HomeMy WebLinkAboutHUMAN BEAN AT SPRING CREEK - PDP - 37-06 - REPORTS -of traffic on the abutting streets; b. landform; or c. an established pattern of existing
buildings that makes a pedestrian —oriented streetfront infeasible.
Justification of Exceptions
The alternative design qualifies for the exception because it abuts a 6-lane street and the
established pattern of existing buildings on properties adjacent to this site establishes a
substantial narrowness of the site, which limits the ability to provide turning movements
such that a vehicle cannot maneuver to avoid crossing the "connecting walkway." The
site is approximately 97 feet in width north to south. We hereby request that the
Director determine that the proposed alternative build -to line design serves the purpose
of Orientation to a Build -to Lines for Streetfront Buildings standard. This standard is
part of the Mixed -Use, Institutional and Commercial Buildings standards, whose purpose
is explained in 3.5.3(A) of the Land Use Code, where it states, "These standards are
intended to promote the design of an urban environment that is built to human scale to
encourage attractive street fronts and other connecting walkways that accommodate
pedestrians as the first priority, while also accommodating vehicular movement. " The
nature of the drive-in restaurant use with this specific building program (dual drive
through lanes) does not lend itself to building frontage. The pedestrian activity that
would typically be promoted by having building frontage is being addressed in the
alternative design. The proposed alternative design is built to a human scale which
encourages attractive street fronts and accommodates pedestrians as the first priority as
follows:
a) An urban plaza with benches and tables is located up next to the street
sidewalk to encourage pedestrian activity at least equally well as would
simple building frontage;
b) Where the walkway crosses the vehicle use area, the walkway will be
delineated with colored concrete;
c) Signs will be posted to warn vehicle users to yield to pedestrians;
d) Pedestrian lighting will be provided;
e) Landscaping will be provided to allow an unobstructed view between the
driver and the pedestrian;
f) There is a bus stop on College Avenue immediately adjacent to the proposed
urban plaza The plaza will provide a pleasant pedestrian environment at the
bus stop.
We sincerely appreciate your consideration in this matter.
S� � � rely,
I
Troy WJo s A.LC.�
Chief Pi er z'
A Tojgerson Architects
"At least one (1) main entrance of any commercial or mixed -use building
shall face and open directly onto a connecting walkway with pedestrian
frontage. Any building which has only vehicle bays and/or service doors
for intermittent/infrequent nonpublic access to equipment, storage or
similar rooms (e.g. self-service car washes and self -serve mini -storage
warehouses) shall be exempt from this standard. "
Article 5 of the LUC defines connecting walkway as:
"Connecting walkway shall mean (1) any street sidewalk, or (2) any
walkway that directly connects a main entrance of a building to the street
sidewalk without requiring pedestrians to walk across parking lots or
driveways, around buildings or around parking lot outlines which are not
aligned to a logical route. "
#2) Subsection 3.5.3(B)(2) Orientation to Build -to Lines for Streetfront Buildings
states:
"Build -to lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects for new buildings
and to the extent reasonably feasible, by development projects for
additions or modifications of existing buildings, in order to form visually
continuous, pedestrian -oriented streetfronts with no vehicle use area
between building faces and the street. "
#3) Subsection 3.5.3(B)(2)(c) goes on to say:
"Buildings shall be located at least 10 and no more than 25 feet behind
the street right -of way of an adjoining street that is larger than a two-lane
arterial that does not have on -street parking. "
The Exceptions
Exception #1) We propose to be allowed to have a main entrance that does not open and
face directly onto a street sidewalk.
Exception #2) We propose to have a vehicle use area located between the building and
the street.
Exception #3) We propose to locate the building more than 25 feet behind the right-of-
way along College Avenue.
The Exception Process
In accordance with 3.5.3(B)(2)(d)(2), exceptions to the build -to line are permitted if the
building abuts a four -land or six -lane arterial street, and the Director has determined that
an alternative to the street sidewalk serves the purpose of connecting the commercial
destinations due to one or more of the following constraints: a. high volume and /or speed
January 31, 2007
Cameron Gloss
Director of Current Planning
281 North College Ave.
Fort Collins, CO 80524
Subject: Request for Exception to the Build -To Line
Standards
Dear Planning and Zoning Board,
Background
The Human Bean coffee drive thru is an approximately 499 square
foot drive-in restaurant proposed at 1822 South College Avenue.
Business is conducted by providing drivers to order, pay and
receive coffee and limited food items while remaining in their
vehicle. The driver also has the option of parking the vehicle and
using a walk up window to receive their product. The drive -up
window is the primary means of service for this use.
The vehicular circulation and site use allow the driver to enter and
exit the site from a single access point along the South College
Street frontage. The Colorado Department of Transportation has
determined that the existing right-in/right-out drive cut that
currently serves the site from South College Avenue will be
allowed to remain and continue to serve the site. The driver has
the option of using one of two drive -up lanes located on either side
of the building. Once the driver reaches the window, the driver
orders, pays and receives their product. The driver then exits the
site through the single point of access. Two drive -up windows are
provided for the driver to limit the wait time for ordering.
Code Language —
#1) Section 3.5.3(B) Relationship of Buildings to Streets,
Walkways and Parking, Subsection (1) Orientation to a
Connecting Walkway states:
204 Walnut Street, Suite D
Fort Collins, CO 80524
970.416.7431
fax: 970.416.7435
303 South Santa Fe Avenue
Pueblo Colorado 81003
719.542.7432
877.416.7431
fax: 719.542.A436