HomeMy WebLinkAboutLONGVIEW MARKETPLACE @ SHENANDOAH - PDP - 47-95B - REPORTS - MODIFICATION REQUESTwill 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.
V F::F—Il PIGyASSOCIATES INC
Landscape Architecture Urban Design Planning
Modification Request
Long View Marketplace, Orientation to a connecting walkway for bank
September 18, 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 (13)(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."
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 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 the
proposed bank building.
JUSTIFICATION
In order to 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 must be a
right-in/right-out only, therefore making it difficult for bank customers who want to
exit the drive-thru and then go east on Avondale. By separating the two areas
and having the bank traffic exit to the south of the building, the proposed solution
Phone 970.224.5828 Fax 970.224.1662
401 West Mountain Ave. Suite 201
Fort Collins. CO 80521-2604
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