The URL can be used to link to this page

Home My WebLink AboutGARTH COMMERCIAL PLAZA - MODIFICATION OF STANDARDS - 20-02A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSEXISTING HOTEL FUTURE PEDESTRIAN o PEDESTRIAN CONNECTION r CONNE -no TO MASON o TO HOTEL STREET CORRIDOR o 000ao PLAZA - -- 21 20V19 18 17 16 I I )Hal - 1 LOT 3 N 13 ai EXISTING 12 COMMERCIAL 4 1 + TO OC y O N 3' HED SCREEN E P ARKJNG 24311 17.0' ®rmf-1 J � 77.7' 0 20.0' 27 28 29 3 24.0' 6 9 42 8 41 7 40 6 3 5 31 38 4 CONCEPT SH, 5WS POTENTIAL LOT 4 37 3 32 IT DI SITE LICK A SION M, PLAN kY)ARY . ACTUAL WITH FINAL 2 341 35 1 0 0 0 t�MTRI,,NCTION TO EXIST[NG HOTEL EXISTING COMMERCIAL LOTS MODIFICATIONS 3 & 4 North Q o GARTH COMMERCIAL PLAZA, urban design, inc. EXHIBIT 2: PLAN WITH APPROVED ssss .wnro,d road. wb i05 "" `a0n"ta70"0) ue-° oii SCALE 1° = 60' REVISED 11-19-02 EXISTING HOTEL a w sm L W FUTURE PEDESTRIAN PEDESTRIAN CONNECTION r CONNECTION TO MASON o~ TO HOTEL STREET CORRIDOR N o + z 000000 00000T47h700000 ENHANCED PEDESTRIAN PLAZA 16 CROSSINGS TO ENSURE VISIBILITY AND SAFETY 15 LOT 3 45 1 1z 44 EXISTING 43 COMMERCIAL 22 24.3' -i 17.0' 3 C w N 89'55'30" W 244.02 Fi 30.0 y 01 ip c.Z' 20.0' �4' 24.0' 8 = Mal- z PROPOSED HEDGE 26 7 O 39 TO SCREEN PARKING 38 c 27 6 37 E 28 5 29 4 36 35 30 3 SERVICE/POSSIBLE LOADING AREA, FINAL LOT 4 34 31 2 SITE PLAN MAY VARY. 33 32 1 �0�� 0000o ENHANCED PEDESTRIAN CROSSINGS TO ENSURE o VISIBILITY AND SAFETY 0 0 0 N N 89°5530" V8 246.89 FT PEr ESTRIAN CONNECTION TO DUSTING COMMERCIAL EXISTING z COMMERCIAL �f N 89"55 0"W 249.77 0 FT Q O GARTH COMMERCIAL PLAZA, LOTS 3 & 4 North urban design, Inc. EXHIBIT 1: PROPOSED PLAN WITH MODIFICATION 35M .t..fa . Wn. +m '°^ Ca°m(970C00) SCALE 1" = 60' REVISED 11-19-02 220-80525 074 Co��caa 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, signage, 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) pedestriarWehicie 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 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 fisted 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. Request for Modification of Standard Garth Commercial Plaza, Lots 3 & 4 (Co�YPQPAI urban design, inc. 3555 stanford road, suite 105 fort collins, colorado 80525 (970) 226-4074 FAX (970) 226-4196 E-mail: cityscap@frii.com Momcation 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 mufti -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 fine 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 r =__ _ C F- W=HORSE1 MMN I I e eRECiER-�R Yam/ I \i �✓ �; —�� MN RL LOPE? ELEMENTARY _ S A TROUTMAN PARK D — _ —_}-- �� — <n p '' — —� — r-_O- Z r- r I — #20-02A Garth Commercial Plaza Modification of Standards Type II (LUC) R I L W..;-- 4/ 16/02 HC _ d- 1 inch : 600 feet Modification of Standards for the Garth Commercial Plaza, File #20-02A December 19, 2002 P&Z Meeting Page 6 6. RECOMMENDATION: Staff recommends approval of the modification request. Modification of Standards for the Garth Commercial Plaza, File #20-02A December 19, 2002 P&Z Meeting Page 5 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." If a walkway is designed to satisfy the language of 3.2.2(C)(5)(b) as stated above, such a walkway can in fact satisfy the purpose of the standard which is to be built to human scale to accommodate pedestrians as the first priority, while also accommodating vehicular movement. Without the modification, there is one connecting walkway which connects the building to the street located along the north side of the property, however if the modification is granted, there will be two walkways connecting the building to the street, both designed as enhanced pedestrian crossings in accordance with 3.2.2(C)(5)(b) of the LUC. Staff finds that the granting of the modification request satisfies the purpose of the standard equally well as a plan meeting the standard because the proposed modification provides two walkways (in lieu of the one required connecting walkway) designed to emphasize and place priority on pedestrian access with continuous material as the walkways cross the driveways, which would in fact allow the walkways to satisfy the purpose of the connecting walkway which is to accommodate pedestrians as the first priority, while also accommodating vehicular movement. 5. FINDINGS OF FACT/CONCLUSION: A. The requested modifications for the Garth Commercial Plaza are subject to review by the Planning and Zoning Board. B. Staff finds that, to the same degree that the previous two modifications (to reduce the front yard setback and to allow vehicular areas between the building and the street) were deemed to be appropriate in order for the proposed building configuration to fit within the existing context, this modification request would be equally as appropriate, and is therefore not detrimental to the public good. C. Staff finds that the granting of the modification request satisfies the purpose of the standard equally well as a plan meeting the standard because the proposed modification provides two walkways (in lieu of the one required connecting walkway) designed to emphasize and place priority on pedestrian access with continuous material as the walkways cross the driveways, which would in fact allow the walkways to satisfy the purpose of the connecting walkway which is to accommodate pedestrians as the first priority, while also accommodating vehicular movement. Modification of Standards for the Garth Commercial Plaza, File #20-02A December 19, 2002 P&Z Meeting Page 4 [2] Exhibit 2, depicting a plan that satisfies the two previous modifications that were granted in May 2002. The applicant has proposed that the modification request meets the requirements of LUC 2.8.2 Modification Review Procedures (H) Step 8 (Standards). Please see the attached written justification by the applicant. 4. ANALYSIS OF MODIFICATION REQUEST The applicant contends that the granting of the modifications would not be detrimental to the public good and that the general purpose of the standards are satisfied equally well or better than a plan that satisfies the standards. The Purpose of the Standard Being Modified. The purpose of the standards requested to be modified can be found in section 3.5.3(A) where it states, "these standards are intended to promote the design of an urban environment that is built to human scale to encourage attractive street fronts and other connecting walkways that accommodate pedestrians as the first priority, while also accommodating vehicular movement." Not Detrimental to the Public Good. By granting the two previous modification requests, the Planning and Zoning Board ruled that it is not detrimental to the public good to allow this proposed building to emulate existing context of the building placements of other developed properties in the vicinity. Directly north and south of the site on Mason Street are buildings built under a previous code that have substantial building setbacks from the street, have parking areas located directly between the street and the building, and require pedestrians to cross vehicular areas to get to the street sidewalk. To the same degree that the previous two modifications (to reduce the front yard setback and to allow vehicular areas between the building and the street) were deemed to be appropriate in order for the proposed building configuration to fit within the existing context, this modification request would be equally as appropriate, and is therefore staff finds that the granting of this modification request would not be detrimental to the public good. Equal to or Better Than. Without the modification, the parking lot that serves this building has only one vehicular entry and exit, which is a shared drive with the property to the south. The proposed modification would allow for shared access with both the property to the south as well as the property to the north. The applicant proposes to design the areas where the walkways cross the vehicular areas as "enhanced pedestrian crossings." Such an enhanced pedestrian crossing will be required to be designed in accordance with Section 3.2.2(C)(5)(b) of the LUC which states, "Where it is necessary for the primary pedestrian Modification of Standards for the Garth Commercial Plaza, File #20-02A December 19, 2002 P&Z Meeting Page 3 2. THE MODIFICATION PROCESS (A) Section 2.8.2(H) of the LUC specifies that in order to approve a modification the Planning and Zoning Board must find that: (1) the granting is not detrimental to the public good, and that (2) one of the following statements is satisfied: (a) 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, or (b) 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, or (c) 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. 3. APPLICANT'S REQUEST For illustrative purposes, the applicant has submitted the following diagrams: [1] Exhibit 1, depicting the applicant's proposed modification request, and Modification of Standards for the Garth Commercial Plaza, File #20-02A December 19, 2002 P&Z Meeting Page 2 Land Use Code as "[1] any street sidewalk, or [2] any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route." COMMENTS 1. BACKGROUND The surrounding zoning and land uses are as follows: W: C — Burlington Northern and Santa Fe Railroad right-of-way, RL — Existing residential neighborhood, Manhattan Avenue, NW: C — Burlington Northern and Santa Fe Railroad right-of-way, LMN — existing residential development, existing wetland, vacant developable area, Manhattan Avenue, N: C — Existing 3 story Hotel, existing 1 and 2 story retail buildings between the railroad tracks and Mason Street. NE: C — Intersection of Boardwalk and Mason Street, existing Olive Garden with large parking lot along Mason Street, E: C — Mason Street, vacant lot, existing bank and office building, existing KFC Restaurant, SE: C — Existing REI store, Barnes and Noble bookstore, S: C — Existing one and two story retail buildings, SW: C - Burlington Northern and Santa Fe Railroad right-of-way, RL - Existing residential neighborhood, Manhattan Avenue, The property was annexed as part of the Horsetooth Harmony Annexation in July of 1978. The property is adjacent to the Burlington Northern and Santa Fe Railroad right-of-way, which is the future location for the Mason Street Multi -modal Transportation Corridor. As part of the Transportation Corridor, it is anticipated that a bicycle/pedestrian path will be located across the tracks along the west side of the railroad right-of-way, and a bus rapid transit (BRT) line will be located along the east side of the railroad right-of-way, immediately adjacent to this site. The site is located tentatively about halfway between an anticipated BRT transit station at Troutman Parkway and a potential BRT transit station at Horsetooth Road. The Land Use Framework of the Mason Street Corridor is being studied and analyzed carefully, but there have been no additional standards adopted as of yet to address an alternative treatment of regulations in the vicinity of the Mason Street Corridor. ITEM NO. 6 a MEETING DATE 12/19/02 STAFF Troy Jones Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Modification of Standards for the Garth Commercial Plaza, File #20-02A APPLICANT: Kim Straw Cityscape Urban Design 3555 Stanford Road Fort Collins, CO 80525 OWNER: George Holter PROJECT DESCRIPTION: The property is a 1.28 acre vacant infill site just southwest of the intersection of Boardwalk Drive and Mason Street. The owner was previously granted two modifications to the Land Use Code on May 2, 2002 that permitted the building to be constructed in a configuration that does not satisfy the following two Sections of the Land Use Code: [1] Section 3.5.3(B)(2) which requires that no vehicle use area be located between the building and the street ; and [2] Section 3.5.3(B)(2)(b) which requires that a commercial building be located no further away from a minor arterial than 15 feet. As a result of the 2 approved modifications, the site is permitted to be configured in a way that has a vehicular area between the building and the street, and a front setback exceeding the maximum allowed setback of 15 feet. The applicant would like to request an additional modification to Section 3.5.3(B)(1) of the Land Use Code which requires that main entries face and open directly onto a connecting walkway, without requiring the pedestrian to cross a vehicular use area. If this additional modification request is granted, the sidewalk that connects the building to the street sidewalk will be allowed to cross vehicular use areas. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a request for modification to the following section of the Land Use Code: 3.5.3 Mixed -Use, Institutional and Commercial Buildings (B) Relationship of Buildings to Streets, Walkways and Parking (1) Orientation to a Connecting Walkway - This Section of the Land Use Code requires 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." For clarification purposes, "connecting walkway" is defined in Article 5 of the COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box580 Fort Collins, CO80522-0580 (970)221-6750 PLANNING DEPARTMENT