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HomeMy WebLinkAboutNORTHFIELD COMMONS - MJA210001 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST June 21, 2021 City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Northfield Commons Please accept this request for a Modification of Standards to Section 3.2.2 (K)(1)(a) of the Land Use Code. Background Mercy Housing is proposing to acquire approximately 6.5 acres of the Northfield development o be designated for affordable deed-restricted multifamily housing within the larger Northfield development. The plan proposes seven (7) two- and three-story walk-up apartments, slab on grade with two distinct building types. 12 units/building – 84 units in total. Current bedroom configuration is 24 one-bedrooms, 42 two-bedrooms and 18 three-bedrooms. The project provides 140 parking spaces. Attached to an A-Type apartment building, there will be a 2,400 sq. ft. on-site property staff office/leasing center and community clubhouse and outdoor patio spaces. Northfield will retain 20 units in four buildings on the eastern portion of the project in the same configuration and design of the approved plans Modification to Section 3.2.2(K)(1)(a) Code Language: Parking Lots - Required Number of Off-Street Spaces for Type of Use. (1)Residential and Institutional Parking Requirements. Residential and institutional uses shall provide a minimum number of parking spaces as defined by the standards below. (a)Attached Dwellings: For each two-family and multi-family dwelling there shall be parking spaces provided as indicated by the following table: Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit*, ** One or less 1.5 Two 1.75 2 Number of Bedrooms/Dwelling Unit Parking Spaces Per Dwelling Unit*, ** Three 2.0 Four and above 3.0 Requested Modification: We are requesting that the project have less than the minimum required parking spaces. Off-Street Parking Table: 24 1-bedroom (1.5/D.U.) = 36 42 2-bedroom (1.75/D.U.) = 74 18 3-bedroom (2.0/D.U.) = 36 Total Required 146 Standard spaces = 86 Compact spaces = 48 (34%) Accessible spaces = 6 Total Provided = 140 Modification Criteria The request of approval for this modification complies with the standards per Review Criteria 2.8.2 (H)(2) and (4) in the following ways: (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; or (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. Justification The granting of this modification of standards would not be detrimental to the public good, and the plan as submitted will promote the general purpose of the standard for which the modification is requested because it addresses an important community need than would a plan which complies with the standard for which a modification is requested and in a nominal and inconsequential way. The applicant offers the following in support of its request for modification: 3 • The proposed alternative plan provides an affordable housung development per the Northfield Metro District Public Benefits agreement. Mercy Housing provides permanently affordable rental housing for those earning less than 60% Area Median Income. • The proposed development is in accordance with the overall City goals outlined in City Plan. • The proposed alternative plan is just 6 spaces short of the requirement, which is nominal when considered from the perspective of the entire development plan.