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HomeMy WebLinkAboutVILLAGE ON HORSETOOTH (AFFORDABLE HOUSING) - PDP - PDP160025 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (5)August 17, 2016 Modification Request 3.5.2 Residential Building Standards (D) Relationship of Dwellings to Streets and Parking. (1) 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. Reason for the Request Early in the design process it was determined 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. The 8.3-acre infill site is too small to accommodate a public street without bisecting the site and forcing residents to cross a public street to visit neighbors, go to the clubhouse, access the playground, dog park, community gardens, and other site amenities without crossing a public street. The site plan proposed allows for pedestrian and bike connectivity to both Birmingham Street to the north and to Horsetooth Road on the south. In addition, the connection to Birmingham will also provide access for fire trucks and emergency service providers. The central green is defined by tree-lined walks on both sides, providing the opportunity for neighborhood residents and the residents of the community to conveniently access the public sidewalk located to the north along Birmingham Drive and as well as the public sidewalk and bike lanes on Horsetooth Road. These central green walkways fulfill the function of a major walkway spine; however, the farthest distance to a public street sidewalk is approximately 430 feet rather than 350 feet as required for the major walkway spine. The primary entrances to buildings face the parking area rather than Horsetooth Road or the central green. This allows the most convenient access for building residents and provides the best connectivity to site amenities without sacrificing connectivity to a public sidewalk. Because the design includes the important amenity of an outdoor patio and balcony for each unit, it is preferable to orient these outdoor spaces toward the internal community green space. This design feature helps promote community and safety while also adding valuable architectural interest to the front and rear elevations. In addition, a 5-foot crusher fines path will be provided along the canal on the east side of the site which allows the neighborhood convenient and direct access to the public sidewalk and bike lane on Horsetooth in a location near a bus stop and signalized intersection at Seneca Street. 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 the plan meets the general purpose of the standard better than a plan that would comply with the standard. While it is clear that Birmingham Drive was originally intended to extend to Horsetooth Road, it is now impractical to do so. Existing development now surrounds this 8.3 acre property. The City of Fort Collins specifically purchased this property I 2001 for the Land Bank Program to allow for the future development of affordable housing. A plan that extended Birmingham to Horsetooth Road would divide the property in half with half of the residents and half of the site amenities on one side and half on the other side, requiring residents, including children, to cross a public street unnecessarily to access community facilities located on the other side. The Traffic Study demonstrated this connection would not provide any benefit for traffic operations. The public street would also occupy a swath of property 51-feet wide through the site that would be taken away from available open space. We believe the proposed plan meets the intent of the standard better than a plan that would divide the site with a public street for the following reasons:  The land that would have been used for a street can be incorporated into a central green space defined by buildings and reinforced with walkways shaded by canopy trees.  This plan allows the clubhouse and playground to be centrally located and accessed by residents without crossing a public street.  The plan as proposed encourages neighborhood social interaction better than a project divided with a public street.  Access to all amenities on the site is more convenient and safer (especially for children) without a public street bisecting the site.  Access to public street sidewalk and bike lane on Horsetooth is provided at four locations.  Pedestrian, bike and emergency access is provided at Birmingham Drive. (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.