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HomeMy WebLinkAboutNORTHFIELD FILING 1, EXPANDED - PDP - PDP180011 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (3)October 17, 2018 Ted Shepard Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Northfield Filing 1 Modification for Walkway Spine Please accept this request for a Modification of Standards to Section 3.5.2(D)(1) and Section 3.5.2(D)(1)(b) 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 3.5.2(D)(1): Code Language: 3.5.2(D)Relationship of Dwellings to Streets and Parking. (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. (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. Requested Modification: The request is for four buildings that don’t meet the Standard. Buildings 2a and 5a located in Tracts E and F, north side of Suniga Road face a qualifying walkway spine but the entrances are more than 200 feet from the public street sidewalks. Buildings 3a and 11a, located in Tract H on the south side of Suniga Road, have entrances that are more than 200 feet from the street sidewalk and do not face a major walkway spine. 2 Builings 3a and 11a are located on a small narrow piece of land, created by the extension of Suniga Road. The lineal nature of the remaining Tracts are a result of Suniga, as well as being bounded on two sides by the Rocky Mountain Raptor Center and the existing Alta Vista neighborhood. Because of these unique challenges, the applicant is proposing that the front entrances of the buildings be greater than 200 feet from the public sidewalk. Buildings 2a and 5a do face a connecting walkway spine but the entrances are more than 350 feet from the public sidewalks. 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 on either side of Suniga Road. This is not feasible due to arterial street intersection spacing requirements. • 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 or sidewalk instead of a public street promotes such purpose equally well or better for the following reasons: • The buildings face internal walkways that are at least 6’ wide, which is wider than a typical sidewalk for this type of development. In addition, 5’ wide walkway connections are provided between each building. This is especially convenient for Buildings 3a and 11a for easier access to to the public sidewalk on Suniga Road. Where the walks cross the alleys, there will be signage and striping per Section 3.2.2(C)(5)(b). • In front of Buildings 2a and 5a, the walkway spine is well over 40’ wide, with clusters of deciduous trees lining the walk. This allows the pedestrian a comfortable walkway space. In front of Buildings 3a and 11a, there is technically not a qualifying walkway spine, but the walk is wider, with a similar network of deciduous trees. 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.