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HomeMy WebLinkAboutLANDMARK APARTMENTS EXPANSION - FDP190002 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTSeptember 27, 2016 Clark Mapes Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Landmark Apartments Expansion Please accept this request for a Modification of Standards to Section 3.5.2(D)(1) of the Land Use Code. Background The proposed use for this 3.7-acre infill site in the MMN zone district is 68 multi-family apartments in 5 buildings. The intent of the MMN zone district is to be a setting for concentrated housing within easy walking distance of transit and a commercial district, and to form a transition and a link between surrounding neighborhoods and the commercial core. The project will serve as an extension of the existing Landmark Apartments and will utilize existing vehicular and pedestrian connections to provide a congruent site plan that integrates with the adjacent parcels to the west, east and south. Additionally, this extension of the Landmark Apartments will serve as an effective transition between the NC zoned parcel to the south and the existing Sheely neighborhood to the east. 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. Requested Modification: The property is an infill site; it is surrounded on two sides by existing single family homes, has limited frontage (122 feet) on a public street on the north (W. Prospect Road); and is bisected by a stormwater channel. Because of these unique challenges, the applicant is proposing that the front facades of the buildings face a framework of walkway spines in lieu of the public street sidewalk. Justification 2 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 that would cross the channel or face the existing public street (W. Prospect Road). Neither is feasible due to the potential negative impacts of disturbing the channel and associated wetlands and the infeasibility of locating the buildings to face the existing public street (W. Prospect Road) due to the narrowness of the frontage and the steep decline in elevation from W. Prospect Road into 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: • The buildings face an internal private drive and connecting walkway that is clear and direct that spans the project from W. Prospect Road to Hobbit Street, providing connectivity through the project to W. Proposes Road and to and through the existing Landmark Apartments to Shields Street. • In front of Buildings A and B, the walkway spine will be between12’ and 20’ wide, with street trees in tree grates and pavement all the way to buildings. There are low walls at the building entrances and the incorporation of bike racks tie the urban design together while allowing the pedestrian a comfortable walkway space. • The pedestrian experience is further enhanced by continuing the walkway spine south with a scored concrete pedestrian crossing tying into a clear direct pathway across the bridge. A 10’ wide sidewalk with tree cut outs is located west of Building E. • The residents of the existing Landmark project are currently using a network of off- street paths and trails that connect through this site to and from Prospect Road. This project is constructing additional off-site pedestrian walks that will link the existing Landmark Apartments residents to the new pedestrian framework, providing connections that are already being used to destinations such as CSU, bus transit and bike lanes. 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.