HomeMy WebLinkAboutPARK CENTRAL - MODIFICATION OF STANDARDS - 28-02 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTEAST PROSPECT ROAD
DIMENSIONED SITE PLAN
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A justification for this proposal relating to the Modification Criteria (Section
2.8.2(H)(2) is that the proposed plan will alleviate an existing described problem
of city-wide concern. We believe the proposed project meets this criteria in the
following ways:
• It is the goal of this developer to create, market and sell units that would
be considered below the median average price for homes sold in Fort
Collins.
• Infill development is an encouraged form of growth within the City of Fort
Collins Growth Management Area.
The City of Fort Collins has a dire need for housing that sells below the local
average market value. Additionally, City Plan and the community at large desire
infill development that is creative and unique. This project would be a great
benefit to the city's housing needs.
Another justification for this request per the Modification Criteria (Section 2.8.2(H)
(3) is that the proposed plan has difficult physical conditions which hinder the
ability of the site to meet the standards. We believe that the proposed project
falls under this category for several reasons.
the constraints of developing an infill site.
• There are no opportunities for adding a street that would connect to any
existing streets, through this site. Without an internal street system, it is
not possible to meet the connecting walkway criteria for buildings 3, 4, 5,
and 6.
• Spring Creek Trail can act as a major walkway spine connection, but the
tail does not connect with Lemay Avenue within the allowed 350'. The
distance.that it is positioned from Lemay Avenue limits the site.
Often, infill developments are the most difficult projects to design and approve.
Park Central is providing a unique infill project, below market average value
housing and compact development, as opposed to development on the fringe of
the urban area. The City of Fort Collins Comprehensive Plan values all of these
aspects in a project.
MODIFICATION
Buildings 1 and 2 have direct pedestrian access to Prospect Road. Due to
existing site constraints and the lack of an internal street network, buildings 3 and
4 do not directly face a street. The front courtyards, enhanced crosswalks and
paved plaza along the private drive, through the center of the site, will help to
create a pedestrian friendly street sidewalk atmosphere. Buildings 3 and 4
directly face the central drive and gathering area. Additionally, enhanced
crosswalks will allow for crossing of the private drive and access to Prospect
Road. Each of these buildings is no more than 235 feet from Prospect Road.
Buildings 5 and 6 directly connect to the Spring Creek Trail. Spring Creek Trail
ties into Lemay Avenue to the west and Welch Avenue to the east. The code
states that residential buildings can face and connect to a major walkway spine
that ties into a street sidewalk. Spring Creek Trail meets all of the criteria of a
major walkway spine, except it does exceed the maximum length of 350 feet
before connecting with Lemay Avenue. Buildings 5 and 6 range from '420 feet to
654 feet from the sidewalk on Lemay Avenue. (See the attached dimensioned
plan).
The request is for a modification to allow a greater connectivity distance
for buildings 3,4,5 and 6 from a street sidewalk.
JUSTIFICATION
A justification for this proposal relating to the Modification Criteria (Section
2.8.2(H)(1) is that the proposed plan will serve the standard equally well or better
than would a plan which complies with the standard. We believe that the
proposed project meets this criteria in the following ways:
• Two direct pedestrian connections are being made to Spring Creek Trail.
• Enhanced crosswalks will be added along major walkways that cross the
private drive parking area.
• Two direct pedestrian connections are being made to Prospect Road.
• The entry courtyards along the buildings provide a higher level of
pedestrian activity.
The location of Spring Creek Trail and the additional sidewalk connections
throughout the site enable the site plan to meet the Land Use Code criteria
equally as well as a plan which complies with Section 3.5.2.C.
Modification Request
Park Central, Orientation to a connecting walkway
June 28, 2002
This request is for a modification to the "orientation to a connecting walkway"
requirements as outlined in the Fort Collins Land Use Code. The modification
being requested is from section 3.5.2 (C)(1)(b), Relationship of Dwellings to
Streets and Parking. This regulation reads that:
"Every front fagade with a primary entrance to a dwelling unit shall face
the adjacent street to the extent reasonably feasible. Every front facade
with a primary entrance to a dwelling unit shall face a connecting walkway
with no primary entrance more than two hundred feet from a street
sidewalk. "
A second option is further defined as:
"A primary entrance may be up to three hundred and fifty feet from a street
sidewalk if the primary entrance faces and opens directly onto a
connecting walkway that qualifies as a major walkway spine. "
PROJECT DESCRIPTION
The Park Central project is located along the south side of East Prospect Road
near the intersection with Lemay Avenue. This is an infill site that is surrounded
by development on all sides. (See the attached context diagram). The site is
accessed off of a private drive that connects to Prospect Road. (See the
attached rendered site plan)
This project proposes 34 mixed -use townhome units. Each unit will have a
garage with two front -to -back parking spaces. Additionally, each unit will have
the option of converting one of the garage parking spaces into a first floor home
office. The townhomes will have entrances from both sides of the building.
There are two bedrooms and two bathrooms per unit. Sufficient garage and
surface parking is being provided on site.
An entry courtyard enhances the primary entrance to each unit. These
courtyards can have a small picket style fence and a gate. Residents can
customize the space as desired. The courtyard feature promotes a community
front porch atmosphere where residents can mingle and interact.