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HomeMy WebLinkAboutDUTCH BROS. COFFEE, TIMBERLINE CENTER - MAJOR AMENDMENT - MJA150008 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESStatement of Planning Objectives Page 1 of 5 Printed: December 17, 2015 Dutch Bros on Timberline Major Amendment to Timberline Center PUD Lot 3 Statement of Planning Objectives Prepared 12/11/2015 By Lee Martin, RLA Landmark Engineering, Ltd. Introduction Dutch Bros is a purveyor of specialty coffees, in addition to smoothies, teas, freezes, energy drinks, and a few pre‐packaged foods (no food is prepared on site). The brand is targeted primarily to young, active adults, although the customer base is diverse. Founded as a small push‐cart over twenty years ago in Oregon, Dutch Bros quickly evolved into a series of small drive‐through coffee stands. The drive‐through concept is the foundation of the Dutch Bros business model. Many of these are very small, some less than 400 square feet. All Dutch Bros have a walk‐up service window, and nearly all have a small outdoor patio seating area for those patrons who prefer to linger over their drinks outside. A total of two of its two hundred fifty stores allow customers inside the building (these are located in a downtown area and on a college campus; neither location could support a drive‐through). The company has learned that the vast majority of its customer base strongly prefers a quick and efficient drive‐through experience: approximately 80% of Dutch Bros sales are via the drive‐through window, and most of these are during the morning commute. This coffee delivery system allows Dutch Bros employees to focus on making outstanding specialty coffee with great customer service, and allows the company to control costs by minimizing expensive seating areas and maintenance of those areas. Dutch Bros stands are locally owned and operated franchises. Dutch Bros is unusual in that its franchises are sold only to company employees once they meet certain qualifications. The applicant, Mr. Nate Frary, currently owns four Dutch Bros stores in Washington, and is in the process of relocating his family to Fort Collins. He intends to sell his Washington stores to open a series of Northern Colorado locations, eventually with multiple locations in Fort Collins. While details have not been finalized, several of Mr. Frary’s employees intend to relocate to the Fort Collins area to assist with the management and operation of these stores as they are developed. One store is in the city development approval process in Loveland, and appears to be set to open in 2016. The Lot 3 store will be the second Dutch Bros in Northern Colorado owned and operated by the applicant. 1. Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: • Policy LIV 11.2 – Incorporate Public Spaces: The entire site layout was based upon creating a visually prominent outdoor space adjacent to the Bear Mountain Drive / Timberline Road intersection. While details such as benches and tables have not been determined, the intent is to include these within the patio to make the space usable. • Policy LIV 12.1 – Design for Crime Prevention and Security The building orientation and site design is such that the entire property can be surveilled from the building. • Policy LIV 12.2 – Utilize Security Lighting & Landscaping Plants were selected to minimize potential hiding spots. The intent of the lighting plan is to provide a consistent lighting solution across the property with minimal glare and/or spillover. Statement of Planning Objectives Page 2 of 5 Printed: December 17, 2015 • Policy LIV 14.2 – Promote Functional Landscape The landscape design is utilitarian, while attractive. Shrubs and evergreen trees between the drive‐through lane and Timberline Road were selected and placed to minimize headlight glare into the public right of way. A row of shrubs along both the southern and western extents of the parking lot were intended to create a visual separation between the parking lot and adjacent street. Trees were proposed within parking areas for shade, and within the center of the drive‐through queuing area to supplement the outdoor seating area concept. • Policy LIV 14.3 – Design Low Maintenance Landscapes Areas of irrigated turf are minimized, except where turf was already in place (i.e., along Timberline Road), and in the center of the queuing area so that the space might be used for impromptu picnicking. • Policy LIV 15.1 – Modify Standardized Commercial Architecture The Dutch Bros prototypical architecture has been modified considerably to suit this particular piece of property. The table below compares the Dutch Bros approach on a typical property to the Timberline Center Lot 3 property. Traditional Approach Lot 3 Approach Drive‐Through Two 13’ width drive‐through lanes (one on each side of building) One 10’ width drive‐through lane (on side of building away from Timberline Road) Building Façade Materials & Colors Consistent light gray painted plywood or stucco, with bright blue trim. White and tan stucco, with synthetic stone masonry wainscot. The bright blue trim is proposed to remain as part of brand identity. Roof Material & Colors Bright blue metal roof to act as a visual anchor within a city streetscape. Roof‐mounted mechanical equipment is normally exposed. Charcoal gray roof materials to conform to the surrounding aesthetic. Roof‐mounted mechanical equipment will be screened by a parapet wall. Outdoor Seating & Service A small outdoor seating area (<150 SF) can be offered adjacent to the front building elevation order window, depending on the size of the property and layout. Few amenities, other than a small picnic table, are provided. The seating area is prominently displayed along the front and right elevation, and at about 675 SF is considerably larger. Final details are to be determined, although the patio is likely to Statement of Planning Objectives Page 3 of 5 Printed: December 17, 2015 • Policy LIV 15.2 – Seek Compatibility with Surrounding Development The proposed building architecture is intended to fit within the Timberline Center design standards while reflecting the Dutch Bros brand. • Policy LIV 30.3 – Improve Pedestrian and Bicycle Access A sidewalk was added parallel to the private drive along the west property line of Lot 3, connecting the Big O Tires lot to Bear Mountain Drive. • Policy LIV 30.4 – Reduce Visual Impacts of Parking The parking was located to the rear (west) of the property to maximize the separation between the parking lot and Timberline Road. 2. 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. Lot 3 of Timberline Center is located at the northwest corner of Bear Mountain Drive and Timberline Road. Timberline Road is an arterial street. Bear Mountain Drive is a collector street. Timberline Center is partially built out. All of the public streets have been constructed, utilities are in, and all lots have been overlot graded. Several lots have been developed. No open space, wetlands, or natural features exist within Timberline Center. A stormwater detention pond designed to accommodate most of the drainage from Lot 3 is north of the northeast corner of the property. Most of this pond is irrigated turf. Timberline Road forms the west boundary of the site. All landscaping within Timberline Road is complete. This includes a turf tree lawn and four Bur Oaks in good condition. Bear Mountain Drive forms the south boundary. Landscaping within Bear Mountain is also complete, with a turf tree lawn and four Redmond Lindens in good condition. Big O Tire is immediately north of Lot 3. The Big O Tire building was completed in October 2015. A pedestrian walk connecting the Big O parking lot to Timberline Road forms much of the north property line. An unnamed private drive forms the west property boundary. This drive has a curb and gutter and is paved, but was not landscaped adjacent to Lot 3. The Bucking Horse / Sidehill neighborhood is east of Timberline Road, across from Lot 3. The nearest residential property (as measured in Google Earth) is about one hundred sixty feet from the proposed Dutch Bros building. 3. 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 property will be owned and maintained by the applicant, although a portion of the existing turf along the west Timberline Road right of way may continue to be maintained by the property owner’s association. 4. Estimate of number of employees: Approximately ten employees are anticipated when the store is fully operational. A typical shift will be two or three employees, depending on the day and season. 5. Description of rationale behind the assumptions and choices made by the applicant: Statement of Planning Objectives Page 4 of 5 Printed: December 17, 2015 Once the decision was made to invest in Fort Collins, the Lot 3 property was selected for its proximity to (and visibility from) Timberline Road, the potential number of customers within reasonable walking distance (i.e., Bucking Horse, the Fort Collins Police Station, other Timberline Center businesses), basic infrastructure already in place (water, sewer, access, etc.), and favorable zoning. Other Fort Collins locations were evaluated at a preliminary level, but it was believed that the Lot 3 property would be ideal. The building’s location at the southeast corner of the property made the most sense concerning visibility, particularly with regard to at least coming close to the “build‐to” line along Timberline Road. It should be noted that the building is very close to the eastern extent of the building envelope. Grading and drainage constraints, especially maintaining the same basin sizes identified within the master drainage plan for Timberline Center, make pushing the building further west problematic. In addition, the building’s location allowed the drive‐through lane to play a very minor role architecturally as viewed from Timberline Road. The drive‐through window itself will not be visible from Timberline Road. The building’s orientation – rotated about 30° from an east‐west axis – solved two problems. First, the patio could be located along the southeastern and southwestern building elevations. In addition to their visual prominence from Timberline Road, these orientations are most desirable for capturing morning sun and using the building as a windbreak. Second, the drive‐through functioned much more effectively with the building rotated, as there are no sharp turns in the drive‐through lane. Access to the property relied on two curb cuts already in place. One of these was from the unnamed private drive along the west property line. This 24’ width curb cut is to remain unchanged, and will be the primary point of vehicular access to the property. The second point of access is an internal connection to the new Big O Tire store to the north. Because the Big O Tire parking lot lane immediately adjacent to the Dutch Bros northern access point was constructed at only a 20’ width, the curb and gutter east of the existing ramp is to be removed so that this access can be widened to 24’, and therefore function as intended in the approved Timberline Center PUD. In addition, the curb and gutter constructed on the property line between Lots 2 and 3 will be removed to provide the connection between the two lots. It should be noted that we do not expect the internal connection between parking lots to be used as a fire access lane. There is a fire hydrant to remain in place at the southwestern corner of Lot 3, and we believe that the fire department would be most likely to use Bear Mountain Drive to access the proposed Dutch Bros building. From a vehicular standpoint, it made the most sense to have parking along the western and southern property lines. While not immediately adjacent to the walk‐up window, the accessible parking is less than a sixty foot walk from the walk‐up window. Finally, it should be noted that the trash enclosure had been proposed near the northwest corner of the site on the concept review drawing. As design development progressed, the enclosure was moved to the east side of the same parking aisle. This change was made to resolve drainage concerns adjacent to the existing drain inlet at the northwest corner of the property, and to avoid water and sewer service lines going to the Big O Tire building to the north. 6. Evidence of successful completion of the applicable criteria: Not applicable. 7. 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: Statement of Planning Objectives Page 5 of 5 Printed: December 17, 2015 Not applicable. The project site was overlot graded with the initial infrastructure improvements to the Timberline Center. 8. Neighborhood meeting narrative: Not applicable. The requirement for a neighborhood meeting was waived. 9. Name of the project as well as any previous name the project may have had during Conceptual Review: This application is called “Major Amendment to Timberline Center PUD.” The project has been alternatively referred to as “2039 South Timberline Road,” “Dutch Bros Coffee on Timberline,” or just “Dutch Bros.” 10. Parking narrative describing the parking demand generated with consideration of: the number of employees, tenants, and/or patrons; the amount and location of parking provided; where anticipated spillover parking will occur; and, any other considerations regarding vehicle parking: Parking on the property should be adequate. Given the fast food use, the minimum parking required in Fort Collins is five spaces, based on seven spaces per thousand square feet and a building area of seven hundred twenty square feet. The parking maximum is fifteen spaces per thousand square feet, plus an additional twenty percent for lack of shared parking, which comes to thirteen spaces. The typical employee shift will be two or three employees on shift at any given time. Past experience suggests that about 80% of Dutch Bros customers will use the drive‐through, and will not park on the property. The remaining parking lot spaces on site are expected to accommodate any potential rush. It should be noted that the drive‐through stacking lane is designed to accommodate an additional nine full‐size vehicles without affecting parking lot circulation. In the event that the drive‐through lane overflows, at least nine more vehicles could be stacked on private property without affecting public right of way. Based on past experience, we believe this scenario to be very unlikely. include multiple picnic tables, attractive landscaping, boulders, and other elements. The order window on the front elevation is purely decorative. For customer comfort, the order window is relocated below the canopy on the right elevation.