, Schmidt, Craig, Carpenter and Torgerson. Staff Present: Gloss, Eckman, Olt, Aspen, Wamhoff, K. Moore, Buffington, Stanford, Leman. City Planner Steve Olt, standing in for Director of Current Planning Cameron Gloss, reviewed the Discussion Agenda (there were no items on the Consent Agenda): Discussion Agenda: 1. #29-03A 317 and 325 Cherry Street, Modification of Standard. 2. #28-04 Human Bean Drive -Through Coffee Shop, 799 N. College Avenue, Modification of Standard 3. #27-04 CDOT Poudre River Rest Area Relocation, Site Plan Advisory Review ITEMS CONTINUED FROM THE AUGUST 19, 2004 PLANNING & ZONING BOARD HEARING: 4. #13-82CTOakridge Business Park, Continuing Care Senior Campus, Modification of Standard. Recommendation Item: The Planning and Zoning Board provides a recommendation to the General Manager of Utility Services on the following item: 5. Spring Green Out -of -City Utility Request. (CONTINUED TO 8126/04 PER APPLICANT) Member Gavaldon asked that the continued items be heard last. Chairperson Torgerson stated that, since this is a special meeting, and the items that were continued were from a regular meeting, the continued items should be heard last. Chairperson Torgerson, Member Gavaldon, and Member Carpenter declared conflicts on Item #1, 317 and 325 Cherry Street, Modification of Standard. Vice -Chairperson Meyer acted as Chairperson for this item.