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HomeMy WebLinkAboutZIEGLER - CORBETT ODP - ODP210004 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST October 6, 2017 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.2. of the Land Use Code. Background This proposal is for 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 Modifications 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.2. Code Language: Division 4.26 Section D.2. states the following: All secondary uses shall be integrated both in function and appearance into a larger employment- based development plan that emphasizes primary uses. A secondary use shall be subject to Planning and Zoning Board review as required for such use in Section 4.26(B). The following permitted uses shall be considered secondary uses in this zone district and together shall occupy no more than twenty-five (25) percent of the total gross area of the development plan. 2 Requested Modification: Ziegler – Corbett ODP is requesting that there are no set limits to secondary uses. 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 is requested of a modification from the strict application of any standard would: 1 - 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; 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 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: · Overall, the entire Harmony Corridor (HC) District is less than 25% secondary uses and the adjacent Fromt Range Village has no residential. The proposed increase in residential uses would still not exceed this threshold within the HC District as a whole. · Initially the H-C zone district was intended to be a broad brush zoning along Harmony Road Corridor It did not comtemplate infill, redevelopment, or underutilized parcels of land. Meeting the primary use standards is extremaly difficult if not infeasible. · The increase in residential uses will allow the development to obtain densities that further support the existing Harmony Corridor retail / commercial / office uses. · This property is secondary to and behind the main commercial developments along Harmony. Thus a greater ratio of residential uses are a better transition from this existing retail and commercial development on the south and to the single family residential development to the North. · Throught out City Plan, it describes and depicts how similar locations like this property with a location behind commercial and infront of single family and the size of this property along with lower traffic counts on Ziegler Road would make it 3 difficult for the preferred primary uses to be viable as outlined in the HC Zone District Land Use Code. · 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, along with pitched roof elements ensures sensitivity to and compatibility with the surrounding neighborhood. · These uses would still have to be processed through a Type 2 review and approval by Planning and Zoning. · We feel that the proposed alternative plan ensures sensitivity to the surrounding neighborhood by building an attractive, desirable product in an infill site with a price point that the market desires and that the future community can be proud of Finally, 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 areas in accordance with the overall City goals outlined in City Plan as depicted below.