Laserfiche WebLink
FILE#16-3856 <br /> August 15,2016 <br /> Page 3 of 4 <br /> future exterior patio,if located to the south and west of the building,would not impact <br /> adjacent residential neighborhoods and would require site plan approval. <br /> 11) Not create a nuisance which generates smoke, noise,glare,vibration,odors,fumes,dust, <br /> electrical interference,general unsightliness, or other means; No evidence has been <br /> presented to suggest otherwise. <br /> 12) Not cause excessive non-residential traffic on residential streets, parking needs that cause <br /> a demonstrable inconvenience to adjoining properties,traffic congestion, or unsafe <br /> access; There is no link from the proposed site to the adjacent residential streets other <br /> that the existing pedestrian trail which provides access to the public sidewalk system, <br /> the trail, businesses,and the bus system. These pedestrian connections are generally <br /> desirable in strong neighborhoods and communities. <br /> 13) Designed to take into account the natural,scenic,and historic features of the area and to <br /> minimize environmental impact; Does not apply. <br /> 14) All exterior lighting shall be so directed so as not to cast glare toward or onto the public <br /> right-of-way or neighboring residential uses or districts; no additional lighting is <br /> proposed, and <br /> 15) Not detrimental to the public health, public safety,or general welfare.This use is a <br /> common use in a commercial district and is not expected to have a negative impact. <br /> A CUP may be granted subject to such conditions as the Council may prescribe. Additionally, a <br /> CUP shall remain in effect as long as the conditions imposed by the City Council are observed, but <br /> nothing in this section shall prevent the city from enacting or amending official controls to change <br /> the status of conditional uses. <br /> Analysis <br /> Coffee and bagel retail are a conditional use permit in the B-5 zoning district,with 4 conditions. <br /> a. No more than 50 percent of the gross floor area of any single building shall be <br /> devoted to coffee and/or bagel retail store uses. 32.7%of the building is devoted to <br /> food/beverage retail uses. <br /> b. No individual coffee or bagel retail store use shall exceed 2,000 square feet of <br /> gross floor area.A combined coffee and bagel retail store use shall not exceed 4,000 <br /> square feet of gross floor area. The combined area of the food/beverage retail is <br /> 3,900 square feet. <br /> c.The number of incremental parking spaces required for the coffee and/or bagel <br /> retail store use shall be calculated using the parking requirement standard for <br /> restaurant uses. Restaurant requires 1 space per 80 sq.ft. of public floor area,or 49 <br /> spaces(3900/80=48.75). The property provides 60 spaces,exceeding the <br /> requirement. The applicant shall demonstrate that the total parking needs for the <br /> site will be met. A portion of the parking area is subject to a cross parking <br /> easement with the property now occupied by Culvers. In practice,and based on <br /> observations,Culver's customers frequently use 10-12 spaces on the subject <br /> property. <br /> d. An individual coffee or bagel retail store use shall be limited to a maximum of 45 <br /> seats.A combined coffee and bagel retail store use shall be limited to a maximum of <br /> 60 seats. The combined number of seats proposed is 60. <br /> The proposed use appears to meet the standards imposed on bagel and coffee stores. <br /> Coffee and bagel retail are not defined in the zoning ordinance,though this description is assumed to <br /> be similar to Caribou/Starbucks/coffee houses and Bruegger's bagel shops, all of which are open <br />