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HomeMy WebLinkAboutNORTHFIELD COMMONS - MJA210001 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (2) 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 3.5.2 (D)(1) 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 3.5.2(D)(1)(b) Code Language: Section 3.5.2(D)(1) Relationship of Dwellings to Streets and Parking statess the following: (1) Orientation to a Connecting Walkway. Every front facade with a primary entrance to a dwelling unit shall face the adjacent street to the extent reasonably feasible. Every front facade with a primary entrance to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred (200) feet from a street sidewalk. The following exceptions to this standard are permitted: (a) Up to two (2) single-family detached dwellings on an individual lot that has frontage on either a public or private street. (b) A primary entrance may be up to three hundred fifty (350) feet from a street sidewalk if the primary entrance faces and opens directly onto a connecting walkway that qualifies as a major walkway spine. 2 (c) If a multi-family building has more than one (1) front facade, and if one (1) of the front facades faces and opens directly onto a street sidewalk, the primary entrances located on the other front facade(s) need not face a street sidewalk or connecting walkway. Requested Modification: We are requesting that Buildings 3 and 4 have their primary entrances be greater than 200 feet from a street sidewalk. 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 equally well or better than would a plan which complies with the standard for which a modification is requested and: because it addresses an important community need. The applicant offers the following in support of its request for modification: • Although the primary entrances to these buildings are greater than 200 feet from the public street, there are numerous paths throughout the project that connect to the street. Each front door has a sidewalk connetion to a walkway spine that connects directly to the sidewalk on Suniga Street. • The standard requires building entrances face a public street in a traditional neighborhood pattern. To meet the standard, the project would have to add a new street in between Buildings 3 and 4. This is not feasible due to arterial street intersection spacing requirements • A minimum of thirty feet has been provided between buildings creating an enhanced pedestrian experience and a greater sense of openness. 3 • Crusher fines pathways have been extended from the buildings to the street sidewalk in Suniga. • The project provides overall enhanced pedestrian connectivity with walkways and pathways throughout the site. Several amenities, such as pergolas, BBQ grills, a playground area and basketball court further improve and enhance the project. • On the west side of Building 4, there is a walkway spine at least 35’ wide, with trees and enhanced landscape beds that frame the walkway. • The proposed alternative plan continues to improve the design, quality and character of new development by exceeding the building standards set forth in Section 3.5. The use of high quality residential building materials, building articulation, projections and recesses, ensures sensitivity to and compatibility with the surrounding neighborhood. • 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.