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Home My WebLink AboutGARTH COMMERCIAL PLAZA - MODIFICATION OF STANDARDS - 20-02A - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTEXISTING COMMERCIAL S POTEKnAL ACTUAL '.Y WITH F AL Cm Q O o GARTH COMMERCIAL PLAZA, LOTS 3 & 4 North urban desf EXHIBIT 2: PLAN WITH APPROVED MODIFICATIONS 3M �WIdMd Md. wb 105 °" CvOni(97o` 0) 22°e-° oii SCALE 1" = 60' REVISED 11-19-02 EXISTING HOTEL W �16 sm L W FUTURE PEDESTRIAN o� PEDESTRIAN CONNECTION CONNECTION TO MASON v o TO HOTEL STREET CORRIDOR N o _ 01110000 c o0000 00000 ENHANCED PEDESTRIAN y Pl 47h 17 16 CROSSINGS TO ENSURE VISIBILITY AND SAFETY 18 15 IN 46h 19 LOT 3 44 21 12 EXISTING �? 43. 22 U) COMMERCIAL 24.3' -4 17.0' C 3 w N B9"55'30" W 244.02 FT 30.0' h 0 4 9 � 2, � 20.0' $ ' 24.0' 8 = PROPOSED HEDGE 26 7 O 39 TO SCREEN PARKING 38 27 6 37 28 5 29 4 36 35 30 3 _ POSSIBLE SCE/ LOADING AREA, FINAL LOT 4 34 31 2 SITE PLAN MAY VARY. 33 1 32 1 oaaoWUgog ENHANCED PEDESTRIAN CROSSINGS TO ENSURE o VISIBILITY AND SAFETY 0 0 0 N N 89"5530" 246.89 FT PE TRIAN CONNECTION TO DGSTING COMMERCIAL EXISTING a COMMERCIAL N 89"55 0" W 249.7710 Fi Q O o GARTH COMMERCIAL PLAZA, LOTS 3& 4 Nodh EXHIBIT 1: PROPOSED PLAN WITH MODIFICATION urban design, , Inc. 35M . M.4 , , A. 105 coAni'(9770) 22e-+° 74 SCALE 1" = 60' REVISED 11-19-02 c 0 o�n@@P@� I urban design, inc. Proposal: The proposed site layout provides two direct and continuous pedestrian linkages to the building. These walkways will be differentiated from the regular drive aisle by a grade separation. ♦ LUC §3.2.2(C)(5)(b) Street Crossings... emphasizing the priority of pedestrian access and safety, by requiring continuity in the material and layout of pedestrian access across a drive aisle, and additional accents such as striping, sigriage, lighting, landscaping, and other means. Proposal: The two proposed walkways will be continuous from the street walk to the building, and constructed of concrete for the entire walkway distance. Lighting and landscaping will also be used to highlight these pedestrian areas. ♦ LUC §3.2.2(D)(1) pedestrian) Vehicle Separation... indicating the need to provide . a separate walkway for pedestrian, and to use "special paving, lighting and other means to clearly delineate pedestrian areas." Proposal: As noted above, the two pedestrian walkways to the building will be constructed of concrete, and at intersections with drive aisles will be differentiated by the pavement material, grade separation, and enhanced landscaping. Attachments: Approved Modification Exhibit Proposed Modification Exhibit Co n@@ o urban design, inc. enforced, the development will result in greatly restricted use of one of these accesses by the property upon which they are located, and will force on -site traffic out onto South Mason Street in order to access the adjacent lot. Based upon the review criteria listed in LUC §2.8.2(H) within the Modification of Standards division, the applicant asserts that the proposed modification is not detrimental to the public good. The provision of two safe and easily -accessible pedestrian paths are provided between the building entry and the street sidewalk. The enhancements proposed — continuous concrete, grade separation, lighting, landscaping, and other measures — will ensure that the pedestrian pathways are easily identifiable by both pedestrians and vehicles. The public good will not be compromised by modification of the standard, as the proposed site plan does emphasize and prioritize pedestrian access and safety. The proposed plan offers additional benefits in that persons arriving by vehicle — which will logically be the majority of users into the foreseeable future — will be more likely to utilize these walkways as they will be more accessible and convenient than a walkway designed solely for those arriving on foot and set apart from the main parking area. This additional benefit supports the review criteria listed in LUC §2.8.2(H)(1), pertaining to the creation of a plan that "promotes the general purpose of the standard... equally well or better than would a plan which complies with the standard." When compared to a plan that would be compliant with this Land Use Code standard, the proposed plan: ♦ Provides a direct, continuous, and enhanced pedestrian access route from South Mason Street (two such connections may be possible if site engineering permit); ♦ Provides convenient and safe access to a larger percentage of pedestrians traversing the site; ♦ Results in a more reasonable, logical, and efficient vehicular circulation pattern, which will eliminate some unnecessary vehicle trips onto and back off of South Mason Street; ♦ Is more equitable to the property owner, permitting use of the two "shared" accesses located on the subject parcel; ♦ Exceeds the minimum of 6% interior parking lot landscaping (conceptual plan illustrates 10.8%); ♦ Creates a connected and more cohesive development area. Additional Code Compliance All other LUC requirements relating to the safe and efficient provision of pedestrian access will be met, specifically: ♦ LUC §3.2.2(C)(5)(a) Directness and continuity... requiring walkways to be as direct as possible and continuous, with grade separation to highlight the difference between pedestrian areas and vehicular areas. Co n@@P(A� urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 Request for Modification of Standard FAX (970) 226-4196 q E-mail: cityscap@frii.com Garth Commercial Plaza, Lots 3 & 4 November 19, 2002 Modification Request The applicant and owner of the subject parcel, Garth Development, Inc., requests a Modification of Standards to Land Use Code ("LUC") §3.5.3(13)(1) related to the orientation of a proposed multi - tenant commercial building to a connecting walkway. This code section states that one of the main entries to the building must "face and open directly onto a connecting walkway with pedestrian frontage." The LUC definition of a "connecting walkway' indicates that such a walkway provide access "without requiring pedestrians to walk across parking lots or driveways." This request would accomplish the applicant's goal of creating a small, interconnected commercial plaza with two points of enhanced pedestrian access on the site, as well as provide adequate vehicular access to this and adjacent lots. The subject property, as illustrated on Exhibit 1, is an in - fill site between the existing Quality Inn & Suites hotel and the multi -tenant commercial building to the south, along South Mason Street. The owner's intent is to create a more cohesive development, with appropriate pedestrian and vehicular connections between these three sites. The three lots currently share two vehicular accesses, both of which are partially or wholly located on the subject site. The current site design incorporates two modifications to LUC §3.5.3(B) granted by the Planning and Zoning Board earlier this year (May 2002) to ensure a compatible, logical, and cohesive in -fill development. These modifications allow the proposed building to be placed in line with the existing building to the south creating a more visually and physically connected commercial development. Compliance with Review Criteria Justification for granting this modification request is supported by the criteria in LUC §2.8.2(H)(3). This code section allows for modifications due to an exceptional or unique physical condition of a property that would result in a hardship if developed in strict compliance with standards. In this case, the proposed development is a small in -fill development designed to be visually and physically compatible and connected with adjacent development. The proposed plan, with the requested modification, would result in a more desirable and reasonable situation in which adjacent developments maintain cross -access, resulting in a development pattern that is logical, convenient, and safe for pedestrians and vehicles. Additionally, the sole access for the hotel lot is located completely on this parcel. The original vision for this commercial development (on previously approved plans) provided that the two shared accesses would be used by all of the Garth Commercial Plaza lots, permitting cross -access throughout the development area. If the standard for which the applicant seeks a modification is