HomeMy WebLinkAbout2.0 Staff Report 4.4.94REOUEST:
APPLICANT:
LOCATION:
SITE DATA:
WATER/SEWER:
ACCESS:
EXISTING ZONING:
ADJACENT ZONING:
PROJECT INFORMATION AND STAFF COMIVIENTS
414194
Special Use Permit for Drive-Through
Establishment
Lael Hughes
Located in Section 31, T7S, R87W ot
the 6th PM; located at the southwest
intersection of CR 100 and State
Flighway 82 (Catherine Store)
.73 acres
ISDSAMELL
CR IOO
C,IL
fuR/RD
II.
l.RELATIONSHIP TO THE COMPREHENSTVE I'LAN
The subject property is located in District C - Rural fueas with Minor Environmental
Constraints as identified on the Comprehensive Plan Management Districts map.
DESCRIPTION OF THE PROPOSAL
Site Description: The property is located at the southwest corner of State Highway
gi and Cit tOO, uppto*i*uiely one (l) mile east of the Town of Carbondale
(Catherine Store Road). The site is occupied by Catherine Store, with residential uses
on the second floor. The property also includes several outbuildings and two gas bays
on the west of the store site. A site plqr, based on submittals by the applicant and
field measurements, is shown on page t I . R.."ss to the site is isolated to the east
frontage on CR 100.
The applicant is requesting a Special Use Permit approval to allow for a drive-through
liquoi store on the site. As shown on the site plan, the proposed drive-through
window would be located on the southeastern corner of the site, with an existing
structure to be removed, and a 850 square foot addition to be added. Access to the
site would vary depending on the direction of traffic. Staffhas indicated the various
access scenarios on the site plan. The applicant has verbally indicated that access to
the window would be bi-directional (i.e. both clirections). Staff suggests that this
arrangement is unworkable, and the directional assumptions shown on the site plan
urru,rr-. single-directional access to the drive-through. Traffic would most likely circle
the building, and exit out from the eastern entry to the property'
MAJOR ISSUES AND CONCERNS
A. Section 3.07.03 lists a "drive-in establishment wltere the customer receives goods or
services while occupying a vehicle" as a Special Use in the A/R/RD zone.
A.
B.
II I.
-/eo
Circulation is further complicated by the location of the old SH 82 frontage road, which originates
directly across from the primary access to the existing driveway.
Traffic generation rates for the site are difficult to project because tnstitute of Traffic Engineers (ITE)
rates aie not available that specifically address liquor stores. However, staff has made some
assumptions in regards to the potential impact of the proposed use (see Table I).
TABLE 1
EXISTING AND PROPOSED.TRAFFIC GENERATION
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Retail Use
(existing)
40.7 daily trips per
1000 sq. ft.
2,200 sq. ft.90 13.704
Gas Station
(existins)
133 daily trips per
DUmp
4 pumps 532 80.9%
Liquor Store
broposed)
40,7 daily trips per
1000 sq. ft.
850 square
feet
35 53%
TOTAL 657 trips 100%
(l) Land use assumptions are based on existing and proposed uses on the sitc
(2)Trip generation rates are based on Institute of Traffrc Engineers (ITE) Trip (ieneration Manual, Third Edition. No liquor
store rates are included in the ITE study. Therefore, the "convenience retail" use was used.
(3)Square footage assumptions were based on records obtained from the (iarficld County Assessor's Offrce. Assumptions
included only fhi applicable retail square footage on the site, and excluded storage space. The approximate square footage
of the liquor store was based on drarvings submilted by the applicant.
Staff notes that the total contribution of the proposed liquor store does not account for a
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State Higlnray S2
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sizable increase in total trips within the site (approximately 5 percent). However, as indicated
on the site plaq the "drive-through" feature will result in a series of complicated_movements
that couldhave significant impacts on the intersection of CR 100 and State Highway 82.
Recent traffic counts from the Colorado Department of Transportation have found average
daily traffic approaching 14,000. Staff suggests that the complicated turning movements
associated with the proposed SUP may add to an already dangerous intersection. From an
accident count and faiality basis, State Highway 82 is still considered one of the most
dangerous state highways in the State of Colorado.
section 5.03.l0 allows the Board to approve a special Use Permit with additional restrictions
for lot area, floor area, coverage, setback and height ofproposed uses, or require additional
opstreet parking, screening f.n..r and landscaping, or any other restriction or provision it
deems negessary to protect the health, safety and welfare of the population and uses of the
neighborhood or zone district as a condition of granting the special use.
Section 5.03.1I addresses the denial of a special use permit. The County Commissioners may
deny any request for special use based on the impact of traffic volume and safety of the
rp"iiut use which it deems injurious to the established character of the neighborhood or zone
district in which such special use is proposed to be located'
SUGGESTED FINDINGS
l. That the proper publication and public notice was provided as required by law for the
hearing before the Board of County Commissioners'
Z. That the hearing before the Board of County Commissioners was extensive and
complete, that all pertinent facts, matters and issues were submitted and that all
interested parties were heard at that hearing.
3. That the proposed Special Use is compatible with the adjacent land uses.
4. That the proposed use would be injurious to the general public due to conflicting
traffic movements and the intersection of County Road 100 and State Highway 82'
4. For the above stated and other reasons, the proposed Special use is not in the best
interest of the healttr, safety, morals, convenience, order, prosperity and welfare of the
citizens of Garfield CountY.
RECOMMENDATION
Staff has significant concerns regarding the wisdom of a drive-through liquor store at the
intersection of a State Highway and a major County Road, particularly considering the
constrained access/egress pattern on the site. To staffs knowledge, there are no drive-
through liquor storei currently in place in the Roaring Fork Valley, Glenwood Springs or
Carbondale.
Staffwould recommend that the drive-through component of the store be eliminated due to
safety concerns, and that the liquor store be pursued as a walk-up store. This would address
some of the circulation deficiencies on the site. If the Board is inclined to approve the
request, staff would suggest that a detailed Traffrc Study be conducted to identify the
circulation impacts be defined, and alternative designs be proposed to address the relationship
between the proposed use and the intersection of County Road 100 and State Highway 82'
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