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HomeMy WebLinkAboutWATERFIELD FOURTH FILING - MAJOR AMENDMENT / PDP - PDP180009 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (3)land planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com September 5, 2018 Modification Request 3.8.30 - Multi-Family and Single-Family Attached Dwelling Development Standards. (F) Design Standards for Multi-Family Dwellings (A) Purpose/Applicability . The following standards apply to all: (1) multi-family developments that contain at least four (4) dwelling units; and (2) single-family attached developments that contain at least four (4) dwelling units where there is no reasonably sufficient area for outdoor activities and useable outdoor space on an individual per lot basis. These standards are intended to promote variety in building form and product, visual interest, access to parks, pedestrian-oriented streets and compatibility with surrounding neighborhoods. (2) Variation Among Buildings For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least two (2) distinctly different building designs. For any such development containing more than five (5) buildings (excluding clubhouses/leasing offices), there shall be at least three (3) distinctly different building designs. For all developments, there shall be no similar buildings placed next to each other along a street, street-like private drive or major walkway spine. Building designs shall be considered similar unless they vary significantly in footprint size and shape. Building designs shall be further distinguished by including unique architectural elevations and unique entrance features within a coordinated overall theme of roof forms, massing proportions and other characteristics. Such variation among buildings shall not consist solely of different combinations of the same building features. Reason for the Request The Waterfield Project Development Plan provides a variety of housing options within the community including, single family homes, small lot single family homes and two-family dwellings. Each of these has multiple model options. In addition, Thrive includes attached single family homes in a variety of configurations including two-story units with 3-4 units per building and three-story attached units with 3-5 units per building. Three distinct building types are proposed as required, including the two-story attached units, the three story attached units and the staggered three-story attached units. In most cases there are no similar units placed Waterfield PDP Modification Request – LUC Section 3.8.30 (F) (2) September 5, 2018 Page 2 of 2 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com next to each other on the plan. The buildings will vary in footprint, and will be differentiated with architectural variations while still creating an overall architectural cohesiveness. The reason a Modification is requested is that in two areas along main streets, one north of Suniga and one south of Suniga, Thrive proposes four buildings that are similar in footprints and overall visual quality. The unique building footprint is created by staggering individual townhome units. In each case, the four buildings are used to create a space that enlivens the street. The space is defined by the three-story buildings surrounding a distinctive outdoor landscape with a widened landscape median as a central focus. 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; Thrive believes that in this unique situation, placing similar buildings next to each other enhances the visual quality of the streetscape and adds to the overall attractiveness of the community. The architectural space created by these unique buildings symmetrically placed promotes the purpose of this Land Use Code Section. It adds to the variety in building form and enhances the pedestrian experience. For these reasons we believe the proposed building placement is equal to or better than a plan that would meet the standard and is not detrimental to public good.