HomeMy WebLinkAboutTHE HUMAN BEAN COFFEE DRIVE THRU - PDP - 28-04A - REPORTS - RECOMMENDATION/REPORTHuman Bean Drive -Through Coffee Shop PDP— #28-04A
February 17, 2005 P & Z Meeting
Page 9
The PDP transforms a previously vacant lot into an engine for economic
development.
The project reinforces the role of the area as a business incubator.
The project will improve the "neglected commercial strip" image of the area.
The project will provide better circulation for pedestrians and bicyclists. It will also
provide linkages to parks and open spaces.
The project improves the existing character through streetscape improvements such
as sidewalks, curb and gutter, trees and landscaping.
4. Findings Of Fact / Conclusion:
A. Drive-in restaurants are permitted in the Commercial -North College District
(C-N) subject to Planning and Zoning Board approval.
B. This PDP complies with the General Development Standards as well as the
applicable District Standards, except where standards are waived per the
Planning and Zoning Board's August 26, 2004 approval of two requests for
modifications of standards.
5. Staff Recommendation:
Staff recommends approval of The Human Bean Coffee Drive -through PDP Type II- #28-
04A.
Attachments:
Plat
Site Plan
Photo simulation of project
TIS and TIS amendment
Excerpts of the CDOT Short Range and Long Range Access Control Plans for this section
of North College Avenue
Human Bean Drive -Through Coffee Shop PDP— #28-04A
February 17, 2005 P & Z Meeting
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• Parking lots and/or other vehicular use areas adjoining North College
Avenue (located between a building and North College Avenue or located
within 65 feet of right-of-way for North College Avenue) shall not exceed 65
percent of the North College Avenue street frontage of the parcel upon
which the parking lot or vehicle use area is proposed.
Approximately 30%.of the College Ave. frontage is a 30-foot vehicular
entrance, a vehicle use area. The area is under the 65% maximum.
Additional square footage is dedicated to vehicular use to meet the
requirements of LCUASS requirements for curb radii, etc.
Optional Design Guidelines —There are several optional design
guidelines which this project also follows, including:
i. Street connections should be stubbed out or provided for in order to
improve circulation and connections in the area.
Right-of-way on Alpine street has been dedicated and cross
access to 799 N. College have been provided with this project
according to Land Use Code requirements.
ii. Locating parking on the side of the buildings away from North
College Avenue is encouraged in order to create an attractive
streetscape of landscape and buildings.
The parking provided for this project is located in the rear of
the development site, away from the College Ave. frontage.
iii. Blank side or rear walls facing North College Avenue are
discouraged. Consider providing animating features such as
windows, arcades, awnings, or other such features if side or rear
walls facing North College Avenue are proposed.
Windows, awnings, a curved parapet and a continuous faux
stone base treatment animate the front and both sides of the
building, all visible from College Ave.
In addition to complying with the Standards and Guidelines for the North College Avenue
Corridor, the project also meets some of the goals for this area as spelled out in the North
College Avenue Area Plan:
The proposal complies with the CDOT access plans.
The PDP incorporates elements that upgrade the overall image of the corridor.
Human Bean Drive -Through Coffee Shop PDP— #28-04A
February 17, 2005 P & Z Meeting
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following includes only standards not already addressed by the Land Use
Code requirements listed above, to minimize redundancy in this report:
• Roadway Edge Improvements —Curb, gutter, sidewalk and landscape
improvements are required in and adjacent to the North College Avenue right-
of-way. A minimum 22 foot wide cross section from the preferred plans shown
is required where physical conditions permit.
The Human Bean PDP provides curb, gutter, sidewalk and ADA
sidewalk ramps along their frontage (in addition to providing escrowed
funds for the sidewalk connection off -site south to Woodlawn Drive,
where it will meet the northern terminus of a funded future capital
sidewalk project). The plans call for a condition most similar to the most
preferred cross-section (Condition F). There is a 10-foot turf parkway,
behind which is a 6-foot sidewalk (to Code) behind which is a planting
strip in excess of fifteen feet. Landscape improvements are provided
which meet the tree -stocking requirements and species diversity but
which are set back from the College Avenue right -of way due to
constrained site conditions. The site's frontage on North College Avenue
is approximately 100' in width. Due to the restrictions of the CDOT
access control plan, the 30' entry must be centered on the site. On
remaining parkway north of the entry, separation from a street light (40'
canopy/15' ornamental) and an existing bus stop do not allow for the
planting of a tree within the right-of-way. On the south parkway, meeting
the requirement for separation from an existing water line does not allow
adequate space for a tree within the right-of-way. Instead, trees have
been provided at the edge of the required 15' utility easement behind the
ROW.
At least one shared alley or driveway connection with an adjacent parcel, in
addition to any shared connections along the primary site access, shall be
provided where physical conditions permit. And also, Plan and design
projects so that alleys and/or shared driveways can be shared by figure
neighboring projects as well as existing adjacent parcels.
A shared access point is provided on the west edge of the development
site, paralleling College Ave. Note that the entrance on College is on the
short term CDOT Access and Control Plan, but that in the long term, as
described on the long-range access control plan (both attached), access
to the site will be via Alpine Street, which will be a "right -in, right -out
only" access point or via Woodlawn Drive, if and when that access is
developed.
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February 17, 2005 P & Z Meeting
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representatives. Mitigation measures include native landscaping, a
subdued color scheme and large cobble gravel.
D. Building Standards for Mixed -Use, Institutional and Commercial Buildings
[Section 3.5.3]
1) Building and Project Compatibility. The architecture of this project is
compatible with the existing buildings and incorporates elements that set an
enhanced standard of quality for future development. The building is
articulated by variations in color and massing that are proportional to the
massing and scale of nearby structures. The base treatment is an attractive
stone veneer.
2) Building Color. The colors chosen for the project are within the realm of the
colors of existing buildings in the area. The colors unify the project and are
acceptable for the Poudre River area.
3) Orientation to Build -to Lines for Streetfront Buildings: The project received
an approval for a modification request on this standard as detailed in the
Background Section above. A pedestrian plaza with enhanced landscaping
and enhanced pedestrian amenities is proposed to create increased
pedestrian interest, comfort and visual continuity of the site.
4) Base and Top Treatments: The building has an integrally colored faux stone
base and beige colored EIFS above. The top of the building is differentiated
with a curved parapet with copper anodized aluminum awnings.
3. Compliance with Applicable District Standards
The proposed project complies with the Commercial -North College District (C-N)
standards as follows:
A. Permitted Uses: Drive-in restaurants are permitted in the Commercial -North
College District (C-N) subject to Planning and Zoning Board approval.
B. Applicable Standards of the Commercial -North College District (C-N):
1) Land Use standards: The project meets the height restriction. The proposed
structure is one story, fewer than the three story maximum.
2) Development Standards: The project must comply with the Standards and
Guidelines for the North College Avenue Corridor H-C Highway Commercial
District. These standards and guidelines predate the Land Use Code, so the
Human Bean Drive -Through Coffee Shop PDP— #28-04A
February 17, 2005 P & Z Meeting
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Zoning Board as described in the Background section above. Pedestrian
and vehicle conflicts have been avoided to the greatest extent possible,
given the site and CDOT constraints, by placing the pedestrian crossing
back from the College right-of-way and across the exiting traffic flow
(accelerating from a full stop) instead of the entering traffic (decelerating
from 40mph). Adequate stacking space is provided and a walk-up window
is provided as well.
13) Handicap Parking [Section 3.2.2(K)]: This PDP proposes 4 parking
spaces, one of which is a van accessible handicap space, which meets
the code requirements.
14) Parking Stall Dimensions [Section 3.2.2(L)]: All parking spaces meet the
minimum parking stall dimensions.
15) Site Lighting [Section 3.2.4]: The PDP proposes adequate lighting levels
for pedestrian and auto safety without spilling over into neighboring lots
and thus meeting the code requirements.
B. Engineering Standards [Section 3.3]
1) Plat Standards [Section 3.3.1 ]: The plat prepared for this project meets
the applicable standards pertaining to lot size and dedication of
easements.
2) Development Improvements {Section 3.3.2]: The Final Plans of the PDP
will show all required public improvements and a Development
Agreement will be prepared at the Final Plans stage of the project. Most
of the improvements are already on the plans. The Applicant will be
adding the off -site sidewalk improvement grading and design on the Final
Plans.
C. Natural Habitats and Features [Section 3.4.1]
1) Development Activities within the Buffer Zone [Section 3.4.1(E)(2)]:
Because the proposed development falls within the 300 buffer of the
Cache la Poudre River, it needs to adhere to the design standards in
Section 3.4.1 (1).
2) Design and Aesthetics [Section 3.4.1 (1)]: The project has been designed
to complement the Poudre Corridor based on the design suggestions
made by Doug Moore of the Natural Resources Department and Anne
Aspen of Current Planning at a meeting with the Applicant and his
Human Bean Drive -Through Coffee Shop PDP— #28-04A
February 17, 2005 P & Z Meeting
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4) Parking Lot Landscaping [Sections 3.2.1(E)(4)&(5)]: The project meets or
exceeds the parking lot perimeter and interior landscaping standards and
the landscape standards for walkways.
5) Screening [Section 3.2.1(E)(6)1: The garbage collection area is
surrounded by a concrete block wall, painted to match the primary
building, and by shrubs and landscaping.
6) Sight Distance Triangles [Section 3.2.1 (L)]: All areas of potential conflict
between vehicular traffic and pedestrians and between cars and other
cars has been addressed with low plantings in the sight distance triangles
and trees set back from the site distance triangle.
7) Access, Circulation and Parking [Section 3.2.2]: A modification for the
connecting walkway was granted for this PDP on August 26, 2004 as
described in the Background Section above.
8) Curbcuts and Ramps [Section 3.2.2(C)2]: Curbcuts are located at every
point in this PDP where sidewalks intersect with drive aisles.
9) Site Amenities [Section 3.2.2(C)(3)&(4)]: This PDP includes parking
facilities for bicyclists, enhanced amenities for pedestrians, and ramps and
walkways for clear and direct access to the entrance and walk-up window.
10) Offsite Access to Pedestrian and Bicycle Destinations [Section
3.2.2(C)(7)]: Funds have been escrowed for the off -site sidewalk
connection south from the property to Woodlawn Drive, where it will meet
the northern terminus of a funded future capital sidewalk project, in order
to meet Level of Service requirements for accessing Martinez Park and
the Poudre River multi -use trail.
11) Parking Lot Layout [Section 3.2.2(E)]: The parking lot provides well-
defined circulation routes for pedestrians, bicycles and vehicles. Traffic
control signs will be added to the final plans per the modification on
August 26, 2004 mentioned in the Background Section above. Raised
curbs are used throughout the project to delineate landscape areas and
walkways from drive areas. The walkways provided are logical and
convenient and in the safest practical location, crossing the exiting traffic
not the entering traffic.
12) Drive-in Facilities [Section 3.2.2(H)]: The design and layout of this
proposed facility meets the requirements of this section to the maximum
extent feasible. Where infeasible or impractical, the Applicant has applied
for and been granted a modification of standards by the Planning and
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February 17, 2005 P & Z Meeting
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at the build -to line. The applicant proposed a landscaped seating area for walk-up
customers which satisfies the intent of the standard according to Section 3.5.3(13)(2)(d)(1)
of the Land Use Code. Both modification requests were approved by the Planning and
Zoning Board.
2. Compliance with General Development Standards
The proposed project complies with the applicable general development standards
contained in Division 3 of the Land Use Code as follows:
A. Site Planning and Design Standards [Section 3.2]
1) Landscaping and Tree Protection [Section 3.2.1 ]—The PDP provides full
tree stocking on the street frontages and landscaping throughout the
project. Landscape improvements are provided which meet the tree -
stocking requirements and species diversity but which are set back from
the College Avenue right -of way due to constrained site conditions. The
site's frontage on North College Avenue is approximately 100' in width.
Due to the restrictions of the CDOT access control plan, the 30' entry must
be centered on the site. On remaining parkway north of the entry,
separation from a street light (40' canopy/15' ornamental) and an existing
bus stop do not allow for the planting of a tree within the right-of-way. On
the south parkway, meeting the requirement for separation from an
existing water line does not allow adequate space for a tree within the
right-of-way. Instead, trees have been provided at the edge of the
required 15' utility easement behind the ROW. Staff supports the
alternative landscape plan in that it accomplishes the purpose of the
landscaping and tree protectiori standards as well as a compliant plan.
The proposed design will ensure significant canopy shading to reduce
glare and heat build-up, contribute to visual quality along the street and
help to mitigate air quality impacts.
2) Landscape Buffering between Incompatible Uses and Activities [Section
3.2.1 (E)(1)]: The PDP provides for the relocation of an existing wooden
privacy fence at the property line between this site and the
residential/commercial site to the north to subdue the differences in
architecture and bulk between them. The site to the south is as yet
undeveloped, but screening is provided between the parking spaces and
the property line in the form of shrubbery.
3) Landscape Area Treatment [Section 3.2.1(E)(2)]: All non -paved areas on
the site are designed with appropriate landscape areas as described in
this section.
Human Bean Drive -Through Coffee Shop PDP— #28-04A
February 17, 2005 P & Z Meeting
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COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: CN: Existing Commercial —Brake Service Shop
E: CCN: Existing Commercial —Law Office, Time Rentals, and Monte Carlo Lanes
S: CCR: Vacant, undeveloped parcel
W: POL: Railroad Right-of-way and Public Open Lands adjacent to Legacy Park and
Lee Martinez Park
On August 26, 2004, the Planning and Zoning Board granted, by a 7-0 vote, two
modifications to the standards of the Land Use Code for 799 N. College. The
modifications pertained to the standards set forth in Section 3.5.3(B) Relationship of
Buildings to Streets, Walkways and Parking of the Land Use Code (LUC), more
specifically Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway and 3.5.3.(B)(2)
Orientation to Build -to Lines for Streetfront Buildings.
The first modification waived the requirement of providing a connecting walkway (defined
as one that does not cross a drive aisle). The modification was approved to allow for
physical conditions and circumstances unique to this property which, if the standard were
strictly applied, would have resulted in exceptional practical difficulties. The site is very
narrow and the placement of the access point on College in the middle of their frontage is
governed by CDOT on their Access and Control Plan to align with the existing access
across College. To accommodate the program for the site, a walkway that crosses the
vehicular traffic aisle was approved with the following qualities to ensure safety:
A. Where the walkway crosses the vehicle use area, the walkway will be delineated
with colored concrete;
B. Signs will be posted to warn vehicle users to yield to pedestrians;
C. Pedestrian lighting will be provided;
D. Landscaping will be provided to allow an unobstructed view between the driver
and the pedestrian;
E. Bicycle facilities will be provided; and
F. The walkway will connect directly to the patio seating area and to the walkup
window.
The second modification waived the requirement to construct the building at the build -to
line. The program of this coffee shop calls for drive through access on both sides of the
building, sufficient stacking room for waiting customers and turning room for maneuvering.
Because of this and the CDOT access plan requirements, the building could not be located
ITEM NO. 2
r,
MEETING DATE 2/17/05
STAFF Anna Aspen
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: The Human Bean Coffee Drive -through PDP Type II- #28-04A
APPLICANT: Cityscape Urban Design, Inc.
c/o Joe Carter
3555 Stanford Road
Suite 105
Fort Collins, CO 80525
OWNER: Sam Wray
President
SS Blue Sky, LLC
4625 Regency Dr.
Fort Collins, CO 80526
PROJECT DESCRIPTION:
The owner of the vacant property at 799 College Avenue requests to develop this 1.091
acre site into a drive -through coffee shop with a 384 square foot (32'x12') structure, drive
through lanes and a pedestrian plaza. The property is located on the west side of North
College Avenue roughly between Alpine St. and Woodlawn Drive in the Commercial —
North College District (C-N).
RECOMMENDATION: Staff recommends approval of the Project Development Plan.
EXECUTIVE SUMMARY:
Drive-in restaurants are permitted in the Commercial -North College District (C-N) subject
to Planning and Zoning Board approval. This PDP complies with the applicable General
Development standards and the standards of the Commercial -North College District (C-N).
A neighborhood meeting was held on September 20th, 2004, and no neighbors attended.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT