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HomeMy WebLinkAboutPLANETSCALE LIVING - PDP200015 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUESTWAYNE D. ANDERSON, AIA, LLC 7825 W Ontario Pl Littleton, Co 80128 (303) 550 5678 Wayne@WAndersonAIA.com 1 Limited Colorado Limited Liability Company February 1, 2021 LUC Modification Request PlanetScale Living, 906 E Stuart St, Fort Collins, CO 80525 PlanetScale Limited is requesting the following modifications of standards in support of a PDP application currently under consideration. The applicant is requesting Modifications of Standards for the following: • 4.5 (D).1. - Low Density Mixed-Use Neighborhood District (L-M-N) – Density • 3.2.2 (k)- Access, Circulation and Parking – Parking lots (Number of Parking spaces) • 3.2.2 (l)- Access, Circulation and Parking – Parking stall dimensions (Parking stall drive aisle width) • 3.2.2 (j)- Access, Circulation and Parking - Setback (Landscape setback area) • 3.2.2 (j)- Access, Circulation and Parking - Setback (Landscape setback area at building foundation) Land use code: Land use standards – Density for affordable housing projects Division 4.5.D.1. - Low Density Mixed-Use Neighborhood District (L-M-N) Modification: Number of units, for Density maximums this project is slightly over the 12 units per acre in our lot given we are doing 4 units on this lot of 13,938.220 Square Feet, this number comes to slightly over 12 units per acre (12.5). Discussion The PlanetScale Living development will serve families at or below 80% of the area median income (AMI) and therefore qualifies as an affordable housing development. The financial structure of an affordable housing development depends on many factors, some of which are beneficial while others push the deal in the opposite direction. This development will be financed with no tax credits nor tax exempt bonds. It means that the financing is mostly on the loan side, and much none covered by tax credits. Other affordable housing developments in the city are built by large scale developers and rely on tax credits, which help cover majority cost. For this reason, we need to build 4 units in our development to make project feasible. PlanetScale Living is a rare project in the city built by citizen developers to offer affordability at the 80% AMI level with no financial incentives, but in order to do so, we must be very sensitive to our budget. We hope that this request for a modification to standard will be granted. WAYNE D. ANDERSON, AIA, LLC 7825 W Ontario Pl Littleton, Co 80128 (303) 550 5678 Wayne@WAndersonAIA.com 2 Limited Colorado Limited Liability Company Section 3.2.2 - Access, Circulation and Parking Land use code: Number of Parking spaces Modification: Number of Parking spaces 3.2.2(K)(1)(a) A modification request for offsite / street parking since in these plans we have 4 1-bedroom units with a modification for a second bedroom in two of the units, we are asking for a modification, and would like to build these two units with 2 bedrooms. We would need 6.4 parking spaces based on this (1.7x2) + (1.5x2) = 6.4 Hence the modification request. Discussion The PlanetScale Living development will serve families at or below 80% of the area median income (AMI) and therefore qualifies as an affordable housing development. The financial structure of an affordable housing development depends on many factors, some of which are beneficial while others push the deal in the opposite direction. This development will be financed with no tax credits nor tax exempt bonds. It means that the financing is mostly on the loan side, and much none covered by tax credits. Other affordable housing developments in the city are built by large scale developers and rely on tax credits, which help cover majority cost. For this reason, we are proposing to build two 2-bedroom units and two single-bedroom units in our development to make this project feasible. Given the limited lot size, our design and development team were unable to fit more than 6 parking spaces in the site plan. PlanetScale Living is a rare project in the city built by citizen developers to offer affordability at the 80% AMI level with no financial incentives, but in order to do so, we must be very sensitive to our budget. We hope that this request for a modification to standard will be granted. WAYNE D. ANDERSON, AIA, LLC 7825 W Ontario Pl Littleton, Co 80128 (303) 550 5678 Wayne@WAndersonAIA.com 3 Limited Colorado Limited Liability Company SECTION 3.2.2 - ACCESS, CIRCULATION AND PARKING Land use code: Parking stall drive aisle width Modification: Two-way drive aisle width = Drive 16’-0”; East 19’-7”; West 20’-2” feet. 8’ (aisle), 4.46’ (east); 3.83’ (West) reduction(s) Modification Requests Standards applied: The plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Reducing the drive aisle by 8’ (aisle), 4.46’ (east); 3.83’ (West) reduction(s) is nominal and inconsequential for the parking lot as the parking lot has only 6 spaces. WAYNE D. ANDERSON, AIA, LLC 7825 W Ontario Pl Littleton, Co 80128 (303) 550 5678 Wayne@WAndersonAIA.com 4 Limited Colorado Limited Liability Company SECTION 3.2.2.J – LANDSCAPE SETBACK AREA Land use code: 5’ minimum width of setback at lot line Modification: Reduce 5’ minimum width to 3’ width landscape setback at northern and eastern lot lines. Modification Requests Standards applied: The landscape plan as submitted provides for a 3’ landscape setback at northern and eastern lot lines based on the above drive aisle width modification and associated vehicular circulation. Based on the reduced setback width, the landscape plan shall still adhere to screening requirements to provide a 70% opacity within 3 years of establishment. As the minimum evergreen tree height requirement for affordable housing is 4’, 6’ height evergreen trees are proposed to ensure increased buffering at time of installation. The areas shall be modified in a nominal, inconsequential approach as the intent of screening views from northern and eastern lot lines will be achieved. WAYNE D. ANDERSON, AIA, LLC 7825 W Ontario Pl Littleton, Co 80128 (303) 550 5678 Wayne@WAndersonAIA.com 5 Limited Colorado Limited Liability Company SECTION 3.2.2.J – LANDSCAPE SETBACK AREA AT BUILDING FOUNDATION (PER PLANNING COMMENT 8) Land use code: The head-in area of parking should be defined by a raised curb, 5 feet of space between the building and the curb that contains landscaping and a walkway into the rear doors of each unit. Modification: Remove raised curb based on limited access, parking stall area and add wheel stop. Reduce 5’ minimum width to 4’ width of landscape between building foundation and parking while providing walkway access to parking, vehicular access areas. Modification Requests Standards applied: The landscape plan as submitted provides for a 4’ landscape area from the building foundation to parking and vehicular access areas. Based on the minimal reduction in landscape area, the landscape plan shall provide significant foundation plantings that contain a variety of plant materials to accent the building foundation. The areas shall be modified in a nominal, inconsequential approach as the intent of separation from parking area to building and foundation landscape will be achieved. WAYNE D. ANDERSON, AIA, LLC 7825 W Ontario Pl Littleton, Co 80128 (303) 550 5678 Wayne@WAndersonAIA.com 6 Limited Colorado Limited Liability Company JUSTIFICATION PlanetScale Limited requests, as outlined in in 2.8.2(H)(1), that this modification of standards request regarding 3.2.2 (j)- Access, Circulation and Parking – Setback, 3.2.2 (k)- Access, Circulation and Parking – Parking lots, 3.2.2 (l)- Access, Circulation and Parking – Parking stall dimensions, 4.5 (D).1. - Low Density Mixed-Use Neighborhood District (L-M-N) – Density be approved as our request will promote the general purpose of the standard equally well or better than would a plan which complies with the standard. As has been demonstrated, building an affordable housing community is very challenging, and to do so, construction of the units must be as efficient as possible. It is our belief that approving these minor amendments to the code would be un-noticeable to most in the general public, and would help fulfill a well documented need of providing affordable housing to the 80% AMI population. In addition, pursuant to 2.8.2(H)(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. In order to build and affordable housing community that meets families at or below 80% of the area median income (AMI), granting this modification would allow more efficient construction of the units to meet this income level on a site that is already constrained. Purpose The purpose of this Code is to improve and protect the public health, safety and welfare by: • ensuring that all growth and development which occurs is consistent with this Code, City Plan and its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and associated sub-area plans. • encouraging innovations in land development and renewal. • fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. • facilitating and ensuring the provision of adequate public facilities and services such as transportation (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. • (J) improving the design, quality and character of new development. • (K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. • (L) encouraging the development of vacant properties within established areas. • (O) encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. As has been demonstrated, not providing the required mix of building types, and a slight variation to the variation among buildings would provide a well documented community need in construction affordable housing serving families at or below 80% of the area median income (AMI).