Chapter 32.08
EXISTING CONDITIONS ANALYSIS
Sections:
32.08.010 Streetscape.
An initial site visit included an inventory of the condition of sidewalks, streetscape amenities, streetscape character, building facades, types of uses, access, etc. Photo documentation and visual observation illustrated the ranging physical characteristics and conditions of North Avenue.
(a) Sidewalks. The inventory of the existing conditions for the streetscape revealed that there is a significant discrepancy in consistent streetscape design or character.
On the western end of the corridor, sidewalks are in very poor condition. The sidewalks are irregular in dimensions, location, and character. There are many instances in which pedestrians are obligated to weave around and through curb cuts in order to continue following the sidewalk. Accessibility is also a risk as many sidewalks have fallen into disrepair and pose great safety hazards with cracks, holes, and lack of ADA approved standards.
Progressing towards the eastern side, some sidewalks appear to be in better condition due to newer developments which have installed detached sidewalks with various buffers to the street and parking lots. In these situations the new sidewalks are more accessible to pedestrians, bicyclists and handicapped individuals; however, there is still lacking continuation of such amenities from lot to lot. Unfortunately, the lack of accessible and continuous sidewalks creates difficulty in accessibility and an unusable streetscape environment.
On the eastern edge there are little to no sidewalks provided for the public and bus stop locations are haphazardly located over nonaccessible surfaces. There is simply no pedestrian right-of-way which one can access and pedestrians and bicyclists are forced to use the vehicular street lanes or private parking areas due to the lack of sidewalks or designated pedestrian areas in which to easily and safely traverse and access the corridor.
(b) Bike Access. Although North Avenue is not designated as a bicycle access route, a fair number of bicyclists use the corridor. Access to the major corridor from surrounding neighborhoods and bike routes is fragmented due to the lack of cohesive sidewalks and designated bike routes.
(c) Streetscape. The streetscape along the North Avenue Corridor study area lacks any cohesive character. Signage primarily consists of pole signs that dominate the visual environment. Along with overhead wires and billboards, the signage has become indistinguishable and illegible as it is lost in such a consuming and excessive atmosphere.
Lighting and pedestrian amenities such as bus stops, seating, and bicycle racks are either completely lacking or lacking in character or consistency along the entire North Avenue Corridor.
(d) Building Facades. While a small percentage of the buildings along the North Avenue Corridor have fallen into disrepair, many are simply outdated and in need of general building improvements and upgrades. Potential implementation tools can provide assistance and motivation for property owners to improve their buildings; however, the strongest influence will be the progression of new development and redevelopment in the surrounding area. For this reason it is important for the City to support larger new developments that implement the vision of this corridor.
(e) Access. Studies using aerials and physical observations reveal a very high percentage of curb cuts through the entire corridor study area. These curb cuts presently serve the businesses along North Avenue and are creating an inefficient and unsafe access on and off from North Avenue. A strategic consolidation of such curb cuts would allow for the same access to businesses, greater safety by decreasing the areas in which traffic enters and exits the east-west movements, and improved sidewalk amenities.
(Res. 174-07 (Exh. A), 12-3-07)
32.08.020 Transportation.
(a) Street Designation. North Avenue is a four-lane roadway with a posted speed limit of 35 miles per hour. Access to North Avenue is governed jointly by both the City of Grand Junction and the Colorado Department of Transportation (CDOT). CDOT is involved because North Avenue is designated as the US 6 Bypass. It should be noted CDOT’s jurisdiction over this section of North Avenue ends in the year 2009. At that time, the City will assume total control. Currently, North Avenue is classified as follows:
(1) Major Arterial (City). These streets are intended to accommodate trips of shorter length and may also serve more access functions.
(2) Nonrural Arterial (CDOT). This category applies to North Avenue from 12th Street to Morning Glory Road (2.2 miles). It is intended to provide service to through traffic movements and also allow more direct access to occur.
(3) Nonrural Principal Highway (CDOT). This category applies to North Avenue from Morning Glory Road to the I-70 Business intersection (0.6 miles). This category is normally assigned to routes of regional significance. Direct access to abutting land is subordinate to providing service for through traffic movements.
(b) Many access points to abutting land within the Study Corridor are restricted to right in/right out driveways because of a raised median in the middle of North Avenue. Median breaks are provided at all but one of the 25 intersecting streets to allow for full movement access. The lone exception is Pear Street. Nine of the full movement intersections are controlled with a traffic signal. The remaining intersections have stop signs to control the movements from the intersecting streets.
(c) The existing access in the Study Corridor is consistent with both the City’s Major Arterial and CDOT’s Nonrural Arterial classification. In some cases, however, the close proximity of curb cuts is creating an inefficient method of access. A strategic consolidation of these driveways would allow for the same level of business access, improved safety for traffic entering and exiting the abutting land uses, and better sidewalk continuity.
(Res. 174-07 (Exh. A), 12-3-07)
32.08.030 Current land use.
Primarily evident through the extent of the corridor are fast food restaurants, older and deteriorating strip commercial uses, automotive oriented retail, used car lots, light industrial and highway oriented retailers. Building pads are scattered and lack any cohesive layout and design. The principal uses through the corridor appear to comply with the current and future land use code.
Uses such as the mobile home parks may depend on older use reviews and may serve the community better if changed to higher quality, affordable multifamily homes. Such uses are further elaborated on in the recommendations.
Noncompatible uses observed in the corridor are primarily single-family residential and trailer parks fronting directly on North Avenue and surrounded by commercial and retail uses as previously mentioned.
(Res. 174-07 (Exh. A), 12-3-07)
32.08.040 Zoning.
Current zoning fronting the North Avenue Corridor is predominantly C-1: Light Commercial. Under this classification the primary uses allowed are retail, office and services, with a maximum building size of 80,000 square feet, and a maximum density of 24 dwelling units per acre. Under this zoning, outdoor storage and display are limited to the rear half of the lot, beside or behind principal structure, unless a CUP has been issued for such uses as auto dealers. The maximum building height is 40 feet with a minimum front setback of 15 to 25 feet. The C-1 zone district is consistent with the Growth Plan’s future land use classification of commercial.
These standards and restrictions will be observed and reviewed for the optimal development and implementation strategy.
(Res. 174-07 (Exh. A), 12-3-07)
32.08.050 Bike routes.
The current bike routes designated in the study area appear to provide good access throughout the surrounding neighborhood, but are fragmented in relation to the North Avenue Corridor.
Designated bike routes are lacking along North Avenue and the existing conditions of sidewalks also restrict the east-west access of this corridor. As the streetscape and north-south connections are improved, the designation of additional bike routes would enhance bicycle access and mobility along the corridor.
(Res. 174-07 (Exh. A), 12-3-07)