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HomeMy WebLinkAboutTIMBER LARK SINGLE-FAMILY DEVELOPMENT - PDP210015 - SUBMITTAL DOCUMENTS - ROUND 1 - 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 July 14, 2021 Timber Lark Residential Modification Request Land Use Code Article 4.5(D)(2)(c) Land Use Code Citation Per Land Use Code Article 4.5(D): (2) Mix of Housing. A mix of permitted housing types shall be included in any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met: (a) A minimum of housing types is required on any project development plan as follows: 1. a minimum of two (2) housing types is required on any project development plan containing at least fifteen (15) acres and less than twenty (20) acres. 2. a minimum of three (3) housing types is required on any project development plan containing twenty (20) acres and less than thirty (30) acres, including such plans that are part of a phased overall development; and 3. a minimum of four (4) housing types is required on any such project development plan containing thirty (30) acres or more. (c) The following list of housing types shall be used to satisfy this requirement: 1. Single-family detached dwellings with rear loaded garages. 2. Single-family detached dwellings with front or side loaded garages. 3. Small lot single-family detached dwellings (lots containing less than four thousand [4,000] square feet or with lot frontages of forty [40] feet or less) if there is a difference of at least two thousand (2,000) square feet between the average lot size for small lot single-family detached dwellings and the average lot size for single-family detached dwellings with front or side loaded garages. 4. Two-family dwellings. 5. Single-family attached dwellings. 6. Two-family attached dwellings, the placement of which shall be limited to no more than two (2) dwellings per two (2) consecutive individual lots. 7. Mixed-use dwelling units. 8. Multi-family dwellings containing more than three (3) to four (4) units per building; 9. Multi-family dwellings containing five (5) to seven (7) units per building. 10. Multi-family dwellings containing more than seven (7) units per building (limited to twelve [12] dwelling units per building). 11. Mobile home parks.(d)A single housing type shall not constitute more than eighty (80) percent or less than five (5) percent of the total number of dwelling units. 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 Requested Modification The Timber Lark Project Development Plan (PDP) proposes to develop a 35.17 -acre vacant parcel as a residential community in South Fort Collins. The project is currently working toward annexation into the City of Fort Collins and is anticipated to be zoned as a Low Density Mixed -Use (LMN) district. Per Land Use Code Article 4.5(D), a minimum of four housing types are required for any project containing thirty or more acres within the LMN district. The code further describes eleven potential housing types which may be used to satisfy this requirement. The list differentiates front and rear loaded single family detached dwellings as two different housing types. It also shows two-family dwellings are an approved housing type; however, the code does not differentiate between front - loaded and rear-loaded product types for two-family dwellings. This project is requesting a modification to allow front-loaded and rear-loaded two-family dwellings to be classified as two different housing types. Justification Land Use Code Article 2.8.1(H) 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. (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 (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 (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 applicatio n of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; 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 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 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. The request for two-family front-loaded and alley-loaded units to be classified as two separate housing types will not be detrimental to the public good. The intent of the requirement to provide four housing types is to ensure that the community will offer a variety of housing choices and encourage a variety in architecture. Since the project is not proposing to eliminate the fourth housing type, but rather is requesting that two-family front versus alley loaded dwellings be considered separate housing types, the intent of this requirement will still be satisfied. In addition, we find that criteria #1 listed above is being met through this proposal. Criteria #1 requires that the proposed modification will promote the purpose of the standard equal to or better than a plan which would comply with the standard. The Land Use Code provides a distinction between front-loaded and rear-loaded single-family detached housing types; however, there is no provision which distinguishes between front-loaded and rear-loaded two-family housing types. The two-family housing types proposed will create a dynamic streetscape by alternating garage door placements between the front and rear of the home, creating the same effect as having front and rear loaded single-family detached homes. Within the two-family housing types proposed, there will be 2, 3, and 4-bedroom options which will further diversify the available housing options and add unique architectural styles to the neighborhood. This range of bedroom options emphasizes the purpose of Land Use Code Article 4.5 which states that developments should “meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices.” Additionally, the Land Use Code allows for a minimum of 5% and a maximum of 80% for any one housing type. The project proposes no less than 13% and no more than 42% for each of the four housing types proposed, thereby maximizing the diversity of housing across the site. (A) Purpose. The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices, that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages . A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to en joy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood. 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 The Timber Lark project exemplifies the purpose statement for the LMN zone district. The project will provide residential housing for the community through a variety of housing choices including single-family detached with both two and three car garage options, two-family front-loaded, two- family alley-loaded, and single-family attached. Within each of these housing types, floor plans range from 2-bedroom to 4-bedroom units, further increasing the housing variety for the community. The site design incorporates multiple gathering spaces including a centrally located neighborhood park, a pocket park, and several courtyards. The overall street pattern and connectivity meets current code standards and has been designed to be harmonious with the existing street network which has been established by previous developments. The project also proposes to construct a community trail along the west edge of the property to tie into the existing trail to the north and enhance pedestrian connectivity to the larger community.