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HomeMy WebLinkAboutVILLAGE ON REDWOOD (FORT COLLINS HOUSINTG AUTHORITY) - PDP - PDP150012 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (3)Due to the unique deep configuration of the lot, it is not possible to meet the connecting walkway standard and comply with the maximum 12 units per building standard and provide adequate parking. In support of its request, the applicant also asserts: 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." The configuration of the lot at the Village on Redwood requires two access points to provide proper fire access while avoiding the wetland buffer area. The proposed site plan is equal to or better than two cul-de-sacs which would comply with the standards for which a modification is requested. The proposed site plan provides equivalent access and safety but avoids parking concentrations and promotes a strong internal pedestrian environment and main street style urban design along Redwood Street In support of its request, the applicant also asserts: 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 #2 — Connecting Walkway The applicant is requesting a Modification of standard 3.5.2.d Relationship of Dwellings to Streets and Parking is requested for buildings C, D, E, F,1, K, and, L due to lack of a 'Connecting Walkway'. These seven buildings all connect directly to a walkway, but due to the depth of the lot, the walkway crosses at least one parking area. Per the City Conceptual Review, the Modification is clearly supportable by staff based on the plan being equal or better than a plan that introduces a street into the property, with no detriment to the public good due to barriers on 3 sides; and also based on the plan providing 100% affordable housing. 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." And As required by Land Use Code Sec. 2.8.2(H)(3), by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, 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 Project is located on a deep lot with two access points and 11 separate residential buildings. The layout and density is dictated by the LMN Development Standards. The depth of the lot makes it impossible for all 11 buildings to be connected to a walkway that does not require a pedestrian to cross a parking lot or driveway. "Connecting walkway" is defined as (1) any street sidewalk, or (2) any walkway that directly connects a main entrance of a building to the street sidewalk without requiring pedestrians to walk across parking lots or driveways, around buildings or around parking lot outlines which are not aligned to a logical route. The internal pedestrian connectivity of the site is strong and will allow pedestrians to most amenities without crossing a driveway. The driveway crossings have been designed to foster safe and direct pedestrian crossings, so although access out to Redwood Street by a pedestrian from seven of the 11 residential buildings will require crossing a driveway, the vehicle movements will be slow and pedestrians will be clearly visible.