Loading...
HomeMy WebLinkAboutLONGVIEW MARKETPLACE @ SHENANDOAH, PDP - MOD. OF STANDARDS - 47-95C - REPORTS - MODIFICATION REQUESTewmxl ^3GI A.l��►w«k �,�voudslG �� txe•dat'rXw�,�.v�edwt�h¢i�fee� � I/ eciti i \� / 2.8 AC (to ROW) r r. 14.1 AC (to ROW) TI T -I - EIE A n 3• gTi t11 A °Iwi� _ m E 11 ' (.oca�iEav� o��Jt-C�hur tk ik%t'uc�ti,oY, uirNn� TJr �ra�xwurac� uirkin %aia Acak Moo filiam, E i� •+ aveno r—61N.SBURGDRNF -� 01 e 1J.9 AC = 2.3 AC enterhne) (to ROW) oc-----------------�---- ---- --- • State Highway 287 is located along the eastern property line. All access along this highway has been pre -determined by the South College Access Plan. This site has only been allowed to have two access points along Highway 287. The location of these determined access points create the shape and size of the site. • This project is located on a steeply sloping site. The existing site conditions make it very difficult to incorporate more public streets in order to reduce the block size. The grades on this land steeply slope to Highway 287 on the east. These existing steep slopes make it difficult to design public streets that meet the Larimer County Urban Area Street Standards. After several discussions with city staff, it was decided to make the internal street system, through the site, private drives. By utilizing private drives, the block size is larger and there is less opportunity for building frontage along the block sides. In summary, the limited access from Highway 287 and the steep slopes on site create difficult physical conditions, which hinder the ability of this site to meet the standards. • The private drives through the site help to reduce the apparent block size, offer additional building frontage and provide the same circulation patterns that a public street would. Streets within the center were originally proposed as public streets, but because the distinction between public and private begins to blur when we add amenities like diagonal parking and special paving, it was decided that a private drive was a more workable scenario. In our estimation, the private drives essentially function the same way. Private drives provide opportunities for buildings to face streets and create opportunities for both pedestrian and vehicular connectivity. If the private drives were public streets, the overall block size would be 16.9 acres with Long View Marketplace utilizing 14.1 acres of the block. (See attached drawing) • By having a block size larger than 10 acres, it is possible to incorporate additional commercial/retail uses to serve the surrounding neighborhoods. Additional commercial and retail uses have been added to the site to provide the surrounding residential neighborhoods with frequently needed goods and services. The additional neighborhood center acreage makes this possible. • On the west side of the site, there is a mid -block land -use transition to the MMN zone. The western property line of the site is adjacent to the MMN zone. This relationship allows for a mid -block land -use transition rather than a street transition. According to the LUC, mid -block transitions are preferred. In summary, the private drive frontage, additional retail uses, and mid -block land use transition combine to create a site plan that meets the Land Use Code criteria equally well or better than a site plan which complies with Section 4.19 (C)(2)(b). A second justification for this request per the Modification Criteria (Section 2.8.2(H) (3) is that the proposed plan has difficult physical conditions which hinder the ability of the site to meet the standards. We believe that the proposed project also falls under this category for this reason. Currently undeveloped, the adjacent 27 acres to the north and west is zoned MMN and will serve as a land use transition between the commercial core and single-family neighborhoods. Ridgewood Hills and Shenandoah, both single- family developments, are located farther to the north and west. Schrader's Country Store gas station/convenience store and Victoria Estates are located across Highway 287 to the east and Longview Farm Open Space borders the site to the south. Access and circulation has been determined based on the South College Access Plan prepared jointly by the City and the Colorado Department of Transportation (CDOT) and the City's Master Street Plan as well as by, existing street patterns in Ridgewood Hills and Shenandoah. Avondale Drive will extend from Ridgewood Hills southeast to align with County Road 32 at Highway 287. This signalized intersection is located at the southeast corner of the site. Three primary access points including Avondale Drive on the south, Strasburg Drive on the north and a three-quarter access along College Avenue serve Longview Marketplace. A primary objective of the internal vehicular and pedestrian circulation system is to separate vehicular -oriented and pedestrian -oriented uses. By clustering the pedestrian -oriented uses at the north end of the project, we are able to minimize pedestrian/vehicular conflicts, and enhance the pedestrian experience by making it safe, convenient and interesting. By creating a "main street" with diagonal parking, placing building facades on the street and providing lots of pedestrian amenities such as street trees, planters, benches, etc ... we are able to create a truly pedestrian -oriented environment. MODIFICATION The Longview Marketplace site is approximately 16 acres within a block that is approximately 21 acres in size. The large block size and inability to incorporate public streets through the site reduces the overall building frontage. Streets that conform to the City's South College Access Plan and the Master Street Plan form the block. (See attached drawing) This request is for a modification to grant a larger block size than the allowed 10 acres and allow for a reduced amount of building frontage. JUSTIFICATION 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: RECEIVED JAB! 2 8 2003 CURRENT PLANNING Modification Request Long View Marketplace, Block Size and Minimum Building Frontage January 24, 2003 This request is for a modification to the Block Size requirements and the Minimum Building Frontage standards as outlined in the Fort Collins Land Use Code. The modification being requested is from section 4.19 (E)(2)(b) and 4.19 (E)(2)(c). This regulation reads that: "All blocks shall be limited to a maximum size of seven (7) acres, except that blocks containing supermarkets shall be limited to a maximum of ten (10) acres." "Forty (40) percent of each block side or fifty (50) percent of the total block frontage shall consist of either building frontage, plazas, or other functional open space." PROJECT DESCRIPTION Longview Marketplace is located at the northwest corner of the intersection of Highway 287 and County Road 32. The site zoning is designated NC - Neighborhood Commercial. Originally, the site was part of the Ridgewood Hills ODP. In 1995, that ODP indicated a neighborhood center of 36 acres. When the Land Use Code was adopted in 1997, the zoning map was changed to indicate 20 acres in the NC zone. The remaining acreage around the site is zoned MMN, Medium Density Mixed -Use, and is approximately 27 acres. Longview Marketplace is intended to be a mixed -use commercial core area . anchored by a King Soopers grocery store. The purpose of the center is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhood. By combining a rich mixture of shopping opportunities, personal services, various food and drink venues along with outdoor seating and plaza spaces, Longview Marketplace hopes to become a strong neighborhood focus where neighborhood residents have the opportunity to socialize with their neighbors in an attractive, fun setting. In addition to the pedestrian oriented land uses mentioned, the center will also provide a fueling station and a banking facility with drive-thru lanes. PRIVATE DRIVES ■u u ESE, Ll �loom . i ■ ■ i ■ �aaYaoa��'- �dooaYadan�\\//1 //.//auuYi_________�_ sCCOV////■u■■■■ul MEN WN MOM l 1/a ■ l./ ■ ■ 1/\ ■ ■ lu ■ ■ u ■ � ii � Y � 1%� a• 1■/■/OI � jlllll I ■ ' . � ,�/u■�IIIIIIIII�; 1 � ■ ■ I I ■ ■ o s PUBLIC STREETS 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: • There is an enhanced 12'-wide pedestrian walkway/plaza along each building. • Special paving and raised crosswalks, over the driveways, increase pedestrian accessibility and safety. • The pedestrian amenities along the walkways will enhance the shopping center, and these amenities would not typically be allowed if the streets were to be public. • The driveway cuts north of buildings B and E would be permitted if the streets were public, but the site amenities would be extremely limited. The wide pedestrian walkways and plaza, the site amenities throughout, and the raised crosswalk connection to the streets to the north enable the site plan to meet the Land Use Code criteria equally as well as a plan which complies with Section 3.5.3.B. w MODIFICATION Buildings B and E, 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 wide walkways and raised crosswalks. Although buildings B and E have direct access to this pedestrian walkway, they do not have direct access to the public street sidewalk on Long View or Strasburg Drives. Before the walkways, north of B and E, reach the public street sidewalk, they each cross a driveway. 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 internal street system within this center is comprised of private drives. The decision to utilize private drives, around buildings B, C, D and E, was made after several discussions with city staff. If these private drives were to be public streets, buildings B and E would comply with the connectivity standards and a modification request would not be necessary. Unfortunately, many of the site amenities that are being proposed are not allowed within the public right-of-way. The attached drawing labeled "Public Streets" illustrates what the site would look like if the connectivity standards were to be met. The driveways north of buildings B and E would be allowed, the streets would be wider, and no raised crosswalks, special paving, seat walls, retaining walls or planters would be allowed within the ROW. The choice to utilize private drives was made to allow for these site amenities and to grant private control of all street improvements and maintenance, to the developer. The driveway cuts north of buildings B and E are necessary for circulation around the buildings. These driveways also prevent dead end parking from occurring. The walkway connections from the buildings to the adjacent street shall be raised and enhanced when they cross the driveways. The pedestrians will have a constant level sidewalk to make the street connection. See the attached plan labeled "Private Drives". The request is for a modification to the connectivity standards for buildings B and E. RECEIVED JAN 2 c"0ff CURRENT PLANNING Modification Request Long View Marketplace, Orientation to a connecting walkway January 24, 2003 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)(1), 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. " PROJECT DESCRIPTION Long View Marketplace is located at the northwest corner of the intersection of Highway 287 and County Road 32. The site zoning is designated as NC for Neighborhood Commercial. Originally, this site was part of the Ridgewood Hills ODP. In 1995, that ODP indicated a neighborhood center of 36 acres. When the Land Use Code was adopted in 1997, the zoning map was changed to indicate 20 acres in the NC zone. The remaining acreage, surrounding the site, is zoned MMN, Medium Density Mixed -Use, and is approximately 27 acres. Long View Marketplace can be described as a neighborhood center that includes a mix of land uses. The commercial anchor is a King Soopers Grocery store. The other potential uses would be a liquor store, a video store, a drug store, a fuel station, small retail shops and a potential restaurant. While retail is the primary focus, the site plan also includes a banking facility. The variety of retail and service shops will provide convenience and service for not only the neighborhood, but also for people working and commuting along Highway 287. The adjacent 27 acres to the north and west, zoned MMN, serves as a transitional land use between the commercial center and single-family neighborhoods. Surrounding land uses include the Schrader gas station and Victoria Estates located across Highway 287. There is undeveloped land, zoned MMN, to the immediate north and west and Long View Farm Open Space to the south. Ridgewood Hills and Shenandoah, both single-family developments, are located farther to the north and west.