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HomeMy WebLinkAboutNORTHFIELD FILING 1, EXPANDED - PDP - PDP180011 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTOctober 17, 2018 Ted Shepard Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Northfield Filing 1 Modificaiton for Neighborhood Center Please accept this request for a Modification of Standards to Section 4.5(D)(3)(a) of the Land Use Code. Background The proposed Northfield Filing 1 project is a 55.3-acre development, bounded by the future extension of Suniga Dr. on the South and Lemay / Lindenmeier Rd. on the east and Lake Canal on the North-West. The intent of this PDP application is to replat the property and convert the use to a Multi-Family project. There are 5 building types proposed, with a total of 440 units consisting of Multi-Family and Single Family Attached units. The Overall density is 8.0 dwelling units per acre. Access points into the site consist of three entry roads, two along Suniga Rd. and another from Lemay Ave. Additional access points will from The Retreat. The project will also construct 4.5’ detached concrete sidewalks along the street frontages and will provide on-street parallel parking spaces along the public streets, 159 off-street parking spaces and 660 garage spaces and 1 bike space per bedroom. 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 4.5(D)(3)(a): Code Language: 4.5(D)(3) Neighborhood Center (a) Access to Neighborhood Center. At least ninety (90) percent of the dwellings in all development projects greater than forty (40) acres shall be located within three thousand nine hundred sixty (3,960) feet (three-quarters [¾] mile) of either a neighborhood center contained within the project, or an existing neighborhood center located in an adjacent development, or an existing or planned Neighborhood Commercial District commercial project, which distance shall be measured along street frontage, and without crossing an arterial street. Neighborhood centers shall meet the requirements contained in subparagraphs (b) through (e) below. Requested Modification: The request is for the 13 buildings located south of Suniga Road. The units are located within 3,960 feet from the existing convenience store located at the southwest corner of Conifer Street ad Lemay Avenue. However, an arterial street intervenes, thus making it infeasible to meet the standard. 2 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 90% of the dwellings be located within 3,960 feet of a qualifying neighborhood center. To meet the standard, the project would have to have no arterial streets between the dwellings and the center. This is not feasible due to the fact that Suniga Road as the east-west arterial within this square mile has divided the Schlagel Farm, at no fault of the applicant. • The purpose of the standard for which the modification is sought is to “include a variey of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages.” The proposed plan in which an intervening arterial street is located between the buildings and a neighborhood center promotes such purpose equally well or better for the following reasons: • There is a planned coffee shop/ gathering area with a patio and restaurant located in Tract D at the northwest corner of Suniga Road and Steeley Drive. Although the residents of these units would have to cross an arterial street, the center is much closer. • There is a planned northeast regional trail that will run parallel to the Lake Canal adjacent to these buildings. There is a potential that this trail will cross Suniga with an overpass. 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.