HomeMy WebLinkAboutCAMBRIDGE HOUSE APARTMENTS - MODIFICATION OF STANDARD - 6-03A - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTbalconies along public ways. Buildings will have human scale in details and
massing. While vertical mixed -use is encouraged, maximum building height
will be limited to 5 to 6 stories."
3. Policy CCD-1.18: "Parking. Reduced parking standards should be applied to
Community Commercial Districts in recognition of their proximity to high
frequency transit service and their walkable environment and mix of uses.
On street parking should be maximized. Parking structures should be
encouraged, including ground floor retail or service uses. All parking must
provide for visibility, personal safety and security. Other Parking
consideration include the following:
a. Shared parking is encourage for nearby uses in quantities reflecting
staggered peak periods of demand. Retail, office and entertainment
uses should share parking areas and quantities. A portion of any
project's parking requirements should be satisfied by on street parking.
b. Parking lots will not dominate the frontage of pedestrian -oriented
streets or interrupt pedestrian routs. Lots should be located behind
buildings, in side yards, or in the interior of blocks to the greatest extent
practicable.
c. Large -surface parking lots will be visually and functionally
segmented into several smaller lots, if practical. Land devoted to surface
parking lots should be reduced, over time, through redevelopment and
/or construction of structured parking facilities.
Thank you for your consideration in this matter. If you have any questions please
feel free to contact me.
\ Donald R. Brookshire n
The following conditions and constraints impact the parking area, and subsequently
the maximum number of parking spaces. The original submittal for the Modification
of Standards did not account for the previous widening of Shields Street, and the
proposed building will sit further back than initially accounted for. Second, the entry
to the project will be accessed from Plum Street, and with the improvements, the first
parking spaces will sit further back than existing conditions, not previously accounted
for. Third, Landscape Islands would be incorporated every 15 spaces per Article
3.2.1(E)(4)(e), resulting in the loss of parking bays. Lastly, a 30' fire lane adjacent to
the proposed mixed use building was not accounted for in the initial Modification
request. These constraints, taken into consideration with new building size, yielded
fewer parking spaces than initially planned for.
We feel that the reduced number of parking spaces will not be detrimental to the
public good, and the proposed project wilkpromote the general purpose of the
standard equally well or better than a plan meeting the standard criteria.
With the approval of this modification, the proposed project would achieve goals set
forth in the City's Comprehensive plan as well as the Campus West Community
Commercial District Report. The project will conform with the intended uses in CC
(Community Commercial) zoning district. The plan as presented, orients the building
to address to Shields St. while providing screening to the parking area behind. This
also provides the opportunity to create a plaza and landscape areas adjacent to the
street, creating a more pedestrian oriented environment.
The historical use of the existing parking area has proven to be under utilized, and
the standard number of parking spaces has not been necessary. I have attached a
parking study completed by Vaught Frye Architects, demonstrating past parking lot
use. The parking lot is private, and therefore the can be restricted to residents of the
complex. In addition, because of the proximity to campus, a majority of the residents
are students, and the residents rely on alternative means of transportation. The
location of the project supports a variety of transit options, including City mass transit,
bicycles, and walking. The proposed improvements will further encourage this type
of use, promoting pedestrian traffic and use of mass transit, as well as achieve goals
outlined in the City Plan.
As outlined in the City Plan's Principles and Policies for Community Commercial
Districts, the following principals can be achieved with this project.
Principal CCD-1 "Community Commercial Districts will be community -wide
destinations and act as hubs for a high -frequency transit system offering
retail, offices, services, small civic uses, and higher density housing. The
physical environment will promote walking, bicycling, transit and rideshare,
as well as provide a high quality urban life for residents. Vertical mixed -use
will be encouraged. "
2. Policy CCD-1.10: "Relationship of Buildings to Public Spaces_ Buildings will
reinforce and revitalize streets and public spaces, by providing and ordered
variety of architectural features that may include entries, windows, bys, an
eastp*int
studio
July 28, 2003
Mr. Troy Jones, City Planner
City of Fort Collins
Current Planning Department
281 N. College Ave
Ft. Collins, CO 80521
RE: Cambridge House Apartments Expansions
Modification request to parking standards
Dear Troy,
I am writing on behalf of Cambridge House Apartments, to request a Modification of
Standards per Article 2.8 of the Land Use Code.
On April 28, 2003 a Conceptual Review meeting with City Staff regarding a proposal
for a new mixed use building and conversion of existing buildings to apartment units
to the existing Cambridge House Apartments. The project is located directly west
from the CSU Campus and fronts on both Shields St. and Plum St. The new building
is proposed to front on Shields St, and will include 12 — 3 bedroom units, with
secondary uses on the ground floor. An existing pool building will also be converted
to have 6 — 2 bedroom units.
As we have developed the proposed site plan, it is apparent that we will be unable to
meet the required number of parking spaces for the dwelling units, as outlined in the
Land Use Code, Article 3.2.2(l)(1)(a). The proposed complex would ultimately have
108 — 2 bedroom apartment units, and 12 — 3 bedroom units. Per the Land Use
code, a total of 213 parking spaces would be required.
On February 20, 2003 the Ft. Collins Planning and Zoning Board approved a
Modification of Standards, reducing the required number of parking spaces from 213
to 175. As we have moved forward with the design development for this project, and
more detailed information has become available, we have determined that there
would still be a deficiency in parking spaces. Due to site constraints, and
consideration of additional Land Use Code requirements, the site will support 160
parking spaces with the expansion.
The parking will include:
93 Standard Spaces
61 Compact Spaces
6 Handi-cap Accessible Spaces
A Design Collaborative
phone (970) 207.1973
fax (970) 206.0813
e-mail eastpoint@frii.com
correspondence 3207 Kittery Court
Fort Collins. CO 80526