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Home My WebLink AboutUNION PARK - PDP230005 - SUBMITTAL DOCUMENTS - ROUND 3 - MODIFICATION REQUESTDecember 6, 2023 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Union Park PDP-REVISED Please accept this request for a Modification of Standards to Section 3.2.2(K)(1)(a) of the Land Use Code. Background This proposal is for a Project Development Plan (PDP) submittal for the Ziegler-Corbett / Union Park a 603 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 and 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 ODP, modifications and the Ft Collins Land Use Codes. 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, 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 3.2.2(K)(1)(a) Code Language: Parking Lots - Required Number of Off-Street Spaces for Type of Use. (1) Residential and Institutional Parking Requirements. Residential and institutional uses shall provide a minimum number of parking spaces as defined by the standards below. (a)Attached Dwellings: For each two-family and multi-family dwelling there shall be parking spaces provided as indicated by the following table: 2 Requested Modification: We are requesting that the project have less than the minimum required parking spaces based on the proposed L.U.C. . See attached table. Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit*, ** One or less 1.5 Two 1.75 Three 2.0 Four and above 3.0 Parking Analysis - Modification Request to Use the Proposed L.U.C. Requirements EV PARKING SPACES PROVIDED: EV PARKING PROVIDED FOR RESIDENTIAL FIXED LOCATIONS 8 EVSE INSTALLED SPACES 68 EV CAPABLE SPACES IN GARAGE 79 EVSE INSTALLED (TOWNHOMES -S.F.A.) 63 EV READY - (BROWNSTONES / LIVE WORK - S.F.A.) 24 EV READY - (M.F.) 106 EV CAPABLE SPACES (M.F.) TOTAL EVSE INSTALLED 87 TOTAL EV READY 87 TOTAL EV CAPABLE 174 TOTAL =348 = 40% OF TOTAL REQUIRED PARKING SPACES EV PARKING PROVIDED AT RETAIL/ OFFICES/ DAY CARE FIXED LOCATIONS 2 EVSE INSTALLED SPACES TOTAL EV READY 0 TOTAL EV CAPABLE 22 TOTAL =24 = 40% OF TOTAL REQUIRED PARKING SPACES ATTACHED GARAGE SPACES = 414 SPACES 9 X17 STANDARD OFF STREET SPACE = 313 SPACES DIAGONAL PARKING 93 SPACES COMPACT DIAGONAL PARKING 22 SPACES 8 X 23 ON STREET PARALLEL = 93 SPACES REQUIRED RESIDENTIAL PARKING BASED ON BEDROOMS 870 SPACES PARKING SPACES PROVIDED FOR RESIDENTIAL DEVELOPMENTS = 935 SPACES PARKING REQUIRED FOR OFFICE / RETAIL GENERAL OFFICE 1 1000 SF X 17,000 SF = 17 SPACES GENERAL RETAIL 1 500 X 17,000 SF = 34 SPACES DAY CARE 1 1000 SF X 10,000 SF = 10 SPACES SPACES REQUIRED 61 SPACES 9 X17 STANDARD OFF STREET SPACE = 57 SPACES 8 X 23 ON STREET PARALLEL = 7 SPACES PARKING SPACES PROVIDED FOR OFFICE / RETAIL / DAY CARE = 64 SPACES TOTAL PARKING SPACES REQUIRED WITHIN ENTIRE DEVELOPMENT = 934 SPACES TOTAL PARKING SPACES PROVIDED WITHIN ENTIRE DEVELOPMENT = 999 SPACES Parking Provided BICYCLE PARKING RQUIREMENT PROVIDED: RESIDENTIAL FIXED RACKS 472 SPACES (EACH U RACK IS 2 SPACES = 236) IN GARAGE (COVERED)284 SPACES (2 LOCATED IN EACH SFA GARAGE) (SEE BIKE RACK THIS SHEET)260 SPACES (2 LOCATED IN EACH APARTMENT GARAGE) BIKE SHELTER (COVERED)162 SPACES TOTAL RESIDENTIAL COVERED REQUIRED 704 SPACES TOTAL RESIDENTIAL COVERED PROVIDED 706 SPACES TOTAL RESIDENTIAL REQUIRED 1,174 SPACES TOTAL RESIDENTIAL PROVIDED 1,178 SPACES OFFICE AREA OFFICE AREA COVERED BIKE LOCKER 3 SPACES REQUIRED / 3 SPACES PROVIDED OFFICE AREA FIXED RACKS 10 SPACES REQUIRED / 12 SPACES PROVIDED 3 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 because it addresses an important community need than would a plan which complies with the standard for which a modification is requested and in a nominal and inconsequential way. The applicant offers the following in support of its request for modification: • The proposed alternative plan provides an attainable housing development on a parcel of land that has been undeveloped for decades. • The proposed LUC was to be approved last year. This delay as handcuffed the schedule of the review and ultimately the planning of this site. • This project exceeds the parking requirements of the proposed LUC by more than 50 spaces. • This development is close to public transit and is walkable to the retail located at Front range Village ultimately reducing the need for parking and encouraging bike and pedestrian uses. • The proposed development is in accordance with the overall City goals outlined in City Plan.