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HomeMy WebLinkAboutHEARTSIDE HILL RESIDENTIAL DEVELOPMENT - PDP210020 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUEST (4) July 11, 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 3.8.30 (D)(2) of the Land Use Code. Modification to Section 3.8.30 (D)(2) Code Language: Section 3.8.30(D)(2) Block Requirements statess the following: (2) Block Size. All blocks shall be limited to a maximum size of seven (7) acres Requested Modification: We are requesting that the project exceed the maximum block size. 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. The site is located on 8.35 acres that is currently owned by the church. The plan proposes the following: · 72 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. 2 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 total block size exceeds 7 acres, the project still provides drieways through the parking lots that defacto creates “blocks”. Since the drives are not considered streets, the plan as proposed does not technically meet the code. · The north-south drive, while not technically a street, acts like a street. It has detached walks at the north and south ends with tree lawns and a roundabout at the south entrance. The center drive area provides additional traffic calming by necking down the pavement and providing parallel parking and a paved plaza area. While the sidewalks are not detached, street trees are placed 30’ on center. · The block on the proposed plan is 8 acres, which is a nominal increase in size. · 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. 3 · 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.