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HomeMy WebLinkAboutPROSPECT SPORTS STAND-ALONE MODIFICATION - MOD230003 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements PROJECT INFORMATION AND DESIGN NARRATIVE Background Prospect Sports is a planned, new 3-court facility envisioned to fulfill a need for basketball and volleyball courts that are in low supply and high demand in Northern Colorado. It is intended to bolster the community while keeping the integrity, continuity, and connectivity of the sur rounding neighborhood. As an infill project planned for a narrow, undeveloped corner lot in the established Prospect Park area, the property has many physical constraints that limit its development. However, in the time since the Conceptual Review meeting to introduce the project to city staff was held, the design team has developed a thoughtful, attractive and efficient plan and vision for this community amenity. The proposed project will require review and approval by the City of Fort Collins through a Type II PDP process. Due to the physical constraints of the site, two Modifications of Standards will be required to achieve the planned project. In order to confirm support of the Modifications of Standards before completing the detailed design and engineering plans required for the PDP submittal, we are seeking standalone review and approval of these two Modifications of Standards as allowed by the Land Use Code. Approval of the Modifications will not eliminate the requirement for our development plans to be approved through a Type II PDP review process, but with approval of the Modifications we will have better direction for development of our PDP submittal. A Parking Impact Study has been conducted for the Prospect Sports facility and has been submitted with this Modification Request. Please refer to it for additional information. Planning Context The property is located at the southwest corner of East Prospect Road and Sharp Point Drive and is platted as Lot 5 of the Prospect Park East PUD. As a part of the Prospect Park development, substantial pedestrian and access easements were dedicated along both East Prospect Road (50' easement) and Sharp Point Drive (25’ easement). These easements are landscaped with mature trees and contain meandering detached sidewalks. Vehicular access to the site is not allowed from either street frontage but instead is intended to be shared with the existing drive on the north end of Lot 6. An acce ss easement is in place to allow this access to the property. See the ‘Planning Context’ section of the Prospect Sports Club Parking Impact Study for more information regarding site constraints, the proposed building’s site plan, the parking study area, and the transit, cycling and walking environments and networks in the vicinity. Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements Figure 1. Alta/NSPS Land Title Survey Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements Figure 2. Concept Site Plan Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements Modification of Standards Request The Land Use Code is adopted with the recognition that there will be cases where circumstances in a given development plan may warrant a design solution that does not comply with a standard as written. Thus, the code includes a provision for ‘Modification of Standards with certain crit eria. The criteria for modification requests are in Land Use Code Division 2.8.2(H) as follows: Land Use Code Modification Criteria: The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the publi c good, and that: (1) the plan as submitted will promote the general purpose 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 (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or 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 or in an adopted policy, ordinance or resolution of the City Council, 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; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements Modification to 3.2.2.K.2 Nonresidential Parking Requirements The standard states: Nonresidential uses shall provide a minimum number of parking spaces, and will be limited to a maximum number of parking spaces as defined by the standards defined below. (a) The table below sets forth the number of minimum required and maximum allowed parking spaces based on the square footage of the gross leasable area and of the occupancy of specified uses. Determining Parking Count Requirements The Prospect Sports facility falls under the classification of Unlimited Indoor Recreation Use in the Fort Collins Land Use Code, Section 5.1.2: “Unlimited Indoor Recreation Use and Facility shall mean establishments primarily engaged in operations and activities contained within large-scale gymnasium- type facilities such as for tennis, basketball, swimming, indoor soccer, indoor hockey, or bowling.” Prospect Sports also easily fits the category of “Health and membership clubs” as is listed as a commercial/retail use which is permitted in the E District, subject to administrative review. Land Use Code subsection 3.2.2.K.2 does not include parking parameters specifically for this classification. Paragraph (d) states “For uses that are not specifically listed in subsections 3.2.2(K)(1) or (2), the number of parking spaces permitted shall be the number permitted for the most similar use listed.” In the table in Section 3.2.2(K)(2), the most comparable classification is ‘Bowling Alley’. This is due to a bowling alley and the proposed Prospect Sports facility both having a similar person-to-square feet ratio. Additionally, bowling activities are referenced in the unlimited indoor recreation use definition. The table requires bowling alleys to provide a minimum of 2.5 spaces per 1,000 gross square feet. If this standard were to be applied to Prospect Sports Club, 93 off-street parking spaces would be required. This requirement does not reflect how the building is planned to be utilized, even in peak use scenarios. Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements ‘Unlimited Indoor Recreation’ vs. ‘Limited Indoor Recreation’ The Fort Collins Land Use Code clearly differentiates between ‘Limited Indoor Recreation’ and ‘Unlimited Indoor Recreation’ uses. ‘Limited Indoor Recreation’ use is defined as “facilities established primarily for such activities as exercise or athletic facilities; and amusement or recreational services, such as billiard or pool parlors, pinball/video arcades, dance studios, martial art schools, arts or crafts studios; or exercise clubs, but not including bowling alleys or establishments which have large -scale gymnasium- type facilities for such activities as tennis, basketball or competitive swimming. This definition is intended to restrict the type of recreational use allowed to those small-scale facilities containing no more than five thousand (5,000) square feet.” Since the proposed Prospect Sports facility does not fit that description, ‘Limited Indoor Recreation” is not an appropriate classification. A Feasible Off-Street Parking Count Based on Site Constraints 64 parking spaces can be provided on site as designed. The parking configuration illustrated in figure 2 maximizes on-site parking despite significant site constraints and maintains comfortable bike and pedestrian environments. This plan developed as a result of several factors: 1. Existing Access Easement There is an existing access easement to access this site which exists along a portion of the south side of the property. This reduces the number of possible parking configurations. The design team has been working to extend access to the west. 2. Existing Pedestrian and Landscape Easements There exists two very large pedestrian and landscape easements along the entire north and east sides of the site. These swaths of property cannot be used to contribute to the parking count. 3. Maximized Courts in Facility The Prospect Sports facility intends to address the lack o f rentable basketball and volleyball courts in Fort Collins and the surrounding areas. It can contribute to the inventory best by including the highest number of courts possible. For this site, three courts can fit if the parking count can be right-sized. 4. No Opportunity for Parking Share Agreements Extensive work has been done to negotiate a parking share agreement with the owners of the adjacent properties, however neither are willing to participate. Find more information about attempts to initiate parking shares on page 24 of the Parking Study Report. Assessment of Existing Parking Conditions There are approximately 900 feet of on-street parking northbound on Sharp Point Drive from Prospect Ponds Trailhead to Prospect Road. At 23 feet per space, that is approximately 39 on-street parking spaces. These spaces are not likely to be utilized by any other development in the future, as there is not currently a demand for those spaces and the parcel to the east of those spaces is not developed and is zoned as River Conservation. Sharp Point Drive is signed “no parking” in the southbound direction. Peak Parking Demand Calculation The development of this facility has required in-depth analysis of the anticipated building use and users. Page 26 of the Parking Impact Study describes three distinct building use scenarios and identifies the Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements anticipated peak occupant count for each. The scenario which is the most realistic model to consider when right-sizing parking for this facility is identified and the assumptions that informed this decision are outlined. A Realistic Reduction To reach an appropriate parking demand figure, reductions must be applied to the anticipated number of building occupants to account for carpooling and alternate modes of transportation. Pages 28 and 29 of the Parking Impact Study highlight reasons why parking demand may be reduced based on this specific facility and site, and offers a realistic parking demand. It is anticipated that the off-street capacity currently available on site as designed, in combination with the on-street parking nearby, will provide enough parking capacity to meet peak parking demand during the most typical building use scenario. Strict Application of the Standard This facility’s design would be negatively impacted if it were to meet the strict application of the standard, assuming the standard remains based on the same parking requirements as a bowling alley. Providing 2.5 parking spaces for every 1000 square feet would force the owner to shrink the size of the building and reducing the number of courts offered . In this case, the facility would not meet the demand for rentable court space as well as is currently designed and would pose a real challenge to the project ’s feasibility. Conclusions We submit that the Modification should be supported based on the following findings: The granting of the modification would not be detrimental to the public good, and meets criteria (1) “equal to or better than”, (2) “substantially address an important community need”, (3) “exceptional physical conditions”, and (4) “nominal and inconsequential from the perspective of the whole plan”: Not Detrimental to the Public Good. The proposed site layout will adequately address demand in such a way that is not detrimental to the public good. The layout prioritizes the allocation of safe pedestrian and bicyclist connections to adjacent public sidewalks, provides a sizeable drop-off and pick-up zone to further separate vehicular and pedestrian conflict, and includes the required number of handicap parking spaces. The proposed parking layout benefits the community by putting land to better use. By considering the most common use scenario and implementing opportunities to reduce vehicle parking demand, the parking capacity can be much more appropriate and supportive of City initiatives to create a less vehicle-centric community. Equal or Better. The proposed parking lot is sized to provide an adequate number of parking spaces based on an in-depth analysis of the specific facility’s intended use instead of trying to meet the requirements based on a much different facility. Substantially Address an Important Community Need Granting this modification from the strict application of the standard will provide substantial benefit to the city by substantially addressing several important community needs specifically defined in the city's Comprehensive Plan. This development will provide the opportunity for people to live and access daily services within walking/bicycling distance of where they work , reinvigorate an older office park, and be a prime example of the City supporting a variety of high -quality, indoor recreational opportunities for the entire community. There is a high demand for basketball and volleyball venues in the area, and this Prospect Sports Club Standalone Modification Request: 3.2.2.K.2 Nonresidential Parking Requirements facility will help alleviate the need for athletes and their families to travel to other communities to find available court space. Exceptional Physical Conditions. The property is a narrow corner lot within the Prospect East area at the intersection of East Prospect Road (four-lane arterial) and Sharp Point Drive (major collector). The buildable area on the lot is bounded on the south by a private access drive, and the north by a 50-foot pedestrian easement. Limited site access further restricts the design opportunities on the lot. This lot, as constrained as it is, can support this development well if the right-sizing of parking requirements is permitted. Nominal and Inconsequential. The alternative plan meets the purpose of the standard and the criteria for an exception to the standard because it provides an adequately-sized parking lot for most demand scenarios and can be supplemented when necessary by nearby, convenient on-street parking. The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by t his Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan. For these reasons, the plan will continue to advance the purposes of the Land Use Code.