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HomeMy WebLinkAboutHEARTSIDE HILL RESIDENTIAL DEVELOPMENT - PDP210020 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST March 30, 2022 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Heartside Hill Modification Request Please accept this request for a Modification of Standards to Section 3.5.2 (D)(1) of the Land Use Code. Modification to Section 3.5.2(D)(1)(b) Code Language: Section 3.5.2(D)(1) Relationship of Dwellings to Streets and Parking statess the following: (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. The following exceptions to this standard are permitted: (a) Up to two (2) single-family detached dwellings on an individual lot that has frontage on either a public or private street. (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. (c) If a multi-family building has more than one (1) front facade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. Requested Modification: We are requesting that Buildings 3 and 5 to have their primary entrance be greater than 200 feet from a street sidewalk. Background Heart of the Rockies Christian Church, CARE Housing, Fort Collins Habitat for Humanity and Friends of L’Arche Fort Collins are proposing a collaborative project that will intentionally address some of the key issues facing our community: affordable housing, affordable home ownership, support for individuals with developmental disabilities, community integration and early childhood development. 2 The site is located on 8.35 acres that is currently owned by the church. The plan proposes the following: • 64 units of multi-family deed-restricted housing (CARE Housing) • 9 single-family lots for affordable home ownership (Habitat for Humanity) • 2 lots with homes supporting adults with developmental disabilities (Friends of L’Arche) • Shared amenities including play areas, community gardens, walking paths, gathering areas and open spaces. The 10.78- acre property is currently divided into 2 lots, known as “Heart of the Rockies First Subdivision”. Lot 1 is 2.4 acres in size and is fully developed with a 7,073 SF church building, 1,440 SF modular building, parking lot, playground and community garden. The site is served by South Fort Collins Sanitation District and Loveland-Fort Collins Water District. Lot 2 is currently undeveloped and is 8.35 acres in size. Modification Criteria The request of approval for this modification complies with the standards per Review Criteria 2.8.2 (H)(1) and (2) in the following ways: 1. 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. 2. the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, 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. Further, We feel that the granting of the modification would not be detrimental to the public good. Justification We feel that 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 that meets the standard and substantially alleviate an existing, defined and described problem of city- wide concern for the following reasons: • Although the primary entrances to these buildings are greater than 200 feet from the public street, each front door has a sidewalk connetion to a walkway spine that connects directly to the sidewalk on adjacent public roads. • Providing connecting walkways between the buildings to the public sidewalk on Trilby is infeasible due to the fact that there are drainage swales and retaining walls. 3 • A minimum of twenty feet has been provided between buildings creating an enhanced pedestrian experience and a greater sense of openness. • The project as a whole is enhanced with outdoor gathering spaces, amenities, community gardens, play areas and open space to further improve the outdoor character of the development. • 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, ensures sensitivity to and compatibility with the surrounding neighborhood. • We feel that the proposed alternative plan ensures sensitivity to the surrounding neighborhood by building an attractive, desirable product that will fullfill a community-wide need as an affordable housing project.