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HomeMy WebLinkAboutZIEGLER - CORBETT ODP - ODP210004 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (2)November 30, 2021 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 in conjunction with 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 Modification 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. Requested Modification: Ziegler – Corbett ODP is requesting that the maximum height for residential buildings shall be four (4) stories, with the 4th story to be utilized for rooftop gathering areas, amenities, and loft style residential units for buildings within Parcel B and full floor residential units for buildings within Parcel C. 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 modification 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; 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: City plan encourages to maximize densities. Four story Multi-Family residential buildings will allow the applicant to obtain densities that further support the existing Harmony Corridor businesses and any retail / commercial / office uses proposed within this property. Ft Collins / Larimer County has been facing a childcare capacity crisis for more than a decade, and the pandemic had made it worse. Talent 2.0 Regional Workforce Strategy report identified the lack of childcare as one of three key barriers to workplace retention and recruitment. This modification would allow the density needed to be viable while ensuring the opportunity to provide the highly needed Day-Care resource. The applicant is willing to obligate Day Care within this development if approved If approved, four story Multi-Family residential buildings will allow for larger or more areas of dedicated park space. The applicant is willing to provide more amenities, open and useable park space than what is required by the City Code Amenity expectations are high for local residences and competition further enhances these expectations. The 4th story will provide higher densities that allow the applicant to provide numerous gathering areas and amenities for the residence that otherwise couldn’t be feasible at the lower densities. 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 uses, types and heights of residential buildings are described in the proposed ODP and any site plan proposed would still have to be processed through a Type 2 review and approval by Planning and Zoning. This ensures compatibility with the adjacent neighborhoods and developments. And 2 - the strict application of the standard sought to be modified would result in 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 applicant offers the following in support of its request for the above justification: • Offsite drainage is substantial and must be captured and detained on site. Using best management practices the off-site drainage increases the area needed for water detention. This in turn further reduces density and available land that can be used for recreation, pedestrian connectivity, and buffering. In Summary, The City needs attainable and vibrant multi-family housing and this site, as described in City Plan, is an ideal location for it. This modification will not jeopardize the City’s chances of attracting employment-based industry, nor will it use land where much desired large-base employment uses might locate. In fact, we believe having high quality residential and mixed-use units available in the Harmony Corridor will enhance the City’s ability to attract desirable industries to the Corridor, and more importantly this development will support existing retail and commercial businesses and will ensure to provide the needed day care resources that are lacking in Ft Collins and Larimer County. Therefore, 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.