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HomeMy WebLinkAboutMODIFICATION REQUEST, COLLINDALE GOLF CLUBHOUSE - MOD - 17-01 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSY�� S. F ti ;. :. r _ , 7F"�'^`., + r,�C",�" No Text As justification for this request per section 2.8.2(H.1) the proposed design benefits of this proposal include: improving internal vehicular circulation for both visitors and emergency service providers; eliminating a "dead end" parking area on the east side; reducing congestion by allowing traffic to exit parking areas at two locations. The probability of vehicle and pedestrian conflict is remote. Due to the nature of the site use, most visitors arrive by vehicle, and anticipated foot traffic from the sidewalk adjacent to Horsetooth Road is minimal. To reduce conflicts between pedestrians and vehicles the design forces vehicles to slow down by passing through a built structure. Furthermore, the motorist is made aware that the pedestrian is being prioritized because the crosswalk is raised, and special paving texture is used. Another justification for this proposal relating to section 2.8.2(H.3) is the limited flexibility in locating the building on the site. The use of the facility is tied to the proximity to beginning and ending points in the play of golf. This relationship is a necessary function of the facility and the golf operation. Other considerations include maintaining the existing mature trees as a part of the design and utilizing existing utility services. Thank you for your consideration in this matter Sincerely, Donald R. Brookshire, ASLA May 23, 2001 Mr. Steve Olt Fort Collins Planning Department 281 North College Ave Fort Collins. CO 80521 RE: Modification Request Collindale Golf Clubhouse Project Development Plan Dear Mr. Olt: VF RIPLEY ASSOCIATES INC. Landscape Architecture Urban Design Planning 401 West Mountain Avenue Suite 201 Fort Collins. CO 80521-2604 PHONE t970) 224-5828 FAX (970) 224-1662 This request is for a modification to the buildirg connectivity and pedestrian 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 Buildings to Streets, Walkways and Parking. This regulation reads that "At least one main entrance of any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage. " "Connecting Walkway" is further defined as "any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around parking lot outlines ..." The proposed project replaces the existing Collindale Golf Course clubhouse facility with a new building that upgrades the facility by providing additional services, and enhancing the user experience. The primary functions of the building and its relationship to the golf course require that the new building remain in approximately the same location. Keeping the building in the same location also makes it possible to retain most of the mature existing trees around the building. Since it is not practical to relocate the building, the parking lot will also stay close to its original configuration. However, upgrades to the parking lot such as, moving it away from Horsetooth, providing landscape islands, and increasing parking spaces made it necessary to expand the parking lot further to the east. Expansion to the west would have required removal of mature existing trees. In order to bring the new building closer to the public street and to maintain a strong pedestrian connection to the public street sidewalk the project proposes to provide a porte cochere at the building's main entrance oriented to Horsetooth Road. An enhanced crosswalk connects the main entrance with the public sidewalk along Horsetooth. In addition, a small plaza with special paving, accent plantings and a sculpture piece is planned at this pedestrian entrance to the project. The proposed pedestrian connection does not meet the definition of "connecting walkway" because it crosses a drive aisle and therefore we are requesting a modification of the standard. al_' • Modification — Collindale Golf Course (new) Clubhouse, #17-01 June 21, 2001 P & Z Meeting Page 7 91110th, and 18th tees and holes on the golf course, the existing parking areas, and significant, mature trees on the site. Therefore, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property. E. This request is only for a modification of a specific standard in the LUC. The applicant must still submit a Project Development Plan package for an administrative (Type 1) review by the City prior to being able to receive a building permit and construct the building. 6. RECOMMENDATION: A. Staff recommends approval of the Modification of the Standard in Subsection 3.5.3(B)(1) of the Land Use Code for the Collindale Golf Course (new) Clubhouse - #17-01. Modification — Collindale Golf Course (new) Clubhouse, #17-01 June 21, 2001 P & Z Meeting Page 6 nature of the existing land use, the "preliminary" Site Plan as submitted will protect the public interests and purposes of the standard for which the modification is requested equally well than would a plan which complies with the standard for which a modification is requested. By reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. - The site for the proposed new Collindale Golf Course clubhouse is constrained by the placement of the existing 1 st gth 101h, and 18`h tees and holes on the golf course, the existing parking areas, and significant, mature trees on the site. The existing physical conditions of the site and the nature of the existing land use make it difficult and unreasonable for the property owner to meet the strict application of the "connecting walkway" standard. 5. FINDINGS OF FACT/CONCLUSION: A. The requested Modification of the Standard in Subsection 3.5.3(B)(1) of the Land Use Code for the Collindale Golf Course (new) Clubhouse is subject to review by the Planning and Zoning Board. B. Granting the requested modification would not be detrimental to the public good nor would it impair the intent and purposes of the Land Use Code. C. Considering the nature of the existing land use, the "preliminary" Site Plan as submitted will protect the public interests and purposes of the standard for which the modification is requested equally well than would a plan which complies with the standard for which a modification is requested. The new clubhouse and parking lot improvements will provide enhanced pedestrian walks and emphasize the pedestrian in locations where they must interface with vehicular movement. D. The existing physical conditions of the site and the nature of the existing land use make it difficult and unreasonable for the property owner to meet the strict application of the "connecting walkway" standard. The site for the proposed new Collindale Golf Course clubhouse is constrained by the placement of the existing 1s` Modification — Collindale Golf Course (new) Clubhouse, #17-01 June 21, 2001 P & Z Meeting Page 5 Section 2.8.2(H) of the LUC specifies that the Planning and Zoning Board shall only grant a modification for the following reasons: a. granting a modification of standard would neither be detrimental to the public good nor impair the intent and purposes of the Land Use Code; and b. the modification would result in the project addressing the purposes of the standard equally well or better than a plan that complies with the standard; or c. the modification would result in a substantial benefit to the city; or d. the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties or exceptional or undue hardship upon the owner of the property. Subsection 3.5.3(B)(1) of the LUC sets forth the requirement that the main entrance of the proposed new Collindale Golf Course clubhouse and snack bar building face and open directly onto a connecting walkway to the sidewalk along East Horsetooth Road. Staff has determined that: Granting the requested modification would not be detrimental to the public good and would not impair the intent and purposes of the Land Use Code. The plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested. The new clubhouse building and parking areas will remain in the same locations as the existing. Exceptions will be an additional small parking lot at the east end of and a new second point of access to the clubhouse facility. A golf course clubhouse is sited and designed to meet different criteria than other mixed -use, institutional and commercial buildings. The building must be oriented and relate to the holes on the golf course for operational reasons. There are significant vehicle parking needs for a golf course (few golfers walk or ride a bicycle to the course) and they typically are met by placing the parking lots closer to the adjacent street than the building, which is the case with the existing Collindale clubhouse and parking lots. The new clubhouse and parking lot improvements will provide enhanced pedestrian walks and emphasize the pedestrian in locations where they must interface with vehicular movement. Considering the Modification — Collindale Golf Course (new) Clubhouse, #17-01 June 21, 2001 P & Z Meeting Page 4 upgrades to the parking lot, such as moving it away from Horsetooth Road, providing landscaped islands, and increasing parking spaces, made it necessary to expand the parking lot further to the east. Expansion to the west would have required removal of mature existing trees. In order to bring the new building closer to the public street and to maintain a strong pedestrian connection to the public street sidewalk, the project proposes to provide a porte cochere at the building's main entrance, which is oriented to Horsetooth Road. An enhanced crosswalk connects the main entrance with the public sidewalk along Horsetooth Road. In addition, a small plaza with special paving, accent plantings, and a sculpture piece are planned at this pedestrian entrance to the project. The proposed pedestrian connection does not meet the definition of "connecting walkway" because it crosses a drive aisle and, therefore, the applicant is requesting a modification of the standard. As justification for this request per Section 2.8.2(H)(1) of the LUC, the proposed design benefits of this proposal include: improving internal vehicular circulation for both visitors and emergency service providers; eliminating a "dead end" parking area on the east side; and, reducing congestion by allowing traffic to exit parking areas at two locations. The probability of vehicle and pedestrian conflict is remote. Due to the nature of the site use most visitors arrive by vehicle, and anticipated foot traffic from the sidewalk adjacent to Horsetooth Road is minimal. To reduce conflicts between pedestrians and vehicles the site design forces vehicles to slow down by passing through a built structure (the porte cochere). Furthermore, the motorist is made aware that the pedestrian is being prioritized because the crosswalk is raised and special paving texture is being used. Another justification for this proposal, relating to Section 2.8.2(H)(3) of the LUC, is the limited flexibility in locating the building on the site. The use of the facility is tied to the proximity of the building to the beginning and ending points in the play of the golf course. This relationship is a necessary function of the facility and the golf operation. Other considerations include maintaining the existing mature trees as a part of the design and utilizing existing utility services. 4. ANALYSIS OF MODIFICATION REQUEST In reviewing the proposed alternative plan for purposes of determining whether it accomplishes the purposes of this section as required, the Planning and Zoning Board shall take into account whether the proposed plan demonstrates innovative design and best meets the intent of the Land Use Code. Modification — Collindale Golf Course (new) Clubhouse, #17-01 June 21, 2001 P & Z Meeting Page 3 (2) the granting of a modification from the strict application of any standard would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city- wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant." The applicant has proposed that the modification of the standard meets the requirements of Sections 2.8.2(H)(1)&(3) of the LUC. 3. APPLICANT'S REQUEST This request is to modify Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway of the LUC to allow an enhanced pedestrian crossing of an internal driveway in the parking lot for a new clubhouse at the Collindale Golf Course. This regulation reads that "At least one main entrance of any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage". "Connecting walkway" is further defined as "any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrian to walk across parking lots or driveways, around parking lot outlines...". The proposed project replaces the existing Collindale Golf course clubhouse facility with a new building that upgrades the facility by providing additional services, and enhancing the user experience. The primary functions of the building and its relationship to the golf course require that the new building remain in approximately the same location. Keeping the building in the same location also makes it possible to retain most of the mature existing trees around the building. Since it is not practical to relocate the building, the parking lot will also stay close to its original configuration. However, Modification — Collindale Golf Course (new) Clubhouse, #17-01 June 21, 2001 P & Z Meeting Page 2 1. BACKGROUND The surrounding zoning and land uses from the proposed project development plan are as follows: N: RL, LMN; Existing single family & multi -family residential, neighborhood center (Collindale Filings) W: RL; Existing single family residential, City park (Harbor Walk, Warren Park) S: RL; Existing single family residential (Golden Meadows) E: E; Existing business parks (Horsetooth East, Collindale) The property was annexed as the Collindale Golf Course Second Annexation in March, 1973. The property has not been subdivided. 2. MODIFICATION REQUEST — PERTINENT CODE SECTIONS This request is for modification to the following section of the LUC: Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking, Subsection 3.5.3(B)(1) Orientation to a connecting Walkway states: "At least one (1) main entrance of any commercial or mixed -use building shall face and open directly onto a connecting walkway with pedestrian frontage. Any building which has only vehicle bays and/or service doors for intermittent/infrequent nonpublic access to equipment, storage or similar rooms (e.g. self -serve car washes and self -serve mini -storage warehouses) shall be exempt from this standard." As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board shall review, consider, and approve, approve with conditions or deny an application for a modification based upon: "... the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and that: (1) the plan as submitted will advance or protect the public interests and purposes of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or ITEM NO. 3 MEETING DATE 6121/01 STAFF Steve Olt City of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Modification of Standard in Subsection 3.5.3(B)(1) of the Land Use Code for the Collindale Golf Course (new) Clubhouse - #17-01 APPLICANT: VF Ripley Associates, Inc, c/o Donald Brookshire 401 West Mountain Avenue, Suite 201 Fort Collins, CO 80521 OWNER: City of Fort Collins PROJECT DESCRIPTION: This is a request for a modification of Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking of the Land Use Code (LUC), more specifically Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway. The applicant will be demolishing the existing golf course clubhouse and constructing a new clubhouse, with associated parking, in the same location. The property is located at 1441 East Horsetooth Road, is on the south side of East Horsetooth Road, and is east of South Lemay Avenue. It is in the POL — Public Open Lands Zoning District. RECOMMENDATION: Approval EXECUTIVE SUMMARY: This request is for a modification of Section 3.5.3(B) Relationship of Buildings to Streets, Walkways and Parking, Subsection 3.5.3(B)(1) Orientation to a Connecting Walkway of the LUC. This subsection sets forth the requirement for building orientation and pedestrian connectivity relating to the main entrance for a commercial or mixed -use building. The applicant has submitted an application with a request for a modification of a standard as set forth in Subsection 3.5.3(B)(1) of the LUC. This application for a modification of the standard requests that the Planning and Zoning Board determine if the modification request meets the intent of the LUC. This request is only for a modification of the specific standard in Subsection 3.5.3(B)(1) the LUC. The applicant must still submit a Project Development Plan package for an administrative (Type 1) review by the City prior to being able to receive a building permit and construct the building. COMMENTS COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT