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HomeMy WebLinkAboutNORTH COLLEGE MARKETPLACE - MODIFICATIONS OF STANDARDS - 43-08 - REPORTS - MODIFICATION REQUEST (3)resultant dimension proposed by this modification request would reduce the drive aisle width 2 feet for 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. FINDINGS OF FACT / CONCLUSION We understand that in order to approve the Modification Request the Planning and Zoning Board must make the following findings: A. Granting the requested modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code. B. The request for a modification to Land Use Code Section 3.2.2(L) is subject to review by the Planning and Zoning Board. C. Granting the requested modification would allow the project to advance the public interests and purposes of the standard equally well or better than a plan that satisfies the standard as follows: • The proposed site plan promotes greater pedestrian circulation throughout the site • The proposed plan enhances the landscape area of the development. We recommend approval of the aforementioned Modification Request. 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. 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. MODIFICATION 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 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. • Enhancing vehicular and pedestrian safety by increasing the widths of pedestrian walkways and allowing for the alignment of drive aisles ti throughout the site. • The City of Ft. Collins parking dimension requirements call for a 66'-0" dimension from the centerline to the centerline of each row of parking. The Modification Request North College Marketplace, Drive aisle width in.60 degree parking field March 25, 2009 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." 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.