HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE - MODIFICATIONS OF STANDARDS - 43-08 - REPORTS - MODIFICATION REQUESTNorth College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 11
E. This request is only for modifications of specific standards in Section 3.2.2(L) and
Section 3.5.3(B), Subsection 3.5.3(B)(1) of the LUC. Any decision on the North College
Marketplace, Second Filing - Project Development Plan that is currently under review
will require a separate public hearing in front of the Planning & Zoning Board at some
point in time in the future.
6. RECOMMENDATION:
Staff recommends approval of the North College Marketplace, Second Filing -
Modifications of Standards - #43-08, as set forth in the following sections of the Land Use
Code:
Section 3.2.2(L) Parking Stall Dimensions.
Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking,
Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway.
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 10
to or better than a plan which complies with the standard for which the modification is
requested.
The proposed two-way drive aisle width of 22 feet, instead of the required 24 feet, in
the 60 degree angled parking areas as designed promotes an innovative design
that incorporates bio-swale technology for storm water detention/water quality while
increasing the pedestrian walkways throughout the area and allowing for increased
landscaping within the parking areas. The reduced width (by 2 feet) of the drive
aisles does not compromise the internal safety of the vehicular/pedestrian interface
in that the widened, enhanced pedestrian ways should reduce pedestrian
movement in the drive aisles.
D. The requested Modification of Standard in Section 3.5.3(B), Subsection 3.5.3(B)(1) as
submitted is supported by the criteria set forth in Section 2.8.2(H)(1) of the LUC, based
on the plan being equal to a plan which complies with the standard for which the
modification is requested.
- Because of the layout of the proposed primary and secondary vehicular routes in
the overall shopping center there are two buildings (Pad 1, potential fast food drive-
thru restaurant and Shops D, retail/restaurant with drive-thru) that would not satisfy
the requirement that at least one (1) main entrance of any commercial or mixed -use
building face and open directly onto a connecting walkway with pedestrian frontage.
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.
Building/Pad 1 (probable fast food restaurant w/drive-thru) would be set back from
North College Avenue approximately 100 feet. The main entry to this building would
be on the east side, requiring pedestrians to go around a corner of the building and
cross a 10 foot wide driveway between the main entry of the building and the public
sidewalk along North College Avenue. Building/Shops D (probable retail/restaurant
w/drive-thru's) would be on the north side of the shopping center, approximately 400
feet from North College Avenue. Because of the parking lot layout between the two
buildings, pedestrians would have to cross four driveways between the main
entrances of the building and the public sidewalk along North College Avenue. The
pedestrian will, however, have a 4 foot 6 inch wide sidewalk detached from the
primary drive aisle to the south that aligns directly between the building entrances
and the public sidewalk. All of the driveway crossings (10 feet to 24 feet wide) will
be enhanced crosswalks and the small parking areas between the two buildings will
have stop signs warning motorists that they are approaching a pedestrian
crosswalk.
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 9
Because of the layout of the proposed primary and secondary vehicular routes in
the overall shopping center there are two buildings (Pad 1, potential fast food drive-
thru restaurant and Shops D, retail/restaurant with drive-thru) that would not satisfy
the requirement that at least one (1) main entrance of any commercial or mixed -use
building face and open directly onto a connecting walkway with pedestrian frontage.
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.
Building/Pad 1 (probable fast food restaurant w/drive-thru) would be set back from
North College Avenue approximately 100 feet. The main entry to this building would
be on the east side, requiring pedestrians to go around a corner of the building and
cross a 10 foot wide driveway between the main entry of the building and the public
sidewalk along North College Avenue. Building/Shops D (probable retail/restaurant
w/drive-thru) would be on the north side of the shopping center, approximately 400
feet from North College Avenue. Because of the parking lot layout between the two
buildings, pedestrians would have to cross four driveways between the main
entrances of the building and the public sidewalk along North College Avenue. The
pedestrian will, however, have a 4 foot 6 inch wide sidewalk detached from the
primary drive aisle to the south that aligns directly between the building entrances
and the public sidewalk. All of the driveway crossings (10 feet to 24 feet wide) will
be enhanced crosswalks and the small parking areas between the two buildings will
have stop signs warning motorists that they are approaching a pedestrian
crosswalk. Therefore, staff has determined that there is sufficient justification to
grant the Modification of the Standard as requested, based on the criteria set forth
in Section 2.8.2(H)(1) of the LUC. The proposed plan as submitted will promote the
general purpose of the standard for which the modification is requested equally well
than would a plan which complies with the standard for which the modification is
requested.
5. FINDINGS OF FACT/CONCLUSION:
A. The requested Modifications of Standards in Section 3.2.2(L) and Section 3.5.3(B),
Subsection 3.5.3(B)(1) of the Land Use Code for the North College Marketplace,
Second Filing are subject to a Planning & Zoning Board (Type 2) review.
B. Granting the requested modifications would not be detrimental to the public good.
C. The requested Modification of Standard in Section 3.2.2(L) as submitted is supported
by the criteria set forth in Section 2.8.2(H)(1) of the LUC, based on the plan being equal
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 8
C. The driveway cuts adjacent to and shops "D" provide for two smaller fields of
parking as desired by the site design standards for big boxes.
4. STAFF'S ANALYSIS OF MODIFICATION REQUESTS:
Section 3.2.2(L) Parking Stall Dimensions. This section requires that Two -Way Drive
Aisle Widths for 60 degree angled parking be a minimum of 24 feet. The applicant is
requesting a width of 22 feet.
In reviewing the proposed documentation provided by the Applicant for purposes of
determining whether it accomplishes the purposes of this section as required, Staff has
determined that:
Granting the requested modification would not be detrimental to the public
good and would not impair the intent and purposes of the LUC.
The proposed two-way drive aisle width of 22 feet, instead of the required 24 feet, in
the 60 degree angled parking areas as designed promotes an innovative design
that incorporates bio-swale technology for storm water detention/water quality while
increasing the pedestrian walkways throughout the area and allowing for increased
landscaping within the parking areas. The reduced width (by 2 feet) of the drive
aisles does not compromise the internal safety of the vehicular/pedestrian interface
in that the widened, enhanced pedestrian ways should reduce pedestrian
movement in the drive aisles. Therefore, staff has determined that there is sufficient
justification to grant the Modification of the Standard as requested, based on the
criteria set forth in Section 2.8.2(H)(1) of the LUC. The proposed plan as submitted
will promote the general purpose of the standard for which the modification is
requested equally well or better than would a plan which complies with the standard
for which the modification is requested.
Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking,
Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway. This section requires that at
least one (1) main entrance of any commercial or mixed -use building face and open
directly onto a connecting walkway with pedestrian frontage. Two (2) buildings being
proposed in the shopping center (Building/Pad 1 and Building/Shops D) would not satisfy
this requirement.
In reviewing the proposed documentation provided by the Applicant for purposes of
determining whether it accomplishes the purposes of this section as required, Staff has
determined that:
Granting the requested modification would not be detrimental to the public
good and would not impair the intent and purposes of the LUC.
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 7
MODIFICATION 2
Pad Building 1 and Shops D, at the north end of the site, open and directly face an internal
private walkway/plaza area. This pedestrian connection will link shoppers to the other
buildings within the site via walkways and striped crosswalks. Although Pad Building 1
and Shops D have direct access to this pedestrian walkway, they do not have direct
access to the public street sidewalk on North College or ultimately Willox. Before the
walkways, west and east of Pad Building 1 and Shops D, reach the public street sidewalk,
they each cross driveways. Under the Terms and Definitions section of the LUC, a
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 pedestrian
to walk across parking lots or driveways, around buildings or around parking lot outlines
which are not aligned to a logical route."
The request is for a modification to the connectivity standards for Building 1 and Shops D,
at the north end of the site.
JUSTIFICATION 2
The breaks in the walkway connectivity are necessary to provide parking areas adjacent to
buildings such that customers do not have to cross a major drive to access these buildings
thereby creating a safer point of access for these consumers.
In order to mitigate the breaks in the continuity of the walkways and protect the pedestrian,
striped crosswalks have been incorporated and stop signs will be placed at this
intersection for all southbound traffic from these parking areas.
Further, at shops "D" this allows for 2 smaller fields of parking to serve the building which
is a principle embraced by the big box site design guidelines.
To enhance the pedestrian experience and sense of safety, the walks as proposed are set
back from the drive aisle by 4' to allow for the provision of landscaping between the walk
and drive aisle.
Do note that the major anchor is connected directly to Willox in accord with all city
standards. We believe the proposed modification provided an equal or better condition
(Section 2.8.2(H)(1) than the City standard for the following reasons:
A. Pleasant, safe pedestrian connectivity will be provided from North College to the
Pad 1, shops "D", the wetlands path, and ultimately, the King Soopers.
B. The driveway cuts allow for smaller groupings of parking directly adjacent to
structures, thereby allowing consumers to access these retailers without crossing a
major drive aisle.
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 6
• Enhancing vehicular and pedestrian safety by increasing the widths of pedestrian
walkways and allowing for the alignment of drive aisles throughout the site.
• The City of Ft. Collins parking dimension requirements call for a 66 4' dimension
from the centerline to the centerline of each row of parking. The resultant dimension
proposed by this modification request would reduce the drive aisle width 2 feet for a
centerline to centerline dimension of 64'-0". Below are some comparable
dimensions from cities in the Denver Metro region.
o City of Westminster = 60' - 0" centerline to centerline
o City of Denver = 59' - 0" centerline to centerline
The 64' — 0" proposed in this modification request is within the standards
established in the community and will offer additional benefits of increased
landscaping and improve the pedestrian environment while maintaining vehicular
safety.
• This proposal meets or exceeds the parking standards established by King Soopers
for 60 degree angled parking who will be the primary user affected by these
modifications.
A justification for this proposal relating to the Modification Criteria (Section 2.8.2(H)(2) is
that the proposed plan will alleviate an existing described problem of city-wide concern.
We believe the proposed project meets this criteria in the following ways:
• It is the goal of this developer to create a neighborhood center of high quality that
will be an amenity to neighborhood and encourages the adjacent communities to
walk or ride bikes into the site.
2. Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking,
Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway.
This request is for a modification to the "orientation to a connecting walkway" requirements
as outlined in the Fort Collins Land Use Code. The modification being requested is from
section 3.5.3 (B), Relationship of Buildings to Streets, Walkways and Parking. This
regulation reads that:
'At least one main entrance of any commercial or mixed -use building shall face and
open directly onto a connecting walkway with pedestrian frontage."
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 5
All buildings are connected internally, through the site via a series of walkways that
ultimately tie to the major streets.
The major building is oriented to screen the open space, canal and northeast neighboring
residences from views to the parking lot.
Finally, the open space will be designed to provide for water quality, detention and habitat.
It will also feature a hiking and biking trail tying North College to East Willox.
1. Section 3.2.2(L) Parking Stall Dimensions
This request is for a modification to the parking aisle width dimension "'F' - Two Sided
Loading Width" requirements as outlined in the Fort Collins Land Use Code. The
modification being requested is from section 3.2.2 (L), Parking Stall Dimensions, Table A,
standard vehicle, 60 degree. This regulation reads that:
"Parking areas for automobiles shall meet the following minimum standards for long
and short term parking of standard and compact vehicles."
MODIFICATION 1
We would like to request a variance to modify the width of the drive aisles within the main
parking field fronting the supermarket. The request for modification is to reduce the width
of the drive aisle (the 'F' dimension) from the City standard of 24'-0" to 22'-0" and construct
the 60 degree angled parking stalls at a depth of 21'-0" (the 'D' dimension) in accord with
City standards.
JUSTIFICATION 1
A justification for this proposal relating to the Modification Criteria (Section 2.8.2(H)(1) is
that the proposed plan will serve the standard equally well or better than would a plan
which complies with the standard. We believe that the proposed project meets this criteria
in the following ways:
• Allows the 2 central pedestrian walkways to increase in width from approximately 9
feet to 14'-6" feet and increase the landscaped area in those islands from about
5,000 square feet to about 9,000 square feet. This additional space allows for more
trees, shrubs and ornamental grasses to be planted in the parking area. The
additional landscaping will create an inviting pedestrian environment among the
large expanses of pavement and concrete.
• The bio-swale on the north side of the parking field will increase to 1,500 square
feet.
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 4
(4) the plan as submitted will not diverge from the standards of the Land Use
Code that are authorized by this Division to be modified except in a nominal,
inconsequential way when considered from the perspective of the entire
development plan, and will continue to advance the purposes of the Land
Use Code as contained in Section 1.2.2. "
The Applicant has proposed that the modifications of standards would not be detrimental
to the public good and that they meet the requirements of Sections 2.8.2(H)(1) & (2) of the
LUC.
3. APPLICANT'S REQUESTS:
PROJECT DESCRIPTION
The proposed North College Marketplace seeks to develop the northeast corner of East
Willox Lane and North College Avenue with a 150,000 s.f. commercial center anchored by
a 123,000 s.f. supermarket. Site area totals approximately 26 acres and the overall FAR is
.14. Parking of approximately 780 spaces is provided equating to a ratio of 5.00 sp/1000
s.f.
The development is located in the southwest portion of the site maintaining approximately
four acres at the north property line and two acres at the east property line for open space,
trails, water quality and stormwater detention.
Access is provided via a right-in/right-out at North College, and a full movement and one
right-in/right-out at East Willox Lane.
Site organization is straightforward with the supermarket paralleling the east property line
facing west and pads and shops located at the corner at the two streets.
The access points lead to three major drives. Coming off North College the access is via a
landscaped boulevard bringing one to a landscaped roundabout that allows access to a
diagonal drive feeding the pads and grocery store as well as tying back to East Willox. A
second drive comes off the roundabout and brings one to the front drive of the
supermarket and the service drive behind the facility.
At East Willox access from the major full movement intersection, aligned with that of
Albertson's, brings one to the major diagonal drive. Finally, a second full movement brings
service traffic to the service drive east of the supermarket.
In addition to the entry boulevard and roundabout feature, the shops abutting East Willox
Lane open up to a south -facing pedestrian plaza for outdoor dining and daily gathering.
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 3
2. MODIFICATION REQUESTS - PERTINENT CODE SECTIONS:
This request is for modifications of standards in the following sections of the LUC:
" Section 32.2(L) Parking Stall Dimensions. This section requires that Two -Way
Drive Aisle Widths for 60 degree angled parking be a minimum of 24 feet. The
applicant is requesting a width of 22 feet.
Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking,
Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway. This section requires
that at least one (1) main entrance of any commercial or mixed -use building face
and open directly onto a connecting walkway with pedestrian frontage. Two (2)
buildings being proposed in the shopping center (Building/Pad 1 and Building/Shops
D) would not satisfy this requirement.
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
decision maker may grant a modification of standards only if it finds that the granting of the
modification would not be detrimental to the public good, and that:
(1) the plan as submitted will promote the general purpose of the standard for
which the modification is requested equally well or better than would a plan
which complies with the standard for which a modification is requested; or
(2) the granting of a modification from the strict application of any standard
would, without impairing the intent and purpose of this Land Use Code,
substantially alleviate an existing, defined and described problem of city-wide
concern or would result in a substantial benefit to the city by reason of the
fact that the proposed project would substantially address an important
community need specifically and expressly defined and described in the
City's Comprehensive Plan or in an adopted policy, ordinance or resolution of
the City Council, and the strict application of such a standard would render
the project practically infeasible; or
(3) by reason of exceptional physical conditions or other extraordinary and
exceptional situations, unique to such property, including, but not limited to,
physical conditions such as exceptional narrowness, shallowness or
topography, or physical conditions which hinder the owner's ability to install a
solar energy system, the strict application of the standard sought to be
modified would result in unusual and exceptional practical difficulties, or
exceptional or undue hardship upon the owner of such property, provided
that such difficulties or hardship are not caused by the act or omission of the
applicant; or
North College Marketplace, Second Filing, Modifications of Standards - Filing #43-08
April 16, 2009 Planning & Zoning Board Public Hearing
Page 2
EXECUTIVE SUMMARY:
The Applicant has submitted an application with a requests for modifications of the
standards as set forth in Section 3.2.2(L) Parking Stall Dimensions and Section 3.5.3(B)
Relationship of Buildings to Streets, Walkways and Parking, Subsection 3.5.3(B)(1)
Orientation to a Connecting Walkway of the LUC. These sections (respectively) state that:
Parking areas for automobiles shall meet minimum standards for long- and
short-term parking of standard and compact vehicles. Two-way drive aisle
widths shall be 24 feet for 60 degree angled parking.
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.
This application for modifications of standards requests that the Planning & Zoning Board
determine if the modifications requests meet the intent of the LUC. This request is only for
modifications of the specific standards in Section 3.2.2(L) and Subsection 3.5.3(B)(1) of
the LUC. The actual shopping center Project Development Plan currently is in the City's
development review process and will be presented to the Board at a future public hearing.
COMMENTS:
1. BACKGROUND:
The surrounding zoning and land uses are as follows:
N: M1, C in Larimer County;
S: CN in the City;
E: M1, C in Larimer County;
W: M1 in Larimer County, CN in the City;
Existing residential
Existing shopping center
Existing residential
Existing North College Avenue commercial
corridor
The property was annexed in pieces as part of the North College Annexation in December,
1959; as the Nauta North College Annexation in April, 1965; and, as the East Willox Lane
First Annexation in July, 1975.
The North College Marketplace - Overall Development Plan and the North College
Marketplace, First Filing (Wetlands) - Project Development Plan were approved by the
Planning & Zoning Board on January 15, 2009.
of
F�co�rt� Collins
i'EM NO S
MEETING DATE #1161of
STAFF AW /
PLANNING & ZONING BOARD
PROJECT: North College Marketplace, Second Filing - Modifications of Standards
- #43-08
APPLICANT: BHA Design, Inc.
c/o David Kasprzak
1603 Oakridge Drive
Fort Collins, Colorado 80525
OWNER: Loveland Commercial LLC
1043 Eagle Drive
Loveland, Colorado 80537
PROJECT DESCRIPTION:
This is a request only to modify two (2) standards set forth in the City of Fort Collins Land
Use Code (LUC). The property is undeveloped; however, a supermarket -anchored
shopping center is being proposed. The parcel is approximately 27 acres in size and
zoned CCN, Community Commercial North College. The requests for modifications of
standards are as follows:
Section 3.2.2(L) Parking Stall Dimensions. This section requires that Two -Way
Drive Aisle Widths for 60 degree angled parking be a minimum of 24 feet. The
applicant is requesting a width of 22 feet.
Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking,
Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway. This section requires
that at least one (1) main entrance of any commercial or mixed -use building face
and open directly onto a connecting walkway with pedestrian frontage. Two (2)
buildings being proposed in the shopping center (Building/Pad 1 and Building/Shops
D) would not satisfy this requirement.
Any decision on the North College Marketplace, Second Filing - Project Development Plan
that is currently under review will require a separate public hearing in front of the Planning
& Zoning Board at some point in time in the future.
RECOMMENDATION: Approval
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750