HomeMy WebLinkAboutPROSPECT SPORTS CLUB - PDP230009 - SUBMITTAL DOCUMENTS - ROUND 3 - PROJECT NARRATIVE
December 20, 2023 Prospect Sports Club PDP Page 1 of 5
Prospect Sports Club
Design Narrative
Prospect Sports Club – 2-Court Venue
Design Narrative
PROJECT INFORMATION AND DESIGN NARRATIVE
Background
This project was originally submitted for approval in June 2023 as a 3-court venue. In September,
following a second review round the plans were ready for hearing but with significant
infrastructure required to support the 3-court venue (permeable pavers, separate emergency
vehicle access, significant tree mitigation, etc.). Cost estimates were prepared, and the costs
associated with the building and site improvements were too high to support a financially
successful facility. As a result, the owner is proposing a smaller facility with the goal of
developing a viable business with fewer site impacts while still meeting the requirements of the
Land Use Code.
We’ve discussed some of the planned reductions/revisions with city staff and have included
these revisions for a Round 3 PDP staff review.
Project Description
Prospect Sports is a planned new 2-court venue that will be used for basketball and volleyball
training. The development is 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 surrounding 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, 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 and the approval of an Addition of Permitted Use by City Council. Due to the
physical constraints of the site, three Modifications of Standards have been previously submitted
and were approved by Planning and Zoning Commission on May 18, 2023. These modifications
include:
3.8.17(A)(2)(c) – Height of a Building Story
Allows maximum height of our one-story building of 40’ at the highest point of the building.
3.5.3(C)(2) – Orientation to Build-to Lines for Streetfront Buildings
Allowed to be located immediately behind the existing pedestrian easement lines
3.2.2(K)(2) – Non-residential Parking Requirements
Allowed to provide 63 off-street parking spaces to meet the typical parking needs of the facility
based on the Parking Impact Study
A supplemental Parking Impact Study letter has been submitted to demonstrate how the same
findings apply to the smaller venue. The submitted PDP plans conform to these approved
modifications.
December 20, 2023 Prospect Sports Club PDP Page 2 of 5
Prospect Sports Club
Design Narrative
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 access easement is in place to allow access to the property in this
location. (see diagram below).
Zoning Map
Existing Site Conditions
December 20, 2023 Prospect Sports Club PDP Page 3 of 5
Prospect Sports Club
Design Narrative
Concept Site Plan Description
To best accommodate the site access limitations, our current site concept locates the building
near the intersection of East Prospect Road and Sharp Point Drive with visitor parking to the west
of the building. This allows access to the parking from the shared access drive at Sharp Point
Drive within the existing access easement and allows for fire access to the building from Sharp
Point Drive. The parking area is designed to accommodate emergency vehicles.
The primary building entrance will be located near the northwest corner of the building near East
Prospect Road with a pedestrian plaza and drop-off lane. A direct pedestrian connection is
planned from this plaza and building entrance to the adjacent public sidewalk on East Prospect
Road.
Concept Site Plan
December 20, 2023 Prospect Sports Club PDP Page 4 of 5
Prospect Sports Club
Design Narrative
Addition of Permitted Use
The land use assigned to this 2-court basketball and volleyball training venue is ‘Unlimited indoor
recreational use and facility’. While a ‘Limited indoor recreation establishment’ is an allowed use
within the Employment (E) District, the Unlimited indoor recreational use and facility is not
identified as an allowed use.
Unlimited indoor recreational 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.
The Unlimited indoor recreational use and facility use is allowed in many similar zone districts in
the city including:
- Harmony Corridor (HC)
- Community Commercial (CC)
- Service Commercial (C-S)
- Community Commercial – Poudre River (C-C-R)
- Community Commercial (C-C)
- General Commercial (C-G)
- Downtown District (D)
The Land Use Code allows an applicant to submit a plan for a use not allowed under the current
zoning with the understanding that such plan will be subject to a heightened level of review, with
close attention being paid to compatibility and impact mitigation, and to allow for consideration
of unforeseen uses and unique circumstances based on the context of the surrounding area.
The proposed use in this instance is compatible with the neighborhood and nearby existing land
uses based on the following criteria of Section 1.3.4.C:
a. Such use is appropriate in the zone district to which it is added.
Unlimited indoor recreational use and facility use is allowed in many similar zone districts
within the city as listed above, so is appropriate for the Employment (E) district.
b. Such use conforms to the basic characteristics of the zone district and the other permitted
uses in the zone district to which it is added.
The purpose of the Employment District is to provide locations for a variety of workplaces
including light industrial uses, research and development activities, offices and
institutions. This District also is intended to accommodate secondary uses that
complement or support the primary workplace uses, such as hotels, restaurants,
convenience shopping, childcare and housing. The use conforms to the purpose and
characteristics of the district and is similar to other permitted uses such as parks, public
and private schools (which typically have gymnasiums), community facilities, and limited
indoor recreation facilities.
c. The location, size and design of such use is compatible with and has minimal negative
impact on the use of nearby properties.
The use and facility are compatible with the surrounding business park, utilizes access
easements intended, and protects the existing landscaped pedestrian easements along
the perimeter street frontages.
December 20, 2023 Prospect Sports Club PDP Page 5 of 5
Prospect Sports Club
Design Narrative
d. Such use does not create any more offensive noise, vibration, dust, heat, smoke, odor, glare
or other objectionable influences or any more traffic hazards, traffic generation or
attraction, adverse environmental impacts, adverse impacts on public or quasi-public
facilities, utilities or services, adverse effect on public health, safety, morals or aesthetics, or
other adverse impacts of development, than the amount normally resulting from the other
permitted uses listed in the zone district to which it is added.
The proposed use and facility would not create more of any of the above objectionable
influences than the amount normally resulting from other existing facilities in the
surrounding business park or from other permitted uses in the Employment District.
e. Such use will not change the predominant character of the surrounding area.
The proposed use and facility are compatible with the character of the adjacent uses and
the surrounding business park.
f. Such use is compatible with the other listed permitted uses in the zone district to which it is
added.
The proposed use is compatible with other listed permitted uses in the Employment
District, and are similar to other permitted uses such as parks, public and private schools
(which typically have gymnasiums), community facilities, and limited indoor recreation
facilities.
g. Such use, if located within or adjacent to an existing residential neighborhood, shall be
subject to two (2) neighborhood meetings, unless the Director determines, from information
derived from the conceptual review process, that the development proposal would not have
any significant neighborhood impacts. The first neighborhood meeting must take place
prior to the submittal of an application. The second neighborhood meeting must take place
after the submittal of an application and after the application has completed the first
round of staff review.
The proposed use is not within or adjacent to an existing residential neighborhood. A
neighborhood meeting was held on January 12, 2023 and no concerns were raised.
h. Such use is not a medical marijuana business as defined in Section 15-452 of the City Code
or a retail marijuana establishment as defined in Section 15-603 of the City Code.
Not applicable.
The proposed use:
- conforms to all of the eight criteria listed above and in subsection (C)(1);
- would not be detrimental to the public good;
- would be in compliance with the requirements and criteria contained in Section 3.5.1; and
- is not specifically listed as a "prohibited use" in the zone district in which the proposed site
is located.