2006-10-04 Starbucks Drive Thru CUP/Variance1ORT~-IWE&T AS UCIATIp CC3N5l~AN S, tNC.
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4~{3 C3lson Memorial Highway, quite 2c~2, Golden Va[ley, P~slfit 55422
Teie~hoe: 7~"i3.23°t .2555 Facsimile: 713.231.2561 panr~ersC_~naclaranirzg.corr°M
PLANNING REPORT
TO: Larry Kruse, City Administrator
FROM: Cassie Schumacher-Georgopoulos /Alan Brixius
DATE: October 4, 2006
RE: Albertville -Starbucks Drive Through Conditional
Use Permit /Variance
NAC FILE: 163.06 - 06.29
BACKGROUND
Starbucks Coffee has applied for a conditional use permit/variance for a drive through
lane and menu board to be posted on the north side of Building D of Albertville
Crossings. Building D of Albertville Crossings is located at the corner of 57th Street NE
and Labeaux Avenue NE. The Starbucks will be located in the north portion of .the
building along with the drive through.
Attached for Reference:
Exhibit A Engineer Report
Exhibit B Albertville Crossings, Building D
Exhibit C Architectural Site Plan
Exhibit D Demo and Floor Plans
Exhibit E Elevations
Exhibit F Drive-up Plan and Elevation
Exhibit G Albertville Crossings, Building D Lighting Plan
ISSUE ANALYSIS
Zoning. Albertville Crossings Building D is currently zoned B-3, Highway Commercial.
The B-3 District allows for drive through service lanes by conditional use permit.
Conditional Use Permit (CUP).
Drive Through. Starbucks Coffee is a illustrating a minimum of six vehicles or 120 feet
of stacking space for the drive through. Exhibit C illustrates that two of the six vehicles
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in the drive through would be blocking access to three parking spaces, which is not
allowed by the Ordinance if those spaces are required parking spaces. However, the
three spaces blocked by the drive through stacking are allowed because the site
provides a surplus of parking space for the building. The building is 9,617 square feet,
which requires 44 parking spaces for a retail center (9,617 X .9 = 200 = 44). The site
for Building D provides 55 spaces. The three space blocked by the drive through
stacking should be signed for employee parking only.
The drive through lane will be on the north side of the building. Per recommendation
made by the City Engineer the applicant has designed to drive through lane to be 12
feet wide with a 16 foot by-pass lane. The drive through lane and the by-pass lane shall
be properly striped and signed to illustrate the separation and show one-way circulation.
Vehicle Circulation. The drive through will change the traffic pattern of the parking lot
from atwo-way circulation pattern to a one-way circulation pattern; therefore, the site
should be striped and signed to signify the one-way traffic circulation on the north side
of the building. Traffic will enter the site from LaCentre Avenue to the east. The traffic.
for the drive through lane will continue along the east side of the building to the order
board intercom at the northeast corner of the building in a one-way direction. Traffic will
then move along the north side of the building and exiting the drive through as the cars
make aleft-handed turn to the west.
Screening. The site plan shows no screening of the order board intercom from 57tH
Street NE. A four foot screen of berming and/or landscaping shall be provided to
screen headlights shining onto 57th Street NE.
Lighting. The original lighting plan for Building D shows not lighting on the north side of
the building where the drive through lane will be. If lighting is to be added to the drive
through area, a new lighting plan shall be submitted.
RECOMMENDATIONS
Based on the review of the plans dated 10/03/06, staff recommends approval of the
conditional use permit for a drive through lane for Starbucks Coffee with the following
conditions:
1. The parking lot shall be signed to signify cone-way traffic circulation pattern on
the north side of the building.
2. The drive through lane and the by-pass lane shall be properly striped and signed
to illustrate the separation and show one-way circulation.
A four foot screen of berming and/or landscaping shall be provided to screen
headlights shining onto 57th Street NE.
4. If lighting is to be added to the drive through area, a new lighting plan shall be
submitted.
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5. The three spaces blocked by the drive through stacking should be signed for
employee parking only.
6. All comments by the City Engineer in the letter dated September 1, 2006 shall be
satisfied..
pc. Mike Couri
Bridget Miller
Adam Nafstad
Jon Sutherland
Paul Waid (Applicant)
Copaken, White, and Blitt
8900 State Line, Suite 333
Leawood, KS 66206
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,~
,s recluestcd, I reviewed the two aptions (~-1 and ~-2) fear the prapo~c~? ~r<rrlaucks drive-p window
in regards to traffic flaw and Lane can~guratoai and Offer the fa11a4ving car;~m~°~7ts:
1. C)pti4n A-1 depicts an ~' drive-up lane separated fam a'~2'G" t~4o-~= ~r~~ through tr. ~:ane
via. a narrow (12"~ median. Although the praposed lane widths <~-~; i~~li~v~cl act; cis. ,... for
slaw speed traf~rc, this aption does rat accornanadatc a la~~?f;- ~ .,•~,3 f or~ the sez~ icy d nor are
the side of the building .(pedestrians step out of fhe building i ~' ~i~~ive-up lc,~~:). ~1so, flee
existing geamctt~ics ofthc: parking lot will rat accaaramadate tr, ific appasing tlz~: cfirectiara of
the. drive-up tra~ffzc and. unexpected conflicts rr~ay occur.
2. C)ption A-2 depicts adrive-tap window extended. aut fram t1~e ~._;ting structure and ~n g'
drive-ttp' lane separated from a 2Q'3" to-vvay through traffic lane by means of a series of
painted laollards. With the extended,1bupecl-out drive-up window, this optian does prop i~jr
a landing area far the service dear. ~lawever, even though this aptian naay aceanxanodate
slow speed traffic cangeston~'mability issues rraay arise should excessive stacking; ar
unexpected conflicts occur. ~'~lsa, the bollards proposed as delineators bet~veera the two lanes
rraay c;~<<itc r.~a;€intenanee issues {snow plowing) and are net a desired ntetz~'t~ c~ ~ safe lane
separati,»~ .
3. Ta alleviate passible ta~affic c;ange~ti~aa antl conflicts, and rxaaintain rnax^n ~ rrrr mtahility in the
parl:i{g lot, it. is recommended that the circulation pattern of the two-~ ~~•_>~~.;~11 lane .,
limited to that afa one-way traffic; lane. It is recataam~rad~~l tht~t t~~i ;'M~z.: ~~ a r~~~~i~~l~:.r ~f
IC' ;;1 °c*-iclth, in addition to the drive-up lane.. Limiting t1a~ ~:ircaflatiE3 ~ ,<;tt~;3-r t~~ tl~~sc ~ one:
direct~an also ~timinate:s the need far a raised ax~aedian ar bc~ila; cA~ 1«, :<~;~e ~~i~az~~~ti~?~a. '' . is
change to fire :;i c~~latica pattern. of the parking gat euill requn ~ <<{t:. t~.anal ~igra~~ :. anal
passible striping.
4. Although an $' drive-up lane width will accommodate a standard width vehicle, driver
comfort levels are compromised due to the narra~v width and flee acctarrnce of tine Tula i.s
very carrzan, I recommend the drive:-up lane to lee increased in width to a aisaiaxaunn of {}'
and.12' if possible.
5. Ta accammadate safe ingress and egress through tPre service door, it is recarnn :: nded that
the landing area between the drive-up lane and the existing. building be a na~raimu~ of ~' feet
ire width this width slrotild b~ confirmed with all applicable cedes and reclu'., ~`-}
T'lease let e knarv if you have any rluestians.
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