HomeMy WebLinkAboutLEGACY SENIOR RESIDENCES - PDP - PDP120015 - REPORTS - RECOMMENDATION/REPORTLegacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
Page 19
2. Maintaining a building height of 4 stories along where the building abuts a
public street (Section 4.17(D)(3)(c)(1)); and
3. Increasing the frequent view/access standard from 125' to 180' (Section
4.17(D)(3)(c)(4).
RECOMMENDATION:
Staff recommends the following:
• Approval of the Legacy Senior Residences, PDP.; and
• Approval of the Modification of Standard Requests to:
o Reduction of minimum vehicular overhang for a landscaped area from 7'
to 5.95' (Section 3.2.2(L)(4)), which has been found to be justified by the
criteria of Section 2.8.2(H)(2) and Section 2.8.2(H)(4);
o Maintaining a building height of 4 stories along where the building abuts a
public street (Section 4.17(D)(3)(c)(1)), which has been found to be
justified by the criteria of Section 2.8.2(H)(1) and Section 2.8.2(H)(2); and
o Increasing the frequent view/access standard from 125' to 180' (Section
4.17(D)(3)(c)(4), which has been found to be justified by the criteria of
Section 2.8.2(H)(2).
ATTACHMENT:
• Exhibit 1 — Comments received from Save the Poudre on May 30, 2012
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
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(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
Staffs Evaluation of Applicant's Request:
Staff has evaluated the Applicant's request against the criteria provided in
Section 2.8.2(H) of the Land Use Code. The purpose of the standard is not only
to allow visual access into the river corridor but also to break up the visual
experience a pedestrian has while on the Poudre River Trail. City staff held two
design charrettes with the applicant to determine how a wall that exceeds the
standard could achieve the standard equally or better than a wall 125' in length.
The applicants have recessed the building for a length of 35' and provided
significantly different landscaping treatments around the building in the recessed
area along the river. In addition, the materials provided have brick in the
recessed areas, which is darker in color than the other dominant materials on the
building, which furthers the visual variability a pedestrian will experience on the
site. While staff finds that the project has achieved a visual experience equal to a
better than the standard, visual access into the river is still precluded by a 180'
long building.
Instead of meeting the criteria for a modification under Section 2.8.2(H)(1), staff
finds that the modification can be justified based on Section 2.8.2(H)(2) as the
project meets a significant community need, as discussed above. Thus, as this
project meets the criteria set forth in Section 2.8.2(H)(2), staff recommends
approval of this request.
6. Findings of Fact/Conclusion:
In reviewing the request for the Legacy Senior Residences PDP, Staff makes the
following findings of fact:
• Multi -family dwellings are permitted in the RDR, River Downtown Redevelopment
District, subject to an administrative review.
• The Legacy Senior Residences, PDP complies with applicable General
Development Standards of Article 3 and the land use and development standards of
Division 4.17 RDR, River Downtown Redevelopment District, with the exception of:
Three Modifications of Standard Requests:
1. Reduction of minimum vehicular overhang for a landscaped area from 7'
to 5.95' (Section 3.2.2(L)(4));
Legacy Senior Residences - Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
Page 17
Modification #3: Section 4.17(D)(3)(c)(4) - Frequent View/access
The Land Use Code requires that no building wall shall exceed one hundred
twenty-five (125) feet on the axis along the River. The Applicant is requesting
that the building wall be one hundred eighty feet in length along the River axis.
Applicant's Justification:
We feel that 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, and will continue to advance the purposes of the Land Use Code as
contained in Section 1.2.2 for the following reasons:
• The fagade elevation facing the river has been modified to give the
illusion and feel of reducing the building's length.
- A 35' wide section of the pitched roof has been removed and
changed to a flat roof.
- The 35' wide section of the building is recessed by 8.5 feet.
- All four stories have brick in this recessed area. The brick is
darker in color than the stone therefore helping to enhance the feel
of receding.
- The roof covering the porch/promenade has been removed in this
section.
• The proposed alternative plan enhances the landscape in the 8.5' deep
recessed area by utilizing denser, darker plant material and vines, giving
the area a significantly different look and feel than the rest of the building.
• The United Way building and playground partially hide the building from
the Poudre River trail.
• The proposed alternative plan ensures sensitivity to the Poudre River
view corridor. We feel that the proposed plan does not detract in any way
from satisfying this purpose.
Review of Modification Criteria - Section 2.8.2(H):
The citation for the applicable review criteria for a Modification is as follows:
"(H) Step 8 (Standards): Applicable, and 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 that:
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
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gain over 35,000 residents between age 62-75 by the year 2025, and over
16,000 age 75+. Many people in these age groups have limitations in mobility
and selfcare. In Fort Collins, there are 6,675 individuals with a sensory disability,
7,128 with a physical disability, and 6,424 with a mental disability.
Review of Modification Criteria — Section 2.8.2(H):
The citation for the applicable review criteria for a Modification is as follows:
"(H) Step 8 (Standards): Applicable, and 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 that:
(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.
Staff Evaluation of Applicant's Request:
Staff has evaluated the Applicant's request against the criteria provided in
Section 2.8.2(H) of the LUC. The intent of stepping down to three (3) stories
along any public street is to enhance the pedestrian and human scale of a
development. This project is provided a pedestrian -scale environment by
exceeding the street tree standards along Pine Street through a continuous tree
canopy and landscaping to buffer the mass of the building from the pedestrians
on the walkway. The building setback exceeds the 15' minimum setback required
along a nonarterial street (providing 23.13'). This satisfies the criteria set forth in
Section 2.8.2(H)(1).
In addition, the project meets the second highest priority need for rental housing
units in Larimer County and aims this housing at the aging population the City is
facing. The City has previously recognized the contribution of this project to its
affordable housing goals through the $717,151 award of Community
Development Block Grant dollars through the Affordable Housing Competitive
Process. This satisfies the criteria set forth in Section 2.8.2(H)(2) as it meets a
defined community need. Therefore, as this project meets the criteria set forth in
both Section 2.8.2(H)(1) and (2), staff recommends approval of this request.
Legacy Senior Residences — Project Development Plan, #12-15
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Support the development and provision of affordable housing in the community
by maintaining and allocating funding for affordable housing services and
programs including management of a competitive process for federal and local
funding, development incentives, homebuyer assistance, and the Land Bank
program.
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.
3. The proposed alternative plan seeks to provide a substantial benefit to the City
by addressing an important community need specifically and expressly defined
and described in the priorities of the City of Fort Collins Affordable Housing
Strategic Plan 2010-2014:
The purpose of this Affordable Housing Strategic Plan is to establish goals and
strategies for the City of Fort Collins' affordable housing programs for the five-
year period of 2010-2014. Based on the most significant affordable housing
needs, four goals have been identified and prioritized as follows:
Legacy Senior Residences addresses two of the four priorities of the Strategic
Plan:
1) Increase the inventory of affordable rental housing units
Fort Collins' highest priority should be to increase the inventory of rental housing
units affordable to households earning 50% and below of the Area Median
Income (AMI). Within this rental -housing category, the first priority is for units for
households earning less than 30% of AMI, with a second priority for households
earning between 31 % and 50% ofAML
According to the Larimer County Housing Needs Assessment (completed by
Community Strategies Institute in 2009) a deficit of 5,009 affordable rental units
was found for the 0-30% AMI level, and an additional deficit of 1,187 affordable
rental units was identified for the 31-50% AMI level.
3) Increase housing and facilities for people with special needs
This broad category of "special needs" includes homeless people, victims of
domestic violence, people with substance abuse issues, persons with physical
and mental disabilities, and seniors. These groups often require housing units
tailored to their specific needs are not those typically provided by market -driven
development. Many times a network of support services is needed to keep these
populations stable and independent. A point -in -time study conducted by the
Homeward 2020 project in March 2010, found 518 homeless people in Fort
Collins, with an additional 617 people at risk of becoming homeless. Another
survey conducted by the Poudre School District, also in March 2010, found 808
homeless children attending school in Fort Collins. Larimer County is expected to
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
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Applicant's Justification:
We feel that 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 (2.8.2(H)(1) and that the modification would substantially alleviate
an existing, defined community need (2.8.2(H)(2), and will continue to
advance the purposes of the Land Use Code as contained in Section 1.2.2 for
the following reasons:
1. In order to mitigate the four-story building, the proposed alternative plan
creates a pedestrian scale experience along the Pine Street frontage. This
means:
• Detached sidewalk which connects to the river trail between this site and
the United Way playground
• Create two rows of trees on both sides of the walk, staggered to create
an "entry" into the river landscape
2. The proposed alternative plan seeks to provide a substantial benefit to the City
by addressing an important community need specifically and expressly defined
and described in the policies of the February 2011 City Plan:
Community and Neighborhood Livability: Housing
Principle LIV 7: A variety of housing types and densities for all income
levels shall be available throughout the Growth Management Area.
Policy LIV 7.1— Encourage Variety in Housing Types and Locations
Encourage a variety of housing types and densities, including mixed -used
developments that are well -served by public transportation and close to
employment centers, shopping, services, and amenities. Housing section starts
on page 59 and it is under principle LIV7 a variety of housing types and densities
and income levels.
Policy LIV 7.5 — Address Special Needs Housing
Plan for and meet the housing needs of special populations within the
community. Disperse residential care facilities, shelters, group homes, and senior
housing throughout the Growth Management Area.
Policy LIV 7.6 — Basic Access
Support the construction of housing units with practical features that provide
basic access and functionality for people of all ages and widely varying mobility
and ambulatory —related abilities.
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 8.1— Support Affordable Housing Programs
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
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entire development plan, and will continue to advance the purposes of the Land
Use Code as contained in Section 1.2.2 for the following reasons:
• The interior parking lot landscape far exceeds the 6% minimum. By
code, we are required to have 1,429 sq. ft. and we are providing 2,181 sq.
ft., over double the amount required.
• The width of the landscape area in proposed alternative plan is short by
1.05 feet.
Review of Modification Criteria — Section 2.8.2(H):
The citation for the applicable review criteria for a Modification is as follows:
"(H) Step 8 (Standards): Applicable, and 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 that:
(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
Staffs Evaluation of Applicant's Request: .
Staff has evaluated the Applicant's request against the criteria provided in
Section 2.8.2(H) of the Land Use Code. Staff finds the Applicants request to
reduce landscape island width from 7' to 5.95 where vehicles overhang on both
side of the landscape island is "nominal and inconsequential" when "considered
from the perspective of the entire development." This meets the criteria set forth
in Section 2.8.2(H)(4). Therefore, Staff recommends approval of this request.
Modification #2: Section 4.17(D)(3)(c)(1) — Height/Mass
The Land Use Code states that massing shall be terraced back from the River
and from streets as follows: (1) buildings or parts of buildings shall step down to
one (1) story abutting the River landscape frontage; and (2) buildings or parts of
buildings shall step down to three (3) stories or less abutting any street frontage.
This project abuts Pine Street and is required to step down to three (3) stories
along that street frontage. The applicants are requesting to maintain four stories
throughout the building and not step down when abutting the street.
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
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6 Section 3.5.2(D) Residential Building Setbacks, Lot Width and Size
All buildings are setback a minimum of 23' from the ROW, exceeding all
setback requirements.
E. Division 3.6, Transportation and Circulation
1. Section 3.6.4 — Transportation Level of Service
The Transportation Impact Study has been reviewed and evaluated by the
Traffic Operations and Transportation Planning Departments. The project
provides vehicular, pedestrian and bicycle facilities necessary to maintain the
adopted transportation Level of Service standards. A 5' x 18' bus stop pad is
proposed for the project, at the requirement of Transfort.
2. Section 3.6.6 — Emergency Access
The Legacy Senior Residences, PDP, has been reviewed by emergency
access referral agencies, such as Poudre Fire Authority, and has been
determined to have adequate access for their emergency vehicles.
4. Modification to Applicable General Development Standards and Alternative
Compliance
MODIFICATIONS
(1) As specified in Section 2.8.2 Modification Review Procedures, (H)
(Standards), the Administrative Hearing Officer may grant a modification of
standards only if he/she finds that the granting of the modification would not
be detrimental to the public good.
The Applicant has proposed the following three Modifications:
Modification #1: Section 3.2.2(L)(4) — Minimum Vehicular Overhang
The Applicant is proposing a reduction from T to 5.95' in the minimum landscape
width requirement where vehicles overhang on both sides of the landscape
island.
Applicant's Justification:
We feel 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
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
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2. Section 3.5.1(D) Privacy Considerations
This standard requires that the P.D.P. minimize infringement on the privacy of
adjoining uses. At the same time, the standard requires that there be
opportunities for interactions among neighbors without sacrificing privacy or
security.
The proposed building is four stories. Per the landscape plan, there will be
trees planted between the building and the north property line. The building
to the north (United Way) is separated from the Legacy Senior Residences
building by over 60 feet of landscaping on the subject parcel. Additional
landscaping on the City's property to the north of the property (provided by
the applicant) will further buffer the project from the outside play area at the
United Way building. The combination of landscaping and distance provide a
sufficient amount of buffering to ensure the privacy of the existing residents
occupying the United Way building.
3. Section 3.5.1(G) Building Height Review — Views and Neighborhood Scale
The provision of this standard relating to privacy has already been addressed
in previous sections. With regard to views, the proposed building does not
substantially alter the opportunity for, quality of, desirable views from public
places, streets, and parks within the community. The renderings provided by
the applicant indicate that views to the Foothills are already blocked by
existing development.
r
With regard to neighborhood scale, the R-D-R District allows buildings up to 5
stories. The Legacy building is 4 stories in height and is similar in scale to the
Rooftops on the River and the Northside Aztlan Center.
With regards to light and shadow, the shadow analysis provided by the
applicant has shown that on December 215t, no adverse impacts have been
identified to the surrounding properties. The only area shadowed for longer
than three hours is a small portion of the United Way outside play area.
4. Section 3.5.1(I) Outdoor Storage Areas/Mechanical Equipment
As proposed, the project meets the standards by placing the areas for trash
collection more than 20' away from any public street or sidewalk.
5. Section 3.5.2(C) Relationship of Dwellings to Streets and Parking
The building's front facade opens up onto a connecting walkway that is 305'
from Linden Street. A second entrance, in closer proximity to Linden Street, is
135' from Linden Street.
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
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D. Division 3.5, Building Standards
1. Section 3.5.1, Building and Project Compatibility
The proposal ensures that the physical and operational characteristics of the
proposed building and use are compatible when considered within the context
of the surrounding area. It complies by recognizing the historic origins of the
RDR District through the provision of brick and stone as the predominant
building materials. Building proportions are emphasized through the use of
different lintel, patterns of window placement, and building materials to help
minimize the scale of the building.
The R-D-R District allows buildings up to 5. stories. The Legacy building is 4
stories in height and is similar in scale to the Rooftops on the River and the
Northside Aztlan Center. However, to mitigate for the size and scale of the
building, recesses have been provided along with different building materials
with each story to help break up the scale and mass of the building. The flat
roof in the center of the building helps to lower the overall height. There are
no large, massive, blank walls.
As noted above, although there are concerns regarding the compatibility of a
four-story building adjacent to single family homes that have been determined
to be eligible for the national, state and local registers of historic properties,
the applicant is addressing these concerns by placing restrictions on the
parcels of land fronting Linden Street, to act as a buffer and maintain both the
streetscape and historic character of Linden. These parcels will be restricted
to ensure that they are developed to be in character with the adjacent historic
buildings in size, scale, materials, and design, as determined by Historic
Preservation staff. The restriction will be documented on the plat and
approved by the City's Historic Preservation Planner and the City's Attorney
Office prior to recording.
Additionally, this project complies with LUC Section 3.5.1(E) and (F) through
the generous deployment of brick and stone throughout the structure and the
utilization of a color palate comprised of earth tones which complements both
the Poudre River and the historic nature of the zone district. Thus, the
materials and colors proposed blend well with existing materials and colors
found throughout the contextual area. Although the building is long, its length
is mitigated by recesses that create well-defined shadow lines and these
recesses are reinforced by significantly different landscape treatments than
the surrounding building, e.g., ivy along the walls and more tree massing. The
building's pedestrian scale is highlighted by the promenade that surrounds
the north side of the building.
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
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a. The proposal complies with Sections 3.2.2(C)(1) Safety
Considerations, Section 3.2.2(C)(5) Walkways, and Section 3.2.2(C)(6)
Direct Access by providing 6' connecting walkways in the most direct
pathway for a pedestrian. This causes a conflict with cars and bicycles
in the driveway connection to Linden Street and is mitigated for this
conflict by providing pavement striping to aid in pedestrian safety.
b. The proposal complies with Section 3.2.2(C)(4) by providing six bicycle
parking. spaces, which is 11 % of 51 spaces. Two bicycle racks are
provided in close proximity to the building entryways.
3. Section 3.2.3(D) Shading
A shadow analysis is provided in accordance with Section 3.5.1(G)(1). As
discussed in that section, on December 21 st, there are no substantial
adverse impacts to the surrounding properties; the shadows will not
impact views or any privacy considerations.
4. Section 3.2.4 Site Lighting
A photometric plan was submitted as part of the initial project development
plan submittal. As proposed, the project complies with the minimum
lighting requirements. Parking lot lighting will feature down -directional and
sharp cut-off fixtures. No light spillage occurs within the Natural Habitat
Buffer Zone.
B. Division 3.3, Engineering Standards
1. Section 3.3.5, Engineering Design Standards
The proposal complies with the design standards, requirements, and
specifications for the services as set forth in this section.
C. Division 3.4 - Environmental, Natural and Cultural Standards
The buffer standards that apply to the Poudre River are described above, as the
metrics described in Section 3.4.1(E) of the Land Use Code do not apply in the
RDR Zone District. In addition, this site does not abut the river but has City -
owned property separating itself from the river. However, while the standard
metrics do not apply and this project does not abut the river, this project is still
providing a "continuous landscape buffer along the River as an integral part of a
transition between development and the River." This buffer is being provided on
City land and will be maintained in perpetuity by the applicant. The buffer will be
composed of native trees (13), shrubs (44) and grasses.
Legacy Senior Residences — Project Development Plan, #12-15
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c. The proposal complies with Sections 3.2.1(D)(4) and (5) by meeting
the minimum sizes for tree species for affordable housing projects. The
only exception is the Sensation Boxelder trees proposed on the north
side of the property which are mitigation trees discussed in 'h' below.
d. Section 3.2.1(E)(2) is complied with by the foundation plantings
proposed along the building (50% required coverage), turf grass
provided in the high use areas, and an irrigated native grass seed
provided within the Natural Habitat Buffer Zone.
e. The parking lot perimeter landscaping requirements (Section
3.2.1(E)(4)) are met by the vegetation screening provided on Linden
Street which provide 74% screening, exceeding the 70% screening
required.
f. The project features 51 parking spaces which requires a minimum of
6% interior landscaping (Section 3.2.1(E)(5) and Section 3.2.2(M)).
The parking lot has a central landscape island and landscaping around
the entire parking lot is also proposed. 2,181 square feet of interior
landscaping is provided (9.2%), while only 1,429 square feet are
required to meet the 6% requirement. The project complies with
Section 3.2.1(E)(5)(a) by not providing any plant material greater than
24" within 15' of a curbcut and Section 3.2.1(E)(5)(b), (c), (d), and (e)
by providing landscaped islands with canopy shade trees, street trees
along connecting walkways at a spacing of forty (40) feet, and a
landscape island wherever the parking bay would exceed more than
15 parking spaces.
g. Section 3.2.1(E)(6) is complied within that the trash enclosure will be
fully screened from all sides and will have an entry that can be opened
facing Poudre Place. Materials will match the building's exterior in
accordance with Section 3.2.5(B)(5) of the Land Use Code.
h. 3.2.1(F) — Tree Protection and Replacement - The City Forester has
inventoried the existing trees and determined a mitigation schedule.
Only one significant tree will be removed with this project and will be
mitigated for by two boxelder trees. The mitigation scheduled has been
reviewed and approved by the City Forester.
2. Section 3.2.2, Access, Circulation and Parking
Multi -family and mixed -use dwellings within the Transit -Oriented
Development (TOD) Overlay Zone have no minimum parking requirements.
However, fifty-one off-street parking spaces are provided by the project.
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E. Section 4.17(D)(3)(d) Character and Image
The proposed building uses offsets and recesses to add architectural interest and
variety and avoids the effect of a single, massive wall. The promenade along the north
side of the building promotes the human scale of the site and forms several outdoor
spaces along the river.
Windows within the project are individually defined and change as the building materials
change. For example, the window materials, including frames and lintels, are one style
when the brick material dominates and a different style when stone is the dominant
material. The project's rooflines meet the minimum 6:12 standard.
F. Section 4.17(D)(3)(e) Materials
This project uses historic brick and stone materials throughout the building. The
materials and styles are repeated across a horizontal plane, providing unity while also
providing variety across the vertical planes to increase the visual appearance of the
building.
G. Section 4.17(D)(4) Site Design
Native plants predominate on the north side of the building where the Natural Habitat
Buffer Zone has been established. The project does not propose any walls or fences,
except around utilities and the trash enclosure, as required by the Code.
3. Compliance with Applicable General Development Standards:
Where RDR District standards of Article 4 are more specific or stringent, they prevail
over the less specific or stringent standard that may be found in the General
Development standards of Article 3. The PDP complies with the applicable General
Development standards as follows:
A. Division 3.2, Site Planning and Design Standards
1. Section 3.2.1, Landscaping and Tree Protection
a. The proposal complies with Sections 3.2.1(D)(2)(a) & (b) in that street
trees are provided at a 30 foot spacing in the parkway along Pine
Street and are already established along Linden Street through the
Linden Street Improvements installed in 2011 by the City.
b. The proposal complies with Section 3.2.1(D)(3) in that no one species
of the proposed 57 new trees on the development plan exceeds 25%
of the total trees on -site, or 14 trees. The most of any one species, the
Greenspire Linden or the Triumph Elm, is 8 trees.
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2. Compliance with Applicable River Downtown Redevelopment District
Standards:
A. Land Use:
The land use proposed is a multi -family building including 72 one- and two -bedroom,
affordable units for senior residences. This land use is permitted in the RDR zone
district, subject to Administrative Review and Public Hearing in front of a Hearing
Officer.
B. Section 4.17(D)(1)(a) Transition between the River and the Development:
This section requires that developments provide and maintain a "continuous
landscape buffer along the River as an integral part of a transition between
development and the River." The buffer proposed for this project is being
provided on City land and will be maintained in perpetuity by the applicant. The
buffer will be composed of a mix of native trees, shrubs, and grasses that
enhance the river landscape and wildlife habitat opportunities in the buffer area.
An outfall along the Poudre River is required as part of the City of Fort Collins
Old Town Stormwater Master Plan. The outfall location is within an existing run-
down to the Poudre River and will not impact any existing trees. In addition, the
outfall is designed so that all activities will occur outside of the Poudre River
floodway. The outfall will be installed using open cut trenching and will be
designed and constructed to the City standards and in coordination with City
Parks, Stormwater, and Planning staff. After installation of the outfall is
complete, the City property will be restored and reseeded with a native seed mix
approved by the City's Environmental Planner.
C. Section 4.17(D)(2) Street Connections
Street improvements along Linden, required by this Section, were completed by the City
in 2011 through the Capital Improvements Program. The developer will be required to
repay their portion of the costs of these improvements prior to final plan approval.
D. Section 4.17(D)(3)(c) Massing and Placement
The R-D-R District allows buildings up to 5 stories. The Legacy building is 4 stories in
height and is similar in scale to the Rooftops on the River and the Northside Aztlan
Center. However, to mitigate for the size and scale of the building, recesses have been
provided along with different building materials with each story to help break up the
scale and mass of the building. The flat roof in the center of the building helps to lower
the overall height. There are no large, massive, blank walls. The parking lot is placed in
the interior of the block, in accordance with the standard.
The applicants are requesting modifications to both Sections 4.17(D)(3)(c)(1) and (4).
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
Page 5
Livability and Neighborhood Context
• Policy LIV 32.6 — Encourage Human -Scale Architectural Elements
Human -scale architectural elements are provided such as a covered entry, a covered
promenade that spans the north side of the building, proportional window treatments,
and a pedestrian -scale landscape treatment on the west side of the building to enhance
the streetscape along Pine Street.
• Policy LIV 32.7 — Allow Various Building Heights
The R-D-R District allows buildings up to 5 stories. The Legacy building is 4 stories in
height and is similar in scale to the Rooftops on the River and the Northside Aztlan
Center.
Additional principles and policies cited by the applicant include the following:
Community and Neighborhood Livability: Principle LIV 5 and Policy LIV 5.1; Principle
LIV 22 and Policy LIV 22.3; Principle LIV 32 and Policies 32.1 and 32.5; Principle LIV 45
and Policy LIV 45.3
Transportation: Principle T8 and Policies T8.1 and T8.2; Principle T10 and Policy T10.1.
Downtown Strategic Plan: The Downtown Strategic Plan was adopted in 2004.
Highlights of the Downtown Strategic Plan, as it relates to Legacy Senior Residences,
are summarized as follows:
• "2.1.2 Relative to the west side, the river corridor area presents a different,
additional set of opportunities for supportive redevelopment, which the
City and DDA should remain equally prepared to pursue or support if an
initiative arises." (Page 33.)
• "2.1.2b... if a core -supportive development project or public works stimulus
project emerges, it should be supported ... :(Page 33.)
• "2.1.2b.2. Particular core -supportive uses include housing, employment,
mixed live/work buildings... The intent is to bring patrons downtown with
development that reinforces the unique historic and environmental
character." (Page 33.)
Downtown River Corridor Implementation Program Summary Report: The
Downtown River Corridor Implementation Program Summary Report (adopted in 2000)
also highlights this portion of downtown as an area for redevelopment (see the
framework map on page 29).
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
Page 4
o Policy ENV 1.2 —Regulate Development along Waterways
Legacy Senior Residences PDP is located within 500 feet -of the Poudre River and
provides an enhanced landscape between the river and the development through native
plantings and increased vegetation structure.
Livability and Affordable Housing
• Principle LIV 7: A variety of housing types and densities for all income levels
shall be available throughout the Growth Management Area.
o Policy LIV 7.1 — Encourage Variety in Housing Types and Locations
o Policy LIV 7.5 —Address Special Needs Housing
o Policy LIV 7.6 — Basic Access
• Principle LIV 8: The City will encourage the creation and expansion of affordable
housing opportunities and preservation of the existing affordable housing supply.
o Policy LIV 8.1 — Support Affordable Housing Programs
o Policy LIV 8.5 — Integrate and Distribute Affordable Housing
The Legacy Senior Residences PDP provides 72 one- and two -bedroom units of senior
housing to those age 62 and over earning 30 to 60% of the Area Median Income. The
development is both served by and provides additional public transportation and is in
close proximity to downtown, shopping, services, and amenities including the Poudre
River Trail
The City of Fort Collins has supported this project through the Affordable Housing
Competitive Process by awarding Community Development Block Grant (CDBG)
dollars, as the City found that this project contributes to the City's affordable housing
goals.
Livability and Historic Preservation
• Principle LIV16: The quality of life in Fort Collins will be enhanced by the
preservation of historic resources and inclusion of heritage in the daily life and
development of the community.
• Policy LIV 16.4 — Utilize Planning and Regulations
The project has taken advantage of a complementary design review offered by the
Landmark Preservation Commission, and has incorporated a few features and materials
similar to those on the historic buildings in the downtown area, such as red brick,
decorative lintels and brick arch details above the third story windows. Although there
are concerns regarding the compatibility of a four-story building adjacent to single family
homes that have been determined to be eligible for the national, state and local
registers of historic properties, the applicant is addressing these concerns by placing
restrictions on the parcels of land fronting Linden Street, to act as a buffer and maintain
both the streetscape and historic character of Linden. These parcels will be restricted to
ensure that they are developed to be in character with the adjacent historic buildings in
size, scale, materials, and design, as determined by Historic Preservation staff.
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
Page 3
3. Increasing the frequent view/access standard from 125' to 180' (Section
4.17(D)(3)(c)(4), which has been found to be justified by the criteria of Section
2.8.2(H)(2).
COMMENTS:
1. Background:
The surrounding zoning and land uses are as follows:
N: POL, Public Open Land; Old Fort Collins Heritage Park and the United Way
Building (in associated with the Northside Aztlan Community Center);
S: RDR, River Downtown Redevelopment; Existing single-family residences, a
warehouse, and a vacant parcel;
E: RDR, River Downtown Redevelopment; Abandoned industrial land (former
concrete plant) and warehouse; and
W: RDR, River Downtown Redevelopment; United Way parking lot.
This property was annexed and platted on the Original Town Plat and replatted as Lots
1, 3, 5, 7, 9, 11, 13, and 15 of Block 2, Fort Collins in 1870. The site is currently
abandoned industrial land (formerly the Kiefer Concrete Storage Yard).
2. City Plan, Downtown Strategic Plan and Downtown River Corridor
Implementation Program Summary Report:
City Plan: Adopted in 2011, City Plan principles and policies that relate to Legacy
Senior Residences are summarized as follows:
Economic Health
• Principle EH 4: The City will encourage the redevelopment of strategic areas
within the community as defined in the Community and Neighborhood Livability
and Neighborhood Principles and Policies.
o Policy EH 4.1 —Prioritize Targeted Redevelopment Areas
o Policy EH 4.2 — Reduce Barriers to Infill Development and Redevelopment
The Legacy Senior Residences PDP is located within the Targeted Redevelopment
Area and is within walking distance of downtown.
Environmental Health
• Principle ENV 1: Within the developed landscape of Fort Collins, natural
habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and
enhanced.
o Policy ENV 1.1 — Protect and Enhance Natural Features
Legacy Senior Residences — Project Development Plan, #12-15
June 11, 2012 Administrative Hearing
Page 2
RECOMMENDATION:
Approval of the Requests for Modification to Section 3.2.2(L)(4), 4.17(D)(3)(c)(1) and
Section 4.17(D)(3)(c)(4) and approval of the P.D.P.
EXECUTIVE SUMMARY:
This project represents a 100% affordable housing project, redevelopment of
abandoned industrial land, and an assemblage of six lots. The site is located within the
Downtown Strategic Plan and is highlighted within the Downtown River Corridor
Implementation Program Summary Report. The proposed land use, multi -family, is
permitted in the R-D-R zone district subject to Administrative Review. The purpose of
the R-D-R zone district is:
The River Downtown Redevelopment District is intended to
reestablish the linkage between Old Town and the River through redevelopment
in the Cache la Poudre River (the "River") corridor. This District offers
opportunities for more intensive redevelopment of housing, businesses and
workplaces to complement Downtown. Improvements should highlight the
historic origin of Fort Collins and the unique relationship of the waterway and
railways to the urban environment as well as expand cultural opportunities in the
Downtown area. Any significant redevelopment should be designed as part of a
master plan for the applicable group of contiguous properties. Redevelopment
will extend the positive characteristics of Downtown such as the pattern of
blocks, pedestrian -oriented streetfronts and lively outdoor spaces.
This proposal complies with the purpose of the R-D-R District as it provides a
redevelopment of abandoned industrial land that reinforces the historic origin of Fort
Collins through its building materials and enhances the relationship of the site to the
river with the proposed habitat improvements and trail connections. The development
will reinforce the characteristics of Downtown by enhancing the pedestrian -oriented
streetfronts along Pine Street and enhancing housing opportunities for affordable
populations in the community.
Legacy Senior Residences, PDP, complies with applicable General Development
Standards of Article 3 and the land use and development standards of Division 4.17
RDR, River Downtown Redevelopment District, with the exception of three Modifications
of Standard requests:
1. Reduction of minimum vehicular overhang for a landscaped area from 7' to
5.95' (Section 3.2.2(L)(4)), which has been found to be justified by the criteria
of Section 2.8.2(H)(2) and Section 2.8.2(H)(4);
2. Maintaining a building height of 4 stories along where the building abuts a
public street (Section 4.17(D)(3)(c)(1)), which has been found to be justified
by the criteria of Section 2.8.2(H)(1) and Section 2.8.2(H)(2); and
of
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1 1 EM NO
MEETING DATE
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STAFF
9-:,;<
HEARING OFFICER
PROJECT: Legacy Senior Residences, Project Development Plan (PDP) -
#12-0015
APPLICANT: Cathy Mathis.
The Birdsall Group
444 Mountain Avenue
Berthoud, Colorado 80512
OWNER: Cornerstone Associates LLC
209 South 19th Street #600
Omaha, Nebraska 68102
PROJECT DESCRIPTION:
This is a request for a multi -family project known as Legacy Senior Residences, Project
Development Plan - File #12-0015. The proposed development is on 1.97 acres of
abandoned industrial land (formerly the Kiefer Concrete Storage Yard), located west of
Linden Street, north of Willow Street, and east of Pine Street. The entire site is in the
River Downtown Redevelopment (RDR) zone district and is within the Transit -Oriented
Development Overlay District (TOD).
The proposal consists of 72 one- and two -bedroom affordable apartments for seniors
(age 62 and over) who earn between 30 to 60% of the Area Median Income. The
proposed building is 4 stories tall, with a maximum building height of 50'-6 3/<". As the
project is located within the TOD, multi -family dwellings have no minimum parking
requirements. However, the applicant is providing 51 off-street parking stalls for the
residences. All units (100%) are planned to be permanently affordable.
The applicants are requesting one modification to the Article 3 General Standards
(Section 3.2.2(H)) and two modifications to the Article 4 Zone Districts (Section
4.17(D)(3)(c)(1) and Section 4.17(D)(3)(c)(4)).
Current Planning 281 N College Av PO Box 580 Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750