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HomeMy WebLinkAboutPARK CENTRAL - MODIFICATION OF STANDARDS - 28-02 - REPORTS - MODIFICATION REQUESTEAST PROSPECT ROAD w z w w J DIMENSIONED SITE PLAN ;w `I!7atra►yit;��t Pam% �� `� "'�` ���� ♦ ��, ��� �� r/ e` : 1 ARM ;ih�h®r _����- -a !1 1 �" � `�-1 1 u``:: J�•; -• f � �J�f�j \ �Y-� .1✓�I � `�� �.�'T_\--- - r /A(` _ yam✓ : ` — - f is .• `'� a � i � " ' ��� _ J�' — 3 � (., .. _a:. ' � \����i — � �: - i �l flt✓ � • - `49i* MIN i 44V �,� �_ may• � I \" , boar w 4972 J } �y A justification for this proposal relating to the Modification Criteria (Section 2.8.2(H)(2) is that the proposed plan will alleviate an existing described problem of city-wide concern. We believe the proposed project meets this criteria in the following ways: • It is the goal of this developer to create, market and sell units that would be considered below the median average price for homes sold in Fort Collins. • Infill development is an encouraged form of growth within the City of Fort Collins Growth Management Area. The City of Fort Collins has a dire need for housing that sells below the local average market value. Additionally, City Plan and the community at large desire infill development that is creative and unique. This project would be a great benefit to the city's housing needs. Another justification for this request per the Modification Criteria (Section 2.8.2(H) (3) is that the proposed plan has difficult physical conditions which hinder the ability of the site to meet the standards. We believe that the proposed project falls under this category for several reasons. the constraints of developing an infill site. • There are no opportunities for adding a street that would connect to any existing streets, through this site. Without an internal street system, it is not possible to meet the connecting walkway criteria for buildings 3, 4, 5, and 6. • Spring Creek Trail can act as a major walkway spine connection, but the tail does not connect with Lemay Avenue within the allowed 350'. The distance that it is positioned from Lemay Avenue limits the site. Often, infill developments are the most difficult projects to design and approve. Park Central is providing a unique infill project, below market average value housing and compact development, as opposed to development on the fringe of the urban area. The City of Fort Collins Comprehensive Plan values all of these aspects in a project. MODIFICATION Buildings 1 and 2 have direct pedestrian access to Prospect Road. Due to existing site constraints and the lack of an internal street network, buildings 3 and 4 do not directly face a street. The front courtyards, enhanced crosswalks and paved plaza along the private drive, through the center of the site, will help to create a pedestrian friendly street sidewalk atmosphere. Buildings 3 and 4 directly face the central drive and gathering area. Additionally, enhanced crosswalks will allow for crossing of the private drive and access to Prospect Road. Each of these buildings is no more than 235 feet from Prospect Road. Buildings 5 and 6 directly connect to the Spring Creek Trail. Spring Creek Trail ties into Lemay Avenue to the west and Welch Avenue to the east. The code states that residential buildings can face and connect to a major walkway spine that ties into a street sidewalk. Spring Creek Trail meets all of the criteria of a major walkway spine, except it does exceed the maximum length of 350 feet before connecting with Lemay Avenue. Buildings 5 and 6 range from '420 feet to 654 feet from the sidewalk on Lemay Avenue. (See the attached dimensioned plan). The request is for a modification to allow a greater connectivity distance for buildings 3,4,5 and 6 from a street sidewalk. 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 equally well or better than would a plan which complies with the standard. We believe that the proposed project meets this criteria in the following ways: • Two direct pedestrian connections are being made to Spring Creek Trail. • Enhanced crosswalks will be added along major walkways that cross the private drive parking area. • Two direct pedestrian connections are being made to Prospect Road. • The entry courtyards along the buildings provide a higher level of pedestrian activity. The location of Spring Creek Trail and the additional 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. Modification Request Park Central, Orientation to a connecting walkway June 28, 2002 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 3.5.2 (C)(1)(b), Relationship of Dwellings to Streets and Parking. This regulation reads that: "Every front fagade 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 feet from a street sidewalk. " A second option is further defined as. - "A primary entrance may be up to three hundred and fifty feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine." PROJECT DESCRIPTION The Park Central project is located along the south side of East Prospect Road near the intersection with Lemay Avenue. This is an infill site that is surrounded by development on all sides. (See the attached context diagram). The site is accessed off of a private drive that connects to Prospect Road. (See the attached rendered site plan) This project proposes 34 mixed -use townhome units. Each unit will have a garage with two front -to -back parking spaces. Additionally, each unit will have the option of converting one of the garage parking spaces into a first floor home office. The townhomes will have entrances from both sides of the building. There are two bedrooms and two bathrooms per unit. Sufficient garage and surface parking is being provided on site. An entry courtyard enhances the primary entrance to each unit. These courtyards can have a small picket style fence and a gate. Residents can customize the space as desired. The courtyard feature promotes a community front porch atmosphere where residents can mingle and interact.