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HomeMy WebLinkAboutTHE HUMAN BEAN COFFEE DRIVE THRU - PDP - 28-04A - REPORTS - PLANNING OBJECTIVESrequirements for the proposed use and the existing sewer line with associated easement then set the location for the building. As the site slopes generally to the south, the detention area is located along the southern property line. In order to minimize the vehicular traffic in front of the proposed building and any future buildings on the parcels to the north and south, and to maximize stacking for the drive -through lanes, cross -access as required by the Access Control Plan is proposed in the rear of the property. Land Use Code criteria variances Due to the access constraints imposed on the site as described above, a Modification of Standard was sought to allow vehicular circulation between the front of the building and the street. This modification to Land Use Code Sections 3.5.3 (B) (1) and (2) was granted by the Planning and Zoning Board on August 26`s, 2004. A well -marked crossing of a single, one-way drive lane provides pedestrian connectivity to the building. Conflicts between land uses or disturbances to natural features No natural habitat, features, wetlands, or wildlife are present on the site. Surrounding land uses include commercial to the north and east, vacant land (zoned commercial, but likely undevelopable) to the south, and a rail corridor to the west. The proposed drive - through coffee shop is not anticipated to create any conflicts with these uses. A residence does exist on the commercial property to the north, screened by a 6' wooden privacy fence. The fence will remain and be enhanced with shrub beds on the proposed development parcel. Concerns/issues raised at the neighborhood meeting A neighborhood meeting was held on September 20� 2004. No neighbors participated. Name of the project The project is known as The Human Bean Coffee Drive-Thru. Development construction schedule and phasing The project will be built as a single phase. Construction is anticipated to begin in the spring of 2005 and take approximately two to four months to complete. Design Description The proposed development is a drive -through coffee shop with two lanes of service and a walk-up window. Vehicles enter from North College Avenue to the east and circulate counter -clockwise around the building. One service window and associated stacking is along the north face of the building, while the other is along the south. Cross access to adjacent parcels and Alpine Street to the north is provided in the rear, cars are not anticipated to stack in the outer lanes, allowing for circulation of vehicles not waiting for service. Employee and patron parking is located to the south of the building. Pedestrian patrons can reach the building via a walk that connects the public walk along North College Avenue to the parking area. A concrete pedestrian crosswalk is provided to reach the seating area, bike rack, and walk-up window, in the front of the building. The crosswalk crosses only one lane on the exiting side of the project to increase pedestrian visibility and minimise conflicts with the potential higher speed vehicular movements associated with inbound traffic off of North College Avenue.. An existing bus stop located at the northeast comer of the property will be enhanced with a concrete pad. Landscaping and shrub beds are used throughout the site to screen and buffer use areas. An existing wooden privacy fence along the north property line will be enhanced with shrub plantings. The trash enclosure and parking area in the southwest comer of the property are also screened with shrubs. Planting beds provide a buffer between the drive - through Ianes and the seating area. No wetlands or natural areas exist on site, and a rail corridor separates the parcel from nearby features to the west. Ownership and maintenance of public and private open space areas Maintenance of landscaping and open space areas will be the responsibility of the owner or tenet, as specified by the lease agreement. Estimated number of employees It is estimated that there will be a maximum of two employees during normal operation of the Human Bean coffee shop. Rationale behind design assumptions and choices The C.D.O.T. "Short Term" Access Control Plan for North College Avenue restricts the proposed development parcel and the adjacent parcels to the north and south to a single, undivided access point that must align with the existing drive on the east side of the street. This was the key driving force behind the proposed site layout. The proposed development parcel is approximately 100' in width. In order to align the entry drive (which can be a maximum of 36' feet wide, and is proposed at 30') with the one across College Avenue as required, it must be centered on the parcel. The vehicular circulation Phone: (970) z26-4074 Fax: (970) 226-4196 The Human Bean www.cityscapeud.com Statement of Planning Objectives e@cityscapeud.com November 23`d92004 The Human Bean coffee drive through is located at 799 N. College Avenue. The project is approximately 1.06 acres in size and meets the definition of a `drive-in restaurant' by the Fort Collins Land Use Code. The parcel is zoned CN — Commercial North College District. The project is subject to a Type H review. City Plan Principles and Policies achieved by the proposed plan Policy L U-4.6 Existing Plans — The proposed development is consistent with the North College Avenue Plan. Policy LU-4.7 Redevelopment /Infzll — The proposed development occurs on an unpaved vacant lot currently used for the storage of rental trailers. The project is located within the City of Fort Collins Infill Area as defined within the Land Use Code. Policy T-5.2 Connections — While the primary proposed use is vehicular, pedestrian connectivity and amenities have been provided, including a seating area and enhanced pedestrian crossing. Policy T-5.4 Sidewalks — Improvements constructed with this development will provide a standard sidewalk along a busy arterial where none currently exists. Policy CAD-3.1 Modification of Standardized Commercial Architecture — The proposed architecture is consistent in material and form with several newer buildings in the area represents a higher level of desired architectural character than many of the surrounding existing buildings. Policy CAD-3.2 Compatihility with Surrounding Development — The proposed development is consistent with surrounding uses in both form and function, while the architectural character is similar with recent development in the area. Policy CD-3.1 Transit Facilities — The proposed development will improve an existing transit stop by providing a larger area for the exiting bench, further from the flowline, and a concrete instead of dirt surface. Policy TC-4.5 Infzll and Redevelopment - City Plan encourages infill development within Transportation Corridors. Policy TC-4.6 Facility Design — The project is enhancing the pedestrian mobility along the project's frontage.