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Home My WebLink AboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 6 - 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 Enclave at Redwood Enclave at Redwood Enclave at Redwood Enclave at Redwood Modification Request Modification Request Modification Request Modification Request –––– RelationshipRelationshipRelationshipRelationship of of of of Dwellings to StreetsDwellings to StreetsDwellings to StreetsDwellings to Streets March 9, 2022 Land Use CodeLand Use CodeLand Use CodeLand Use Code 3.5.23.5.23.5.23.5.2((((DDDD))))(1)(b) (1)(b) (1)(b) (1)(b) ----Relationship of Dwellings to Streets and ParkingRelationship of Dwellings to Streets and ParkingRelationship of Dwellings to Streets and ParkingRelationship of Dwellings to Streets and Parking (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 and the address shall be posted to be visible from the intersection of the connecting walkway and public right of way. The following exceptions to this standard are permitted: (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. Article 5 Article 5 Article 5 Article 5 –––– Terms Terms Terms Terms and Definitionsand Definitionsand Definitionsand Definitions Major walkway spine shall mean a tree-lined connecting walkway that is at least five (5) feet wide, with landscaping along both sides, located in an outdoor space that is at least thirty-five (35) feet in its smallest dimension, with all parts of such outdoor space directly visible from a public street. Reason for the RequestReason for the RequestReason for the RequestReason for the Request The Enclave at Redwood Project Development Plan (PDP) is a residential project that aims at providing a different type of rental housing to the Fort Collins market. The site plan proposes 40 townhome style buildings all on one lot, enabling them to be owned and maintained by a single entity. This rental housing model creates a neighborhood with a variety of housing options, both in the type of residence and style. One way the development aims to ensure that there is no chance of a monotonous streetscape is by providing alley loaded dwellings that front on to a Major Walkway Spine (MWS) in lieu of a street, as allowed in LUC Section 3.5.2(D)(1)(b). One of the major advantages to the public of alley loaded dwellings is that they are designed to hide the garage, which is generally less aesthetically appealing, away from the public view. The fronts of the units are no longer dominated by large, unattractive garage doors, and instead present articulated and human-scaled elements to the public. Traditionally alley loaded townhomes front public streets, however more and more people are wanting to live in a home that fronts directly onto nature instead of a vehicle dominated domain. 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 reason for this modification request is that 11 of the 240 dwellings are located along a MWS that is longer than 350 feet from a street. Five out of the six units located in Building Seven are outside of the 350-foot maximum from the public street to the east of this property. The furthest door in this building is 473 feet away from a street without crossing a drive. Six of the eight units located in Building Eight are outside of the 350-foot maximum from the public street to the south. The furthest door in this building is 453 feet away from a street without crossing a drive. See Exhibit A attached with this request for more detailed information. The intent of this memo is to prove that providing a longer MWS (i) is not detrimental to the public good, (ii) promotes the general purpose of the standard equally well or better than a plan which complies with the standard, and (iii) is the result of exceptional physical conditions. JustificationsJustificationsJustificationsJustifications 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. No Detriment to the Public Good The additional length of MWS being requested does not create an unsafe condition for the future residents of the development or the general public. Four separate cut-through walk connections are provided along the pedestrian spine to ensure adequate accessible connectivity to the rest of the site. These connections also allow emergency personnel to access the main entrance of the residences quickly and efficiently in the event of an emergency. Additionally, the four buildings which are located along this longer-than standard MWS are all distinctly different building models. This guarantees that there is no visual monotony for the public as they traverse the site along the Major Walkway Spine. While the proposed MWS does connect to an adjacent development’s street sidewalk, the entirety of the path of travel is located within an existing public access easement. This public access easement was provided by the adjacent development specifically for the purposes of providing pedestrian connectivity and access between these developments. The additional length of the MWS does not cause any other standard or code to be violated, nor does it create a condition on site that impacts those of others off-site. Therefore, increasing the allowable length of a Major Walkway Spine from 350 feet to 473 feet is not detrimental to the public good. 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 Justification Criteria – Equally Well or Better Than LUC 2.8.2(H)(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; · LUC 3.5.2(A) Purpose – The standards in this Section are intended to promote variety, visual interest and pedestrian-oriented streets in residential development. · LUC 3.5.2(B) General Standard – Development projects containing residential buildings shall place a high priority on building entryways and their relationship to the street. Pedestrian usability shall be prioritized over vehicular usability. Buildings shall include human-scaled elements, architectural articulation, and in projects containing more than one (1) building, design variation. The general purpose of the standard which is requested to be modified centers around a visually interesting, pedestrian oriented streets and environments. The MWS designed along the eastern boundary of this site is also adjacent to a public regional trail. The City’s regional trails act as an arterial thoroughfare for pedestrians and bicycles. The MWS directly connects to this regional trail system and the buildings which are out of compliance front directly onto this pedestrian and bicycle thoroughfare. While the MWS is longer than standard, it is operating as a frontage road for the arterial regional trail. It collects pedestrians and bikes at a slower speed as they leave their home, and then allows access to a trail system that can connect the residents throughout town. This scenario is a pedestrian-oriented street in its truest form, completely prioritizing pedestrian usability over vehicular usability. There are some obvious benefits and necessities provided by vehicular streets, which are not ignored by this plan. The private street and alley system provided to the west of these eleven units still offers convenient access for residents and emergency services. Allowing eleven extra residences to front a complete bicycle and pedestrian circulation network which truly acts as a pedestrian street promotes the Purpose of the code better than a plan which complies with the code. Additionally, the four buildings which are located along this longer-than standard MWS are all distinctly different building models. The Purpose of this code is intended “to promote variety” and “visual interest.” Increasing the length of the MWS allows two distinctly different buildings with human-scaled elements, architectural articulation and design variation to be placed along the eastern boundary of the site. The addition of these building models promotes the Purpose of the code better than a plan which complies with the code. 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 Justification Criteria – Exceptional Physical Condition LUC 2.8.2(H)(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 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; Typical parcels are square or rectangular, which provides the most amount of site design flexibility. The boundary of the subject property is triangular, with the eastern portion of the site bounded by an existing ditch. This ditch is a defined natural feature and requires an average of a 50-foot Natural Habitat Buffer, limiting the development potential (including streets) along the eastern boundary. Additionally, this site acts as an infill development between two existing developments. These developments predetermined access to the site via two public street locations and locked this development into a predefined street pattern. These exceptional physical conditions, which are unique to this property and are not caused by the act or omission of the applicant, create an undue hardship by generating dimensional constraints that limit the development of another public street along the eastern boundary. Therefore, four buildings are planned to front open space and a Major Walkway Spine along the eastern boundary in lieu of a street. The length of this boundary is over the 350-foot limit of a MWS, thus requiring this modification request. DS DS DSDSDS DS DSDSDSDSDSDSDSDS DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS DS DSDSDSDSDSDSDSDSDSDSDS DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS DSDSDSDSDSDS DS DS DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD S D S D S DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS DS DS DS DS DS DSDS DSDS DSDSDSDS DSDSDSDSDSDSDSDSDSDSDS DSDSDSDS DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS DSDS DSDS DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDS DSDS DSDS DSDSDSDSDSDS DSDS DSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSDSD S D S D S D S D S DS DSDSDSDSDS0 15 30 60 SCALE= 1'= 30'-0" 350' MAJOR WALKWAY SPINE DISTANCE TO RIGHT OF WAY 350' MAJOR WALKWAY SPINE DISTANCE TO RIGHT OF WAY ALONG EXISTING REGIONAL TRAIL. ADDITIONAL 123' TO MAJOR WALKWAY SPIN ALONG EXISTING REGIONAL TRAIL. ADDITIONAL 103' TO MAJOR WALKWAY SPINE CONNECTING TO RIGHT OF WAY 350"103"123"CUT-THROUGH WALK CONNECTION CUT-THROUGH WALK CONNECTION CUT-THROUGH WALK CONNECTION SCHLAGEL STREETABBOTT LANEP U B L I C S T R E E T " A " EXHIBIT A ENCLAVE AT REDWOOD