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HomeMy WebLinkAboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 5 - MODIFICATION REQUEST MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Enclave at Redwood Enclave at Redwood Enclave at Redwood Enclave at Redwood Modification Request Modification Request Modification Request Modification Request –––– Housing TypesHousing TypesHousing TypesHousing Types February 2, 2022 Land Use CodeLand Use CodeLand Use CodeLand Use Code 4.5(D) 4.5(D) 4.5(D) 4.5(D) Low Density MixedLow Density MixedLow Density MixedLow Density Mixed----Use Neighborhood District (LUse Neighborhood District (LUse Neighborhood District (LUse Neighborhood District (L----MMMM----N) N) N) N) –––– Design StandardsDesign StandardsDesign StandardsDesign Standards (2) Mix of Housing. A mix of permitted housing types shall be included in any individual development plan, to the extent reasonably feasible, depending on the size of the parcel. In order to promote such variety, the following minimum standards shall be met: (a) A minimum of housing types is required on any project development plan as follows: 3. a minimum of four (4) housing types is required on any such project development plan containing thirty (30) acres or more. Reason for the RequestReason for the RequestReason for the RequestReason for the Request The Enclave at Redwood Project Development Plan (PDP) is a residential project that aims at providing a different type of rental housing to the Fort Collins market. The site plan proposes 40 townhome style buildings all on one lot, enabling them to be owned and maintained by a single entity. This rental housing model creates a neighborhood with a variety of housing options, both in the type of residence and style. The development offers three distinct housing types and six different building models. The housing types and models have been mixed throughout the site to ensure that there is no chance of a monotonous streetscape. The reason for this modification request is the gross acreage of the site is 30.178 acres, which is slightly over the 30-acre limit, therefore requiring four different housing types. The project is providing three. The Fort Collins Land Use Code (LUC) offers eleven different housing types as options to satisfy this requirement. The three housing types proposed are: “multi-family dwellings containing more than three (3) to four (4) units per building”; “multi-family dwellings containing five (5) to seven (7) units per building”; and “multi-family dwellings containing more than seven (7) units per building (limited to twelve dwelling units per building)”. It should be noted that these units are only considered multifamily because they exist on a single lot. If each attached unit had separately platted and recorded parcels (like traditional townhomes), 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 then they would be classified as “single-family attached dwellings” which is an allowed housing type. The intent of this memo is to prove that providing one less housing type (i) is not detrimental to the public good, (ii) does not diverge from the standards except in a nominal, inconsequential way, and (iii) advances the purpose of the Land Use Code. JustificationsJustificationsJustificationsJustifications The Land Use Code states that the decision-maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good; and the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. No Detriment to the Public Good The proposed plat consists of four separate lots, one tract and several public rights-of-way being dedicated or vacated. The total area of these lots, rights-of-way and tract total 30.178 acres, or just 7,754 square feet over the limit which requires a new housing type. The site can be divided into two areas: North of Suniga Road and South of Suniga Road. North of Suniga Road accounts for 27.856 acres, or 92.3% of the site. South of Suniga Road accounts for 2.322 acres, or 7.7% of the site. The 240 dwelling units presented equates to a density of 7.95 dwelling units per acre. All dwellings and any supporting elements of the dwellings (streets, parking, sidewalks, parks, detention facilities, etc.) exist solely on the land north of Suniga Road. The land south of Suniga Road is not developable and solely used as a Natural Habitat Buffer Zone. If the project boundary were considered only the land north of Suniga, as this is where the development is occurring, the density would be 8.62 dwelling units per acre. In that scenario the project would still be under the 9 dwelling unit per acre maximum set by the LMN zone district standards. This suggests that the type of development shown north of Suniga was anticipated in this zone district and is therefore not creating a density which is detrimental to the public good. As mentioned above, the only difference between these two-story townhome-like multifamily buildings and a traditional single-family attached townhome, is the absence of individual lots per dwelling. If the applicant were to plat individual lots on 5% of the dwellings, this modification would no longer be required. Requiring a for-rent community to create individual lots per dwellings generates a development which is harder to cohesively maintain and enforce from a property management standpoint. It is not in the public interest to have a neighborhood which is unmaintainable. 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 Finally, the purpose of the housing type variation standard is to “promote variety” within the development and “avoid repetitive rows of housing and monotonous streetscapes.” While the development provides three housing types, it also provides two distinctly different building models for each of those housing types. This creates six different buildings which have been carefully placed throughout the site with no similar buildings placed next to each other to ensure a varied streetscape is produced and no monotony is created. The reduction in housing types does not cause any other standard or code to be violated, nor does it create a condition on site that impacts those of others off-site. Therefore, reducing the number of required housing types from four to three is not detrimental to the public good. LUC 2.8.2(H)(4) – the decision maker may grant a modification of standards only if it finds that…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 Nominal and Inconsequential As mentioned above, the Project Development Plan boundary total area is 30.178 acres or 1,314,547 square feet. This triggers the need to increase the required housing types from three to four since the total area is 30 acres or larger. If the Project Development Plan boundary were 7,747 square feet smaller, then this modification request would not be required. When considered from the perspective of the entire development plan, this represents 0.59% of the gross area. When considered from the perspective of the standard, the public will not perceive the lack of a new type of housing in a development that is 1,314,547 square feet instead of 1,306,800 square feet. The plan as submitted diverges from the standards of the Land Use Code solely in a nominal, inconsequential way. LUC 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. a. The application is consistent with the Land Use Code and Structure Plan and appropriate changes to ensure consistency with those plans have been implemented as directed by City Staff over the past six rounds of PDP review. 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 b. The development presented embodies Fort Collins’ three Core Values of Livability, Community and Sustainability by: i. Providing attainable housing options ii. Providing great parks and open spaces iii. Creating a clean and maintainable neighborhood iv. Creating a community with numerous trails and activity opportunities which foster healthy living and social well-being v. Creating public spaces for interaction and celebration vi. Protecting the natural environment by providing over 6 acres of natural habitat vii. Restoring and enhancing existing wetlands off-site to ensure good management of water resources for a changing future climate (B) encouraging innovations in land development and renewal. a. Providing townhome style products that look and feel like a single-family attached residence, which exist all on one lot instead of multiple individual lots, is an innovative housing solution to provide attainable rental housing to Fort Collins. This is a way to promote density while preserving the surrounding suburban context. (C) fostering the safe, efficient and economic use of the land, the city's transportation infrastructure, and other public facilities and services. a. The plan fosters the safe, efficient and economic use of the land by providing much needed housing options for the “missing middle” in Fort Collins. The density achieved within this development is a more palatable version of densifying the City without creating conditions associated with an urban environment. Given the 9 dwelling unit per acre density allowed within the LMN zone district, the roughly 8 dwelling unit per acre density proposed is the highest and best use of the land. Proper transportation infrastructure (including a public trail system, public and private streets) is provided and all other adequate public facility standards have been met. (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. a. See above for notes on transportation facilities. b. All water, wastewater, storm drainage and dry utilities have been reviewed and approved by City Staff c. The property is within the City of Fort Collins boundary and does not need to be annexed, therefore adequate fire, police and emergency services are already provided 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 d. The development meets all criteria for public and private open space and recreation standards (E) avoiding the inappropriate development of lands and providing for adequate drainage and reduction of flood damage. a. This land is not within the floodplain or floodway. b. All detention, water quality and low-impact development standards are being met. (F) encouraging patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. a. This plan follows the land use framework laid out in the Structure Plan which has been designed to encourage development patterns which decrease trip lengths. b. A public multimodal regional trail is provided on site and encourages alternatives to automobile transportation (G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. a. This development creates links to public transportation via public sidewalks and bike lanes along two arterial streets. Vehicular, bicycle and pedestrian connectivity is established between two neighborhoods on the eastern and western borders of the site. A public multimodal regional trail is provided on site and encourages alternatives to automobile transportation (H) reducing energy consumption and demand. a. The residences will be held to the latest Energy Code requirements, which are inherently designed to reduce energy consumption. (I) minimizing the adverse environmental impacts of development. a. A roughly six-acre natural habitat buffer zone is provided along an existing ditch and other drainage facilities on the northern and eastern boundaries of the site. b. Proper setbacks and buffers have been provided to the two existing wetland areas (Evergreen Pond to the northeast and Redwood Pond to the northwest). c. Redwood Pond is being enhanced to accommodate on- and off-site drainage flows while preserving existing wetlands. The enhancements to the regional pond create a top-shelf display of ecological diversity and natural landscape aesthetic. (J) improving the design, quality and character of new development. a. The architectural elevations have been reviewed and approved by City Staff as they relate to the residential building standards in LUC 3.5.2 and the character compatibility standards in LUC 3.5.1. (K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. 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. Not Applicable: There are no commercial or industrial uses directly adjacent to this site (L) encouraging the development of vacant properties within established areas. a. This site is on the fringe of the developed boundaries of Fort Collins. The site is vacant and resides next to established neighborhoods to the west and north. (M) ensuring that development proposals are sensitive to the character of existing neighborhoods. a. The proposed residential buildings are two-story buildings with gabled roofs and dormers similar to the architectural character of the existing neighborhoods to the west. Building massing has been articulated and broken up to emphasize the individuality of a townhome development rather than a multifamily development. (N) ensuring that development proposals are sensitive to natural areas and features. a. A roughly six-acre natural habitat buffer zone is provided along an existing ditch and other drainage facilities on the northern and eastern boundaries of the site. b. Proper setbacks and buffers have been provided to the two existing wetland areas (Evergreen Pond to the northeast and Redwood Pond to the northwest). c. Redwood Pond is being enhanced to accommodate on- and off-site drainage flows while preserving existing wetlands. The enhancements to the regional pond create a top-shelf display of ecological diversity and natural landscape aesthetic. (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. a. This innovative approach to rental housing provides a new opportunity for people of all ages and abilities to rent a home at an attainable price.