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HomeMy WebLinkAboutDUTCH BROS. COFFEE, TIMBERLINE CENTER - MAJOR AMENDMENT - MJA150008 - SUBMITTAL DOCUMENTS - ROUND 1 - CORRESPONDENCE-CONCEPTUAL REVIEWDutch Bros: Conceptual Review Response Page 1 of 7 Printed: December 17, 2015 Dutch Bros on Timberline Major Amendment to Timberline Center PUD Lot 3 Conceptual Review Response Letter Prepared 12/11/2015 By Lee Martin, RLA Landmark Engineering, Ltd. Zoning 1. Please remove any notes regarding signage as a separate review and permit is required for such. Because the project is a drive‐through, signs are shown on the plan, although it is acknowledged on the plan that these will be permitted separately. 2. Zoning would prefer to see the menu/order board located further north at the turn of the queuing driveway and at a 45° angle. This is to restrict any illumination toward Timberline. The menu board has been relocated and re‐oriented. The angle of the board is directed away from Timberline. Illumination from the board toward Timberline should not be an issue. 3. Note that the property is located in the Residential Neighborhood Sign District, which will restrict signage. The development will be considered a Neighborhood Service Center. LUC 3.8.7(E) will apply. Acknowledged. Water – Wastewater Engineering 1. Existing water and sewer mains in the vicinity include 8” water mains in Bear Mountain and the driveway to the west and an 8” sewer main in the driveway to the west. Existing 1” water service, 6” fire line, and a sanitary sewer service are stubbed into the site. These services must be reused with this development or abandoned at the main. Acknowledged. 2. The water conservation standards for landscape and irrigation will apply…. Acknowledged. 3. Development fees and water rights will be due at building permit. Acknowledged. Traffic Operations 1. Since this type of use was anticipated with the original approvals, no further traffic analysis is needed. Acknowledged. 2. It would be very helpful to include a north / south sidewalk along the western edge of the parcel to support pedestrian connectivity among users in the overall area. A sidewalk has been added along the west property line. Dutch Bros: Conceptual Review Response Page 2 of 7 Printed: December 17, 2015 Stormwater Engineering 1. A drainage report, erosion control report, and construction plans are required and must be prepared by a PE registered in Colorado. The drainage report must address the four‐step process for selecting structural BMPs. There is a final site inspection required when the project is complete and the maintenance is handed over to an HOA or another maintenance organization. The erosion control report requirements are in the FC Stormwater Manual, Sec. 1.3.3, Vol. 3, Ch. 7 of the FC Amendments…. Acknowledged. 2. The proposed site plan must meet the engineering assumptions from the approved plan for Timberline Center with regard to percent impervious. Detention and water quality are provided in the existing detention pond to the north as long as there is no increase in percent impervious from the approved plan. The development will need to provide drainage infrastructure to get onsite runoff into the detention pond. Acknowledged. 3. Low Impact Development (LID) requirements are required on all new or redeveloping property which includes sites required to be brought into compliance with the Land Use Code. These require a higher degree of water quality treatment for 50% of the new impervious area, and 25% of new paved areas must be pervious. SOPs for all onsite drainage facilities will be included as part of the Development Agreement… Acknowledged. 4. Per CRS §37‐92‐602(8) effective 8/15/2015, criteria regarding detention drain time will apply to this project. As part of the drainage design, the engineer will be required to show compliancy with this statute using a standard spreadsheet (avail. on request) that will need to be included in the drainage report. Upon completion of the project, the engineer will also be required to upload the approved spreadsheet into the Statewide Compliance Portal. This will apply to any volume‐based stormwater storage, including extended detention basins and bio‐retention cells. Please note that detention was already provided off site. 5. The city‐wide Stormwater development fee (PIF) is $7,817/ac ($0.1795/SF) for new impervious area over 350 SF, and there is a $1,045/ac ($0.24/SF) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. There is also an erosion control escrow required before the Development Construction Permit is issued. The amount of the escrow is determined by the engineer, and is based on the site disturbance area, cost of the measures, or a minimum account in accordance with the Fort Collins Stormwater Manual. Acknowledged. 6. The design of this site must conform to the drainage basin design of the Foothills Basin Master Drainage Plan as well as the FC Stormwater Manual. Acknowledged. Fire Authority 1. Fire access is required to within 150’ of all exterior portions of the building. Fire access cannot be measured from an arterial road. If the building is to be equipped with a fire sprinkler system, fire Dutch Bros: Conceptual Review Response Page 3 of 7 Printed: December 17, 2015 access on the property may not be needed. Otherwise, an emergency access easement will be required and standard fire lane specifications shall apply…. We anticipate fire access being from Bear Mountain Drive. All portions of the building are considerably less than 150’ of the existing Bear Mountain Drive face of curb (the path the hose would take is about 110’). We do not anticipate that the building will be sprinkled. 2. A fire hydrant is required within 300’ of the building as measured along the path of vehicle travel. The existing utility infrastructure available in the area appears to meet minimum requirements, however it is the applicant’s responsibility to verify location, volume and pressure…. Measured directly, the distance from the hydrant to the building is approximately 120’. The shortest path along Bear Mountain Drive to the nearest corner of the building is approximately 200’. Static pressure at the hydrant is 108 psi. Residual pressure is 100 psi at 2,586 gpm. Therefore, we believe that the existing hydrant will suffice for the proposed building. Environmental Planning 1. With respect to landscaping and design, the FCLUC §3.2.1(E)(2)(3) requires low water use plants and grasses in landscaping or re‐landscaping and reduce bluegrass lawns as much as possible. The landscape design uses low water plants to the maximum extent possible. Given that a substantial portion of the site is already in turf, however, much of the existing turf on the property will remain in place. 2. Our city has an established identity as a forward‐thinking community that cares about the quality of life if offers its citizens and has many sustainability programs and goals that may benefit your project. (Climate Wise Program, Zero Waste Plan and the Waste Reduction and Recycling Assistance Program (WARP), Green Building and the Climate Action Plan, Nature in the City Strategic Plan) Acknowledged. Engineering Development Review 1. Marc Ragasa will be the engineer assigned to this project… Acknowledged. 2. Larimer County Road Impact Fees and Street Oversizing Fees are due at building permit…. Acknowledged. 3. The City’s Transportation Development Review Fee (TDRF) is due at the time of submittal…. Acknowledged. 4. Any damaged curb, gutter, and sidewalk existing prior to construction, as well as streets, sidewalks, curbs and gutters, destroyed, damaged, or removed due to construction of this project shall be replaced or restored to FC standards at Developer’s expense prior to the acceptance of completed improvements and/or prior to the issuance of the first Certificate of Occupancy. All public sidewalk, driveways and ramps existing or proposed adjacent to or within the site need to meet ADA standards, and if they do not, will need to be reconstructed to meet current ADA standards as part of this project. Acknowledged. 5. Any public improvements must be designed and built in accordance with LCUASS standards…. Acknowledged. Dutch Bros: Conceptual Review Response Page 4 of 7 Printed: December 17, 2015 6. This project is responsible for dedicating any right of way and easements that are necessary or required by the City for this project. No additional right of way or easements are anticipated to be required as part of this project. 7. Utility plans will be required and a Development Agreement will be recorded once the project plans are approved. Acknowledged. 8. Adequate screening needs to be provided between the drive‐through lane and Timberline Road to screen the headlights of the waiting cars from the traffic on Timberline. If vegetation is used, it needs to be of a kind that retains its foliage in winter. A mass of evergreen trees are proposed east of the drive through lane. 9. A Development Construction Permit will need to be obtained prior to starting any work on the site. Acknowledged. 10. Bike parking required for the project cannot be placed in the right of way and if placed just behind the right of way, it needs to be placed so that when bikes are parked they do not extend into the right of way. The bike parking is proposed next to the outdoor seating area. Bikes will not encroach in ROW. 11. The public right of way shall not be used for the staging or storage of materials or equipment associated with the Development…. The developer will need to find locations on private property to accommodate any necessary staging and or parking needs associated with the completion of the development. Information on the location of these areas will be required to be provided to the City as a part of the Development Construction Permit application. Acknowledged. Planning Services 1. The parcel is Lot 3 (0.70 ac) of the Timberline Center Final Plan (18.30 ac). It is located within Convenience Shopping Center sub‐district (5.97 ac. of this Final Plan. The Final Plan further designates Lot 3 as Parcel L and approved for a retail building approximately 7,500 SF in size. Conversion of the designated land use from retail to drive‐through restaurant is considered a change in character and, therefore, would require the submittal of a Major Amendment to the Final Plan. Acknowledged. 2. Please note that §3.2.2(H) is specifically related to drive‐through facilities and states: “Drive‐in Facilities. Any drive‐in facilities, if permitted… shall be secondary in nature in emphasis and priority to other access and circulation functions. Such facilities shall be located in side or rear locations that do not interrupt direct pedestrian access along connecting pedestrian frontage. The design and layout of drive‐in facilities for restaurants, banks, or other uses shall: Avoid potential pedestrian / vehicle conflicts; Provide adequate stacking spaces for automobiles before and after use of the facility; Provide adequate directional signage to ensure a free‐flow through the facility; and, Provide a walk‐up service option as well as drive‐in.” The site lent itself well to the above standards. Please note, however, that two pedestrian crossings of the drive‐through lane are proposed, although neither of these interrupt direct access from adjacent sidewalks. Dutch Bros: Conceptual Review Response Page 5 of 7 Printed: December 17, 2015 3. §3.5.3(E)(1) of the FCLUC states: “Character and Image. In new buildings… the following standards shall apply: Site Specific Design. Building design shall contribute to the uniqueness of a zone district, and/or the Fort Collins community with predominant materials, elements, features, color range, and activity areas tailored specifically to the site and its context. In the case of a multiple building development, each individual building shall include predominant characteristics shared by all buildings in the development so that the development forms a cohesive place within the zone district or community. A standardized prototype design shall be modified as necessary to comply with the requirements of this subsection.” Our approach is to work with chain establishments that rely on a high degree of recognition across the chain on a case‐by‐case basis. For example, in the past few month, Staff has worked with five drive‐through restaurants, with Dutch Bros Coffee being the sixth. See Response 5. 4. The architectural character for the Timberline Center was established by approval of the Final Plan. Please refer to sheet 4 of 8, which governs the broad parameters for all the commercial buildings within the center. Exterior colors and materials are specifically indicated so that all 14 lots will be unified by a cohesive theme. For example, please note that roofs within the center, in addition to being pitched, must be colored either green or sage if metal, or tan or charcoal if asphalt shingle. See Response 5. 5. Also, the approved architectural theme calls for synthetic stucco, where used, to be tan or off‐ white. Masonry must be tan or brown hues. Synthetic stone, where used, must also be tan or brown tones. To this end, the two existing projects, Burger King and the mini‐storage comply. The… Big O Tires also complies. There are to buildings that are approved but have not broken ground, Ascent Climbing Gym and Serious Texas BBQ, both of which comply. As indicated by the architectural elevations in the conceptual submittal, the proposed building would not comply. Agreed. The architecture proposed initially has been modified significantly to meet the standards unique to the Timberline Center. 6. It appears that the applicant is familiar with the unique attributes of this parcel. As a platted lot, Lot 3 is significantly encumbered by a variety of easements. Consequently, even though the site is listed as containing 0.70 acres, the net developable area is significantly less. Acknowledged. 7. A north‐south private sidewalk is needed on the west side of the parcel such that it connects the public sidewalk on Bear Mountain to the south to Big O Tires to the north. The best approach would be to match Big O. The sidewalk mentioned above has been added. 8. Please be sure that the trash enclosure is of sufficient size to accommodate both trash and recycling containers. It is important to emphasize that it is illegal to discard cardboard into the waste stream. Consequently, the recycle containers must be sized accordingly…. The internal dimensions of the enclosure are 12’ x 15’‐4”. The enclosure is designed to accommodate two 4 CY containers and 4 #95 containers, along with multiple other configurations. 9. A landscape theme has been established along Timberline Road. Burger King, Big O, and Serious TX BBQ all feature tightly spaced Spring Snow Crabapple trees flanked by Colorado Blue Spruce trees. This pattern must be continued along the east side of Lot 3. Please note that the spruce Dutch Bros: Conceptual Review Response Page 6 of 7 Printed: December 17, 2015 trees may be of the pyramidal variety (Baker, Hoops) or the columnar variety (Fastigiate) rather than the full‐size Colorado Blue Spruce. Copies of these plans are available. Fat Albert Spruce and Spring Snow Crab Apple are proposed along Timberline Road. The Fat Albert variety has a similar form to the species, although does not get nearly as large. 10. Wherever a vehicle in the DT lane is facing either Timberline Road or Bear Mountain Drive, the headlight glare onto the public roadway must be screened by dense vegetation, an earthen berm, a screen wall, or any combination thereof. Evergreen and deciduous plantings are being used to meet the above standard. We do not expect headlight glare to be an issue on Bear Mountain drive due to the configuration of the site layout. 11. The landscape plan must address how the menu board is screened from the public streets. The menu board faces away from Timberline Road, will be about 60’ from the curb, and will have evergreen trees and shrubs creating an additional separation. The menu board may be partially visible from Bear Mountain Drive, although when given its orientation and location, it should not be noticeable. 12. Please note that the electrical transformer for Big O may suffice to supply power to the proposed building. It would seem more efficient to pull power from one transformer rather than installing a new one. If a transformer is needed, it must be placed back from the roadway and screened by either a solid enclosure (meeting the proper clearance specifications) or by dense landscaping on three sides. Also, the transformer must be within 10’ of hard surface for emergency change‐out without affecting landscaping. We are in the process of evaluating the above. The plan currently does not show a transformer. In the event that the applicant determines that installing a transformer is more cost‐effective, there is ample space for one within 10’ of pavement near the southwest corner of the property (within a screen wall) without dramatically affecting the site and landscape design. 13. Please note that Bear Mountain Drive is a public street. The label has been corrected. 14. With exposure along two public streets, all roof or ground mounted mechanical equipment, utility meters, exhaust fans, and the like, must be screened with a solid screen wall. Simply landscaping these appurtenances has proven to be inadequate as demonstrated along Timberline Road south of Horsetooth Road. Screen walls must match the materials and pattern of the building. Mechanical equipment is proposed to be roof‐mounted and screened as required. 15. Staff was interested in discovering that the restaurant features no indoor seating. This bit of information was not included in the packet materials. While the walkup window and patio meet the letter of the FCLUC, staff is concerned that the outside facility will not be usable on a year‐ round basis. Please be sure that the PDP includes a full architectural depiction of what constitutes a “partially covered” outdoor seating area and its relationship to the dispensing window. Also, please address what other features are being provided that will allow the walkup component to be usable, functional and attractive to pedestrians and bicyclists. Please accept my apologies for not communicating this item in the written application materials. As a rule, Dutch Bros does not provide indoor seating. The foundation of the Dutch Bros business model is its drive‐through service. Not having indoor seating reduces initial construction and operating expenses considerably, and allows Dutch Bros to sell a higher grade of coffee at a more competitive price. Dutch Bros: Conceptual Review Response Page 7 of 7 Printed: December 17, 2015 An artist’s rendering of the proposed patio as viewed from the south (Bear Mountain Drive) appears on the following page. As designed, the patio is about 675 square feet. The patio is intended to be usable throughout the year, although certainly not a space in which patrons might be expected reasonably to linger for extended periods whenever Dutch Bros is open for business. However, because of the climate Fort Collins enjoys, we would expect to see heavy patio use most of the year, with a bit less use during cold weather. Given the outdoor lifestyle common in Fort Collins, it would not be surprising to see the patio being used in cold weather, particularly on a sunny day after a major snowstorm. To mitigate precipitation, the canopy covers roughly 140 SF of the patio (10’ x 14’), including the walk‐up window. The easterly and southern orientation of the patio and walkup window address wind concerns, since most of our major windstorms are westerly and northwesterly. Orientation also helps with temperature on most days; the eastern and southeastern sides of any building in Fort Collins warm up early and cool off later in the day. The applicant also intends to provide at least one commercial‐grade patio heaters below the canopy to make the space more pleasant in cold weather. In addition to patio furniture (i.e., powder coated metal benches, tables, etc.), and landscaping, boulders will be placed strategically around the perimeter of the patio to act as impromptu seating.