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HomeMy WebLinkAboutVILLAGE ON HORSETOOTH (AFFORDABLE HOUSING) - PDP - PDP160025 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTAugust 17, 2016 Modification Request 3.8.30 Multi-Family Dwelling Development (D) Block Requirements All development shall comply with the applicable standards set forth below, unless the decision maker determines that compliance with a specific element of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature: (1)Block Structure. Each multi-family project shall be developed as a series of complete blocks bounded by streets (public or private). Natural areas, irrigation ditches, high-voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. Division 4.5 – Low density Mixed-Use Neighborhood District (LMN) (E) Development Standards (1)Streets and Blocks. (a)Street System Block Size . The local street system provided by the development shall provide an interconnected network of streets in a manner that results in blocks of developed land bounded by connecting streets no greater than twelve (12) acres in size. Reason for the Request The reason that the proposed site plan does not meet the above standard is largely related to the decision that it was not in the best interest of the existing neighborhood or future residents of the Village on Horsetooth to have Birmingham Drive extend through the site and connect to Horsetooth Road. (See Modification – Orientation to a Connecting Walkway) Without a public street through the property, the site plan does not comply with the block structure requirement. Even if the street were extended through the property the block standard would not be met due to existing development and the Pleasant Valley and Lake Canal preventing street connections. Justifications The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. (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; We believe that granting the Modification will not be detrimental to the public good and is equal to or better than a plan that complies with the standard. The site plan as proposed will accomplish several City Plan design principles and policies that the block standard was designed to accomplish.  The project as proposed does establish an interconnected pedestrian network (Policy LIV 21.2 Design Walkable Blocks). - The project provides multiple pedestrian/bike walks and trails to connect into and out of the neighborhood. Walks on both the east and west sides of the central park connect from Birmingham Drive to Horsetooth Road. In addition there is a crusher fines informal path along the canal. - The crusher fines path on the east extending from Birmingham Drive to Horsetooth Road connects the neighborhood to the existing bus stop and signalized intersection at Seneca Street, creating a safe route to Johnson Elementary School, located .75 miles to the south, for both the residents of this project and the existing neighborhood. (Policy 21.4 Provide Access to Transit)  The proposed pedestrian/bike system creates “walkable blocks” (Policy LIV 21.2 Design Walkable Blocks). The walkway surrounding the central park space creates a convenient walkable block in the heart of the residential project. Numerous other walk connections create additional blocks within the community connecting all residents from their dwellings to their vehicles, bikes, site amenities and to the public street sidewalk system located along Birmingham Drive to the north and along Horsetooth Road to the south. Residents would walk less than 350 feet in either direction to get to a public street sidewalk.  The proposed project without the extension of Birmingham Drive discourages cut- through traffic (Policy LIV 21.3 – Calm Traffic)) and makes this residential community more cohesive and safer than one that met the standard. (2) the granting of a modification from the strict application of any 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 proposed project is an affordable housing community that will result in a substantial benefit to the City. It is designed to address the critical need for affordable rental housing in the community. The proposed site plan solution supports the objective of providing well-designed, safe, affordable housing in a managed setting. The central green with a clubhouse and playground is key to achieving project goals and objectives. The proposed mixed-income community will serve residents earning between 30% and 60% of Area Median Income (AMI.) Currently, 60% AMI for a family of four is $46,920; and 30% AMI for a family of four is $23,460. The need for affordable housing is defined in City Plan and the Affordable Housing Strategic Plan, and the opportunity to provide such housing for 96 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.