HomeMy WebLinkAboutPROMONTORY - PDP - 32-99 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTiv. Plan achieves the purpose of continuing the vitality and quality of life in the
adjacent High Pointe residential neighborhood.
C. Furthermore, this plan substantially achieves important community needs
including
i. Aesthetic and attractive in -town housing immediately approximate to
work places.
ii. Excellent new architectural and planning concepts - step-down buildings,
office - driveway - courtyard - green space, innovative and sensitive use of topography,
interesting building siting, aesthetic frontages and unique central park -courtyard
concept.
iii. Residential neighborhood with a sense of community and sensitivity to
quality of life.
iv. Pedestrian needs are paramount in this project. This is the guiding principle
in our unique courtyard design which integrates vehicles, bicycle, pedestrian needs
virtually seamlessly together with hardscaping and landscaping.
Modification Request #2
It is our strongest wish that the courtyard portion of the residential project be
successful as a pedestrian friendly - vehicle way - pedestrian way - courtyard -
landscape area - hardscape area. 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. Also we do
not want red fire lane lines to be painted in either the residential courtyard or the office
parking lot.
Accordingly we respectfully request your approval to allow us to use variations in the
parking lot scoring as our method for defining these parking stalls and signage to
designate fire lanes.
We respectfully request your favorable consideration and approval of our requested
modifications. Thank you.
Sincerely,
J President
Enclosure
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a. By assuring transitional uses, namely office -residential as proposed in
our project, between retail, banking, post office to the west and existing single-family
residential to the east.
b. By assuring that no possible incompatible business uses (including
taverns, warehouses, light industrial) will be constructed.
iv. Would not be detrimental to public good in general also for the reasons
described above.
v. Would not impair the intent and 12urooses of the Luc. In fact granting
modification will achieve the intent and purposes of the LUC as is outlined in the
Statement of Objectives and Purposes, a copy of which is attached.
i. The standard proposes that a residential project in the E District not have
more than 25% of the gross project area occupied by residential or commercial / retail
(office). The purpose of this standard is to assure that there is the benefit of mixed use
in employment districts without skewing the character of the district to primarily
residential which would be inappropriate in most cases.
Our project achieves the purpose of the standard that the use be mixed, namely
business and residential, however in our project residential is weighted more heavily
than office.
This is eminently appropriate for this situation because:
a. This project is not located in the middle of a well established area of E
District type uses nor in an area where mostly primary E type uses will probably occur
or be appropriate in the future.
b. This odd -shaped E District infill property is strategically positioned
between retail, banking and post office to the west and residential development to the
east and south. Our plan will better achieve the objective of mixed use in this situation
coupled with sensitive transition between retail, banking and post office, and existing
residential than would a plan which was required to comply with the standard.
ii. The housing use that we propose is complementary to and supports adjacent
workplace uses.
iii. Plan achieves the purpose to promoting excellence in design and
construction of planned office parks, buildings, outdoor spaces, and streetscapes.
September 28, 1999
Planning and Zoning Commission
City of Fort Collins
281 North College Avenue
Fort Collins, CO 80525
Re: Park Place/Modification Request
Dear Planning and Zoning Commission Members:
Introduction
Park Place is a unique transitional project encompassing five small office buildings
and six townhouse -flat residential buildings. The offices buffer the residential from
adjacent commercial uses and provide supplemental parking spaces for the
residential on an easement basis, however, in all other respects the residential
neighborhood is separate and autonomous from the offices portion of the project. The
property's zoning is E District (employment).
Modification Request #1
The land use standards for E District require that residential uses shall occupy no
more than 25% of the total gross area of the development plan. We hereby request
that the residential uses (building coverage, parking and drives) proposed for this
property be allowed to occupy approximately 34% of the total gross area of the
development plan for the reasons described below:
A. The granting of the modification would not be detrimental to the public good or
imr)air the intent and purposes of the LUC,
i. Would not detrimental to existing fo fire uses. In fact granting of modification
with be beneficial to the existing office use to the north by assuring the quality and
character of this project's proposed office buildings which will be similar to those in
Landings Office Park.
ii. Would not be detrimental to existing r it uses. In fact granting of
modification will benefit existing retail use by providing needed housing for some retail
employees within walking and biking distance of their work.
iii. Would not be detrimental to existing residential uses. In fact granting of
modification will benefit existing residential uses.
3307 South College Avenue, Suite 200, Fort Collins, CO 80525 • (970) 226-5000 • Fax (970) 226-5125