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HomeMy WebLinkAboutUNION PARK - PDP230005 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTFebruary 22, 2023 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Union PDP Please accept this request for a Modification of Standards to Section 3.5.2 (D)(1) of the Land Use Code. Background This proposal is for a Project Development Plan (PDP) submittal for the Ziegler-Corbett / Union Park a 640 residential unit development with an approximate of 40,000 sf of retail / commercial and day care space. The property located west of Ziegler Road and South of Paddington Rd contains approximately 32.6 acres total. The property is located in the Harmony-Corridor (HC) Zone District The property currently is undeveloped and will include primary and/or secondary uses as allowed by the previously approved modifications and the Ft Collins Land Use Codes. Vehicular access for the project will be from Ziegler Road via a new full movement lighted 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, including pedestrian controlled access across Ziegler Rd. 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. Modification to Section 3.5.2(D)(1)(b) Code Language: Section 3.5.2(D)(1) Relationship of Dwellings to Streets and Parking states 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. 2 (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 multiple 20 Unit Flats buildings have their primary entrances be greater than 200 feet from a street sidewalk. Modification Criteria The request of approval for this modification complies with the standards per Review Criteria 2.8.2 (H)(2) and (4) in the following ways: (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; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Justification 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: because it addresses an important community need. The applicant offers the following in support of its request for modification: Although the primary entrances to these buildings are greater than 200 feet from the public street, there are numerous paths throughout the project that connect to the street. Each front door has a sidewalk connection to a walkway spine that connects directly to the sidewalk of the private drives The standard requires building entrances face a public street in a traditional neighborhood pattern. To meet the standard, the project would have to add a new street in between Buildings these buildings. 3 A minimum of thirty feet has been provided between buildings creating an enhanced pedestrian experience and a greater sense of openness. The project provides overall enhanced pedestrian connectivity with walkways and pathways throughout the site. Several amenities further improve and enhance the project. There is a walkway spine at least 35’ wide, with trees and enhanced landscape beds that frame the walkway. 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. The proposed development is in accordance with the overall City goals outlined in City Plan.