HomeMy WebLinkAboutLONGVIEW MARKETPLACE @ SHENANDOAH - PDP - 47-95B - REPORTS - RECOMMENDATION/REPORTLongview Marketplace (King Soopers), PDP, #47-95B
October 16, 2003 P & Z Meeting
Page 14
first meeting and approximately 30 were in attendance at the second meeting.
Copies of the Neighborhood Meeting Notes are attached to this staff report.
FINDINGS OF FACT/CONCLUSIONS
After reviewing the Longview Marketplace (King Soopers), Project Development Plan,
staff makes the following findings of fact and conclusions:
1. The proposed land uses are permitted in the NC — Neighborhood Commercial
District.
2. The Project Development Plan complies with the applicable General Development
Standards contained in Article 3 of the Land Use Code, with the exception of Section
3.5.3(B)(1) Orientation to a Connecting Walkway as it applies to the proposed Bank
Building.
The requested Modification of Standard in Subsection 3.5.3(B)(1) of the LUC for
the Longview Marketplace PDP is subject to review by the Planning and Zoning
Board. Granting the requested modification would not be detrimental to the public
good nor would it impair the intent and purposes of the Land Use Code. 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.
The layout of the Bank Building and the Fuel Station function better as two
separate sites from a traffic circulation standpoint. The mingling of traffic for
these two sites is considered to be incompatible. Because of this, the bank site
must provide a one-way drive that circulates its traffic from the drive-thru lanes
back into the main parking lot area and ultimately to a full movement drive
intersection with Avondale Road.
3. The Project Development Plan complies with all applicable district standards of
Section 4.19 of the Land Use Code, NC Zoning District.
RECOMMENDATION:
Staff recommends approval of the requested Modification of Standard in Subsection
3.5.3(B)(1) Orientation to a Connecting Walkway as it applies to the proposed Bank
Building in the Longview Marketplace.
Staff recommends approval of the Longview Marketplace (King Soopers), Project
Development Plan - #47-95B.
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October 16, 2003 P & Z Meeting
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f, The development plan complies with Section 3.5.4(C)(3)(d) in that the
neighborhood service (shopping) center site provides direct and safe
street crossings to the adjacent land uses.
g. The development plan complies with Section 3.5.4(C)(4) Pedestrian
Circulation in that it provides a network of sidewalks and pedestrian
walkways, both internal and external, that are at least 8' in width and
constructed of scored concrete material, distinguishing them from the
vehicular ways. The walkways will provide direct connections to the
building entries and the sidewalks give adequate and consistent
pedestrian connections around the site and to surrounding properties.
h. The development plan complies with Section 3.5.4(C)(5) Central
Features and Community Space in that a gathering place, containing a
pedestrian plaza with benches and a window shopping walkway, is
being incorporated into the large retail establishment portion of the
development (see item 1.b under Section 3 - Division 4.19 of the Land
Use Code — Neighborhood Commercial District of this staff report). The
primary, central gathering place for the shopping center will be plazas
in front of Building B, general retail uses, that is just north of the
supermarket. This is the town center component of the center.
D. Division 3.6, Transportation and Circulation
Section 3.6.4, Transportation Level of Service Requirements
The proposal complies with the requirements set forth in Section 3.6.4(C)
Transportation Impact Study. The applicant provided a Transportation
Impact Study (TIS) to the City with the PDP submittal documentation. The
City's Traffic Engineer has reviewed the TIS and has determined it to be
acceptable.
5. Neighborhood Information Meetings
The Longview Marketplace (King Soopers) - PDP contains at least one proposed
land use that is permitted in the NC — Neighborhood Commercial Zoning District
subject to a Planning and Zoning Board (Type II) review. The proposed use is a
neighborhood service (shopping) center. The LUC requires that a neighborhood
meeting be held for a Type II development proposal and two City -facilitated
neighborhood meetings were held, on August 19, 2002 and February 10, 20031
to discuss this proposal. Approximately 50 residents were in attendance at the
Longview Marketplace (King Soopers), PDP, #47-95B
October 16, 2003 P & Z Meeting
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the ability to provide main entrances that open directly onto a walkway
that connects with sidewalks (pedestrian ways) along the private drives
that tie this small "town center' component of the shopping center
together. The Longview Marketplace PDP will combine direct
connectivity from the main entrances of the buildings to pedestrian
walkways (both standard widths and enlarged widths) with enhanced,
pedestrian -oriented crosswalks across the private drives and drive
curb cuts into the parking lots..
3. Section 3.5.4, Large Retail Establishments
The proposal complies with the Land Use and Development Standards
and requirements set forth in this section, more specifically:
a. The development plan complies with Section 3.5.4(C)(1)(a)1 in that all
building elevations for the supermarket and Building A (General Retail)
provide the required wall plane projections and/or recesses (of at least
3% of the length of any fagade) that extend for at least 20% of the
length of any fagade. There are no uninterrupted fagade lengths
exceeding 100 horizontal feet. Also, the west elevation of this large
retail building (18' to 25' in height) faces a 17' - 19' high retaining wall
that is approximately 30' to 60' (horizontally) from the building face.
b. The development plan complies with Section 3.5.4(C)(1)(c) in that the
building facades will incorporate 3 detail features required (color
change, texture change, material module change).
c. The development plan complies with Section 3.5.4(C)(1)(d) in that it
contains parapet walls that conceal flat roofs and screens rooftop
mechanical from public view.
d. The development plan complies with Section 3.5.4(C)(1)(e) in that the
primary exterior building materials will consist of 2 colors of split -face
C.M.U. block, 1 color of ground -face C.M.U. block, and 2 colors of a
vertical, pre -finished architectural cement panels.
e. The development plan complies with Section 3.5.4(C)(2)(a) in that it
will provide, as a minimum, 7 distinct architectural elements associated
with the customer entrances to the supermarket and attached retail
building.
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October 16, 2003 P & Z Meeting
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d. 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 3.5.3(B)(1) Orientation to a Connecting Walkway sets forth
the requirement of the LUC that 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.
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. The layout of the Bank Building and the Fuel
Station function better as two separate sites from a traffic
circulation standpoint. The mingling of traffic for these two sites
is considered to be incompatible. Because of this, the bank site
must provide a one-way drive that circulates its traffic from the
drive-thru lanes back into the main parking lot area and
ultimately to a full movement drive intersection with Avondale
Road.
b. Section 3.5.3(B)(2)(b) Orientation to Build -to Lines. for Streetfront
Buildings
In Section 3.5.3(13)(2)(b) it states that:
Buildings shall be located no more than 15' from the right-of-way of
an adjoining street if the street is smaller than a full arterial or has
on -street parking.
The developers, their applicant, and City staff have met on several
occasions and have come to the conclusion that the private drive
system in the area of the relatively small general retail, restaurant, and
fast food buildings (Buildings B, C, D, and E) will function adequately
with the projected traffic volumes in the area. All four buildings have
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October 16, 2003 P & Z Meeting
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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 standard for
the proposed bank building.
Applicanfs Justification
In order t meet the strict application of the code, the drive-thru exit
traffic would have to be routed directly to Avondale Road. The potential
for vehicular conflicts with the cars entering and exiting the fueling
station are high. Furthermore, the City has indicated that the access
from the fueling station to Avondale Road must be a right-in/right-out,
thereby making it difficult for bank customers who want to exit the
drive-thru and then go east on Avondale Road. By separating the two
areas and having the bank traffic exit to the south and east of the bank
building, the proposed solution will serve the standard equally well or
better than would a plan that strictly complies with the standard. In
addition, a crosswalk that places the emphasis on the pedestrian will
be provided at the drive-thru exit location.
Staffs Analysis of the Modification 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.
Section 2.8.2(H) of the LUC specifies that the Planning and Zoning
Board shall only grant a modification for the following reasons:
a. granting a modification of standard would neither be detrimental to
the public good nor impair the intent and purposes of the Land Use
Code; and
b. 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
c. the modification would result in a substantial benefit to the city; or
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October 16, 2003 P & Z Meeting
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(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 of the standards would
not be detrimental to the public good and that they meet the
requirements of Section 2.8.2(H)(1) of the LUC.
Applicant's Modification Request
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. "
Applicant's Project Description and Modification
The proposed Bank Building is located south and west of the grocery
store. The bank contains a drive-thru facility. A direct pedestrian
connection will link the grocery store and retail building to the bank via
wide walkways and raised crosswalks. This connection also continues
to the sidewalk along College Avenue. Although the bank has direct
access to this pedestrian walkway, it does not have direct access to
the public street sidewalks on Avondale Road or College Avenue.
Before the walkway reaches the public street sidewalk on College
Avenue, it crosses the drive-thru exit lane. 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
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October 16, 2003 P & Z Meeting
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Relationship of Buildings to Streets, Walkways and Parking
standard, set forth in Section 3.5.3(B)(1) Orientation to a Connecting
Walkway, because a request for modification to the standard was
reviewed and approved by the Planning and Zoning Board on February
20, 2003.
However, the current proposal for the Bank Building (not being part of
the Large Retail Establishment) does not satisfy this standard and the
applicant has submitted a request for a modification to the standard. In
order to separate the traffic circulation for the bank from the adjacent
Fuel Center facility, the applicant is proposing a one-way drive that .
circulates the bank traffic from the drive-thru lanes back into the main
parking lot area and ultimately to a full movement drive intersection
with Avondale Road.
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 concem(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
Longview Marketplace (King Soopers), PDP, #47-95B
October 16, 2003 P & Z Meeting
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unobstructed and protected pedestrian walkways running east to west
along the north edge of and through the middle of the large parking
field in front of the supermarket.
d. The proposal complies with Section 3.2.2(K)(2)(a) in that the project
will provide parking at a ratio of 5.16 spaces per 11*000 square feet of
leasable floor area for the proposed neighborhood service (shopping)
center. The parking to be provided is based on the maximum parking
allowance for the occupancy of specified uses in the buildings.
• Supermarket ..... 67,251 s.f. @ 6/1,000 s.f. = 403 spaces
• General Retail ... 34,500 s.f. @ 4/1,000 s.f. = 138 spaces
• Restaurant ......... 7,200 s.f. @ 10/1,000 s.f. = 72 spaces
• Fast Food .......... 6,000 s.f. @ 15/1,000 s.f. = 90 spaces
• Bank ................. 5,970 s.f. @ 3.5/1,000 s.f. = 20 spaces
Total Allowed = 723 spaces
The buildings will contain 120,921 square feet of supermarket, general
retail, bank, restaurant, and fast food uses. There will be 625 parking
spaces on -site.
e. The proposal complies with Section 3.2.2(K)(5) in that it provides 24
handicapped parking spaces (of the total of 625 spaces on -site) with
accessible ramps directly in front of the buildings. A minimum of 13
handicapped spaces is required by the LUC (2% of the total spaces).
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.5, Building Standards
1. Section 3.5.3, Mixed -Use, Institutional and Commercial Buildings
a. Section 3.5.3(B)(1) Orientation to a Connecting Walkway
The proposal for Buildings B, C, D, and E (not being part of the Large
Retail Establishment portion of this development) satisfies the
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October 16, 2003 P & Z Meeting
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parkway along the private entry drive into the shopping center from
South College Avenue.
c. The proposal complies with Section 3.2.1(D)(3) in that no one species
of the proposed 303 new trees on the development plan exceeds 15%
of the total trees on -site, or 45 trees. The most of any one species is
45 Marshall's Ash trees.
d. The proposal complies with Section 3.2.1(E)(4)(a) in that trees are
being provided at a ratio of 1 tree per 25 lineal feet in the parking lot
setback areas along South College Avenue.
e. The proposal complies with Section 3.2.1(E)(4)(b) in that the on -site
parking areas will be screened from South College Avenue to the east
and Longview Drive to the north with deciduous and evergreen shrub
plantings that and extend along at least 70% of the street frontage
along the parking areas. Potential residential uses in the MMN District
to the north will be screened from the parking area by a 6' high fence
and landscaping that will block at least 75% of the vehicle headlights.
f. The proposal complies with Section 3.2.1(E)(5) in that it provides
approximately 10.5% interior landscaping in the parking areas
(containing more than 100 parking spaces), satisfying the minimum
requirement of 10%.
2. Section 3.2.2, Access, Circulation and Parking
a. The proposal complies with Section 3.2.2(C)(4)(a) in that it provides
adequate, secure, and convenient bicycle parking located near the
entrance to the buildings. Each of the 7 - 8 racks in the shopping
center will accommodate at least 5 bicycles, equaling a total of 35 - 40
spaces, which exceeds the minimum of 32 spaces required.
b. The proposal complies with Section 3.2.2(C)(5)(a) in that it provides
direct, safe, and continuous walkways and bicycle connections to
major pedestrian and bicycle destinations in the surrounding area.
c. The proposal complies with Sections 3.2.2(D)(1) & (2) in that it
provides for pedestrian and vehicle separation, to the maximum extent
feasible, via direct walkways from the South College Avenue, Avondale
Road, Longview Drive, Strasburg Drive, and sidewalks along the
private drives to the building entrances. There are three relatively
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c. Integration of the Transit Stop. The development plan complies with
Section 4.19(E)(1)(c) in that it provides for a transit stop to be located
along the west side of South College Avenue, just south of the private
drive entry into the shopping center. This location would serve the
neighborhood service (shopping) center and the residential
neighborhoods in the area.
2. Section 4.19(E)(2) Block Requirements.
a. Block Structure. This development plan complies with Section
4.19(E)(2)(a) in that it is surrounded by dedicated public streets and an
irrigation ditch on all four sides.
b. Block Size. This development plan, containing a supermarket, is 18.1
net acres in size. It, is bounded by streets on the east, south, and
partially on the north. There is an existing irrigation ditch meandering
through the property that will be relocated along the west property line.
A modification of the standard set forth in Section 4.19(E)(2)(b), limiting
blocks that contain supermarkets to a maximum of 10 acres, was
granted by the Planning and Zoning Board on February 20, 2003.
c. Minimum Building Frontage. A modification of the standard set forth in
Section 4.19(E)(2)(c) was granted by the Planning and Zoning Board
on February 20, 2003.
4. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with applicable General Development
Standards, more specifically as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Section 3.2.1(D)(1)(c) in that it provides
"full tree stocking" within 50' of the buildings, according to the
standards set forth in this section.
b. The proposal complies with Section 3.2.1(D)(2)(a) in that canopy
shade (street) trees are provided at a 40' spacing in the landscape
parkways along South College Avenue, Avondale Road, and Longview
Drive. Also, there are shade trees at a 35' - 40' spacing in a landscape
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October 16, 2003 P & Z Meeting
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• Lot 5 ... Building B ... general retail uses
• Lot 6 ... Building C ... general retail or fast food restaurant uses
• Lot 7 ... Building D ... restaurant uses
• Lot 8 ... Building E ... general retail or fast food restaurant uses
The supermarket and in -line general retail spaces are considered to be one
single, large retail ("big box") building by the Building Code.
3. Division 4.19 of the Land Use Code — Neighborhood Commercial District
The proposed neighborhood service (shopping) center use is permitted in the NC
Zoning District subject to a Planning and Zoning Board review.
The PDP meets the applicable Development Standards, more specifically:
1. Section 4.19(E)(1) Site Planning.
a. Overall Plan. This development proposal complies with Section
4.19(E)(1)(a) in that the development plan does contribute to a
cohesive, visually related, and functionally linked pattern within existing
and planned developments within the contiguous Medium Density
Mixed -Use Neighborhood District area in terms of street and sidewalk
layout, building siting, and character of design.
b. Central Feature of Gathering Place. The development plan complies
with Section 4.19(E)(1)(b) in that it provides several outdoor gathering
places (plazas) associated with multiple buildings.
• There will be a plaza at the southeast corner of Building A,
general retail uses, that is attached to the supermarket.
• There will be a plaza in front of the supermarket.
There will be a plaza on the north side of the bank building.
• There will be plazas in front of Building B, general retail uses,
that is north of the supermarket. These plazas will serve as the
"central" gathering place for the town center component of the
shopping center.
• There will be a plaza between Buildings C & E, general retail
uses or fast food restaurants.
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October 16, 2003 P & Z Meeting
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COMMENTS:
1. Background
The surrounding zoning and land uses are as follows:
N: MMN; planned and existing mixed -use development (Shenandoah PUD)
S: FA, FA1 in Larimer County; public open space (Longview Farm)
E: FA in Larimer County; existing single family residential (Victoria
Estates)
W: MMN; vacant land
The property was annexed into the City in June, 1981, as part of the Trilby
Heights Second Annexation.
The subject property was designated as Office / Research & Development uses
on the Del Webb Property Master Land Use Plan that was approved by the
Planning and Zoning Board in October, 1984. It remained as Office / Research &
Development uses on the Ridgewood Hills ODP (an Amendment to the Del
Webb Property Master Land Use Plan) that was approved by the Board in June,
1994. The uses on the subject property were changed to Neighborhood Service
Center and Business Services with the Amendment to the Ridgewood Hills ODP
that was approved by the Board in July, 1996. All of these master plans / ODP's
have since expired.
2. The Project
The proposed Longview Marketplace center will contain a 67,251 square foot
supermarket (identified as a King Soopers), a'supermarket (King Soopers) fuel
station, a 5,970 square foot bank, and 47,700 square feet of associated general
retail and restaurant (standard and fast food w/o drive-thru) uses.
• Approximately 11,000 square feet of the floor area will be in -line general
retail uses attached to the south end of the supermarket.
The subdivision plat for this PDP identifies 8 lots for the 7 buildings:
• Lot 1 ... the bank
• Lot 2 ... the supermarket fuel station
• Lot 3 ... Building A ... the in -line general retail uses attached to the south
end of the supermarket
9 Lot 4 ... the supermarket
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Page 2
standards located in Division 4.19 Neighborhood Commercial (NC) of
ARTICLE 4 — DISTRICTS.
Supermarkets are permitted in the NC — Neighborhood Commercial Zoning District,
subject to a Planning and Zoning Board (Type II) review. The purpose of the NC District
is:
"..... intended to be a mixed -use commercial core area anchored by a
supermarket or grocery store and a transit stop. The main purpose of this District
is to meet consumer demands for frequently needed goods and services, with an
emphasis on servicing the surrounding residential neighborhoods typically
including a Medium Density Mixed -Use Neighborhood. In addition to retail and
service uses, the District may include neighborhood -oriented uses such as
schools, employment, day care, parks, small civic facilities, as well as residential
uses.
This District is intended to function together with a surrounding Medium Density
Mixed -Use Neighborhood, which in turn serves as a transition and a link to larger
surrounding low -density neighborhoods. The intent is for the component zone
districts to form an integral town -like pattern of development with this District as a
center and focal point; not merely a series of individual development projects in
separate zone districts."
This proposal complies with the purpose of the NC District as it provides a supermarket -
based shopping center that is part of a large overall planned development area for
commercial and residential uses west of South College Avenue and north of Carpenter
Road. The overall development plan links together the NC District with MMN - Medium `
Density Mixed -Use and LMN - Low Density Mixed -Use Districts to the north and west by
a planned network of streets and trails. This shopping center will also serve future
development in MMN and LMN Districts and existing low density residential
development to the south and east.
This proposed new development will be on a vacant parcel of land and will tie into and
utilize existing roadways, utilities, and services in the area.
ITEM NO. 3
MEETING DATE 10/16/03
STAFF Steve Olt
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Longview Marketplace (King Soopers), Project Development Plan -
#47-95B
APPLICANT: VF Ripley Associates, Inc.
c/o Linda Ripley
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 a neighborhood service (shopping) center on 18.1 net acres. There
will be a total of 120,921 square feet of supermarket, retail, and commercial uses in 7
buildings. A total of 625 parking spaces will be provided on the shopping center site.
The property is located at the northwest corner of South College Avenue and Carpenter
Road (County Road 32). It is in the NC — Neighborhood Commercial Zoning District.
RECOMMENDATION: Approval
EXECUTIVE SUMMARY:
This Project Development Plan (PDP) complies with the applicable requirements of the
Land Use Code (LUC), more specifically:
the process located in Division 2.2 - Common Development Review
Procedures for Development Applications of ARTICLE 2 -
ADMINISTRATION;
" standards located in Division 3.2 - Site Planning and Design Standards,
Division 3.3 - Engineering Standards, Division 3.5 - Building Standards, and
Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL
DEVELOPMENT STANDARDS, with the exception of Section 3.5.3(B)(1)
Orientation to a Connecting Walkway as it applies to the proposed Bank Building;
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box580 Fort Collins, CO80522-0580 (970)221-6750
PLANNING DEPARTMENT