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HomeMy WebLinkAboutZIEGLER TOWNHOMES (THE PARK TOWNHOMES AT FOSSIL RIDGE) - PDP/FDP - FDP160043 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTJanuary 10, 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(E)(2) and Section 3.5.2 (D)(1) of the Land Use Code. Background The proposed The Park Townhomes at Fossil Ridge 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 6 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(E)(2) Code Language: Section 3.5.2(E)(2) Residential Building Setbacks, Lot Width and Size statess the following: (2) Setback from Nonarterial Streets. The minimum setback of every residential building and of every detached accessory building that is incidental to the residential building shall be fifteen (15) feet from any public street right-of-way other than an arterial street right-of-way, except for those buildings regulated by Section 3.8.30 of this Code, which buildings must comply with the setback regulations set forth in Section 3.8.30. Setbacks from garage doors to the nearest portion of any public sidewalk that intersects with the driveway shall be at least twenty (20) feet. Requested Modification: The project is requesting to have the minimum setback for Buildings C and E be less than fifteen (15) feet from 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 2 which a modification is requested. The applicant offers the following in support of its request for modification: • The standard requires buildings to be set back a minimum of 15 feet from County Fair Lane. To meet the standard, the two buildings would have to be moved south. This is not feasible due to the potential negative impacts of disturbing the wetlands and the natural habitat buffer zone on the south. • 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 are closer to the public street promotes such purpose equally well or better for the following reasons: • The modification is minor, when considered from the perspective of the entire development plan, which provides consistency with the Land Use Code in terms of enhanced architecture, building articulation and quality materials. In addition, the modification is only for two buildings south of County Fair Lane. The buildings on the north side meet the standard. • 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. • In addition, the project is designed to reflect the characteristics of the existing established residential neighborhood. The buildings have entrances orienting to the street and sidewalks, private outdoor space, and individual identities. The garages are rear-loaded and visibility from the public streets will be minimized. • The visual impacts of the building will be greatly reduced by the use of extensive, enchanced landscaping along the street frontage, utilizing a combination of shrubs, grasses and street trees that will provide adequate screening and visual interest. • The construction of the proposed plan will greatly improve a vacant parcel with partially-constructed infrastructure. Although not strictly a criteria for justification, the consruction of the project would be a benefit to the neighborhood. • The proposed alternative plan ensures sensitivity to the surrounding neighborhood by building an attractive, desirable product in an infill site with a price point that the market desires and that the community can be proud of. 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. 3 Modification to Section 3.5.2(D)(1)(b) Code Language: Section 3.5.2(D)(1) Relationship of Dwellings to Streets and Parking statess the following: (1) Orientation to a Connecting Walkway. Every front facade 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 (200) feet from a street sidewalk. The following exceptions to this standard are permitted: (a) Up to two (2) single-family detached dwellings on an individual lot that has frontage on either a public or private street. (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. (c) If a multi-family building has more than one (1) front facade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. Requested Modification: The Ziegler Townhomes project is requesting to allow Buildings F and E to have their primary entrance be greater than 200 feet from the County Fair Lane street sidewalk. 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 and by reason of exceptional physical conditions or other extraordinary and exceptional situations, the strict application of the standard would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property. The applicant offers the following in support of its request for modification: • The standard requires building entrances face a public street in a traditional neighborhood pattern. To meet the standard, the project would have to add new streets throughout the site. This is not feasible due to the potential negative impacts of disturbing the creek and associated wetlands and the infeasibility of adding new streets due to the narrowness of the site. • 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 buildings face a walkway spine instead of a public street promotes such purpose equally well or better for the following reasons: • Although the primary entrances to Buildings F and E are greater than 200 feet from the public street, there are numerous paths throughout the project that connect to the street. Each front door has a sidewalk connetion to a walkway spine that opens diresctly to the public sidewalk on County Fair Lane. 4 • The modification is minor, when considered from the perspective of the entire development plan, which provides consistency with the Land Use Code in terms of enhanced architecture, building articulation and quality materials. • 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 construction of the proposed plan will greatly improve a vacant parcel with partially-constructed infrastructure. Although not strictly a criteria for justification, the consruction of the project would be a benefit to the neighborhood. • The proposed alternative plan ensures sensitivity to the surrounding neighborhood by building an attractive, desirable product in an infill site with a price point that the market desires and that the community can be proud of.