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HomeMy WebLinkAboutZIEGLER - CORBETT ODP - ODP210004 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (2) October 6, 2017 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Ziegler – Corbett ODP Please accept this request for a Modification of Standards to Division 4.26 Harmony Corridor District (H-C) Section D.3.a of the Land Use Code. Background This proposal is for an Overall Development Plan (ODP) submittal for the Ziegler-Corbett property located west of Ziegler Road and South of Paddington Rd. and contains approximately 29 acres total. The property is located in the Harmony-Corridor (HC) Zone District and will be subject to a Type 2 review with required neighborhood meeting. Vehicular access for the project will be from Ziegler Road via a new full movement intersection that provides access into the neighborhood from the east and access from Corbett Dr. on the west. The site design will incorporate pedestrian access and connectivity utilizing sidewalks and open space. The project will be designed to be compatible with the surrounding neighborhoods as required by the City Code. Architectural compatibility will be achieved by incorporating design elements from the surrounding neighborhood such as building materials, horizontal lap siding, shingle siding and board and batten siding in contrasting colors. In addition, there will be brick and stone veneer accents. The roofs will consist of asphalt shingles and / or standing seam metal. The property currently is undeveloped and will include primary and/or secondary uses as allowed by this Modifications Request and the Ft Collins Land Use Codes. 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 Division 4.26 Harmony Corridor District (H-C) Section D.3.a Code Language: Division 4.26 Harmony Corridor District (H-C) Section D.3.a (3) Dimensional standards. (a) Maximum height for all nonresidential buildings, including those containing mixed- use dwelling units, shall be six (6) stories. Maximum height for residential buildings shall be three (3) stories. 2 Requested Modification: Ziegler – Corbett ODP is requesting that the Maximum height for residential buildings shall be four (4) stories Justification The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that 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 without impairing the intent and purpose of this Land Use Code. This modifciation would: 1 - substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; And 2 - substantially alleviate unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; The decision-maker must agree that the Modification meets the above criteria as described in the LUC. The applicant offers the following in support of its request for modification: · Four Story Multi-Family residential buildings will allow the applicant to obtain densities that support the Harmony Corridor commercial / office uses within this property while also providing the buffer needs, larger and desired park space and the required on site detention space for the off-site runoff from the west. · The HC Zone District already allows 6-story multi-use buildings with 5 floors of residential. The increase to the residential buildings to 4 stories is less than what is already allowed for a Mixed Use Building. · The location and size of this property along with lower traffic counts on Ziegler Road make it difficult for any internal Mixed Use Buildings to be viable as outlined in the HC Zone District Land Use Codes · This will allow the applicant to invesitage Principle ENV 2 of City-Plan by providing wayto assist the City to become a carbon- neutral community by 2050 and improve the community’s resilience to prepare for and adapt to the impacts of climate change. · Initially the H-C zone district was intended to be a broad brush zoning along Th Harmony Road Corridor It did not comtemplate infill, redevelopment, or small 3 underutilized parcels of land. Meeting the primary use standards is extremaly difficult if not infeasible. · 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. · These uses and types of residential buildings would still have to be processed through a Type 2 review and approval by Planning and Zoning. · We feel that 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 future community within this property 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 area in accordance with the overall City goals outlined in City Plan.