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HomeMy WebLinkAboutHUMAN BEAN AT SPRING CREEK - PDP - 37-06 - REPORTS - PLANNING OBJECTIVESThe Human Bean employees approximately 3 employees per shift. (v) Description of rationale behind the assumptions and choices made by the applicant. The City of Fort Collins Comprehensive Plan (City Plan) states that promoting infill over the development of virgin farmland at the periphery of the community is a goal of the City. This project is on an infill site. We see this project as a win -win between the developer and the City. NO The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. As you can see, our submittal addresses the applicable criteria in the Land Use Code, the Larimer County Urban Area Street Standards, the City Code, and the City's Stormwater regulations. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. A modification request is being submitted regarding the buffer from Spring Creek. Please see the request for information on this topic. (viii) Written narrative addressing each conceffOssue raised at the neighborhood meeting(s), if a meeting has been held. We need to schedule a neighborhood meeting. (ix) Name of the project as well as any previous name the project may have come through conceptual review with. The project went to Conceptual Review on March 21, 2005, and was referred to as "a drive-thru coffee shop at 1820 S. College Avenue." This project features a walk-up order window and connecting patio providing safe and comfortable environment for pedestrians at the site, while simultaneously utilizing efficient vehicular circulation around the building. Policy CD-2.2 Pedestrian Access. Pedestrian environments within Commercial Districts will be supported by connecting them to adjoining uses. Buildings should be oriented both to public streets and to internal streets, with parking areas located intemally on the property, or behind buildings when possible. The walk-up order window and pedestrian patio will be connected to adjacent sidewalk networks along College Avenue and the adjacent Spring Creek Trail. Principle.CD-3: Commercial Districts will be accessible by all modes of travel, including transit, bicycle, pedestrian, and automobiles. This project will be equally accessible by vehicles and pedestrians: Furthermore, the site is located very near a Transfort bus stop, and is easily accessible by public transportation. Policy CD-3.5 South College Avenue. The South College Avenue / Mason Street Corridor should have the highest priority in terms of land use, streetscape and urban design improvements to promote its transition to a series of mixed -use commercial centers. A mixed -use commercial area may include just one side of College Avenue, rather than bridging both sides. Uses located along College Avenue and paralleling Mason Street to the west should have access between each corridor, at mid -block, and between uses for both pedestrian or vehicular circulation. This project is adding a new commercial use to the lot on which it is located, which currently contains only an optometrist's office. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. This property does not have any wetlands or natural habitats and features on site, as the site is already entirely paved. The property is adjacent to Spring Creek; please see supplementary materials discussing this issue. Landscaping consists of street trees along College Avenue and perimeter landscaping. Circulation within the project consists of a drive -through lane circling the Human Bean, accessible by an access point on College Avenue that also connects to the Vision Eyeland parking lot. Pedestrian connections are provided between sidewalks along college avenue and the walk-up order window and patio area of the Human Bean. (iii) Statement of proposed ownership and maintenance of public and private open space areas, applicant's intentions with regard to future ownership of all or portions of the project development plan. The Human Bean building and lot will be purchased and operated by SS Blue Sky LLC upon development entitlement. (iv) Estimate of number of employees for business, commercial, and industrial uses. Statement of Planning Objectives — Human Bean at Spring Creek P.D.P. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. Principle LU-1: Growth within the city will promote a compact development pattern with a well-defined boundary. This project is filling a currently underutilized area in the city, giving new function to a current parking lot and promoting a more compact development patem along College Avenue. Principle T-5: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided.and encouraged from place of residence to transit, schools, activity centers, work and public facilities. Though primarily a drive -up coffee shop, this Human Bean will provide a walk-up order window, encouraging equal utilization by pedestrians. This window will be connected to the adjacent sidewalk network. Policy T-6.1 Street crossings. Street crossing standards should be established that include crosswalks, lighting, median refuges, comer sidewalk widening, ramps, signs, signals, and landscaping. Crosswalks should be well marked and visible to motorists. The should be designed to fit and enhance the context and character of the area, and provide for safety for all age groups and ability groups. Pedestrian street crossings across access points to the site will be designed to be safe, comfortable, and attractive. Principle GM-8: The City will promote compatible infill development in targeted areas within the Community Growth Management Area boundary. Human Bean at Spring Creek is an infill project within the Community Growth Management Area boundary. Principle CD-1: The size and scale of businesses within Commercial Districts will vary. New development and redevelopment will include a mix of uses — avoiding large, single - use buildings and dominating parking areas. This project will provide a new use along this segment of College Avenue as well as a variation in scale. Because the Human Bean is primarily served by drive -up windows, parking areas on the site will be minimal. Policy CD-1.21nfilURedevelopment Land Uses. Retail, office, restaurants, entertainment, residential, and other high pedestrian -generating uses will be encouraged. This project is a coffee restaurant catering to vehicular and pedestrian use. Principle CD-2: The design of Commercial Districts should provide for convenient access, efficient and cost effective pedestrian and vehicular circulation, and a comfortable pedestrian environment in selected nodes.