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HomeMy WebLinkAboutIMPALA REDEVELOPMENT - FDP230001 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST1 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 27th, 2022 Revised September 14th, 2022 Revised October 19th, 2022 Impala Redevelopment Project Development Plan Modification Request Package Table of Contents Overview & Applicant Information 2 Modification Table & Key Plan 4 #1 Number of Dwelling Units in a Building 6 #2 Maximum Floor Area 6 #3 Orientation to a Connecting Walkway 12 #4 Access to a Park, Central Feature or Gathering Space 17 #5 Block Standards 24 Conclusion 30 2 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 Project Overview The applicant, Housing Catalyst, is proposing to develop 62 affordable dwelling units on the properties of 306 and 400 Impala Circle to complement the 12 existing duplexes on 400 Impala. The goal of the new units is to provide housing to Fort Collins Residents ranging in income from 30%-80% AMI with a target average of 55% AMI. The current zoning is to remain Low Density Mixed-Use (LMN). Applicant Information - Housing Catalyst Housing Catalyst is the largest affordable housing developer and property management company in Fort Collins. Established in 1971, Housing Catalyst owns and operates over 1,200 affordable homes and assists more than 2,100 families (over 4,000 individuals) in Northern Colorado through our rental properties and housing programs. We provide critical tools and resources to serve families within the full spectrum of needs from moving out of homelessness to achieving homeownership. Housing Catalyst uses a Triple Bottom Line model to build healthy and sustainable affordable communities. They are led by a skilled executive team with extensive experience in real estate acquisition, development, management, and financial administration. They create vibrant, sustainable communities, incorporating green building design into all their ventures and serving as a model for high standards in asset and property management, as evidenced by numerous awards for project designs, innovations, environmental sustainability, accountability, and financial reporting. Housing Catalyst has successfully secured housing tax credits and other local and federal funding sources for several recent development and renovations, a select few are listed below: OAK 140 – Spring 2023 • (79) Studio, 1 & 2 bedroom apartments serving 30% - 80% AMI • Downtown Fort Collins location • $31.5M new construction • 4% LIHTC, $13.6M federal and state tax credit investment, $19.3M Private Activity Bonds, DDA equity, City AHCF Myrtle Street Single Room Occupancy - 2021 • 16 apartments at or below 50% AMI, serving those experiencing homelessness and reintegrating adult felony offenders • $1M renovation • City of Fort Collins Affordable Housing Fund, Villages, Ltd. equity Village on Shields – 2018 • (285) 1, 2, & 3 bedroom apartments serving 50% - 60% AMI • $68M renovation • 4% LIHTC, $41.1M federal and state tax credit investment, $35M Private, Activity Bonds, RAD proceeds, CDBG, HOME, Owner loan 3 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 Village on Horsetooth – 2018 • (96) 1, 2, 3 & 4 bedroom apartments serving 30% - 60% AMI • First City Land Bank Project • $27M new construction • 4% LIHTC, $12.5M federal and state tax credit investment, $19M Private Activity Bonds, CDBG -DR, RAD proceeds Village on Redwood - 2018 • (72) 1,2,3 & 4 bedroom apartments & • townhomes in North Fort Collins serving 30% - 60% AMI • $19.4M new construction • 4% LIHTC, $10M federal and state tax, credit investment, $12M Private Activity Bonds, RAD proceeds Village on Plum - 2015 • (95) 1, 2 & 3 bedroom apartments serving 30% - 60% AMI • $16.1M renovation • 4% LIHTC, $5.3M tax credit investment, • $8.75M Private Activity Bonds, Villages, Ltd. equity; previous grantors: City of Fort Collins, DOH As part of the Impala Redevelopment PDP, a series of modifications are being requested. It is important to note that when the Land Use Code was initially adopted it envisioned that there would be occasions where a project would be a good fit, but for various reasons did not meet the specific standards of the Land Use Code. The modification process and criteria in Land Use Code Division 2.8 provide for an evaluation of these instances on a case-by-case basis. Four alternate criteria [See LUC 2.8.2(H)(1) through (4)] were established so that decision-makers could understand under what circumstances modifications may be appropriate. A justification according to the procedures in LUC 2.8, is provided for each modification requested within this package. The following page includes a table outlining each modification along with a colored coded Key Plan depicting where each modification is being requested on the Impala Redevelopment Project Development Plan (PDP) set. 4 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 Note: The Modifications of Standards requested for Division 3 of the Land Use Code are largely a function of the two Modifications requested to the Low Density Mixed-Use (LMN) Zone District Standards in Division 4. Modification Requested LUC Section (1) Equally Well or Better than (2) substantially alleviate an existing problem (3) by reason of exceptional physical condition (4) nominal & inconsequential Number of dwelling units in a building LUC 4.5 (E) (4)(a) x x Maximum Floor Area LUC 4.5 (E) (4)(i) x x Orientation to a connecting walkway LUC 3.5.2 (D) (1) x x Access to a Central Gathering Space LUC 3.8.3 (C) (2) x x x Block Standards LUC 3.8.30 (D) (1) & LUC 3.8.30 (D) (2) x x x x 5 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 KEY PLAN 6 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 Modification Request #1 – Number of Units in a Building Land Use Code Division 4.5 – Low Density Mixed-Use Neighborhood District (L-M-N) 4.5 (E)(4)(a) Maximum Number. The maximum number of dwelling units shall be twelve (12). Modification Request #2 – Maximum Floor Area Land Use Code Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N) 4.5 (E)(4)(i) Maximum Floor Area. The maximum gross floor area shall be fourteen thousand (14,000) square feet. Reason for Request: Modification request #1 and #2 are closely tied together and use the same principles for which to argue the justification. The Impala redevelopment aligns with Housing Catalyst’s mission and meets many of the goals identified in the City’s adopted Housing Strategic Plan. This project will provide much needed affordable housing for the community and is well situated to serve a range of local low-income households while revitalizing an affordable housing property in an existing neighborhood. However, the project cannot move forward without modifications from the Land Use Code standards that would allow larger building floor area and more units per building. This is critical in lowering the per-unit development costs for the project to serve lower income households and qualify for the necessary financial support. These building types also allow for more efficient use of the land by providing opportunities for more outdoor space and resident amenities. Housing Catalyst is proposing 16 and 30 dwelling units in two walk-up style multifamily buildings (Building B, and Building C), that are ~ 18,300s.f. and ~32,000 s.f. respectively. The applicant believes that increasing the number of units and increasing the maximum gross floor area for each of the three buildings is not detrimental to the public good, and (i) promotes the general purpose of the standard equally well or better than a plan which complies with the standard, and (ii) granting the modification would substantially address a community need. 7 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 Exhibit A – Buildings Requiring Modifications to LUC 4.5 Justifications 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 scale of the buildings proposed does not create any unsafe conditions or negatively impact residents or the community. In fact, by increasing the capacity of the buildings and providing more affordable units, the plan will be able to serve more people in need in a managed and community-centric environment. The plan also addresses neighborhood compatibility very well by placing the two-story walk-up next to Impala Drive and across from the existing single-family, and the 3-story walk-up adjacent to the school property. Despite the increase in number of units, parking requirements are met, and no adverse traffic impacts are expected. 8 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 A. 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 or which a modification is requested; The standards for which modifications are requested are intended to support the overall purpose of the LMN (LUC 4.5)zone district : (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 enjoy 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. The project, if approved with the modifications sought, would add diversity and variety to the types of housing available in the immediate vicinity. The affordable housing will be integrated into and complement an area that currently consists of predominantly lower density single family, multifamily, and a high intensity school. A healthy horizontal mixed-use neighborhood includes age and income diversity. While the size of the two walk-up style multifamily buildings will be larger than the LMN code provision, the buildings have been thoughtfully organized on the site so that the larger of the two buildings is placed farthest from the adjacent single-family homes. The buildings also do not exceed the allowable three-story height limit, and are designed with strategic articulation in the roof line and facades to break up the mass. The project will function in harmony with the existing residential characteristics of the neighborhood much like the Housing Catalyst owned and managed Village on Redwood at 1331 Redwood St. Housing Catalyst has a track record of maintaining the Village on Redwood to a high standard, which ensures that the development is a good neighbor. Traffic generated by the project will not significantly increase the traffic impacts at peak times and no additional public infrastructure improvements are warranted. In conclusion, the Applicant, with the requested modifications of standards, will promote the purposes of the standard equally well or better than a plan which complies with such standards. B. Justification Criteria – Substantially alleviate/Address City-Wide Concern LUC 2.8.2(H)(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 9 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 adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or The need to increase the amount of affordable housing in Fort Collins is widely recognized and fully documented in the Social Sustainability Gaps Analysis, the Affordable Housing Strategic Plan (2015 – 2019), the Housing Strategic Plan (2021), the Social Sustainability Strategic Plan and the City Plan (2019). “Every year the community is unable to reach its annual affordable housing target required current and future generations to make up the difference”. (Housing Strategic Plan 2021) Within the Context of the Housing Strategic Plan: Please note the following information found in the City’s Housing Strategic Plan (2021). Despite the number of affordable homes added and currently under construction, the inventory still falls short of the goal identified in the Affordable Housing Strategic Plan (2015-2019) and Housing Strategic Plan (2021) - In order to meet an affordable housing stock goal of 10% by 2040, 282 new housing units need to be added every year onward. Of the 26 Prioritized Strategies identified in the in the Housing Strategic Plan, Priority #14 notes that additional incentives for Affordable Housing should be created. This should include building related variances and is considered a “quick win” and a low-cost strategy in leveraging the overall City goals. Similarly, Priority #16 suggests removing barriers to allowed density through code revisions such as building unit maximums and square footage thresholds (see table exhibit above). 10 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 Within the Context of the City Plan: The City Plan Principles and Policies listed below are clear that the City desires to encourage a variety of housing types and densities and making them attainable. Policy LIV 5.5 Integrate and Distribute Affordable Housing Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas Policy LIV 6.4 Permanent Supply of Affordable Housing Create an inventory of affordable housing consistent with the Affordable Housing Strategic Plan. Policy LIV 6.5 Aging in Place Retain attainable housing options in existing neighborhoods so that long-term residents can “age in place.” Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.3 – Offer Incentives Support and encourage the private development of affordable housing by offering incentives, such as special assistance to offset the costs of the City’s impact fees and development requirements, air rights, energy saving features, and reducing local government barriers to the construction of and the rehabilitation of affordable housing units. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. The Impala Redevelopment proposal can substantially address the important community need described above by providing 62 newly constructed (which includes a net of 49 new units) and 24 preserved affordable housing units in a location where residents can feel safe, foster community, access 11 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 public transit and other important destinations, and relieve educational barriers with Poudre Valley High School partnerships. The addition of the 49 newly developed affordable units would represent approximately one fifth of the targeted annual goal of 282 units to meet 2040 inventory goals. In Summary: Without the proposed modifications to number of dwelling units and building size, the project is not feasible. To achieve deep affordability levels, the project will need to achieve more efficient cost per- units and will have to secure funding mechanisms for affordable housing that favor projects with more cost-efficient construction and operation, e.g. the development costs (including the cost of the land). If the development costs cannot be used efficiently by constructing more units in one building, the project will be too expensive to construct and the ability to secure funding for the project will not be feasible. No detriment to the public good is found, rather, the Impala Redevelopment PDP will improve the welfare and well-being of the community by substantially addressing a community need, and by providing a safe and managed setting for low-income individuals and families. Lastly, the Impala Redevelopment PDP meet the purpose and the intent of the code. 12 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 Modification Request #3 – Orientation to a Connecting Walkway Land Use Code 3.5.2(D)(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: (a) Up to one (1) single-family detached dwelling 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. (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. Reason for the Request The Impala Redevelopment PDP Site Plan puts significant emphasis on community-oriented design. Due to the practical need and desire to place buildings close to parking, the entrances of Building C exceed the 200’ to the Impala Drive ROW as required in Section 3.5.2(D)(1) and will need a modification (Exhibit A). The applicant believes that modifying the connecting walkways for a distance of up to 350’ from a public street does not cause any detriment to the public good, and (i) promotes the general purpose of the standard equally well or better than a plan which complies with the standard, and (ii) granting the modification would substantially address a community need. Justifications 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 connecting walkways provided, although exceeding the 200’, do not create any unsafe conditions for pedestrians, and does not cause any detriment to the public good. With the proposed site plan, residents have easy access to parking and can connect to the public street without any interactions with motor vehicles. 13 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 A. 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; We believe the plan meets the general purpose of the standard better than a plan that would comply with the standard. By orienting the buildings around a central gathering space, the design encourages a sense of community and increased safety. The applicant has found this to be a successful strategy on similar projects, e.g., Village on Horsetooth and Village on Redwood. It is also important for the buildings to have easy access to parking and is the reason that the parking layout wraps around the east and north sides of 306 Impala. The purpose of the standard as stated in the Land Use Code is: The standards in this Section are intended to promote variety, visual interest and pedestrian -oriented streets in residential development . While Building C does not connect to a street sidewalk, the applicant team has designed a walkway that connects to the street sidewalk with visual interest and a pedestrian orientation. The sidewalks are all widened to 7’; adjacent to Building C, building entries are highlighted with enhanced paving, planters are provided to address foundation plantings allowing compliance with aerial apparatus, and tree islands are provided every 5-6 parking spaces to create a tree-lined sidewalk. Whichever route a resident or guest chooses to travel from the Building C to the public street, a visually enhanced experience has been designed, making the proposal equal to or better than what is simply required by the code. Exhibit A – Building Entry’s for which modification is being requested 14 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 Exhibit B – Connecting Walkway along Building C frontage B. Justification Criteria – Substantially alleviate/Address City-Wide Concern LUC 2.8.2(H)(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 The need to increase the amount of affordable housing in Fort Collins is widely recognized and fully documented in the Social Sustainability Gaps Analysis, the Affordable Housing Strategic Plan (2015 – 2019), the Housing Strategic Plan (2021), the Social Sustainability Strategic Plan and the City Plan (2019). “Every year the community is unable to reach its annual affordable housing target required current and future generations to make up the difference”. (Housing Strategic Plan 2021) Within the Context of the Housing Strategic Plan: Please note the following information found in the City’s Housing Strategic Plan (2021). Despite the number of affordable homes added and currently under construction, the inventory still falls short of the goal identified in the Affordable Housing Strategic Plan (2015-2019) and Housing Strategic Plan 15 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 (2021) - In order to meet an affordable housing stock goal of 10% by 2040, 282 new housing units need to be added every year onward. Of the 26 Prioritized Strategies identified in the in the Housing Strategic Plan, Priority #14 notes that additional incentives for Affordable Housing should be created. This should include building related variances and is considered a “quick win” and a low-cost strategy in leveraging the overall City goals. Within the Context of the City Plan: The City Plan Principles and Policies listed below are clear that the City desires to encourage a variety of housing types and densities and making them attainable. Policy LIV 5.5 Integrate and Distribute Affordable Housing Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas Policy LIV 6.4 Permanent Supply of Affordable Housing Create an inventory of affordable housing consistent with the Affordable Housing Strategic Plan. Policy LIV 6.5 Aging in Place Retain attainable housing options in existing neighborhoods so that long-term residents can “age in place.” 16 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 Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.3 – Offer Incentives Support and encourage the private development of affordable housing by offering incentives, such as special assistance to offset the costs of the City’s impact fees and development requirements, air rights, energy saving features, and reducing local government barriers to the construction of and the rehabilitation of affordable housing units. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. The Impala Redevelopment proposal can substantially address the important community need described above by providing 62 newly constructed (which includes a net of 49 new units) and 24 preserved affordable housing units in a location where residents can feel safe, foster community, access public transit and other important destinations, and relieve educational barriers with Poudre Valley High School partnerships. The addition of the 49 newly developed affordable units would represent approximately one fifth of the targeted annual goal of 282 units to meet 2040 inventory goals. In summary: Without the proposed modifications to orientation to a connecting walkway, the project cannot achieve the desired site plan layout, and community-centric design. The site plan layout is closely tied to the number of dwelling units per building and maximum gross floor area (two modifications also included in this package), which in turn are directly tied to the ability to make the project financially feasible. In addition, the site plan provided also exceeds what the code requires by providing value-added design concepts such that enhance the pedestrian experience and aesthetic of the overall development. Lastly, no adverse or unsafe conditions are created by requesting this modification. 17 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 Modification Request #4 – Access to a Central Gathering Space Land Use Code 3.8.30.(C) – Access to a Park, Central Feature or Gathering Place At least ninety (90) percent of the dwellings in all development projects containing two (2) or more acres shall be located within one thousand three hundred twenty (1,320) feet (one-quarter (¼) mile) of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance shall be measured along street frontage without crossing an arterial street. Such parks, central features or gathering places shall contain one (1) or more of the following uses: (1) Public parks, recreation areas or other open lands. (2) Privately owned parks, meeting the following criteria: (a) For projects between two (2) and five (5) acres, the development is required to provide sufficient outdoor gathering areas or site amenities, either public or private, to sustain the activities associated with single-family attached and multi-family residential development, to adequately serve the occupants of the development as set forth below. Such outdoor gathering areas may include, without limitation, small parks, playgrounds, pools, sports courts, picnic facilities, passive open space, recreational areas, plazas, courtyards, or naturalistic features. For projects greater than five (5) acres and less than ten (10) acres, the private park must be a minimum of five thousand (5,000) square feet. For projects greater than ten (10) acres, the private park must be a minimum of t en thousand (10,000) square feet. (b) Location. Such parks shall be highly visible, secure settings formed by the street layout and pattern of lots and easily observed from streets. Rear facades and rear yards of dwellings shall not abut more than two (2) side s or more than fifty (50) percent of the perimeter frontage of the park. (c) Accessibility. All parts of such parks shall be safely and easily accessible by pedestrians and open to the public. (d) Facilities. Such parks shall consist of multiple-use turf areas, walking paths, plazas, pavilions, picnic tables, benches, or other features for various age groups to utilize. (e) Ownership and Maintenance. Such parks may, in the discretion of the City, be acquired by the City (through dedication or purchase) or be privately owned and maintained by the developer or property owners' association. (f) Storm Drainage. When integrating storm drainage and detention functions to satisfy this requirement, the design of such facilities shall not result in slopes or gradients that conflict with other recreational and civic purposes of the park. (3) Community facilities or neighborhood support/recreation facilities (which are permitted as an accessory use to housing). If such facility is smaller than the required minimum size for privately owned parks as required in subparagraph (2)(a) above, then the facility shall be physically integrated with such park space as needed to meet the required minimum size. 18 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 Reason for the Request The Site Plan for Impala Redevelopment PDP is centered around a large central gathering space and amenity area. A major goal for the applicant is to encourage and foster community and safety through design. The central gathering spaces is ~13,000 s.f., which exceeds the required 5,000s.f. for development of this size. The gathering space and clubhouse amenity area will serve residents of both 306 and 400 Impala and has been intentionally designed to promote safety for families, which is the most important element to residents for park and amenity spaces. In this design, children do not have to cross any streets and adults can easily watch children play from their home. The three walk-up building each have units facing the gathering and amenity space making it safe and highly visible. The clubhouse is located adjacent to the gathering space and also open up onto the amenity area, and so, provides an opportunity to have an indoor-outdoor relationship to the programmed areas. The gathering space and amenity area will be programmed for multi-generational use - from a kids play area to smaller seating nodes, a small sports court, and picnic areas with built-in shade, the design is meant to be interactive and well-used. Grading is carefully considered for this amenity space to take advantage of the slopes and use the opportunity to provide interesting and engaging activities. Decorative arbors are considered as part of the design and are located at the entrance off of Impala Drive between Building A and Building B and will function as wayfinding mechanism and help guide people into the space. Exhibit A – Area outlining the location and layout of the proposed Central Gathering Space 19 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 the modification request is that the central gathering space is not highly visible from the public street per the highlighted standard above. Impala Drive, which bounds the property along the west, is the only public street from which the central gathering space can be seen (Exhibit A). The intent of this modification is to prove that the central gathering space, as located on the site plan, is not detrimental to the public good, and (i) promotes the general purpose of the standard equally well or better than a plan which complies with the standard, (ii) granting the modification would substantially address a community need, and (iii) the divergence from the code is nominal and inconsequential when considered from the perspective of the intent of the overall vision of the plan. Justifications 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 location of the central gathering feature does not create any unsafe or negative impacts to the residents. The gathering space meets the intent of the code by providing a visually attractive landscape for all ages, the space prioritizes safety and will be highly visible to the residents, and it is a central element in building and fostering community for the residents. It is designed with accessibility in mind and consists of both passive and active recreational opportunities such as smaller seating nodes, and a sports court and kids play area. In addition to the reasons stated above, the central gathering spaces also meets most the criteria for privately owned parks listed in LUC 3.8.30(C)(2). A. 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 3.8.30 (A) Purpose. The following standards shall apply to all: (1) Multi-family development that contain at least four (4) dwelling units; and (2) single-family attached developments that contain at least four (40 dwelling units where there is no reasonable sufficient area for outdoor activities and useable outdoor spaces on an individual per lot basis. There standards are intended to promote a variety in building form and product, visual interest, access to parks, pedestrian-oriented streets and compatibility with surrounding neighborhoods. 20 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 Impala Redevelopment PDP meets and exceeds the intent of the code for the reasons stated above. A benefit of having the gathering space be located where it is, is that majority of the residents of 306 Impala (holding most of the density) can access the park without ever crossing a street. For the 400 Impala residents travelling to the space, crosswalks are provided to promote safety. Despite the visibility being limited from the Impala Drive, the central gathering space is still highly visible to the residents occupying the five (5) buildings facing directly onto it. B. Justification Criteria – Substantially alleviate an existing, defined and described problem of city-wide concern LUC 2.8.2(H)(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; The need to increase the amount of affordable housing in Fort Collins is widely recognized and fully documented in the Social Sustainability Gaps Analysis, the Affordable Housing Strategic Plan (2015 – 2019), the Housing Strategic Plan (2021), the Social Sustainability Strategic Plan and the City Plan (2019). “Every year the community is unable to reach its annual affordable housing target required current and future generations to make up the difference”. (Housing Strategic Plan 2021) Within the Context of the Housing Strategic Plan: Please note the following information found in the City’s Housing Strategic Plan (2021). Despite the number of affordable homes added and currently under construction, the inventory still falls short of the goal identified in the Affordable Housing Strategic Plan (2015-2019) and Housing Strategic Plan (2021) - To meet an affordable housing stock goal of 10% by 2040, 282 new housing units need to be added every year onward. 21 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 Of the 26 Prioritized Strategies identified in the in the Housing Strategic Plan, Priority #14 notes that additional incentives for Affordable Housing should be created. This should include building related variances and is considered a “quick win: and a low-cost strategy in leveraging overall City goals. Within the Context of the City Plan: The City Plan Principles and Policies listed below are clear that the City desires to encourage a variety of housing types and densities and making them attainable. Policy LIV 5.5 Integrate and Distribute Affordable Housing Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas Policy LIV 6.4 Permanent Supply of Affordable Housing Create an inventory of affordable housing consistent with the Affordable Housing Strategic Plan. Policy LIV 6.5 Aging in Place Retain attainable housing options in existing neighborhoods so that long-term residents can “age in place.” Policy LIV 7.2 – Develop an Adequate Supply of Housing 22 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 Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.3 – Offer Incentives Support and encourage the private development of affordable housing by offering incentives, such as special assistance to offset the costs of the City’s impact fees and development requirements, air rights, energy saving features, and reducing local government barriers to the construction of and the rehabilitation of affordable housing units. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. The Impala Redevelopment proposal can substantially address the important community need described above by providing 62 newly constructed (which includes a net of 49 new units) and 24 preserved affordable housing units in a location where residents can feel safe, foster community, access public transit and other important destinations, and relieve educational barriers with Poudre High School partnerships. The addition of the 49 newly developed affordable units would represent approximately one fifth of the targeted annual goal of 282 units to meet 2040 inventory goals. C. Justification Criteria – Nominal and Inconsequential LUC 2.8.2(H)(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. The modification requested is nominal and inconsequential when considering the community benefit and number of newly constructed affordable units being provided. The gathering spaces meets all of the 23 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 proposed criteria outlined in LUC3.8.30(C)(2), except for location relative to a public street. This, however, is nominal and inconsequential when considering how highly visible and safe the gathering spaces is from the surrounding residences. In Summary: Without the modification to LUC 3.8.30 (C), the project cannot achieve the desired site plan layout, and community-centric design. The design and location of the central gathering space part of the vision for Housing Catalyst. As seen with Village on Horse tooth and Village on Redwood, centrally locating the outdoor amenity area has been a very successful strategy to help foster a sense of community and to keep residents engaged in a safe and well observed location. The success of the central gathering space is also tied to the layout and scale of the buildings bordering it. Not only is locating density around the space important, it is also necessary to achieve the deep affordability levels that the project will need to secure funding mechanisms for affordable housing. And, lastly, no adverse or unsafe conditions are created by requesting the modification. 24 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 Modification Request #5 – Block Standards Land Use Code 3.8.30 (D) Block Requirements: All Development shall comply with the applicable standards set forth below, unless the decision makes determines that compliance with a specific elements of the standard is infeasible due to unusual topographic features, existing development, safety factors or a natural area or feature: (1) Block structure. Each multi-family project shall be developed as a series of complete blocks bounded by streets (public or private). Natural areas, irrigation ditched, high-voltage power lines, operating railroad tracks and other similar substantial physical features may form up to two (2) sides of a block. (2) Block Size. All blocks shall be limited toa maximum size of seven (7) acres. Reason for the Request The site plan for Impala proposes to plat 306 and 400 Impala as one property under one ownership. Currently the two parcels exist as separate properties. The reason for the modification request to the block size is that in combing 306 and 400 Impala, the overall acreage exceeds the 7 acres (LUC 3.8.30(D)(2)). The acres will total 7.2 acres. The applicant believes that 7.2 acres (only .2 acres beyond code) is not detrimental to the public good, and (i) promotes the general purpose of the standard equally well or better than a plan which complies with the standard, (ii) granting the modification would substantially address a community need, (iii) is the result of exceptional physical conditions, and (iv) the divergence from the code is nominal and inconsequential when considered from the perspective of the overall vision of the plan. Justifications 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 Exceeding the 7 acres requirement for block standards does not create an unsafe environment or condition for the residents of Impala Redevelopment or the general public. The proposed site plan maintains existing vehicular driving patterns without compromising pedestrian safety. A 7’ wide sidewalk is proposed along the north side of the 306 Impala Circle Road (currently a 5’ wide sidewalk exists), and an additional network of internal accessible walks will allow residents and guests to travel to the Impala Drive sidewalks without the need to cross a street. In addition, while 400 Impala maintains the cul-de-sac condition, an enhanced bike/ped & emergency access vehicle connection is proposed to connect to the Mulberry 6-plex. This connection will improve emergency vehicle access where it does not currently exist. Although the private roads within the development do not meet the technical 25 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 Larimer County Urban Area Street standards for public roads, they function and look like public roads creating safe passageways for pedestrians and vehicles. It should also be noted that by increasing the overall acreage for block standards does not create a condition on site that impacts those of others off- site. A. 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 3.8.30 (A) Purpose. The following standards shall apply to all: (1) Multi-family development that contain at least four (4) dwelling units; and (2) single-family attached developments that contain at least four (40 dwelling units where there is no reasonable sufficient area for outdoor activities and useable outdoor spaces on an individual per lot basis. There standards are intended to promote a variety in building form and product, visual interest, access to parks, pedestrian-oriented streets and compatibility with surrounding neighborhoods. The general purpose of the standard which is requested to be modified centers around a visually interesting, pedestrian oriented streets and environments. The Impala Redevelopment PDP meets and exceeds the intent of the code by providing multiple choices for pedestrians and residents to safely interact with and travel through the development all while addressing compatibility, providing access to a large (11,000 s.f.) gathering space, and promoting visually interesting landscape design and thoughtful architecture. Most walks within the 306 Impala development are enhanced beyond the minimum width standards and the number of street crossings are limited as much as possible. B. Justification Criteria – Substantially alleviate an existing, defined and described problem of city-wide concern LUC 2.8.2(H)(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; 26 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 need to increase the amount of affordable housing in Fort Collins is widely recognized and fully documented in the Social Sustainability Gaps Analysis, the Affordable Housing Strategic Plan (2015 – 2019), the Housing Strategic Plan (2021), the Social Sustainability Strategic Plan and the City Plan (2019). “Every year the community is unable to reach its annual affordable housing target required current and future generations to make up the difference”. (Housing Strategic Plan 2021) Within the Context of the Housing Strategic Plan: Please note the following information found in the City’s Housing Strategic Plan (2021). Despite the number of affordable homes added and currently under construction, the inventory still falls short of the goal identified in the Affordable Housing Strategic Plan (2015-2019) and Housing Strategic Plan (2021) - To meet an affordable housing stock goal of 10% by 2040, 282 new housing units need to be added every year onward. Of the 26 Prioritized Strategies identified in the in the Housing Strategic Plan, Priority #14 notes that additional incentives for Affordable Housing should be created. This should include building related variances and is considered a “quick win: and a low-cost strategy in leveraging overall City goals. Within the Context of the City Plan: The City Plan Principles and Policies listed below are clear that the City desires to encourage a variety of housing types and densities and making them attainable. 27 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 Policy LIV 5.5 Integrate and Distribute Affordable Housing Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas Policy LIV 6.4 Permanent Supply of Affordable Housing Create an inventory of affordable housing consistent with the Affordable Housing Strategic Plan. Policy LIV 6.5 Aging in Place Retain attainable housing options in existing neighborhoods so that long-term residents can “age in place.” Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.3 – Offer Incentives Support and encourage the private development of affordable housing by offering incentives, such as special assistance to offset the costs of the City’s impact fees and development requirements, air rights, energy saving features, and reducing local government barriers to the construction of and the rehabilitation of affordable housing units. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. 28 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 Impala Redevelopment proposal can substantially address the important community need described above by providing 62 newly constructed (which includes a net of 49 new units) and 24 preserved affordable housing units in a location where residents can feel safe, foster community, access public transit and other important destinations, and relieve educational barriers with Poudre High School partnerships. The addition of the 49 newly developed affordable units would represent approximately one fifth of the targeted annual goal of 282 units to meet 2040 inventory goals. C. 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; The Impala PDP is intended as a redevelopment and renovation rather than a greenfield development, and so the parcels are existing and have a unique boundary. Housing Catalyst is essentially inheriting two parcels where the current property lines do not match align in a logical way. Poudre High School also bounds the site to the north, and existing single-family homes are established to the south of 306- and to the east of 400 Impala, which limit the capability to connect anywhere other than south towards Mulberry and along Impala Drive. 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 public streets. D. Justification Criteria – Nominal and Inconsequential LUC 2.8.2(H)(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. The overall vision for the Impala Redevelopment PDP is to provide a net of 49 newly constructed units of affordable housing to our community. The applicant is proposing a thoughtful, community-centered site plan that will promote public safety, access to outdoors, and is compatible with the existing neighborhood. The modification requested in nominal and inconsequential when considering the 29 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 community benefit being provided. For comparison, .2 acres (or ~ 8,700 s.f) a little larger than that of a typical single-family lot. In Summary: The modification to the block standards does not negatively impact the residents or the general public, but rather gives the ability to enhance connectivity and cohesion of the existing neighborhood into the new development, simplify property ownership, and allow for more efficient management of the properties that contribute to the affordability of the project. As a result, there are no public or street-like private drives part of the plan. The roads are still designed and modified with pedestrian safety in mind and the overall intent of the code is still met. 30 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 In conclusion: Without the proposed modifications contained in this package (LUC 4.5 (E) (4)(a); LUC 4.5 (E) (4)(i); LUC 3.5.2 (D) (1); LUC 3.8.3 (C) (2); LUC 3.8.30 (D) (1) & LUC 3.8.30 (D) (2)), the project is not feasible. The modifications are all closely tied together, and achieve high levels of affordability, the project will need to maintain efficient cost per-units. Funding mechanisms that will be need to secured for this project, favor cost-efficient construction and operation, e.g. the development costs (including the cost of the land). If the development costs cannot be used efficiently by constructing more units in one building, the project will be too expensive to construct and the ability to secure funding for the project will not be feasible. In further support of this criterion for approval, the proposed modifications to the Zone District Standards and the General Standards would not impair the purposes of the Land Use Code as set forth in Section 1.2.2 and would, in fact, improve and protect the public health, safety and welfare by: (A) ensuring that all growth and development which occurs is consistent with this Code, City Plan and its adopted components, including, but not limited to, the Structure Plan, Principles and Policies and associated sub-area plans. (B) encouraging innovations in land development and renewal. (C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. (D) facilitating and ensuring the provision of adequate public facilities and services such as transportation (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and emergency services, police, electricity, open space, recreation, and public parks. (E) avoiding the inappropriate development of lands and providing for adequate drainage and reduction of flood damage. (F) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. (G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. (H) reducing energy consumption and demand. (I) minimizing the adverse environmental impacts of development. (J) improving the design, quality and character of new development. (L) encouraging the development of vacant properties within established areas. (M) ensuring that development proposals are sensitive to the character of existing neighborhoods. (O) encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. 31 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 We thank you for your time and consideration of each of the modifications requested with this package. Housing Catalyst’s goal is to provide a well-designed and thoughtful development that serves the needs of the Fort Collins Community. We look forward to continuing the development review track and seeing Impala come to life!