HomeMy WebLinkAboutTHE PARK TOWNHOMES AT FOSSIL RIDGE (FORMERLY ZIEGLER TOWNHOMES) - PDP/FDP - FDP160043 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTfeasible due to the potential negative impacts of disturbing the wetlands and the natural
habitat buffer zone on the south and the infeasibility of locating the buildings to the north
due to several existing trees.
• The purpose of the standard for which the modification is sought is to "promote variety,
visual interest and pedestrian -oriented streets in residential development." The proposed
plan in which the buildings do not have street -facing doorways promotes such purpose
equally well or better for the following reasons:
• The modification is minor and only affects the four buildings along the north and
south sides of County Fair Lane.
• The proposed alternative plan continues to improve the design, quality and
character of new development by exceeding the building standards set forth in
Section 3.5. The use of high quality residential building materials, building
articulation, projections and recesses, along with pitched roof elements ensures
sensitivity to and compatibility with the surrounding neighborhood.
• The street -facing sides of the buildings contain enhanced landscaping with shrubs
and ornamental grasses in combination with upright evergreen plantings to break
up the mass of the buildings.
• In addition, the wall -mounted meters will be screend with walls and ornamental
grasses.
Finally, the proposed alternative plan is not a detriment to the public good, as it results in the
development of a vacant property within an established areas in accordance with the overall City
goals outlined in City Plan. Most importantly,it is practically infeasible to meet the standards and
the alternative plan accomplishes the purpose and objective of the standard equally well or better.
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February 28, 2017
City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: The Park Townhomes at Fossil Ridge
Please accept this request for a Modification of Standards to Section 3.5.2(D)(2) of the Land Use
Code.
Background
The proposed project is located at 5305 Ziegler Road. The 4.029-acre site is bounded by Ziegler
Road to the east and the Harvest Park Subdivision and a regional detention pond to the west.
The intent of this PDP and combined Final Plan application is to create a for -sale single family
attached townhome project. There are 4 buildings proposed, with a total of 36 units. All of the
units have 3-bedrooms. Overall density 8.93 dwelling units per acre.
This modification request is in accordance with the review procedures set forth in Section
2.8.2(H) of the Land Use Code as follows:
Modification to Section 3.5.2(D)(2)
Code Language: Section 3.5.2(D)(2) Relationship of Dwellings to Streets and Parking statess
the following:
(2) Street -Facing Facades. Every building containing four (4) or more dwelling units shall
have at least one (1) building entry or doorway facing any adjacent street that is smaller
than a full arterial or has on -street parking.
Requested Modification: The Park Townhomes at Fossil Ridge project is requesting not have
building entries or doorways on the buildings facing the County Fair Lane public street right-of-
way.
Justification
The granting of this modification of standards would not be detrimental to the public good, and
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. The applicant offers the following in support of its request for
modification:
• The standard requires buildings to have street -facing doorways along County Fair Lane.
To meet the standard, the buildings would have to be moved north and south. Neither is
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