HomeMy WebLinkAboutREDTAIL RESIDENTIAL - PDP - 26-01 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (5)� • r
hardscape, pedestrian, bicycle and vehicle uses; interesting building elevations;
and aesthetic building frontages.
7. Providing sense of community and quality of life, which are inherent in and flow
from the essential elements of the project: a) three small residential communities;
b) each comprised of residential buildings surrounding central plazas and
courtyards; and c) all creatively merging landscape, hardscape, pedestrian and
vehicle uses in a Way which enhances aesthetics, safety and quality of life.
We respectfully ask for your favorable consideration and approval of our requested
modifications. Thank you.
Sincere) ,
Pr uty
esident
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1. The granting of the modification would not be detrimental to the public good - the
public residents and guests will still know where to park;
2. Nor will it impair the intent and purposes of the LUC — but rather it will contribute
to LUC intents and purposes relating to aesthetics, good project design, quality of
neighborhood, and de -emphasis / softening of parking areas;
3. Our proposal as submitted will advance the public interests and the purposes of
the standard equally well or better than a plan that complies with the standard —
when the scored lines fill with dirt they become permanently dark and defined in
contrast to paint which wears off every year or so;
4. And the granting of the modification would result in substantially addressing
important community needs — proximity to work places, internal pedestrian
connectivity, external pedestrian connectivity, excellence in design and
construction, innovative architecture and planning, and neighborhoods which
provide sense of community and enhance quality of life, as is more fully
described below.
Furthermore with regard to all of the foregoing modification requests, our plan
achieves LUC purposes and addresses community needs by:
1. Fulfilling a community need for housing at more affordable prices with our
townhouse community in the north portion of our project.
2. Providing housing immediately adjacent to offices and nearby to many other
workplaces.
3. Providing internal pedestrian connectivity and permeability by means of the
central courtyard designs integrating landscape, hardscape, pedestrian, bicycle
and vehicle uses.
4. Providing pedestrian connectivity between the residential neighborhoods, and the
existing offices to the east by means of Cameron Drive, Redtail Court, Fossil
Boulevard, Frontage Road, Coronado Court, public drives, and public and private
sidewalks. Furthermore, future connection of this project to the Fossil Creek
pedestrian / bike path as well as to the Mason Street Transportation Corridor is
proposed. Also, it provides connectivity via public transit and public streets to
schools, parks, library, retail, office and employers.
5. Promoting excellence in design and construction of planned residential
neighborhoods, buildings, outdoor spaces, and streetscapes.
6. Incorporating innovative architecture and planning concepts including front and
back roof step-down design; central courtyards concept merging landscape,
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3. No connectivity to the north because any such connectivity would require major
condemnation of Spradley-Barr Ford and Walmart.
4. College Avenue to the east. Although we had a second point of connectivity to
College Avenue originally planned as the entrance to the Redtail townhouse
neighborhood (our first point of connection to College is east from the project on
Cameron to the intersection of Cameron and College), this second point of
connection was closed because of state highway requirements and safety
considerations.
The construction of the Redtail project will, however, provide a new, and safe,
connection to College Avenue by means of Redtail Court north to Fossil Boulevard
north to Fairway and east to College.
Accordingly and in conclusion, as has been described above, it is infeasible to achieve
two more arterial street connections from this project due to the unusual constraints and
limitations described above.
Modification Request #3 — Fire Lane Identification and Parking Stall
Demarcation
It is our strongest wish that the courtyard portions of the residential project be
successful as an aesthetic pedestrian -friendly area integrating landscape, hardscape,
pedestrian, bicycle and vehicle uses.
In addition to other design features, we feel it is imperative to not introduce ugly, white
painted parking stall lines into this scored colored concrete courtyard area and the
environment we are creating. Zoning has recently approved alternative parking space
demarcation by means of three scored lines for other projects and we request the same
here.
Also we do not want red fire lane lines to be painted in the residential courtyards. We
believe they are unsightly and unnecessary. The fire lane route will be just as apparent
with signage but without the red curbs. The fact that the fire lane is not for parking is
also naturally apparent, because the fire lane -travel lane will be a straight -through route
on black asphalt in contrast to scored concrete parking -courtyard areas.
This modification request is in reference to LUC 3.6.6(E), which states:
(E) Parking Control. Approved "No parking - Fire Lane" signs shall be
provided along curbs where parking could obstruct the minimum width
and turning radius. Curbs in these areas shall be painted red.
Accordingly we respectfully request approval to allow use of multiple scored lines in the
concrete as our method for defining parking stalls and signage to designate fire Imes,
as recently has been permitted in our other mixed -use projects, for the reasons that:—�.
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3. The problem of this walkway is compounded by the relatively steep grade as you
proceed west from these buildings. As a result, if this connecting walkway was
installed it would require a substantial cut across the hillside which could be
mitigated with a relatively natural (landscape timbers or other) retaining wall but
nevertheless a retaining wall.
4. On balance, we believe that a modification of the connecting walkway standard
permitting the residents of Building G and Building 2 to proceed from the
courtyard areas (colored patterned concrete) in front of their houses to a walkway
which proceeds across a private drive to the sidewalk would be reasonable and
desirable and not adversely affect safety. And furthermore we believe that the
benefit to the public by not causing further intrusion in the form of a connecting
walkway in the open space buffer at the west of these buildings is a substantial
public benefit which justifies the granting of this modification.
Accordingly we respectfully request approval to allow us to not provide this sidewalk
connection as proposed, for the reasons that:
1. The granting of the modification would not be detrimental to the public good — but
rather the public good will be enhanced, as has been described above;
2. We believe granting of this modification will result in substantial benefit to the City
in the form of not constructing a walkway through an open space buffer, which
walkway would be difficult to construct and somewhat unaesthetic because of the
steep grades involved;
3. And we believe that the exceptional physical conditions that are unique to this
property including unusual configuration, site constraints, and grade, support the
appropriateness of granting this modification.
Modification Request #2 — Arterial Street Connection
In reference to LUC 3.6.3(E):
Our project does not have connectivity from at least three arterial streets, even when we
project the future development of remaining parcels within one mile distance.
This is because of the very unusual constraints and topographic features relating to this
property, including:
1. No connectivity to the west possible because of the railroad tracks and
embankment, and private property beyond.
2. No connectivity to the south because of City -owned Redtail Grove Natural Area.
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Redtail Carriage Houses are located along a linear park in the center of the project and
have open space views to the east as well as mountain views to the west.
Buildings G, 1 and 2 overlook naturalized detention ponds and private open space to
the west and south. Building G is an eight-plex, while Buildings 1 and 2 are carriage
houses which each creatively incorporate two residential units above garages.
The project is an inf ill project between offices and retail to the east, warehouse -office to
the north, City -owned Redtail Grove Natural Area to the south, and to the west a 200-
foot wide elevated railroad track embankment with residential beyond that. The project
has been designed with high sensitivity to the three naturalized detention ponds located
between the proposed residential and the existing office uses.
Connectivity is being provided between the project residential uses and existing offices
to the east, and also between project and existing warehouse uses to the north, by
means of Cameron Drive, Redtail Court, Fossil Boulevard, Frontage Road, Coronado
Court, public and private sidewalks, and connectivity to planned bike/ped paths between
Fossil Creek and the Mason Street Transportation Corridor.
Project is adjacent to the Redtail Grove Natural Area to the south and overlooks three
naturalized detention ponds within the project. Project has 76% (7.3 acres) of private
open space and landscaped area. This also is a key design element, which benefits
homeowners, provides them with a beautiful natural setting to live in, and enhances
their sense of community and quality of life.
Modification Request #1 — Sidewalk Connection from Building G and Building 2
In reference to LUC 3.5.2.(C):
Building G and Building 2 connect to the Fossil Boulevard sidewalk by means of a
walkway which proceeds from the southeast corner of Building G across a very low
traffic driveway and then north through a landscaped area to the sidewalk. The reasons
for this are:
1. The unique and difficult configuration of the entire Redtail property, and the
engineering and fire safety requirements which must be met for such project,
constrain this building site with Redtail Court to the north, private open space to
the west, Fossil Creek Office Park parking lot to the south, and Fossil Boulevard
to the east.
2. While it is possible to connect these two buildings with a connecting walkway
which runs along the west side of such buildings and proceeds north to the
Redtail Court sidewalk, this connecting walkway would intrude into the open
space buffer and because of its connection to the Redtail Court sidewalk would
perhaps invite additional people into this area.
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LAGUNITAS PEDTAIL INC.
3944 JFK Parkway, Suite 12 E, Fort Collins, CO 80525
970-226-5000 • Fax 970-226-5125
February -26, 2003-1
Planning and Zoning Commission
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80525
RE: Redtail Project / Modification Requests
Dear Planning and Zoning Commission Members:
Introduction
Redtail is a unique mixed residential use project consisting of two complementary
neighborhoods adjacent to each other, which make use of this difficult infill parcel in a
way that incorporates good planning, good architecture, and respect for environmental
considerations. In each there is a unifying contemporary -traditional architectural theme,
pleasant landscaping, and a sense of cohesiveness and community. All units are
residential townhouses or condominiums and are for sale to owner -occupants.
A diversity of homes, including size, architecture and price, will be offered in the Redtail
project, including:
Redtail Townhouses are located on a small hill previously the home of Mill Brothers
Nursery. They overlook College Avenue to the east and have mountain views to the
west. These are attached tandem garage townhouses with frontage on Fossil
Boulevard and access to garages off alleys to the rear of the buildings. A major
purpose of these townhouses is to create a very attractive neighborhood of affordable
housing for sale. The mini -park, mail kiosk, tot lot area has benches and provides the
opportunity for informal socializing.
Redtail Condominiums are located on the mesa and the units will overlook three
naturalized detention ponds. The buildings open onto pedestrian -friendly courtyards
and landscaped front yards, which functionally and aesthetically merge landscape,
hardscape, pedestrian, bike and vehicle uses. Also, they provide connectivity via
sidewalks to a central courtyard which includes a plaza area, mail kiosk and small sitting
area for informal socializing.
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