Starbucks on Boundary Redevelopment District Application

8/12/2019 Starbucks on Boundary Redevelopment District Application

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Starbucks at Beaufort Town Center

The City of Beaufort desired to connect City Hall and Sycamore Street to Marsh Drive through propertyowned by Town Center Inn, LLC. Such a public connection was part of the Citys Boundary StreetMaster Plan. In 2012, an agreement was reached providing the City a public right of way through TownCenter Inns property in exchange for property known as Lovejoy Park.

By itself, Lovejoy Park was not large enough to support a building or other development. However,when combined with Town Center Inns exi sting land, the Lovejoy property provided Town Center Inn a

greater developable parcel and Boundary Street frontage. Such frontage provided developmentopportunities more in keeping with the Boundary Street Master Plan, which shows full development ofthis parcel and buildings fronting Boundary Street.

Starbucks has been considering coming to Beaufort for 13-14 years. They are now at a point where theyare very comfortable coming to Beaufort. They do not have prototypical architecture. However, giventhe Beaufort marketplace and Starbucks desire to cater to military personnel , some of whom cannot getout of their vehicles while in uniform, they must have a drive-thru to make this Starbucks successful.

We appreciate the City Architect s assistance in developing a site plan that was agreed upon by the City,Starbucks and the developer in August 2013. We have been working diligently, since that time, towarddesigning a building that addresses the requirements of the Boundary Street Redevelopment Districtstandards.

This project satisfies the requirements of the Boundary Street Master Plan and provides Starbucks their

desired drive-thru. We understand the drive-thru must be approved by the ZBOA, and that application iscurrently pending. We are pleased to have the support of City staff as this application goes before theZBOA


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internally and on the porch) without pushing the mezzanine too far over the dining area. Starbucks hassignificant concerns about having a mezzanine over the dining area and the health issues that may create.

They are comfortable with the current configuration.

Trees and Parking As the City Architect and the City s Landscape Architect requested, we requestedPreservation Tree Care to conduct an ISA risk assessment of all significant trees on site. Mr. Murphy washeaded out of the country for several weeks and his schedule would not allow a full survey until later inJune; however, he conducted a preliminary survey of the trees to be removed, which is included with thisapplication. The full report will be forthcoming. Two of the trees on the western side, in the midst of

parking and driving area, have a reasonable risk of failure. The third tree on the western side has a lowrisk of failure. We have gone through great efforts to preserve the largest number of trees as possible onthis site. Myriad site plans have been studied to both maximize parking and save the greatest number oftrees. As described in section 7.3.b of the UDO, we wish to proceed with removal of this tree, as we

believe the criteria for removal of this tree are met.Parking is critical to the success of this project. We understand that, per the Boundary Street

Redevelopment standards, 1 parking space per 1,000 SF is required. However, this standard does notconsider the use of any building within the Boundary Street corridor. It is reasonable for restaurants tohave a higher parking demand than an office user, for example.

At the rate established by the Boundary Street Redevelopment Standards, we are permitted 2spaces for the Starbucks building. We have a strong prospective tenant for a building to the east ofStarbucks for a 2,500 SF building, which would equate to 3 parking spaces. While the Code dictates thatonly 5 spaces are required, that is a far cry from what these businesses actually need to conduct businessand be successful. If we were to apply the parking requirements established by section 7.5.A of the UDO,Starbucks would be permitted a minimum 16 spaces. (This is based on 58 seats and 4 employees. A

tentative schematic layout is included in this application. It should be viewed only for these purposes.Starbucks will submit their own set of plans for interior upfit permitting.). If we assume the neighboringbuilding is a 2 500 SF restaurant with 118 seats and 6 employees that would equate to 33 parking spaces


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One reason we were able to successfully convince Starbucks to locate in this location is due to thefact that there is, indeed, pedestrian activity and shared parking throughout Beaufort Town Center. The

parking that was carefully crafted on the existing site plan to protect as many trees as possible whilemaximizing spaces cannot be further diminished.

At one point it was asked why the site plan no longer showed parallel parking along Marsh Drive.SCDOT will not permit parallel parking this close to Boundary Street due to safety concerns with carstrying to back into these spaces at the main signalized entrance. In fact, one of the factors in redesigningthe roadway through the Quality Inn parcel was to move the ingress/egress point onto Marsh further awayfrom Boundary Street.

Colonnades and Arches In the City Architect s previous staff report, it was noted that the minimumdepth of the colonnade is 8 . We have provided a depth greater than that where possible, 10 . In areaswhere the porch intrudes into the colonnade the depth is 5 6. The average depth of the colonnade is74. We would be happy to increase the overall depth of the colonnade, but this is not possible, as itwould extend the colonnade past the property line. Similarly, we cannot shift the building to the north toaccommodate a greater depth, as that would detrimentally affect the entire site plan. Rather than abandonthe idea of the colonnade idea altogether and the idea of the 2 nd floor vibrancy it will provide, werespectfully request the City Architect grant a staff-level variance to this requirement. Whenconsideration is given to the ground-level activity that will occur not only along the colonnade, but alongthe gracious patio area along the southwest corner of the building (see landscape plan and Starbucksschematic plan), we believe this southern faade of the project will provide the pedestrian friendlyexperience envisioned by the Boundary Street Master Plan.

Lighting We work with SCE&G to provide consistent lighting throughout Beaufort Town Center. The

lighting plan that is included proposes to use 100MWH Acorn lights on 14 poles to match what iscurrently in the parking lot behind One Beaufort Town Center. More information on the fixtures can befound at http://www sceg com/en/small-business/lighting-solutions/decorative-lighting/ These lights
http://www.sceg.com/en/small-business/lighting-solutions/decorative-lighting/http://www.sceg.com/en/small-business/lighting-solutions/decorative-lighting/http://www.sceg.com/en/small-business/lighting-solutions/decorative-lighting/http://www.sceg.com/en/small-business/lighting-solutions/decorative-lighting/


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City of Beaufort Department of Planning and Development Services

BOUNDARY STREET REDEVELOPMENT DISTRICT

Design Review

Date: June 10, 2014

Project: Starbucks New Construction Tax Map/Parcel No.: R122-001-000-0012-0000Date of Submittal: 05.22.14Stage of Review: Final Review

Reviewed under the City of Beaufort, South Carolina, Unified Development OrdinanceArticle 6, Section 6.8, Boundary Street Redevelopment District.


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B O U N D A R Y S T R E E T R E G U L A T I N G P L A N(Showing area of proposed project)

Regulating Plan

Development under the Boundary Street code is regulated by Street Type. As stated inSection 6.8-G: The code regulates individual parcels of land based upon which type oft t th f t Th f t f b ildi g d it i t t f th i


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Street Types

The Street types related to this parcel are as follows:Boundary Street Parallel Street

These streets are ranked in this respective order of hierarchy from highest to lowest.

Boundary Street ( Section 6.8, G.1)All building size and placement requirements have been met.

Parallel Street Marsh Road ( Section 6.8, G.8)All building size and placement requirements have been met. See notes below withregard to streetscape.

Permitted Uses ( Section 6.8, E)The proposed uses are permitted within the Boundary Street Redevelopment District, and aspecial exception has been granted by the Zoning Board of Appeals for the drive-thru.

General Design Standards ( Section 6.8, H)A revised Site Plan, Sheet 1, listing all plan items including menu and order boards, anddimensions, will be required. This drawing was submitted on 5/22/14 but an updated Sheet 1corresponding to the latest civil set received on 6/4/14 was not submitted. The items anddetails in the Site Plan should be consistent with the Landscape Plan and the rest of the Civildrawings.

1. Building Heights : All requirements have been met.2. Corner Radii and Clear Zones : All requirements have been met.3. Streets :


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7. Accessory Structures : N/A8. Drive-thrus : A Special Exception from the Zoning Board of Appeals (ZBOA) has beengranted to allow for the drive-thru in the rear of the building.Variances from the ZBOA have also been granted for the following items:

Outside menu & order boards these item must be shown on the Site Planand landscaping plan. The ZBOA required that the menu board should belocated at vehicle space #3, and a pre-order board, if desired, be located atvehicle space #4.

Maximum stacking allowed for vehicles shall be three vehicle lengths. ZBOAallowed this to increase to 5.

9. Civic Sites : N/A10. Parking/Landscaping :

Deck in the SW corner: This is depicted on the Site Plan dated 5/22/14, as wellas in the landscaping plan. It was also depicted in the plans presented to the ZBOA.However, it is not shown in the updated Civil Drawings dated 6/4/14 (though thisset did not include a Site Plan). Is a deck still planned for this area? If so, details fordeck and any railings will be required.

o The deck seemed to be a solution that was positive and beneficial toeveryone it helped resolve grade issues, it allowed for a shaded seatingarea, and it activated that corner, since the large trees prevent the buildingfrom sitting on the corner as depicted in and required by the BoundaryStreet Master Plan (see setback exception in #5 above).

o The 6/4/14 civil set shows a retaining wall. If this is the proposed solution,please explain the rational for this change. Please provide details of thiswall (height, materials, etc).

o Handrail details on the steps and ramp must be submitted.

Parking: the calculations and description in the narrative provided arereasonable for this project. As a result, Section 7.5.C of the ordinance, governing


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wed consider it from a linear frontage perspective, rather than an areaperspective. The colonnade is shown at 5-4 for greater than 50% of thecolonnade width. The purpose of a colonnade is to provide covered seatingand protected walking area along the sidewalk/street frontage. As per theseating layout, no seats are proposed for the narrow portion of thecolonnade, because it is too narrow. If this dimension is not possible toachieve, given the site constraints, building program, and other coderequirements, a variance may be requested. However there is no provision fora staff level variance on this issue.

Minimum height: 10 clear this standard has been met.

4. Balconies : N/A5. Marquees & Awnings : All standards have been met.6. Porches : N/A7. Stoops : N/A

Architectural Standards (Section 6.8, J) Mechanical Equipment: This may not be visible from any public right of wayincluding Boundary Street and Marsh Road. Please provide a view angle from

Marsh Road so that it may be evaluated. The view angle from Boundary Streetshows that it is slightly visible from the opposite side of the street. Please adjustthe location of the units and/or the height of the parapet wall to eliminate this. All other standards have been met. Signage must be submitted under aseparate application. This will include the design of the menu and order board.

Other Items Lighting: Lighting should be incorporated as a streetscape element where

possible along Lovejoy Extension and Marsh Road. Additional parking lighting andbuilding lighting should supplement street lights located along Lovejoy extensionand Marsh Road.


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Site for Starbucks (in front of the Quality Inn at 2001 Boundary Street)


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View to the South from the Site

View to the Southwest from the Site


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View to the West from the Site

View to the North from the Site


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View to the East from the Site


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SCHEDULE OF TREES TO BE REMOVED

TREE TYPE 11" 14" 15" 16" 17" 18" 25" 27" 37" 42" TOTALS (TYPE)LIVE OAK 1 1 1 3MAGNOLIA 1 1 2PALMETTO 1 3 2 1 1 8PINE 1 1

TOTALS (SIZE) 1 2 3 2 1 1 1 1 1 1 14

SCHEDULE OF TREES TO BE SAVED

TREE TYPE 4" 8" 12" 16" 30" 31" 32" 34" 35" 37" TOTALS (TYPE)LIVE OAK 1 2 2 1 1 2 1 1 11PALMETTO 1 1 2TOTALS (SIZE) 1 2 1 1 2 1 1 2 1 1 13


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Documents

Starbucks on Boundary Redevelopment District Application