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HomeMy WebLinkAboutVILLAGE ON REDWOOD (FORT COLLINS HOUSINTG AUTHORITY) - PDP - PDP150012 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTThe location of the Village on Redwood, adjacent to a future City Natural Area, and surrounded by single-family homes creates the need for sensitive site planning that reduces the visual and environmental impact of parking areas. The amount and layout of parking proposed in the proposed site plan allows for an overall design that better meets the intent of the Land Use Code. By creating seven small parking areas distributed around the site, the amount of pavement visible from Redwood Street is minimal. The layout also allows for front doors to face Redwood Street, creating a strong pedestrian character. In addition, the Code requires a minimum 50' buffer from the wetland area to the west. Increasing the amount of parking on the site to meet the minimum parking standards in the code would require encroachment into the buffer area and/or elimination of the community green area. Neither of these would be in alignment with the goal of sensitivity to natural areas and improving the quality and character of new development. Land Use Code Sec. 2.8.2(H)(2): "the granting of a modification from the strict application of the 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." The Project meets both alternative requirements of Land Use Code Sec. 2.8.2(H)(2). The Project is an affordable housing community designed to address the critical need for affordable rental housing in the community. The need for affordable housing is defined in City Plan and the Affordable Housing Strategic Plan, and the opportunity to provide such housing for 72 households is a significant step towards addressing this important community need and provides a substantial benefit to these individuals and the community as a whole. Village on Redwood Fort Collins Housing Authority July 15, 2015 MODIFICATION REQUEST #1— Parkins FCHA is seeking a modification of standard for relief from the minimum parking standards for the Village on Redwood. The Land Use Code requires 131 parking spaces for the 158 bedrooms in 72 units. The planned program includes 110 parking spaces therefore a 16% reduction is being requested. In support of its request, the applicant asserts: Land Use Code Sec. 2.8.2(H): "the granting of the modification would not be detrimental to the public good." FCHA has studied its own portfolio and developed a plan that will more than adequately meet the demand for the unit types and income levels at Village on Redwood. 110 parking spaces for 72 units will provide sufficient resident and guest parking without creating excess asphalt and parking area on this sensitive site. A detailed study was currently conducted at FCHA's Village on Plum property by Russell Mills Studio. The Village on Plum is located in Fort Collins at 2021 W Plum Street. The development includes 95 units of affordable housing with 208 bedrooms and 151 surface parking spaces. The recent investigation of the parking lot demonstrated that the current parking there is not only sufficient but significantly underutilized. A parking count was conducted on May 7, 2013 through May 13, 2013. Vehicles in parking spaces were counted each morning and each evening. On average, only 73 of the 151 spaces were used in the morning and 60 were used in the evening. Of the 95 households residing at the property, 22% do not own a vehicle or park on the property. This demonstrates that the highest demand for the Village on Plum property would be 73 spaces for 208 bedrooms, or a parking ration of 0.35 parking/bedroom. Applying this formula to the Village on Redwood project, the maximum parking demand for 158 bedrooms would be 55 parking spaces. FCHA is providing exactly double the realistic demand by creating 110 parking spaces. The Village on Redwood will include 110 parking spaces for residents, staff, and guests, which will clearly meet the parking demand of the project and not be detrimental to the public good. Land Use Code Sec. 2.8.2(H)(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."