HomeMy WebLinkAbout2908 S TIMBERLINE RD MULTI-FAMILY DWELLINGS - PDP210011 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (3)
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
June 2, 2021
City of Fort Collins
Mr. Jason Holland
281 N College Avenue
Fort Collins, Colorado 80524
Re: 29098 Timberline Multi-Family - Modification of Standards Request #3
Dear Jason,
On behalf of the applicant, please consider this letter our formal Modification of Standards request from the following
standards:
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
Per section 2.8.2(H) of the City of Fort Collins Land Use Code, the decision maker may grant a modification of
standards if the medication would not be detrimental to the public good and that any one of the following conditions
are met:
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; or
Response: The intent of this project is to provide the Fort Collins community with workforce
housing as well as minimum number of units leased at the 80% AMI rate. With that in mind, it is
important to recognize that development costs of the project greatly impact the ability meet the
objectives of providing these needed housing types. One way to help mitigate cost constraints is
to limit the number of building types. A project of this size requires 3 building types per the code
section referenced above, this application is proposing 2 distinct buildings. To make up for this
deficit in building types, we are proposing different architectural treatments on the building ends
that face the private drive that the buildings are facing. This along with the 2 different building
types will assist in mitigating this modification request.
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
244 North College Ave, #130 I Fort Collins, CO 80524
www.norris-design.com
of the City Council, and the strict application of such a standard would render the project practically
infeasible; or
Response: As mentioned throughout this application, this project is providing the Fort Collins
community with workforce housing as well as minimum number of units leased at the 80% AMI
rate The City of Fort Collins has consistently stated that providing more of these housing types
would address this important community need and providing it would be assisting this goal
significantly. By granting this modification request the City would be assisting the developer in
meeting the objectives to provide affordable and attainable housing.
3. by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to
such property, including, but not limited to, physical conditions such as exceptional narrowness,
shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy
system, the strict application of the standard sought to be modified would result in unusual and -provided
that such difficulties or hardship are not caused by the act or omission of the applicant; or
Response: We don’t believe this condition is applicable in this situation.
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.
Response: Fort Collins has identified a serious need for the housing types proposed options in
both the Comprehensive Plan and the Housing Strategic Plan. This development is working hard
towards meeting that objective. This modification request is in no way reducing the quality of
development project or providing future residents with a lesser living or community experience.
This request is based on simple economics approval of this modification greatly increases the
feasibility of this project.
Finally, the provision also requires that it not be detrimental to the public good. As demonstrated within this letter this
request will not be detrimental to the public good, and in fact is highly beneficial for the community by providing
additional affordable and attainable housing options. This request is not precedent setting and is only responding to
constraints presented by the challenges presented by the site.
We appreciate your review and careful consideration of this request. Please feel free to reach out if you have any
questions by phone, 970-409-3414 or by email, rmcbreen@norris-design.com.
Sincerely,
Norris Design
Ryan F. McBreen
Principal