HomeMy WebLinkAboutFIRST MAINSTREET BANK - PDP - 37-03 - REPORTS - MODIFICATION REQUESTimpossible to meet the build -to line on Harmony Road. In addition, there are
drive -through and functional requirements of the bank, which make the position
of the building better situated in the southwest corner of the project. Since the
private drive access onto Boardwalk is a fixed location, it is impossible to
efficiently place Building B between the bank and the Boardwalk access.
The request is for a modification to the Orientation to a Connecting
Walkway Standard and the Orientation to Build -to Lines for Streetfront
Buildings Standard for Building B.
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 that strictly complies with the standard. We believe that the
proposed project meets this criterion in the following ways:
• In order to meet the strict application of the code for the build -to line
standard, Building B would have to be located on Boardwalk Drive. There
are several reasons why this is not feasible or practical. If Building B is
placed on the north side of the bank, the efficiency of the site is reduced
significantly. There is limited space between the bank and access drive
making it impossible to place a building in that location and still make both
buildings function efficiently.
• The relationship of the bank on the site to parking lot is a necessary
function of the facility. The building entrance needs to be adjacent to the
parking lot for convenient access. The drive -through has to be on the east
side of the building in order to function properly.
• Although direct pedestrian connections are not possible for Building B,
there will be a wide walkway and raised crosswalk where the pedestrian
crosses the drive -through exit lane. This drive has also been narrowed
down to fourteen feet, resulting in a shorter crossing for the pedestrian.
There will also be a plaza located at the northeast corner of the building,
emphasizing visual continuity and pedestrian scale, containing a raised
planter and seat walls.
• By locating the drive -through lane between building B and the berming
along Harmony Road, the lane and car stacking is effectively hidden from
public view.
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Landscape Architecture Urban Design Planning
Modification Request
First MainStreet Bank PDP — Building B
Orientation to a Connecting Walkway
Orientation to Build -to Lines for Streetfront Buildings
March 30, 2004
This request is for two modifications for Building B. Both modifications are for the
"Relationship of Buildings to Streets, Walkways and Parking" requirements
as outlined in the Fort Collins Land Use Code.
The first modification being requested is from Section 3.5.3 (B)(1), Orientation
to a Connecting Walkway. 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."
The second request is from Section 3.5.3 (13)(2), Orientation to Build -to Lines
for Streetfront Buildings. This regulation reads that:
"Build -to lines based on a consistent relationship of buildings to the street
sidewalk shall be established by development projects for new
buildings... in order to form visually continuous, pedestrian -oriented
streetfronts with no vehicle use area between building faces and the
street. "
and is further defined as:
"Buildings shall be located no more than fifteen (15) feet from the right-of-
way of adjoining street if the street is smaller than a full arterial or has on -
street parking."
MODIFICATION
Building B is located on the east side of the bank building. The 12,600 square
foot building will contain office uses and is designed to be complimentary in
character with the bank and other buildings on the site. The drive -through lanes
for the bank circulate entirely around Building B. Therefore the building does not
have direct access to the public street sidewalks on either Boardwalk Drive or
Harmony Road. Furthermore, the building is not located within fifteen feet from a
street right-of-way. Due to the 80-foot Harmony Road setback requirement, it is
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