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Home My WebLink AboutPARK CENTRAL - MODIFICATION OF STANDARDS - 28-02 - REPORTS - RECOMMENDATION/REPORTPark Central Condos, Modification of Standards, #28-02 August 1, 2002 P&Z Board Meeting Page 6 RECOMMENDATION Staff recommends approval of the Request for Modification of Standard for Park Central Condos to allow Buildings three, four, five and six to be located beyond the maximum distances specified in Section 3.5.2(C)(1)(b). Park Central Condos, Modification of Standards, #28-02 August 1, 2002 P&Z Board Meeting Page 5 quarter mile (1,320 feet) of a variety of retail, office, services, recreational and institutional land uses. Both Prospect Road and Lemay Avenue are served by Transfort. Such proximity fulfills the vision of walkable, mixed -use neighborhood centers as stated in City Plan. C. The magnitude of variation between the standard specified distances and the distances provided by the preliminary plan is not significant. All entrances are less than one -eighth mile (660 feet) from two public street sidewalks. D. The preliminary plan indicates a network of private walkways and plazas that offer a variety of connections in all four directions. E. The overall project is compatible with the vision and general purpose of the Neighborhood Center district. F. The preliminary plan promotes connectivity and building -to -street relationship to the maximum extent feasible given the site constraints. 5. Findings of Fact and Specific Findings as per Section 2.8.2(H)(3): A. The granting of the Modification would not be detrimental to the public good. B. The preliminary plan will promote the general purpose of the standard (connectivity and building -to -street relationship) equally well or better than would a plan which complies with the standard for which a modification is requested. C. Due to the size and shape of the parcel, and because of existing development, it is impossible to construct a new public street that would obviate the need for the Modification. Therefore, strict application of the standard would result in unusual and exceptional practical difficulties, or exceptional undue hardship upon the applicant and that such difficulties or hardship are not caused by the act or omission of the applicant. Park Central Condos, Modification of Standards, #28-02 August 1, 2002 P&Z Board Meeting Page 4 C. Shape of Site The parcel is rectangular in shape with the short side fronting on Prospect Road. The depth extends south to Spring Creek. Therefore, it is practically difficult to place buildings on the south side of the site and still comply with the specified walkway distances to Prospect Road. D. Excellent Access Provided by Spring Creek Trail Spring Creek Trail meets the characteristics for a major walkway spine and provides access to both Lemay Avenue and Welch Street. E. Attached Single Family Housing Fills Entry Level Niche The housing market in Fort Collins is characterized by demand exceeding supply, particularly at the lower price points. The housing being supplied under present market conditions is skewed toward the move -up market and upper -end market, not the entry- level market. Since attached single family will add supply to the entry-level category, this will help the community retain younger workers in close proximity to major employers (P.V.H. and East Prospect) as opposed to housing in surrounding communities. F. Housing Contributes to Mixed -Use Neighborhood Center The Neighborhood Center district is envisioned to provide a mix of land uses. Residential will complement the existing retail, medical office, services and health club. 4. Staff Analysis: A. The location, size and shape of the parcel does not warrant the dedication and construction of a new public street which, if ' provided, would obviate the need for a Modification. B. As an urban infill project, the proposed housing type and density promotes compact urban growth without costly extension of utilities and services. The proposed dwelling units would be within one- Park Central Condos, Modification of Standards, #28-02 August 1, 2002 P&Z Board Meeting Page 3 that is at least thirty-five (35) feet in its smallest dimension, with all parts of such outdoor space directly visible from a public street." Buildings one and two comply with the standard. Buildings three, four, five and six, however, are not within 200 feet of the public walk along Prospect Road. Nor are they within 350 feet of the public walk along either Prospect Road or Lemay Avenue as connected by a major walkway spine. According to the preliminary plan, the building entrances are located from the two public streets in the following manner: The furthest entrance on Building Three is 290 feet from Prospect. The furthest entrance on Building Four is 295 feet from Prospect. The furthest entrance on Building Five is 555 feet from Prospect and 550 feet from Lemay. The furthest entrance on Building Six is 530 feet from Prospect and 685 feet from Lemay. 3. Applicant's Justification: The applicant has provided written justification which is attached. Briefly, the justification is summarized as follows: A. Lack of Public Street There is no opportunity to provide a public street due to existing development on the east and west and Spring Creek on the south. Therefore, the nearest public walkways are along Prospect to the north and Lemay to the south. A public street would obviate the need for a Modification. B. Urban Infill Site Flanked by Existing Development The site became flanked by the retail center and health club in 1983. Urban infill sites are difficult to develop due to the constraints of fitting into the existing development pattern. Park Central Condos, Modification of Standards, #28-02 August 1, 2002 P&Z Board Meeting Page 2 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: R-L; Existing Single Family Neighborhood N: N-C; Existing Medical Office Park S: M-M-N; Existing Multi -Family E: N-C; Existing Medical Office Park W: N-C; Existing Retail Center The Park Central area is bounded by Lemay Avenue, Prospect Road, Welch Street and Spring Creek. The first area to be developed was the retail portion in 1982. In 1983, the Fort Collins Club was approved. In 1985, 7-Eleven was approved and in 1988, the Fort Collins Club Office Park was approved. The subject parcel, between the retail portion and the health club, is the last remaining vacant lot within Park Central. 2. Aoolicant's Reauest: The Modification Request is accompanied by a preliminary plan that indicates 34 attached single family dwelling units divided among six buildings located south of Prospect Road, east of Lemay Avenue. The applicant is requesting a Modification to the following standard for Buildings "Section 3.5.2(C) Relationship of Dwellings to Streets and Parking. (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. The following exceptions to this standard are permitted: (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine." "Major walkway spine shall mean a tree -lined connecting walkway that is at least five (5) feet wide, with landscaping along both sides, located in an outdoor space ITEM NO. 2 MEETING DATE 8 1 02 STAFF Ted Shepard Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Park Central Condos, Request for Modification of a Standard, #28-02 APPLICANT: Mr. Doug Dohn c/o V-F Ripley and Associates 401 West Mountain Avenue Fort Collins, CO 80521 OWNER: Mr. Doug Dohn 2642 Midpoint Drive, Unit A Fort Collins, CO 80525 PROJECT DESCRIPTION: This is Request for a Modification of Standard Section 3.5.2(C)(1)(b), Relationship of Dwellings to Streets and Parking. Four out of the six buildings do not fall within the specified distance to a public walkway. The site is located on the south side of Prospect Road, east of Lemay Avenue, west of Welch Street and north of Spring Creek. The parcel is zoned N-C, Neighborhood Center. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This is a "stand-alone" Request for Modification as allowed by Section 2.8.2. The Modification is accompanied by a preliminary plan for background and clarification purposes only. The applicant has provided a justification for the Modification. Staff has analyzed the request and justification and finds that the Modification complies with the criteria for granting such a request. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT