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HomeMy WebLinkAboutFIRST STOP PLAZA - BASIC DEVELOPMENT REVIEW - BDR180031 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com September 26, 2018 Modification Requests 1- 3.2.2 Access Circulation and Parking (C) Development Standards (5) Walkways (a) Directness and Continuity. Walkways within the site shall be located and aligned to directly and continuously connect areas or points of pedestrian origin and destination, and shall not be located and aligned solely based on the outline of a parking lot configuration that does not provide such direct pedestrian access. Walkways shall be unobstructed by vertical curbs, stairs, raised landscape islands, utility appurtenances or other elements that restrict access and shall link street sidewalks with building entries through parking lots. Such walkways shall be raised or enhanced with a paved surface not less than six (6) feet in width. Drive aisles leading to main entrances shall have walkways on both sides of the drive aisle. (b) Street Crossings. Where it is necessary for the primary pedestrian access to cross drive aisles or internal roadways, the pedestrian crossing shall emphasize and place priority on pedestrian access and safety. The material and layout of the pedestrian access shall be continuous as it crosses the driveway, with a break in continuity of the driveway paving and not in the pedestrian access way. The pedestrian crossings must be well-marked using pavement treatments, signs, striping, signals, lighting, traffic calming techniques, median refuge areas and landscaping. (See Figure 3.) 2- (J) Setbacks Any vehicular use area containing six (6) or more parking spaces or one thousand eight hundred (1,800) or more square feet shall be set back from the street right-of-way and the side and rear yard lot line (except a lot line between buildings or uses with collective parking) consistent with the provisions of this Section, according to the following table: Along an arterial street Minimum Average Minimum Width 15’ 5’ 3- 3.5.3 Mixed-Use, Institutional and Commercial Building Standards (C) Relationship of Buildings to Streets, Walkways and Parking 1st Stop Plaza Modification Requests 9/26/2018 Page 2 of 4 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com 2) Orientation to Build-to Lines for Streetfront Buildings . Build-to lines based on a consistent relationship of buildings to the street sidewalk shall be established by development projects for new buildings and, to the extent reasonably feasible, by development projects for additions or modifications of existing buildings, in order to form visually continuous, pedestrian-oriented streetfronts with no vehicle use area between building faces and the street. (c) Buildings shall be located at least ten (10) and no more than twenty-five (25) feet behind the street right-of-way of an adjoining street that is larger than a two-lane arterial that does not have on-street parking. (d) Exceptions to the build-to line standards shall be permitted: 2. if the building abuts a four-lane or six-lane arterial street, and the Director has determined that an alternative to the street sidewalk better serves the purpose of connecting commercial destinations due to one (1) or more of the following constraints: a. high volume and/or speed of traffic on the abutting street(s), b. landform, c. an established pattern of existing buildings that makes a pedestrian-oriented streetfront infeasible. Such an alternative to the street sidewalk must include a connecting walkway(s) and may include internal walkways or other directly connecting outdoor spaces such as plazas, courtyards, squares or gardens. Reason for the Requests Parts of Lot 1 and Lot 2 of 1st Stop Plaza are being condemned to allow for construction of Suniga Road. In order to provide adequate vehicular access to Lots 1 and 2, a ¾ turning movement access and driveway is proposed t on the east side of Lot 1 where it complies with driveway spacing required for an arterial street.. In order for this driveway to serve Lot 2 it must run parallel to Suniga Road. Designing vehicular use areas in front of buildings is not a standard practice in Fort Collins, however, due to the special circumstances at this location we believe it is warranted. The proposal: 1) A minimum 7-foot landscape setback which widens out to over 20 feet in three locations. 2) A continuous drive aisle with parking between the future building on Lot 1 and Suniga Road. 3) A build-to line greater than 25’ from the right-of-way. Justifications The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. 1st Stop Plaza Modification Requests 9/26/2018 Page 3 of 4 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com (1) the plan as submitted will promote the general purpose 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; 3.2.2(A) The purpose of this standard is to ensure safety and efficiency. “Purpose. This Section is intended to ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas.” In terms of safety, a 7-foot minimum landscape setback will promote safety as well as a 15- foot average setback with a 5-foot minimum. In areas where vehicles face the pedestrian sidewalk enhanced plantings block headlights and provide a buffer. In other areas, the vehicles are not traveling towards the pedestrians and therefore the concern for cars overtopping the curb is much less. A 7-foot minimum landscape setback will promote the general purpose of efficiency and convenience better than the standard. Having the necessary drive lane as far south as possible allows vehicles to move in and out of the site more efficiently and conveniently. To promote convenience for the pedestrian the Applicant is proposing a pedestrian connection on the west side of Lot 1. While the pedestrian connection does cross a driveway, it will be designed as a continuous sidewalk across the drive so that pedestrians do not have to negotiate curbs. (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or 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 or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; By permitting these Modifications the City will be able to construct Suniga Road (a project that will result in a substantial City benefit) while allowing adjacent lots the highest ability to maintain existing business and promote future development. Businesses along North College Avenue are part of City Plan’s Targeted Infill and Redevelopment Area. Policy LIV 5 encourages infill and redevelopment to promote revitalization, encourage investment and increase economic activity in areas where infrastructure already exists. The enhanced travel corridor will fulfill community wide need and the proposed modifications will allow the highest and best use of the adjacent properties. (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 1st Stop Plaza Modification Requests 9/26/2018 Page 4 of 4 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; Portions of Lot 1 and Lot 2 of 1st Stop Plaza are being condemned to allow the construction of Suniga Road. Existing conditions, covenants and restrictions force a drive lane to be constructed along the south side of Lot 1. This prevents direct access to the future sidewalk along Suniga Road without crossing a driveway, creates a vehicular use area in front of a future building, and forces the build-to line distance to be increased. The City’s condemnation created the hardship and the need for these Modifications A raised crosswalk was considered for direct pedestrian access; however, Lot 1 and Lot 2 drain southeast. We are proposing permeable pavers in this area. If a raised sidewalk is constructed it will prevent the flow of water from entering the LID