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Home My WebLink AboutTAPESTRY - PDP240001 - SUBMITTAL DOCUMENTS - ROUND 1 - Modification RequestMODIFICATION REQUEST 1: PARKING LUC Section LUC Code Modification Requested 3.2.2(K)(1)(a)Attached Dwellings: For each two-family and multi-family dwelling there shall be parking spaces provided as indicated by the following table: # of Bdrms/DU Spaces/DU One or less 1.5 Two 1.75 Three 2.0 Four and above 3.0 Proposed LUC changes to parking requirements as indicated in table: # Bedrooms/DU Spaces/DU Affordable Housing DU One or less 1 .75 Two 1.5 1 Three 2.0 1.25 Four and above 3.0 1.5 Modification Justification: 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 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 Modification Narrative: The Fort Collins Planning and Zoning Commission and Fort Collins City Council, as well as City staff, have been working diligently over the past couple of years to update the Land Use Code (LUC). Proposed changes to the code include parking requirements for dwelling units of both standard/market rate multi-family housing complexes as well as affordable units that are whole or in part of multi-family development. Parking has been a barrier to cost for providing affordable housing in many developments as the cost of not only the pavement, but implications on space reduction for density, increased runoff, reduced amenity areas, etc. Tapestry requests that the project be reviewed and approved with the proposed LUC code updates that are currently being discussed with City Council and the Planning and Zoning Commission. Modification Requests for Tapestry MODIFICATION REQUEST 2: STREET TREES LUC Section LUC Code Modification Requested 3.2.1(D)(2)(a)Wherever the sidewalk is separated from the street by a parkway, canopy shade trees shall be planted at thirty-foot to forty-foot spacing (averaged along the entire front and sides of the block face) in the center of all such parkway areas. Ornamental tree to be planted at average of seventy-six- foot spacing along Buckingham Street. Canopy shade tree and/or ornamental tree to be planted at average of seventy-foot spacing along 3rd Street. Canopy shade tree and/or ornamental tree to be planted at average of seventy-six-foot spacing along Logan Street. Modification Justification: 1. 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 2. 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; or Modification Narrative: Buckingham Street has an existing waterline that prevents canopy trees to be planted with the minimum 10’-0” separation. City staff has approved a 8’-0” separation for ornamental trees. Additionally, this project has 5 of its 7 buildings fronting public right-of-way (R.O.W.). During design of this site, our team pointed out that the current local and collector street cross sections do not allow for aerial access from R.O.W. This puts an incredible burden on the project to have to provide all of the additional pavement (over 10,000 sf) on site to meet PFA aerial access requirements. The implications of not only increased cost due to more pavement, but also increased LID/detention capacity from the extra imperiousness negatively impact the price of these units. Additionally, the extra pavement reduces overall aesthetics of the site and significantly reduces the amenity and main park area. The applicant team has worked through several meetings and design charrettes with City staff in all departments and Poudre Fire Authority to develop the proposed street cross sections and horizontal alignment of bulb-outs for street trees that will allow for aerial access as well as provide the much needed on-street parking that was a top priority of the adjacent Buckingham Neighborhood. STREET # OF TREES WITH STANDARD TREE LAWN # OF TREES WITH PROPOSED Buckingham Street 10 Ornamental (due to water line) 5 Ornamental (-5) 3rd Street 12 Canopy 6 Canopy + 2 Ornamental (-6) Logan Street 9 Canopy 4 Canopy + 2 Ornamental (-3) 6 of the 7 buildings have substantially increased trees for full tree stocking (modification 4). The development as a whole provides more tree canopy than one the strictly meets the code requirements. Modification Requests for Tapestry MODIFICATION REQUEST 3: FULL TREE STOCKING LUC Section LUC Code Modification Requested 3.2.1(D)(1)(c) “full tree stocking” shall be required in all landscape areas within fifty (50) feet of any building or structure as further described below...50% of required shall be Canopy Trees Building 2 - 38% Canopy trees Building 3 - 46% Canopy trees Modification Justifications: 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 2. 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; or 3. 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. Modification Narrative: All building meet full tree stocking requirements with the exception of Buildings 2 for the requirement for 50% of the trees to be canopy trees. Building 2 is limited by the existing water line in Buckingham Street that does not allow for the required 10’-0” of separation. COFC Utilities has approved ornamental trees to be planted with 8’-0” separation. Building 1 Required Canopy Trees 30’-40’ (50% of rqd.) Evergreen Trees 20’-40’ Ornamental Trees 20’-40’ Building Perimeter 530 LF 1 Tree / 40 LF 14 Tree Required Provided Canopy Trees 7 (50% of rqd.) Evergreen Trees 3 Ornamental Trees 8 TOTAL 18 (+4) Building 2 Required Canopy Trees 30’-40’ (50% of rqd.) Evergreen Trees 20’-40’ Ornamental Trees 20’-40’ Building Perimeter 485 LF 1 Tree / 40 LF 13 Tree Required Provided Canopy Trees 5 (38% of rqd.) Evergreen Trees 0 Ornamental Trees 8 TOTAL 13 Building 3 Required Canopy Trees 30’-40’ (50% of rqd.) Evergreen Trees 20’-40’ Ornamental Trees 20’-40’ Building Perimeter 485 LF 1 Tree / 40 LF 13 Tree Required Provided Canopy Trees 7 (53% of rqd.) Evergreen Trees 4 Ornamental Trees 11 TOTAL 21 (+8) Modification Requests for Tapestry Building 4 Required Canopy Trees 30’-40’ (50% of rqd.) Evergreen Trees 20’-40’ Ornamental Trees 20’-40’ Building Perimeter 530 LF 1 Tree / 40 LF 14 Tree Required Provided Canopy Trees 14 (100% of rqd.) Evergreen Trees 1 Ornamental Trees 4 TOTAL 19 (+5) Building 7 Required Canopy Trees 30’-40’ (50% of rqd.) Evergreen Trees 20’-40’ Ornamental Trees 20’-40’ Building Perimeter 530 LF 1 Tree / 40 LF 14 Tree Required Provided Canopy Trees 9 (64% of rqd.) Evergreen Trees 1 Ornamental Trees 7 TOTAL 17 (+3) Building 5 Required Canopy Trees 30’-40’ (50% of rqd.) Evergreen Trees 20’-40’ Ornamental Trees 20’-40’ Building Perimeter 530 LF 1 Tree / 40 LF 14 Tree Required Provided Canopy Trees 8 (57% of rqd.) Evergreen Trees 4 Ornamental Trees 12 TOTAL 24 (+10) Building 6 Required Canopy Trees 30’-40’ (50% of rqd.) Evergreen Trees 20’-40’ Ornamental Trees 20’-40’ Building Perimeter 485 LF 1 Tree / 40 LF 13 Tree Required Provided Canopy Trees 9 (69% of rqd.) Evergreen Trees 1 Ornamental Trees 5 TOTAL 15 (+2) MODIFICATION REQUEST 3: FULL TREE STOCKING Modification Requests for Tapestry MODIFICATION REQUEST 4: VARIATION AMONG BUILDINGS LUC Section LUC Code Modification Requested 3.8.30(F)(2)Variation Among Buildings. For any development containing at least three (3) and not more than five (5) buildings (excluding clubhouses/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. Development contains seven (7) buildings and provides two (2) distinct designs. Modification Justification: 1. the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or 2. the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the proposed project would substantially address an important community need specifically and expressly defined and described in the city’s Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or Modification Narrative: LUC Section 3.8.30 states that the purpose of this section standards are to: These standards are intended to promote variety in building form and product, visual interest, access to parks, pedestrian-oriented streets and compatibility with surrounding neighborhoods. Further 3.8.30(F)(2) requires: 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. The site plan for Tapestry has seven (7) buildings that are comprised of two (2) different building designs. Due to the scale and layout of this affordable development visual/architectural diversity can be accomplished with the two different elevations/footprints and four (4) color schemes for architectural diversity equally well as a plan that provides another building design. These buildings front four different street right-of-ways. No street frontage has a duplicate face of a building fronting it (see exhibit on next page). The proposed plan and building variation also alleviates a defined problem in the City of Affordable Housing. To design and another building adds substantial cost to the overall project and does not significantly improve the varied street frontages as no street frontage has more than two buildings on each of them. 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