HomeMy WebLinkAboutModification Requests - 11/08/2023Bloom Filing Three
Modification of Standards Request
Pedcor Investments is requesting the following modifications of standards in support of a PDP appli-
cation currently under consideration.
The applicant is requesting Modifications of Standards for the following:
Mulberry and Greenfields PUD Multi-Family and Single Family Attached Dwelling Development Stan-
dards F.3. - Variation Among Buildings
PUD Requirement
For any development containing at least three (3) and not more than (5) buildings (excluding club-
houses/leasing offices), there shall be at least two (2) distinctly different building designs. For any
such development containing more than five (5) buildings (excluding clubhouses/leasing offices),
there shall be at least three (3) distinctly different building designs. For all developments, there shall
be no similar buildings placed next to each other along a street, street-like private drive or major
walkway spine. Building designs shall be considered similar unless they vary significantly in footprint
size and shape or building elevations, including significantly modifying the architectural style of the
buildings (e.g., prairie, craftsman, etc.) or other elements, possibly including but not limited to modify-
ing the roofline, materials, or color blocking. Building designs shall be further distinguished by includ-
ing unique architectural elevations and unique entrance features within a coordinated overall theme of
roof forms, massing proportions and other characteristics. Such variation among buildings shall not
consist solely of different combinations of the same building features.
Discussion
Bloom Filing Three is a proposed affordable multi-family project located within Bloom consisting of
360 units in 15 buildings, with at least 264 of those units being designated as affordable. All buildings
are 24 units in size in three story walk up buildings with 8 units per floor.
This development proposal includes three different building configurations with differences in foot print
shapes and sizes. We do admit that the building architecture between the building types is similar to
each other, but they are not identical. One of the unique features of this community is that it will be all
electric, and we are implementing a solar system to help offset the electric usage. As such, we are
using a simplified gable roof system in order to maximize the amount of solar panels that we can
place on the roofs. This is one of the biggest factors behind the building types looking similar.
With this though, we have worked on creating some roofline variations by raising the roofline along
portions of some buildings, raising the roofline at building entries on other buildings. There is also
variation among the support columns for the roofs over the entries.
We have also developed 4 different color schemes. With this no two buildings next to each other will
have the same building colors. This also applies to the garage buildings which will vary in color as
well. The variations include different paint colors on siding, variation in brick colors, and variation in
Bloom Filing Three Modification of Standards 1
brick placement. This, with the changes in building planes and footprints will create a diverse street
scape.
Building Type 1 (12A12B) This one shows roofs propped up over the building entries
Building Type 2 (12B12A) This one shows the roof raised over the center third of the building, and
multiple brick colors.
Bloom Filing Three Modification of Standards 2
Building Type 3 (12C12Bv1) This one shows roofs propped up over the building entries and a differ-
ence in the stairway architecture
Building Type 4 (12C12Bv2) This one shows roofs propped up over the building entries and a differ-
ence in the stairway architecture, and multiple brick colors
Bloom Filing Three Modification of Standards 3
Site Plan showing the color scheme placements. Reference the Architecture set for a larger version.
JUSTIFICATION
Pedcor Investments requests, as outlined in 2.8.2(H)(1), that this modification of standards request
regarding Mulberry and Greenfields PUD Multi-Family and Single Family Attached Dwelling De-
velopment Standards F.3. - Variation Among Buildings be approved as our request will promote
the general purpose of the standard equally well or better than would a plan which complies with the
standard as follows:
1.The building footprint variations and the color scheme variations will provide the necessary build-
ing diversity
2.The development proposal proposes a large amount of solar which is a community goal of reduc-
ing greenhouse emissions. This required us to simplify roof forms in order to maximize the amount
of solar panels on the roofs.
Also pursuant to 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 exist-
ing, 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 commu-
nity 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 stan-
dard would render the project practically infeasible.
Bloom Filing Three Modification of Standards 4
1.In order to build an affordable housing community that meets families at or below 60% of the area
median income (AMI), granting this modification would allow more efficient construction of the
units to meet this income level on this site.
Finally, pursuant to 2.8.2(H)(4), the plan as submitted will not diverge from the standard of the Land
Use Code except in a nominal, inconsequential way when considered from the perspective of the en-
tire development plan.
1.The requested variation among buildings modification only slightly varies from the requirement by
providing a variety of buildings shapes and color variation, while using similar building materials on
each building type.
1.2.2 Purpose
The purpose of this Code is to 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 transporta-
tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and
emergency services, police, electricity, open space, recreation, and public parks.
(J) improving the design, quality and character of new development.
(K) fostering a more rational pattern of relationship among residential, business and industrial uses for
the mutual benefit of all.
(L) encouraging the development of vacant properties within established areas.
(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.
As has been demonstrated, granting of this modification would not be detrimental to the public good.
Bloom Filing Three Modification of Standards 5
Bloom Filing Three
Modification of Standards Request
Pedcor Investments is requesting the following modifications of standards in support of a PDP appli-
cation currently under consideration.
The applicant is requesting Modifications of Standards for the following:
3.2.2(K)(1) Parking Lots - Required Number of Off-Street Spaces for Type of Use
Land Use Code Requirement
3.2.2(K)(1) Parking Lots - Required Number of Off-Street Spaces for Type of Use
The minimum required parking amounts for multi-family buildings are as follows based on the number
of bedrooms:
One or less 1.5
Two 1.5
Three 2.0
Discussion
Bloom Filing Three is a proposed multi-family community within the Mulberry-Greenfields PUD (AKA
Bloom) This site is known as District 2 within the PUD. This proposal consists of 360 units and is in-
tended to satisfy a portion of the affordable housing requirements of the metro district, with at least
264 of the units being developed as affordable rental apartments. It is anticipated that these apart-
ments will be financed through the Low-Income Housing Tax Credit (LIHTC) program, as administered
by the Colorado Housing and Finance Agency (CHFA), and they will comply with the LIHTC rules for
affordable apartments made available to households at or below 60% of the Area Median Income
(AMI). The Average Income approach may be implemented, in accordance with the LIHTC rules
Per the land use code, Bloom Filing Three needs to have a total of 615 parking spaces in order to be
compliant with the parking requirements. The current proposal falls short of this with 594 spaces or 21
spaces less than what is required. The breakdown of parking is as follows:
Standard Parking Spaces 503
Long Term Parking (compact) 9
Handicap Parking 29
On Street Parking 54
Total 594
This parking is spread throughout the development. In addition there are 60 garage spaces that are
not being counted towards the minimum parking requirements as they will be rented separately from
the apartment units, thus they cannot be counted towards the parking requirements. However, if they
were, we would have plenty of parking with 654 total parking spaces. Historically these garage spaces
are fully rented and this development would therefor have sufficient parking.
Bloom Filing Three Modification of Standards 1
On our original submittal to the CIty of Fort Collins, we did initially meet the parking requirements.
However, through subsequent redesigns, and creating a street system that is continuous with previ-
ous and future Bloom filings, we have lost a number of spaces, while still maintaining the overall unit
count, which is critical to the viability of this affordable housing community.
One interesting item to note, is in the recent land use code that was approved, and since rescinded
was the parking requirements were reduced. It is our understanding that the new land use code that is
currently being developed and debated, will also include reduced parking requirements.
JUSTIFICATION
Pedcor Investments requests, as outlined in 2.8.2(H)(1), that this modification of standards request
regarding 3.2.2(K)(1) Parking Lots - Required Number of Off-Street Spaces for Type of Use be
approved as our request will promote the general purpose of the standard equally well or better than
would a plan which complies with the standard as follows:
1.The development proposal proposes a reduction of parking of only 21 spaces, or 3.5%.
2.The development has 60 garage spaces which do not count towards the minimum parking re-
quirements as they are rented separately. However, if they were counted, we would have 39 more
spaces than what is required.
3.The city is considering reducing the parking requirements city wide in the next land use code revi-
sion.
4.As currently designed, the proposed average ratio of 1.65 spaces per unit falls in line with the
hundreds of Pedcor Investments projects around the country that are already in service
Also pursuant to 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 exist-
ing, 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 commu-
nity 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 stan-
dard would render the project practically infeasible. In order to build and affordable housing communi-
ty that meets families at or below 60% of the area median income (AMI), granting this modification
would allow more efficient construction of the units to meet this income level on a site that is already
constrained.
Finally, pursuant to 2.8.2(H)(4), the plan as submitted will not diverge from the standard of the Land
Use Code except in a nominal, inconsequential way when considered from the perspective of the en-
tire development plan. The required parking reduction is only 3.5% of the required total, and is offset
by garage spaces which cannot be counted, thereby there is only a nominal and inconsequential di-
vergence from the standard, the plan will continue to advance the following purposes of the Land Use
Code as contained in Section 1.2.2.
1.2.2 Purpose
The purpose of this Code is to 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.
Bloom Filing Three Modification of Standards 2
(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 transporta-
tion (streets, bicycle routes, sidewalks and mass transit), water, wastewater, storm drainage, fire and
emergency services, police, electricity, open space, recreation, and public parks.
(J) improving the design, quality and character of new development.
(K) fostering a more rational pattern of relationship among residential, business and industrial uses for
the mutual benefit of all.
(L) encouraging the development of vacant properties within established areas.
(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.
As has been demonstrated, a slight reduction in the required parking will not be detrimental to the
public good.
Bloom Filing Three Modification of Standards 3