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HomeMy WebLinkAboutKECHTER FARM MIXED-USE TOWNHOMES - PDP210006 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 May 5, 2021 MMMModification Requestodification Requestodification Requestodification Request 3.5.2 Residential Building Standards3.5.2 Residential Building Standards3.5.2 Residential Building Standards3.5.2 Residential Building Standards ((((CCCC) ) ) ) Residential Residential Residential Residential building Setbacks, Lot Width and Sizebuilding Setbacks, Lot Width and Sizebuilding Setbacks, Lot Width and Sizebuilding Setbacks, Lot Width and Size (2) 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 or street-like private drive. Building designs shall be considered similar unless they vary significantly in footprint size and shape Reason for the Request The applicant is requesting a modification to section 3.5.2(C)(2) to allow two distinctly different building designs instead of the three different designs required. The intent behind the request is to achieve a consistent, harmonious architectural design within the Kechter Farm Mixed-Use Development. The two different building designs proposed have been specifically designed to relate to the neighborhood scale and character. Adding a third building type would diverge from the vernacular set by the adjacent single-family detached neighborhood and only create unnecessary visual clutter. The supporting text below justifies the applicant’s need for this modification and demonstrates that the resulting development will achieve the intent of the standard equally well or better than a development that would otherwise occur. The justification further proves that the requested deviation from the code is nominal and inconsequential in nature. 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. Granting this modification allows Kechter Mixed-Use to provide two distinctly different building designs while maintaining a harmonious design throughout. It is in the benefit of the public to have consistent design and not incorporate multiple designs in an established community. Adding too much variation within the site creates an incompatible development within the existing neighborhood. Designing a cohesive development with only two building designs, thus granting this modification, would not be detrimental to the public. (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; The general purpose of the standard is to “promote variety, visual interest and pedestrian-oriented streets in residential development.” The standard requires three distinctly different building designs in a development with MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 five or more buildings. Kechter Farm Mixed-Use is proposing four-plex single-family attached, five-plex single- family attached, and five-plex mixed-use buildings. The architectural design intent is to promote cohesiveness and congruency within the site while relating to the surrounding community in terms of scale and character. A plan that abides by the standard would require three distinctly different building designs out of the six buildings proposed. While that would promote variety and visual interest, it would also deter from meeting many of the compatibility standards set forth in LUC 3.5.1. The proposed building designs do still promote variety in architectural features with an emphasis on architectural form, massing, rooflines, and orientation of the exterior materials/textures. These features, such as stained timber elements, are intended to enhance visual interest while still creating a cohesive feel about the development. All of these features, forms and massing of the buildings directly relate to the existing single-family neighborhood in Kechter Farm. The two different building designs with individual visual interest and variety create a development that complies with the purpose of the standard equally well or better than a plan which complies with the standard by providing visually interesting architecture and variety while maintaining a compatible vernacular that fits the surrounding area. (4) 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. Kechter Farm Mixed-Use is proposing four-plex single-family attached, five-plex single-family attached, and five-plex mixed-use buildings. Section 3.5.2(C)(2) allows leasing offices and clubhouses to be exempt from the count of buildings that trigger the difference between two and three building designs being required. While the five-plex mixed-use building is neither of these things, it is a different land use. It also provides some differences in building design; however, the differences do not elevate to the level of “significant” changes. Had this mixed-use building included a clubhouse or leasing office instead of general office space, then the development would only be required to provide two building designs and the modification request would not be required. When this fact is combined with the significant building variation already provided on a building-by-building bases, it is clear that the proposed plan does not diverge from the Land Use Code standard except in a nominal and inconsequential way. Land Use Code Section 1.2.2Land Use Code Section 1.2.2Land Use Code Section 1.2.2Land Use Code Section 1.2.2 The purpose of this Code is to improve and protect the public health, safety and welfare by: a) 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. City Policies that Support this Modification Request include: · Policy LIV 4.1 - NEW NEIGHBORHOODS · Policy LIV 6.1 - BASIC ACCESS MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 · Policy SC 1.1 - NEIGHBORHOOD RELATIONS · Policy T 7.1 - PEDESTRIAN FACILITIES · Policy T 7.4 - PEDESTRIAN CONNECTIONS b) encouraging innovations in land development and renewal. This site was deemed a specimen example of native seeding efforts. In that vein, the development will be replicating the native seed installation efforts and incorporating existing trees into the landscape. c) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. The proposed major walkway spine crosses the private drive on site via an enhanced crosswalk. This emphasizes to motorists there is a pedestrian crossing that connects to the local street sidewalk, thus fostering safe transportation infrastructure. d) 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. The proposed cohesive architectural style of this development facilitate adequate public facilities by meeting all design standards associated with infrastructure. e) avoiding the inappropriate development of lands and providing for adequate drainage and reduction of flood damage. The site is located in the Kechter Farm PLD Filing 1 which was approved by the county and the onsite detention, water quality and LID have been provided for this site as part of the overall Kechter Farm Project. f) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. The site encourages a decreased automobile travel to the by providing a single Private drive with direct access to the 26 on site garages. g) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. Kechter Farm Mixed Use Townhomes offers direct pedestrian access to the adjacent street sidewalks on Trilby Road and Ziegler Road. This reduces the risk of pedestrians and residents traversing the site to motorized vehicular interaction. h) reducing energy consumption and demand. - i) minimizing the adverse environmental impacts of development. The applicant is transplanting existing trees on site to be incorporated in the proposed landscape design. Preserving existing trees. The site will also incorporate +/-9000 sf of existing native seeded areas to remain and contribute to the overall landscape design. j) improving the design, quality and character of new development. Black Timber Land Company is a local Fort Collins development company that specializes in unique and distinguished single-family attached development design. They are committed to providing both quality product and quality character. k) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 When the original Kechter Farm was developed, it was approved with the stipulations that this parcel would contain land uses that together with Kinard Middle School would fulfill the requirement for a Neighborhood Center. We are proposing a mixed-use building with general office to satisfy the approved stipulation. l) encouraging the development of vacant properties within established areas. This is the final piece of developable land planned with the Kechter Farm Subdivision. m) ensuring that development proposals are sensitive to the character of existing neighborhoods. The proposed major walkway spine will add to the existing sidewalk network already established in Kechter Farm. There are many pedestrian connections to local amenities such as the Lady Moon Pond, Kinard Middle School, and Kechter Clubhouse. n) ensuring that development proposals are sensitive to natural areas and features. The net increase of impervious area added by this modification will have no substantial impact to the drainage patterns that lead to Fossil Creek. o) encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all. The Kechter Farm neighborhood is primarily single family detached housing. The Kechter Farm Mixed Use Townhome development will introduce a new housing type to the existing development.