HomeMy WebLinkAbout3425 S. SHIELDS ST. MIXED-USE - PDP - 28-07 - REPORTS - MODIFICATION REQUESTbuildings. Walks travel through the residential buildings and meet up with two different plazas
located on the interior of the residential site. Where a pedestrian must cross the drive aisle, it is
our intention to provide enhanced crosswalks that are either raised or colored concrete which will
help to create pedestrian friendly walkway atmosphere.
The request is for a modification to allow a walkway to cross the drive aisle with an enhanced
crosswalk.
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 equal to or better than would a plan which complies
with the standard. We believe that the proposed project meets this criteria in the following ways:
Enhanced crosswalks will be added along major walkways that cross the private drive
parking area.
The extensive internal sidewalk system, providing connections to the plazas and easy
access between both uses.
All of the sidewalk connections throughout the site enable the site plan to meet the Land Use
Code criteria equally as well as a plan which complies with Section 3.5.2.C.
Although it is possible for this project to meet the standard, it would require that the buildings be
placed at the edges of the property line, which, if this were the case, would have adverse impacts
to the existing adjacent single family residents. With the buildings being set back off the
property line, the adjacent residential residents are allowed more privacy and screening buffer.
Often, infill developments are the most difficult projects to design and approve. 3425 South
Shields Street is providing a unique infill project, offering mixed -use, housing and compact
development, as opposed to development on the fringe of the urban area. City Plan values all of
these aspects in a project.
Sincerely,
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Joanna Frye
VF Ripley Associates, Inc.
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Landscape Architacturo Urban Deign Planning
Modification Request
3425 South Shields Street Mixed Use, Orientation to a connecting walkway
October 11, 2007
This request is for a modification to the "orientation to a connecting walkway" requirements as
outlined in the Fort Collins Land Use Code. The modification being requested is from section
3.5.3 (13)(1) Relationship of Dwellings to Streets and Parking. This regulation reads that:
"(1) Orientation to a Connecting Walkway. Every front facade with a primary entrance to a
dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front
facade with a primary entrance to a dwelling unit shall face a connecting walkway with
no primary entrance more than two hundred (200) feet from a street sidewalk."
PROJECT DESCRIPTION
3425 S. Shields is located on a 2.99 acre site on the west side of Shields, just north of the
intersection of Horsefooth and Shields. The site is surrounded on the south, north and west sides
by residential uses and it is in the MNM zoning district.
The proposed project will have two entrances, one off of Shields Street and the other off of
Richmond Drive. The proposal is for a mixed -use office/residential space. The three story
commercial building will consist of 18,000 SF of leasable space that faces Shields Street. The
rest of the site will consist of 3 residential buildings all of the same product. Each building will
contain 4 one bedroom units and 8 two bedroom units for a total of 36 units overall. Through the
use of step -backs, gables and variations in roof height, the building elevations are broken up to
provide compositional interest. The architecture of both the commercial and residential units
consist of similar materials, enhancing the space and making the two relate to each other and the
neighborhood vernacular.
MODIFICATION
The commercial building has direct access to Shields Street. Since the commercial will face
Shields, the residential units sit behind the commercial building to the west, not allowing for any
street connection. Due to the above -mentioned physical site constraint and the lack of an internal
street network, the 3 residential buildings do not directly face a public street. There is an
extensive pedestrian sidewalk system throughout the project. Sidewalks are provided near all
parking stalls and there is a sense of connectivity between the commercial and residential
Phone 970.224,5828 Fax 970.224.1662
401 West Mountain Ave. Suite 201
Foil Collins, CO 80521-2604
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