HomeMy WebLinkAboutMANSION PARK - PDP - 24-00B - DECISION - ADMINISTRATIVE INTERPRETATIONfacilities; neighborhood support/recreation facilities; schools; child care centers; places of
worship or assembly; convenience retail stores; offices, financial services and clinics;
personal or business service shops; standard or fast food restaurants (without drive-in or
drive -through facilities); small animal veterinary clinics; and artisan or photography
studios or galleries. The park/clubhouse block provides a "neighborhood
support/recreation facility," but a second use is still required in order to satisfy this
requirement. Is it intended that the second use be accommodated within the clubhouse?
Please clarify what second neighborhood center use is proposed. Both neighborhood
center uses and associated parking spaces should be clarified in a table on the site plan
cover sheet.
Nuszer Kopatz Response:
The current Mansion Park, Preliminary Development Plan contains 18.5 gross ac, less
than the 40 ac of LMN zone required. As the requirement is in the LMN standards and
not section 3 General Development Standards, we do not believe the requirement effects
this project. The current mansion Park submittal, does demonstrate a neighborhood center
in the form of a pool, cabana area, for the development. This is being provided as an
amenity we feel is necessary for this community. We do not feel that that this amenity
needs to be expanded to contain two uses, to satisfy the neighborhood center
requirements in section 4.4(D)(3)(C) as stated in the current planning comments.
If you have any questions please feel free to contact Craig Kam or myself. Thankyou
Ben Wieseman
Project Planner
1'-44
PLANNING
LANDSCAPE ARCHITECTURE
URBAN DESIGN
COMMUNITY DEVELOPMENT
NUSZER KOPATZ
urban design associates
February 25, 2003
LUC Interpretation Request
Nuszer Kopatz
1117 Cherokee St.
Denver, CO 80204
(303) 534 3881
(303) 534 3884 (fax)
We are requesting an interpretation of section 4.4(D)(3) and how it pertains to Mansion
Park per the PDP review comments.
Code Section 4.4(D)(3)
(3) Neighborhood Centers.
(a) Access to Neighborhood Center. At least ninety (90) percent of the dwellings in all
development projects greater than forty (40) acres shall be located within three thousand
nine hundred sixty (3,960) feet (three-quarter [1/4] mile) of either a neighborhood center
contained within the project, or an existing neighborhood center located in an adjacent
development, or an existing or planned Neighborhood Commercial District commercial
project, which distance shall be measured along street frontage, and without crossing an
arterial street. Neighborhood centers shall meet the requirements contained in
subparagraphs (b) through (e) below.
Current Planning Comment
211
Section 4.4(D)(3) (Low Density Mixed Use Neighborhoods) of the LUC requires that at
least 90 percent of the dwellings (in the LMN portion of the Mansion Park PDP) must be
within 3,950 feet from a neighborhood center, measured along street frontage, and
without crossing an arterial street. This means that the project must provide a qualifying
neighborhood center. In accordance with 4.4(1))(3)(c), a neighborhood center shall
include two (2) or more of the following uses: mixed -use dwelling units; community
1117 CHEROKEE STREET DENVER, COLORADO 80204
303,534.3881 fax 303.534.3884 www.nuszer-kopatz.com
■ .
INTERPRETATION:
Although the Mansion Park PDP consists of approximately 55 acres, which
exceeds the minimum 40 acre threshold for a neighborhood center listed under
Section 4.4(D)(3)(a), that portion zoned LMN comprises only 18.5 acres. Since
the neighborhood center requirement is exclusive to the LMN zoning district, a
Neig ;boyhood Center is not required to be located within the PDP boundary or
on adjacent or nearby properties within the distance described in this section.
CC: Troy Jones
Paul Eckman
Greg Byrne
r.
Citv of Fort Collins
TO:
FROM
DATE
CommutI.Ly Planning and Environmental rvices
Current Planning
Interested Parties
Cameron Gloss
Current Planning Director /
April 4, 2003
MAKS.a�
SUBJECT: Administrative Interpretation #2-03 regarding the application of the
Neighborhood Center requirements found in Section 4.4(D)(3)(c) of the
Land Use Code, and application of such standards to a specific
development plan application.
BACKGROUND:
Section 4.4 (D)(3) of the Land Use Code, Neighborhood Center standards, sets
parameters for the creation of neighborhood centers based on location, mixture
of uses, and design, within the Low Density Mixed -Use Neighborhood (LMN)
district. At least ninety (90) percent of the dwellings in all development projects
greater than forty (40) acres shall be located within three thousand nine hundred
sixty (3,960) feet (three-quarter [3/4] mile of either a neighborhood center
contained within the project, or an existing or planned Neighborhood Commercial
District commercial project, which distance shall be measured along street
frontage, and without crossing an arterial street. Subsection (c) requires that all
qualifying neighborhood centers "include two (2) or more of the following uses:
mixed -use dwelling units; community facilities; neighborhood support/recreation
facilities; schools; child care centers; places of worship or assembly;
convenience retail stores; offices; financial services and clinics; personal or
busines service shops; standard or fast food restaurants (without drive-in or
drive -through facilities); small animal veterinary clinics; and artisan or
photography studios or galleries".
A request has been received to interpret how these location and land use
requirements for neighborhood centers found in Section 4.4 (D)(3)(c) apply to the
Mansion Park Project Development Plan (PDP) application, a proposed
development on the northwest corner of Drake and Timberline Roads. The
following question has been posed for interpretation:
With a site area of 18.5 gross acres, does the Mansion Park PDP need to
comply with the neighborhood center requirement of Section 4.4(D)(3)?
281 Norlh College Avenue • PO. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020