HomeMy WebLinkAboutLONGVIEW MARKETPLACE PDP - MOD. OF STANDARD - 47-95D - REPORTS - RECOMMENDATION/REPORTModification — Longview Marketplace Project Development Plan — Filing #47-95D
December 4, 2003 P & Z Meeting
Page 7
In the Graphic Standards, for a stall width of 9' - 10', the module width
must be 52'-4". In this case the drive aisle width must be 15'-6".
In the City of Greeley Development Code, for a stall width of 9', the
module width must be 58'. In this case the drive aisle width must be
20'.
Staffs determination is based on the fact that the proposed parking solution for a
portion of the Longview Marketplace Shopping Center (parking stall depths and
drive aisle widths) demonstrates an innovative design, does not create a safety or
welfare concern in the parking areas, and meets the intent of the LUC.
Staff is recommending approval of the Modification of Standard in Subsection 3.2.2(L)(1)
Standard Spaces of the LUC for the Longview Marketplace, Project Development Plan.
5. FINDINGS OF FACT/CONCLUSION:
A. The requested Modification of Standard in Subsection 3.2.2(L)(1) Standard Spaces of
the Land Use Code for the Longview Marketplace, PDP is subject to review by the
Planning and Zoning Board.
B. Granting the requested modifications would not be detrimental to the public good nor
would it impair the intent and purposes of the Land Use Code.
C. With regards to Subsection 3.2.2(L)(1): The proposed parking solution for a portion of
the Longview Marketplace Shopping Center (parking stall depths and drive aisle
widths) demonstrates an innovative design, does not create a safety or welfare concern
in the parking areas, and meets the intent of the LUC. The plan as submitted will
advance or protect the public interests and purposes of the standards for which the
modifications are requested equally well than would a plan which complies with the
standards for which modifications are requested.
6. RECOMMENDATION:
Staff recommends approval of the Modification of Standard in Subsection 3.2.2(L)(1)
Standard Spaces of the Land Use Code for the Longview Marketplace, Project
Development Plan - #47-95D.
Modification — Longview Marketplace Project Development Plan — Filing #47-95D
December 4, 2003 P & Z Meeting
Page 6
Section 2.8.2(H) of the LUC specifies that the Planning and Zoning Board shall only grant
a modification for the following reasons:
The granting a modification of the standard would not be detrimental to the public good;
and
(1) the modification would result in the project addressing the purposes of the standard
equally well or better than a plan that complies with the standard; or
(2) the modification would result in a substantial benefit to the city; or
(3) 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 the property.
Subsection 3.2.2(L)(1) Standard Spaces sets forth the requirement that parking spaces for
standard vehicles shall conform with the standard car dimensions shown on Table A in the
LUC.
Staff has determined that:
Granting the requested modifications would not be detrimental to the public
good and would not impair the intent and purposes of the Land Use Code.
Section 2.8.2(H)(1) - The plan as submitted will advance or protect the public
interests and purposes of the standards for which the modifications are requested
equally well than would a plan which complies with the standards for which
modifications are requested.
- Subsection 3.2.2(L)(1) Standard Spaces ..... The Longview Marketplace,
PDP is proposing, in some locations, 60 degree parking stalls that are 19.5'
deep (dimension from drive aisle end of space perpendicular to inside end of
space) and one-way directional drive widths that are 22' wide (see Figure A-
1, attached). The module width (2 parking bays and a drive aisle) for this
parking scheme would be 58'. The LUC requires 21' deep stalls (dimension
from drive aisle end of space perpendicular to inside end of space) and 24'
wide drive aisles for this type of parking. This module width would be 62'.
As comparisons to the City of Fort Collins LUC staff has reviewed Graphic
Standards for Automobiles, Roads, and Parking, a recognized national
resource, and Off -Street Parking & Loading Standards in the City of Greeley
Development Code.
Modification — Longview Marketplace Project Development Plan — Filing #47-95D
December 4, 2003 P & Z Meeting
Page 5
MODIFICATION
The dimensions used for the Longview parking layout are those requested by King Soopers. The
module width for King Soopers is 18' for the stall, with a 22' wide aisle of which 14' is for one-way
traffic, leaving 4' on either side for people to push their carts. This is a tried and true method for
King Soopers and has worked well in many of their locations. (See Figure A) The project does not
meet the standard as depicted in Table A and Figure 4.
The request is for a modification to the parking stall and drive aisle width dimension
requirements.
JUSTIFICATION
Table A and Figure 4 would indicate that the bay or module width for 90 degree perpendicular
parking is 62 feet and that the module required for one-way 60 degree parking is 66 feet.
Therefore, diagonal parking, which is easier to maneuver in and out of, requires more space than
perpendicular parking. We have investigated other standards for parking modules that would
indicate parkirfg lots function with dimensions much smaller that those we are proposing at
Longview.
Module widths for 60 degree one-way parking
Graphic Standards
53'
4"
(LOS A)
52'
4"
(LOS B)
51'
4"
(LOS C)
50'
4"
(LOS D)
City of Greeley
58'
0"
Foothills Fashion Mall
55'
0"
(70 degree parking)
Rigden Farm King Soopers
60'
0"
(Two-way traffic flow)
We feel that the current Table A and Figure 4 standards are in need of evaluation and possible
revisions.
Based on King Soopers extensive experience with parking lots and customer needs, the module
width of 58 feet will serve the standard equally well or better than would a plan which complies
with the standard.
4. STAFF'S ANALYSIS OF THE MODIFICATIONS REQUEST
In reviewing the proposed alternative plan for purposes of determining whether it
accomplishes the purposes of this section as required, the Planning and Zoning Board
shall take into account whether the proposed plan demonstrates innovative design and
best meets the intent of the Land Use Code.
Modification — Longview Marketplace Project Development Plan — Filing #47-95D
December 4, 2003 P & Z Meeting
Page 4
As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the
Planning and Zoning Board shall review, consider, and approve, approve with conditions
or deny an application for a modification based upon:
"... the granting of the modification would neither be detrimental to the public good nor
impair the intent and purposes of this Land Use Code; and that:
(1) the plan as submitted will advance or protect the public interests and
purposes 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 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, adopted policy, ordinance or resolution (such as, by way of example
only, affordable housing or historic preservation) or would substantially
alleviate an existing, defined and described problem of city-wide concern
(such as, by way of example only, traffic congestion or urban blight), 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. "
The applicant has proposed that modification to the standard would not be detrimental to
the public good and that it meets the requirements of Section 2.8.2(H)(1) of the LUC.
3. APPLICANT'S REQUEST (in Times New Roman font)
This request is for a modification to the parking stall and drive aisle width dimension requirements
as outlined in the Fort Collins Land Use Code. The modification being requested is from Section
3.2.2 (L)(1), Parking Stall Dimensions and from Table A and Figure 4 of that section. The parking
module is one-way, with an angle of 60 degrees.
Modification — Longview Marketplace Project Development Plan — Filing #47-95D
December 4, 2003 P & Z Meeting
Page 3
TABLE A
Standard Vehicle ..... Dimensions in feet
0°
30°
�23
8.5
+8
20
17.4
3 0
17 20
12
15
50
8.5
r
20.2
12 20
15
600 19
119
21
10.4 24
20
90° 19
119
19
9 24*
20**
A -Angle of Parking
B-Stall Width * When garages are located along a driveway and are
C-Stall Length opposite other garages or buildings, the driveway width
D-Stall Depth must be increased to 28 feet.
E-Curb Length
F-Two-Sided Loading Width ** When an overhang is allowed to reduce stall depth,
G-One-Sided Loading Width aisle width must be increased to 22 feet.
(See Figure 4)
Figure 4
Parking Stall Dimensions
A'
Modification — Longview Marketplace Project Development Plan — Filing #47-95D
December 4, 2003 P & Z Meeting
Page 2
for a Planning and Zoning Board review by the City. The PDP was approved by the Board
on October 16, 2003.
COMMENTS
1. BACKGROUND
The surrounding zoning and land uses are as follows:
N: MMN; vacant land, existing single family residential land
(Shenandoah PUD)
E: FA, FA1 in Larimer County; existing single family residential (Victoria Estates)
S: FA in Larimer County; existing County open space (Longview Farm)
W: MMN; vacant land, existing single family residential
(Ridgewood Hills PUD)
The property was annexed as part of the Trilby Heights Second Annexation in June, 1981.
The Longview Marketplace, PDP development request was submitted to the City on
November 5, 2002, and was approved by the Planning and Zoning Board on October 16,
2003. The project is for a 67,251 square foot King Soopers supermarket, a King Soopers
fuel station, a 5,970 square foot bank, and 47,700 square feet of associated retail and
restaurant uses in multiple buildings on 18.1 acres.
2. MODIFICATIONS REQUEST — PERTINENT CODE SECTIONS
This request is for modification to a standard in the following section of the LUC:
Section 3.2.2(L) Parking Stall Dimensions, Subsection 3.2.2(L)(1) Standard Spaces
states:
"Parking spaces for standard vehicles shall conform with the standard car
dimensions shown on Table A."
This request is for a modification to the parking stall and drive aisle width dimension
requirements as set forth in Table A and Figure 4 of the referenced section in the LUC.
The proposed parking module is one-way, with an angle of 60 degrees.
ITEM NO. 7
MEETING DATE 12/4/03
STAFF Steve Olt
City of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Modification of Standard in Subsection 3.2.2(L)(1) of the Land Use
Code for the Longview Marketplace, Project Development Plan (PDP)
- #47-95D
APPLICANT: VF Ripley Associates
c/o Cathy Mathis
401 West Mountain Avenue, Suite 201
Fort Collins, CO 80521
OWNER: Quadrant Properties, LLC
16253 Swingley Ridge Road, Suite 220
Chesterfield, MD 63017
PROJECT DESCRIPTION:
This is a request for modification to a standard found in the following section of the Land
Use Code (LUC):
• Section 3.2.2(L) Parking Stall Dimensions, more specifically Subsection
3.2.2(L)(1) Standard Spaces.
The applicant is requesting a modification to the required parking stall depths and drive
aisle widths in some locations in the Longview Marketplace Shopping Center. The property
is located at the northwest corner of South College Avenue (also known as Colorado
Highway 287) and Carpenter Road (also known as County Road 32). It is in the NC —
Neighborhood Commercial Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
The applicant has submitted an application with a request for modification to a standard as
set forth in Section 3.2.2(L) Parking Stall Dimensions, Subsection 3.2.2(L)(1) Standard
Spaces of the LUC. This subsection sets forth the requirements for dimensions, including
parking stall depths.and drive aisle widths, in parking areas.
This application for modification to a standard requests that the Planning and Zoning
Board determine if the modification request meets the intent of the LUC. This request is
only for modification to the specific standard in Subsection 3.2.2(L)(1) Standard Spaces of
the LUC. The applicant previously submitted a Project Development Plan (PDP) package
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO80522-0580 (970) 221-6750
PLANNING DEPARTMENT