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HomeMy WebLinkAboutBLOOM FILING THREE MULTI-FAMILY DWELLINGS - PDP220011 - SUBMITTAL DOCUMENTS - ROUND 4 - MODIFICATION REQUEST (2)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