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HomeMy WebLinkAboutHOWES/CANYON MIXED-USE (CORTINA) - PDP - 45-02 - REPORTS - MODIFICATION REQUEST7 I _r... l w L--J / PLANNING&ZONING CERTIFICATE OWNERS CERTIFICATION LEGEND Proposed 6-story Building iENE1GrtN0'I�9 ' PROPERTY DESCRIPTION: u srrrrarruar6�rOYrMwr.rw r ram• Yr r orr. CANYON / HOWES Mixed Use Building FORT COLONS COLORAM w.rrrr rrr suer. ar 2. The proposed plan satisfies the need for infill projects in the city, and reduces surface parking lots. By redeveloping an unused site within the urban core, downtown Fort Collins gains another interesting building and continues to revitalize the urban center. Additionally, the parking for this building will be below -grade parking. This will reduce surface parking and allow the downtown to re -develop into a streetscape of continual building facades. 3. The proposed plan has had to overcome difficult existing site conditions. The shape and orientation of the site has warranted a uniquely designed building. This building has been designed to fit within the unusual property boundaries and address each of the adjacent public streets. If the footprint had to comply with further setback restrictions, the resulting building would be much smaller and less interesting. In summary, the Canyon/Howes building provides downtown Fort Collins with a uniquely redeveloped site. The building architecture and pedestrian enhancements create a great infill project that will be a landmark for the community. "... the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and that: (1) the plan as submitted will advance or protect the public interests and purposes 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 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, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city wide concern (such as, by way of example only, traffic congestion or urban blight), 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 are not caused by the act or omission of the applicant." The applicant has proposed that the modification of the standard meets the requirements of Sections 2.8.2 (H) (1), (2), and (3) of the LUC. Justification 1. The proposed plan meets the code equally well or better by making the best use of the space and directly addressing the adjacent public streets. If the Canyon/Howes building were pulled back 21-feet from the Howes street right-of-way, it would be beyond the recommend 15-foot maximum setback. The building would then be recessed a total of 41-feet from the edge of pavement on Howes Street. This orientation could make the building feel withdrawn from the adjacent properties and at odds with the site from a design standpoint. By adding wide pedestrian sidewalks, planters for seasonal flowers, and architectural column features, the site has been enhanced and provides pedestrians with a unique street front experience. V F:F1ipI4i,IA55CCIATES INC Landscape Architecture Urban Design Planning February 12, 2003 Modification Request Canyon/Howes Mixed Use Building PDP This request is for a modification to the "Building Setback" requirement as outlined in Division 4.12 Downtown District of the City of Fort Collins Land Use Code. The modification being requested is from Section 4.12 (E)(1)(a)(1) Building Setbacks. This regulation reads that: "Setbacks for new buildings shall align with the setbacks of existing buildings within the block face in which the new building is being constructed.... " The Canyon Avenue Subdistrict, located in the Downtown District zone, generally encourages minimal front and rear yard setbacks by establishing a maximum front -yard setback and a 0 rear -yard setback. Because of the unique triangular - shaped lot, the Canyon/Howes building has been designed and located directly on the property lines. This building location and orientation relates well to Canyon Avenue, Howes Street, and the adjacent buildings to the north, east, and west. These adjacent properties are comprised of several different uses and a variety architectural styles and building heights. Additionally, the Downtown District calls for a concentration of uses that encourage a mix of activity. The Canyon/Howes building is a mixed -use building that will offer retail opportunities as well as unique housing options. (See the attached plan.) Currently, there are three existing buildings to the south. Two of these buildings are residential homes that have been converted to commercial uses. They are setback from the Howes Street right-of-way approximately 21 feet. Therefore, the proposed Canyon/Howes building is technically 21 feet closer to the street than the adjacent buildings to the south. The request is to allow a building setback that does not align with the existing three buildings in the same block face. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the Planning and Zoning Board shall review, consider, and approve, approve with conditions or deny an application for a modification based upon: Phone 970.224.5828 Fax 970.224.1662 401 West Mountain Ave. Suite 201 Fort Collins, CO 80521-2604 Aripley.com