The URL can be used to link to this page

Home My WebLink AboutU-4 ODP & MODIFICATION OF STANDARDS - 37-00 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTEXHIBIT "B" DIVISION 3.5 BUILDING STANDARDS U-4 AFFORDABLE HOUSING e EAPROJECT FILES\VAUGHN\v 1961\doc\ODP Planning\1961.U-4_modification.doc -10 Q) V) Q 0 LL 0 0 N m 0 r m L-M-N OUT = I x ° RIGHT TURN a RIGHT TjJRN OUT 0 0 / cD > TRASH / HAULING CO. , d ; Alt 0 o� 3 z N-C-L r- r r '�1li to w � � J ~ Go W r ` Y _f EXHIBIT 'A' SCALE: 1' =200' L-M-N -A� V , 50' BUFFERNRA TOP �R BANK OF ARTHUR DITCH �---(30' ONTO U-4 PROPERTY)MAY BE NEEDED, .w • VOL z OUT k STOP 25, DUOAC '' J* EXHIBIT "A" DIVISION 2.8 MODIFICATION OF STANDARDS U-4 AFFORDABLE HOUSING EAPRO)ECT FILES\VAUGHN\vl961\doc\0DP Planning\1961.U-4_modification.doc of City Plan to a greater extent than strict compliance with the standards enumerated in the Code. The standards in the Code give adequate latitude and encourage imaginative application to carry out a project that enhances the use of the property. The modification procedure in the Code is designed to give the specific relief herein requested. Solid grounds exist for granting modifications to increase the net density from 12 dwelling units per acre to 19 dwelling units per acre, increase maximum building height from 2.5 story to 3 story and maximum number of units per building from 6 to 9. Respectfully submitted the day and year first above written. James L. Sell Jim Sell Design, Inc. 153 West Mountain Avenue Fort Collins, CO 80524 970-484-1921 EAPROJECT FILES\VAUGHN\v 1961\doc\ODP Planning\1961.U4_modification.doc -8- SUPPORTING PRICIPLES AND POLICIES PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels: Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types mixed -used developments, that are well-served'by public and densities including mixe p transportation and close to em to .men titers services, and amenities" n particular ,the City wiKpromote the siting of higher density housing: near public transportation; sho m and.in designated neighborhoods and districts. pp .. g7.:. . This site is on the Transit Corridor. (see exhibitXX) It is contiguous to an existing C-store. (see exhibit XA9 It is within half a block of an existing City Park. (see exhibit XX) It is located within the City of Fort Collins Infill zone. Policy HSG-1.2 Housing Supply. The City will encourage public and private,`for-profit non-profit sectors to take actions to:develop and maintain an adequate supply, of single7;,and multiple -family housing, including mobile homes and manufactured housing, that is proportionately balanced to the wages of our labor force. Policy HSG-2.2 Incentives. The City will support and encourage the private development of affordable housing by offering'incenti~ves. and reducing local government barriers to the construction of additional'units: Policy HSG-2.3 Development Practices. The Ci _� y p - t_ seek opportunities to modify land use regulations_ and:permit„processes that make project approval,timelines, achievable densities, and mitigation costs more predictable. Affordable housing ultimately pays impact fees on the same scale with all other housing in the city and it has the least potential financial return to the investor. Often, these sites are, as this one, difficult properties that have been avoided in the past. Complying with the existing Maximum Residential Building Height would result in either: • No project being provided for affordable housing. • A higher ceiling, for affordable housing. • Fewer amenities and lower overall quality. CONCLUSION The Planning and Zoning Board has the authority to grant the modifications requested. The modifications requested improve the project and meet the spirit, intent, and purpose E TROJECT FILES\VAUGHN\v1961\doc\0DP Planning\l96LU-4_modification.doc -7- singleT,and multiple -family housing, including mobile homes and manufactured housing, that is proportionately balanced to the wages of our labor force. Policy HSG-2.2 Incentives. The City will support and encourage the private development of affordable housing by offering incentiys and,reducmg,local government barriers to the o nso��- tructfo_ ;of additional units Policy HSG-2.3 Development Practices The CJtywlll seek opportumties to modify land use regalat�lons and perim processes,that make project approval timelines, achievable pN. dens3 est and mitigation costs more predictable. Affordable housing ultimately pays impact fees on the same scale with all other housing in the city and it has the least potential financial return to the investor. Often, these sites are, as this one, difficult properties that have been avoided in the past. MAXIMUM RESIDENTIAL BUILDING HEIGHT Code section 4.4(E)(3) Maximum Residential Building Height and 4.4(B)(2)(a)4. Multi -family dwellings (limited to six [6] or less units per building) Subsection 2.8.2 (H) of the appeal process provides that to give consideration to the request, the board must find that the granting of the modification would not be detrimental to the public good; and that would meet subsection 1, 2 or 3. • Subsection 2 ..."would result in a substantial benefit to the City by reason that the proposed project would substantially address important communityneeds specif caIlyand expressly. defined and described in the City's comprehensive plan -more in an adopted policy,ordnance or resolution of the City Council, and the strict application of such standard would render the project practically infeasible;" The L-M-N low density mixed -use neighborhood district is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses the server neighborhood and are developed and operated in harmony with the residential characteristic of the neighborhood. The main purpose of the district is to meet the wide-ranging needs of everyday living in neighborhoods that include a variety of housing choices, then invite walking to gathering places, services and conveniences, and are fully integrated into the larger community. Granting this modification would not be detrimental to the public good. The proposed modification would allow for complementary housing type similar to the multi -family housing located south of the C. store. E TROJECT FILES\VAUGH \vl961\doc\ODP Plarming\196LU-4_modification.doc -6- Granting this modification would not be detrimental to the public good. The proposed modification would allow for complementary housing type similar to the multi -family housing located south of the C. store. The existing code would allow for 23 units to be constructed on this site at 12 units per acre. The proposed modification would result in total of 36 units, an increase of 13 units overall. This density will not change the character of the neighborhood in fact it only mirrors, to a lesser degree, the 25 units per acre found in the two 12 plexes south of the C. store. Do to the small size of this project the increased density has a virtually insignificant impact on local traffic. This is especially true since there is a transit stop within 500 feet of every resident of the project. Complying with the existing density would result in either: • No project being provided for affordable housing. • A higher ceiling, for affordable housing. • Fewer amenities and lower overall quality. In summary granting this density modification will result in a better quality project, that will in no way be incompatible with the existing neighborhood values and context. At the same time granting this modification will provide a much higher quality neighborhood serving lower income families than would be served by the existing code. SUPPORTING PRICIPLES AND POLICIES PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments, that are well -served by public -- - transportation.and.close to employment centers, services, an amenities particular, the City will promote the'siting of higher density housing near public transportation, shopping, andin designated neighborhoods and districts. This site is on the Transit Corridor. (see exhibit XX) It is contiguous to an existing C-store. (see exhibit )OI It is within hatfa block of an existing City Park. (see exhibit X Q It is located within the City of Fort Collins Infill zone. Policy HSG-1.2 Housing Supply. The Cit_ ill.encourage public, and private, for -profit and non profit sectors to take actions, to develop and maintain anLadequate, supply of s EAPROJECT FILES\VAUGI iN\v l % I\doc\ODP Planning\ 196 LU-4—modification.doc -5- I-. are developed and operated in harmony with residential characteristics of a neighborhood. The maul purpos of the:distr>ctTis to meet -the wide range of needs of everyday living in neighborhoods5that include a variety of housing choices, invite walking4tq,gathering places, services,�and,conveniences, and are, fully,integrated into the .. larger: community....." PROJECT DESIGN INTENT The main purpose for requesting three-story 9-plex structures is to achieve the density requested. Six-plex units of 2.5 or 3 story would not generate the density required. The two and a half story 9-plex structures would accomplish the same density, however, this site is on the fringe of the floodplain and it would be imprudent to construct living units below grade. The three story units will allow the lower level to be placed above the high water elevation. We feel that good design and thoughtful building articulation will mitigate difference between the two and a half and three-story buildings can be mitigated and a pleasing and compatible design can be created. JUSTIFICATION DENSITY Code section 4.4(D)(1)(b) Density Subsection 2.8.2 (H) of the appeal process provides that to give consideration to the request, the board must find that the granting of the modification would not be detrimental to the public good; and that would meet subsection 1, 2 or 3. • Subsection 1 "...gives consideration to equal or better compliance with standards..." • Subsection 2 ..."would result in a substantial benefit to the City by reason that the proposed project would substantially address important community needs. specifically and expressly defined and described in the Cty's comprehensive, plan more in an adopted policy, ordnance or resolution of the City Council, and the strict application of such standard wo_11uld render the project practically infeasible;" The L-M-N low density mixed -use neighborhood district is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses the server neighborhood and are developed and operated in harmony with the residential characteristic of the neighborhood. The main purpose of the district is to meet the wide-ranging needs of everyday living in neighborhoods that include a variety of housing choices, then invite walking to gathering places, services and conveniences, and are fully integrated into the larger community. EAPROJECT FILES\VAUGHN\v1961\doc\0DP Planning\1961.U-4_modification.doc -4- MODIFICATION DENSITY Code section 4.4(D)(1)(b) Density Code section 4.4(D)(1)(b) ".....infill areas may obtain maximum density, taken as a whole, of 12 dwelling units per gross acre of residential land. INTENT OF CODE Code section 4.4 Purpose "The low density mixed -use neighborhood district is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses the serve the neighborhood and are developed and operated in e .m harmony with residential characteristics of a neighborhood. Thain purpose of the districfis to meet the wide range of needs of everyday living in neighborhoods that include a, varietyof housing choices, invite walking to gathering places, services and conveniences.'' and are fully, integrated into the larger, community,....." The applicant requests that this section be the modified to permit the gross density of 19 dwelling units per acre. PROJECT DESIGN INTENT The main purpose for this request to increase density is to lower the per unit burden of infrastructure improvements. This will create the potential for a lower rental basis, therefore a larger cross-section of people will be served by the development. The higher density will also allow for a higher level of site improvements and a greater degree of architectural detailing. The context of the neighborhood and the availability of services and community amenities justifies his request. MAXIMUM RESIDENTIAL BUILDING HEIGHT and MAXIMUM 6-PLEX Code section 4.4(E)(3) Maximum Residential Building Height and 4.4(B)(2)(a)4. Multi -family dwellings (limited to six [6] or less units per building) Code section 4.4(E)(3) Maximum Residential Building Height. The maximum height of residential building shall be two and one half stories and 4.4(13)(2)(a)4. Multi family dwellings (limited to six [6] or less units per building). INTENT OF CODE Code section 4.4 and 4.4(11)(2)(a)4. Purpose "The low density mixed -use neighborhood district is intended to be a setting or a predominates of low density housing combined with complementary and supporting land uses the serve the neighborhood and EAPROJECT FILES\VAUGHN\v1961\doc\0DP Planning\1961.U4_modification.doc -3- The two and a half story limitation [4.4(E)(2)(e)] is impractical in a floodplain situation and below grade level apartments are very difficult to protect. Therefore, three-story . units are requested. (see exhibit A) This site has several challenges: 1. Drainage 2. Floodplain 3. The existing street and sidewalk infrastructure is inadequate. 4. The net area is less than two acres (generally small infill projects with site development issues require higher densities). Yet everything about the neighborhood context, services and amenities supports the proposed affordable housing project. In areas where it can be justified, like this one, the city can assist in creating a favorable return on investment by allowing for thoughtful and appropriate increases in density. This is a good example of the type of assistance necessary in order to encourage private sector investment in the affordable housing market Planning objectives The U-4 to Affordable housing is a two acres residential development incorporating principles and policies City plan in an affordable neighborhood. The following are design objectives for this project: • Create an attractive affordable housing project • Provide on -site amenities for the residents • Created a safe living environment for the residents • Provide on -site walkway connections to the bus stop, City Park, the C. store and adjoining neighborhoods. • Provide safe attractive pedestrian and parking lot lighting with high cut off fixtures. • Utilize quality construction materials. • Provide architectural detailing appropriate for the neighborhood context. • Provide safe adequate off street parking for the residents and guests. In summary, this is a very small infill project located in the neighborhood where access to transit, shopping and the City Park are within hatfa block. The neighborhood context is a mix of County rural to older high -density urban development. EAPROJECT FILES\VAUGHN\v1961\doc\ODP Planning\1961.U-4_modification.doc -2- APPEAL TO PLANNING AND ZONING BOARD FOR MODIFICATION OF STANDARDS , Date: September 11, 2000 To: Fort Collins Planning and Zoning Board 281 North College Avenue Fort Collins, CO 80524 Applicant: Mr. Jim Sell Jim Sell Design, Inc 153 West Mountain Avenue Fort Collins, CO 80524 Subject: Appeal for modification of standards for U-4 Affordable Housing - February 18, 2000 Concept Review. The applicant requests to increase the density from 12 DU/AC to 19 DU/AC. SUMMARY OF REQUEST U-4 Affordable housing is to be located north of the C. store at the intersection of Vine drive and Shields Street. This request is to increase the net density from 12 dwelling units per acre to 19 dwelling units per acre, increase maximum building height from 2.5 story to 3 story and maximum number of units per building from 6 to 9. JURISDICTION 1. The right to this appeal and procedure is set forth in Division 2.8.2(H)(2) Modification of Standards (by the Planning and Zoning Board), of the City of Fort Collins, Land Use Code. This appeal requests the modification of Code sections 4.4 (D)(1)(b) Density and 4.4(E)(3). GENERAL DESCRIPTION The proposed project would construct 36 multifamily units utilizing three-story 9-plex , structures. The density allowed without modification would be 12 dwelling units per acre which would yield 23 dwelling units with a maximum of 2 1/2 stories each. The higher density is appropriate for a variety of reasons explained in the request to follow. EAPROJECT FILES\VAUGHN\vl961\doc\0DP Planning\1961.U-4_modification.doc