HomeMy WebLinkAboutINNOVATION ISLAND, FIRST FILING - PDP - 40-05A - REPORTS - MODIFICATION REQUESTFindings of Fact/Conclusion
We understand that in order to approve the Modification Request the Planning and Zoning Board must
make the following findings:
R. The request for a modification to Land Use Code Sections 3.5.2(6xl)(b), 3.5.2(Cx2), and
3.5.2(D)(1) is subject to review by the Planning and Zoning Board.
B. Granting the requested modification would neither be detrimental to the public good nor impair the
intent and purposes of this Land Use Code.
C. Granting the requested modification would allow the project to advance the public interests and
purposes of the standard equally well or better than a plan that satisfies the standard as follows:
• The site is physically limited in size and is not conducive to creating apublic street that
-loops through the site.
• Less use of pavement is required to provide private drives for access to garages rather
than a public street.
• The proposed plan provides essential attributes of a major walkway spine to serve the
units over two hundred feet from a street sidewalk.
• The proposed plan meets density standards and affordable housing cost goals while
providing significant open space and playground area.
• The proposed plan optimizes visual presentation to surrounding neighbors
• The proposed plan provides the essential attributes of a connecting walkway spine serving
the units in buildings B and C. While the applicant could meet this requirement by the
elimination of at least 4 units, granting this modification supports the affordable housing
goals for this development.
• Buildings B and C would not be required to face a public street. While the applicant
could meet this requirement, it would require removal of a total of four units (two per
building) from the site plan. To meet the affordable housing cost goals, this would
require elimination of the playground area to add an additional building.
• In reviewing the Taft Hill ultimate expansion plans, it was determined the R.O.W. extends
further than required to the east, supporting the proposed site plan R.O.W. reduction to 20
feet for buildings D and E. While the applicant could meet this requirement, it would
require removal of a total of two units (one per building) from the site plan. To meet the
affordable housing cost goals, this would require elimination of the playground area to
add an additional building.
We recommend approval of the Innovation Island Modification Request.
Innovation Island
Modifications of Standards Request H/1/2005 5
• The proposed plan provides essential attributes of a major walkway spine to serve the
units in buildings B and C that are more than two hundred feet from a street sidewalk.
• The proposed plan meets density standards and affordable housing cost goals while
providing significant open space and playground area.
• The proposed plan optimizes visual presentation to surrounding neighbors
The purpose, of the LUC code section '3.5.2(Cx2) Street -Facing Facades. "Every
building containing four (4) or more dwelling units shall have at least one (1) building
entry or doorway facing any adjacent street that is smaller than a full arterial or has on -
street parking. "
We feel that the proposed plan promotes the general purpose of the standard equally well or better
than a plan that satisfies the standard as follows:
• The two five unit buildings (B and C) would not be required to face a public street.
While the applicant could meet this requirement, it would require removal of a total
of four units (two per building) from the site plan. To meet the affordable housing
cost goals, this would require elimination of'the playground area to add an additional
building.
• The site is physically limited in size and is not conducive to creating a public street
that loops through the site.
• The proposed plan meets density standards and affordable housing cost goals while
providing significant open space and playground area.
• The proposed plan optimizes visual presentation to surrounding neighbors
• No adjacent street is smaller than a full arterial
The purpose of the LUC code section 3.5.2(D)(1) Setback from Arterial Street. "The minimum
setback of every residential building and of every detached accessorybuilding that is incidental to
the residential building from any arterial street right-of-way shall be thirty (30) feet. "
We feel that the proposed plan promotes the general purpose of the standard equally well or better
than a plan that satisfies the standard as follows:
• In reviewing the Taft Hill ultimate expansion plans, it was determined the R.O.W.
extends further than required to the east, supporting the proposed site plan R.O.W.
reduction to 20 feet for buildings D and E.
• While the applicant could meet this requirement, it would require removal of a total
of two units (one per building) from the site plan. To meet the affordable housing
cost goals, this would require elimination of the playground area to add an additional
building.
• The proposed plan meets density standards and affordable housing cost goals while
providingsignificant open space and playground area.
• The proposed plan optimizes visual presentation to surrounding neighbors
Innovation Island
Modifications of Standards Request 11/I/2005
cost goals.
Code Section: 3.5.2(Cx2) Street -Facing Facades. Every building containing four (4) or more
dwelling units shall have at least one (1) building entry or doorway facing any
adjacent street that is smaller than a full arterial or has on -street parking.
Discussion: In the proposed site plans two of the proposed five unit buildings (B and C) do not meet
this requirement. This requirement could be met by changing these buildings to three unit
building types. By doing this, the affordable housing cost goals will not be met and the
site does not support additional units unless the applicant eliminates the playground area.
Code Sectiou: 3.5.2(Dxl) Setback from Arterial Street. The minimum setback of every residential
building and of every detached accessory building that is incidental to the residential
building from any arterial street right-of-way shall be thirty (30) feet.
Discussion: The setback to Taft Hill is 20 feet for the two five -unit buildings (D and E) on the west
side of the site. In reviewing this setback with city transportation engineering, it was
discovered that the expansion of Taft Hill to ultimate configuration will'be primarily to
the west and not require the full R.O.W. on the east. This requirement could be met by
reducing the two buildings by one unit. This would not meet the affordable housing cost
goals and giver the plans for Taft Hill expansion is not an absolute requirement.
Justification
We understand that in order to approve the Modification Request the Planning and Zoning Board must
make the following findings:
A) The Planning and Zoning Board may grant a modification of standards only if it finds that
the granting of the modification would not be detrimental to the public good;
We feel that the proposed plan allows the developer to achieve the affordable housing cost goals,
optimizes the development's visual presentation to the adjacent neighborhood, and is not
detrimental to the public good.
B) 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;
The purpose of the LUC code section' 3.5.2(C)(1)(b) Orientation to a Connecting Walkway.
"Everyfront facade with a primary entrance to a dwelling unit shall face the adjacent street to the
extent reasonably feasible. Everyfront 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. "
We feel that the proposed plan promotes the general purpose of the standard equally well or better
than a plan that satisfies the standard as follows:
• The site is physically limited in size and is not conducive to creating a public street
that loops through the site.
Innovation Island
Modifications of Standards Request 11/1/2005 3
Five multifamily buildings are proposed, identified as buildings A-E. Of the five buildings being proposed,
four buildings (B, C, D and E) contain five units, one building (A) contains seven units. The two of the five
unit buildings (D and E) are adjacent to Taft Hill, the seven unit building (A) faces Harmony Road.
Buildings B and C are internal to the site and do not have direct frontage onto any public street. Further,
buildings D and E are within 30 feet of the Taft Hill ultimate R.O.W. These buildings are the reason for
this modification request. The applicant feels that the proposed design best achieves the project objectives
of meeting the affordable housing cost goals while optimizing fit of development with the adjacent
residential neighborhood.
We have explored with staff alternatives to the proposed site plan and have modified the plan to incorporate
their guidance. This has not resulted in a plan that meets the code requirements and as a result the applicant
is requesting a modification to 3.5.2(Cxl)(b) Orientation to a Connecting Walkway, 3.5.2(Cx2) Street
Facing Facades, and 3.5.2(Dx 1) Setback from Arterial Streets.
Modifications to development requirements
Code Section: 3.5.2(C)(1)(b) 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.
Discussion: As discussed in the background information, this parcel is severely constrained
in size and shape. Placing a public street within the parcel,is not feasible and
would impact the fit with the neighborhood and prohibit the achievement of
sufficient density to meet the affordable housing cost goals.
The two five unit buildings (B and C) are oriented to a connecting walkway.
However, the primary entrance to each unit is more than two hundred feet from a
street sidewalk. Additionally, the site is not of adequate size to support a
compliant major walkway spine serving these units, specifically one that is
thirty-five feet in its smallest dimension, both sides landscaped, with all parts
visible from a public street.
The -proposed site plan does meet a portion of the requirements of a major
walkway spine serving these units, including provision of trees along one side of
the five foot wide sidewalk. This requirement could be met by eliminating one
of the buildings and rotating the remaining building 90 degrees to achieve the
requirements of a major walkway spine serving these units. Doing so would
eliminate at least 4 units, resulting in an inability to meet the affordable housing
Innovation Island
Modifications of Standards Request 1 I / 1 /2005 2
MODIFICATION REQUEST
INNOVATION ISLAND
We are submitting this request for modification of standards for the Innovation Island infill project to
address the following items:
A. Modification of standards to Section 3.5.2(C)(1)(b) of the LUC, accepting proposed connecting
walkway for buildings B and C.
B. Modification of standards to Section 3.5.2(C)(2) of the LUC, accepting proposed site plan in
which two five unit buildings (buildings B and C) do not have at least one building entry or
doorway facing an adjacent street.
C. Modification of standards to Section 3.5.2(Dxl) of the LUC, accepting a reduction in buildings D
and E setback to Taft Hill ROW.
PROJECT BACKGROUND
Innovation Island is a 4.4 acre site affordable housing project located south and adjacent to Harmony Road
and east and adjacent to Taft Hill Road in southwest Fort Collins. The site is zoned LMN. The Project
Development Plan includes only the t3.2 acre residential usage, with the other usage(s) to be defined in a
separate Project Development Plan.
The primary purpose of this modification request is to optimize the placement of multi -family buildings to
effectively utilize the limited space available, accomplishing the following objectives:
• Satisfy the Principles and Policies for Low Density Mixed Use Neighborhoods
• Achieve sufficient density to meet affordable housing cost goals
• Optimize fit of development with residential neighborhood to south within constraints of
affordable housing cost goals
This particular parcel is constrained as a result of its size and being roughly triangular shaped, with a
rectangular section at the intersection of Taft Hill and Harmony not being part of this parcel. Due to these
constraints combined with the project objectives, placement of buildings meeting the LUC requirements is
not feasible and the applicant feels other design options are more viable on this parcel of land.
The preferred plan being proposed by the applicanf proposes twenty-seven (27) single family attached units
on the site placed in five separate buildings. The front of each unit has access to a public street via a
connecting walkway. A private drive, meeting private drive standards, provides access to all units, with no
public streets within the project. Each building is adjacent to landscaped open space.
During the design of this parcel, careful attention was paid to emergency access. Eachbuilding and unit is
accessible from the private drive, which will be dedicated as an emergency access easement. All private
drives have been designed to accommodate the emergency vehicles. The applicant has also agreed to
incorporate'the following elements into the site plan after meetings with the Poudre Fire Authority:
• Each unit will have a "man door" on the private drive to provide additional access to the units.
• Above each "man door" will be the address of each unit, to help emergency personnel in
distinguishing one emit from another.
• Provide an address kiosk at the entrance to the private drive on Harmony Road showing location
of each building and unit.. The kiosk will be lighted.
Innovation Island
Modifications of Standards Request 11/1/2005