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Home My WebLink AboutLEGACY SENIOR RESIDENCES - PDP - PDP120015 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTand (2) buildings or parts of buildings shall step down to three (3) stories or less abutting any street frontage." Requested Modification: We request that the building height remain at 4 stories abutting Pine Street. 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 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 Legacy Senior Residences PDP Modification of Standards 5-2-12 I GROUP II«, May 2, 2012 Administrative Hearing Officer c/o City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Legacy Senior Residences PDP Please accept this request for a Modification of Standards to Section 4.17(D)(3)(c)(1) and Section 4.17(D)(3)(c)(4) of the Land Use Code. Background The Legacy Senior Residences PDP is a new construction apartment community that will consist of 72 one and two -bedroom apartments for seniors (age 62 and over) who are low-income, earning between 30 to 60% of Area Median Income. A strong local commitment has already been made by the City of Fort Collins through its Affordable Housing Competitive Process by awarding $717,151 in Community Development Block Grant (CDBG) dollars because the project makes a significant contribution toward the City of Fort Collins' affordable housing goals. In addition, the Colorado Housing and Finance Authority (CHFA) have awarded an allocation of "tax credit" funding through the competitive Low Income Housing Tax Credit program. This is a highly competitive program and Legacy Seniors significantly meets the goals of the State of Colorado as specified in CHFA's Qualified Application Plan. Furthermore, the Fort Collins Housing Authority whose mission is to provide and promote safe and affordable housing, economic opportunity and a living environment free from discrimination, has agreed to be a formal partner in the project and the ultimate owner at the end of the tax credit period because the project directly addresses significant community needs. These modifications are requested in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: Modification to Section 4.170(3)(c)(1) Code Language: Section 4.17(D)(3)(c)(1) River District Development Standards related to building massing and placement states the following: "Height/Mass. Multiple story buildings of up to five (5) stories are permitted; however, 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; 444 Mounlan Ave. TM 970.532.5891 Bedhoud,C080513 I weB TBGroup.us u - A fa s . • i- I J ; -1 • �, j�,`OF�i�) r•!r 'r �'k A in Ilk ,►toll.� r w��qw�. .ociSS' 4 ' 71 f1ti r' y `1 f t •r s .� ' r �� r .r, -r + �.-_ _ �,��f•�� ; Pam® `� + �' � `t� l(- � � ��➢/ ram' \ � � �, 1, q� iyy r= r r r7 a y Modification to Section 4.17(D)(3)(c)(4) Code Language: Section 4.17(D)(3)(c)(4) River District Development Standards related to frequent view/access states the following: "Frequent view/access. No building wall shall exceed one hundred twenty-five (125) feet on the axis along the River. Requested Modification: We request that the building wall on the axis of the River be 180' instead of the the maximum length of 125'. Justification We fell 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 receeding. — 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 buiding 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. We look forward to working with you during this process and will be happy to answer any questions you may have. Sincerely, Ct4 Vi Cathy Mathis, APA Project Manager, The Birdsall Group Legacy Senior Residences PDP Modification of Standards 5-2-12 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% of AMI. 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 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. Legacy Senior Residences PDP Modification of Standards 5-2-12