March 25, 2023 Supporting Manhattan-area entrepreneurs, businesses, events

New Starbucks Working To Open On Anderson Avenue

 Screenshot Credit: Conditional Use & Exception Request
Screenshot Credit: Conditional Use & Exception Request

Fifth Starbucks To Open In Manhattan.

September 25th – Josh Hicks

2700 Anderson Avenue is in progress of receiving new life. The 2,100 square foot vacant structure was built in 1990 and formerly home to UMB Bank. Brandon Haverty, principal of ReCor Properties, is working to open Manhattan’s fifth Starbucks and has spent months working with the City of Manhattan Board of Zoning, architects, Starbucks traffic studies, Hylton Heights neighborhood home owners, and Public Works to find the most suitable way for entering and exiting the proposed Starbucks at 2700 Anderson Avenue.

The renovation plans include adding a 460 square foot patio, dual drive thru lanes, and removing the automated teller machine. Occupancy will be 52 persons in the interior and 24 persons on the proposed patio area, along with 19 off-street parking spaces and the capability to hold 15 vehicles in the drive thru lanes.

 Screenshot Credit: Conditional Use & Exception Request
Screenshot Credit: Conditional Use & Exception Request

However, this location carries approximately 20,000 vehicles per day, causing two major concerns about access from Anderson Avenue. The city engineering and planning staff along with Public Works found that entry from Anderson Avenue does not meet the Manhattan Area Transportation Strategy (MATS) for the minimum distance between access points along an arterial road. The minimum distance required is 150 feet between an intersecting local street and the driveway access point. Hylton Heights Road and the eastern Anderson Avenue access point is only 93 feet.

The second concern is the potential congesting of cars waiting to enter from Anderson Avenue, similar to Starbucks located at 1219 Bluemont. According to the Conditional Use & Exception Request, “City Staff has offered suggestions about closing off the eastern access point and moving the Hylton Heights Road access point north in order to extend the stacking queue. This would create a longer queue and free up parking spaces. The applicant found these options to be unfeasible.”

 Screenshot Credit: Conditional Use & Exception Request
Screenshot Credit: Conditional Use & Exception Request

In conclusion of the 45 page Conditional Use & Exception Request document, it was ruled that “based on a lack of adequate provision of parking and access concerns from and onto Anderson Avenue that bear safety and general welfare concerns; City Administration recommends approval of the Conditional Use request to allow a proposed Starbucks drive-in establishment in a C-2, Neighborhood Shopping District located at 2700 Anderson Avenue only with the following conditions:

1. The eastern Anderson Avenue driveway access shall be removed or converted to a Right/Out only to be approved with the building permit.

2. The drive-thru exit driveway shall be a dual-lane exit that separates left and right turning vehicles to exit onto Anderson Avenue.

3. A reduction in the minimum required off-street parking Exception shall be approved.

4. All applicable permits shall be obtained.”

Read more about the Conditional Use & Exception Request document here.

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