HomeMy WebLinkAboutFORT COLLINS SUPPORTIVE HOUSING - PDP - 08-07 - DECISION - MINUTES/NOTESPlanning & Zoning Board
May 17, 2007
Page 6
Member Schmidt thought the applicants have done an admirable job of what has been called a 'win -
win' for the neighbors and the project. She thought the residents would appreciate the abatement
efforts (at additional cost) to mitigate the traffic noise.
The motion passed 7:0.
Member Schmidt made a motion to approve the Fort Collins Supportive House PDP # B-07
including the two conditions listed on page 14 and the Findings of Fact that start on page 13 of
the Staff Report. Smith seconded the motion.
Member Rollins asked if it's within the Board's authority to request an area where the residents could
safely enjoy the out doors? Deputy City Attorney Eckman said yes if you could tie it to some pan` of
the Land Use Code you believe would not otherwise be met as proposed. In fact, Section 2.9.9
allows additional conditions as are necessary to accomplish the purpose and intent of the Land Use
Code.
Shepard said that at a staff level it had been considered but there are complications related to the
landscape plan, headlight glare, not fencing the property and the concerns about liability if an
individual was injured on HOA property. He recommended that if the residents wanted to pursue such
a refinement it could be handled in the future with a minor amendment which would involve the HOA
and mitigate the issues. Member Schmidt agreed --thinking the residents could safely use the
parking areas to enjoy the natural beauty in the area.
Member Schmidt wanted to thank the applicants for a great job in securing such a much needed
facility. She hopes there will be opportunities for more.
Chair Lingle appreciated the work of the architects to work with the neighbors and their efforts to de -
institutionalize the design.
The motion passed 7:0.
Spring 2007 Biannual Revisions, Clarifications and Additions to the Land Use
Code /
Project Descriptio This is a request for a Recommendation to City Co regarding the
b- ual update to the Land Use Code. Th re proposed revisions,
clarifica ' s and additions to the at address a variety of subject areas
that have aris ince the las ate in Fall 2006.
Recommendation: Approval
There are !,,pr6posed items that change, clarify or add to the Land Use Co There is a significant
additi the Supplemental Regulations addressing Transit Oriented Developme-ffl4a the portion of
verlay Zone that lies south of Prospect Road. The revisions, by Article, are summa ' d as
follows:
Planning & Zoning Board
May 17, 2007
Page 5
the edge of the sidewalk with a grassy swale and trees to visually balance the sidewalk and
landscaping design.
Member Rollins asked who's responsible for snow removal. Averill reported the property owners. In
fact, because Harmony is an arterial, it's good there is some distance between the sidewalk and the
street because there will be a place for snow plowed by the Streets Department.
Member Wetzler asked what type of fire evacuation plan will be in place. Nicely reported that besides
a caretaker on site, the elevator will complete one full pass in the event of a power outage and there is
a refuge area. Additionally there will be fire barriers and the residents will get an evacuation
orientation. Also there is a 24-hour monitoring system --residents have an electronic call system in
their units.
Member Schmidt asked about how noise would be abated. Nicely responded with the density of the
sheathing, insulation in the walls, windows, and the large mass of brick veneer will mitigate the low
frequency sounds emanating from the traffic.
Member Smith asked about the access control plan. Shepard reported the adjacent property to the
west (Alpine Dental) has already been through the PDP process and will have a single access that
was deeded by the State when CDOT had jurisdiction. The City and CDOT have agreed to the
access plan so with CDOT no longer having jurisdiction, the City will honor that agreement.
Member Campana asked what the design would have looked like with a 30-foot setback. Nicely
responded it would block the visual access of one neighbor and fill would have been required for the
south parking lot. So in this situation it's a win -win.
Chair Lingle asked if Shepard if he was satisfied with the streetscape along Harmony. Shepard
responded yes. With the non-residential properties to the east and west needing to meet the "build to"
line and this property needing to meet "set back" requirements; it's offered some flexibility and a win -
win resulting in an outcome that is acceptable from an urban design visual perspective.
Member Schmidt made a motion approve the modification to Section 3.2.2(l)(1)(a) relative to
required minimum number of parking spaces as the granting of the modification of this
standard would not be detrimental to the public good and the proposal as submitted will
promote the general purpose of the standard for which the modification is requested equally
well or better than would a proposal which complies with the standard and for the reasons
listed on the Findings of Fact on page 10 of the Staff Report. Stockover seconded the motion.
The motion passed 7:0.
Chair Lingle stated he believed the applicants made a compelling reason in support of that
modification.
Member Schmidt made a motion approve the modification to Section 3.5.2(D)(1) relative to
residential building setbacks from arterial streets as the granting of the modification of this
standard would not be detrimental to the public good and the proposal as submitted will
promote the general purpose of the standard for which the modification Is requested equally
well or better than would a proposal which complies with the standard as well as the reasons
listed on the Findings of Fact on page 12 of the Staff Report. Stockover seconded the motion.
Planning & Zoning Board
May 17, 2007
Page 4
upon learning they have secured a unit are brought to tears to learn they will be able to enjoy the
independence and the amenities of a complex such as this.
Public Input
David Ramsey, is the President of the Fairway Estates HOA. He's appreciated working with City staff.
He said they're primary concern is the safety of the residents getting to retail in the area. The areas of
concern are the culvert and the timing of lights to cross Hogan and Harmony to give them access to
shops and buses. The culvert runs from the property all the way to the shops west of the property
and is three feet deep and three feet wide. Consideration needs to be given to its design and safety
features so as not to create safety problems for wheel chair bound individuals using it. Also, there is
concern about the time of the lights —there is 12 seconds to cross Hogan and 21 seconds to cross
Harmony with no medium in the middle.
Nancy Jackson, is the Director of Disabled Resources Services. She would like to lend support to the
project. Diversity is a part of the makeup of any community. People with disabilities also need a way
to fit into the community and be a part of the mix. This housing project is an opportunity for individuals
who have often been forgotten and marginalized. Member Schmidt asked Ms. Jackson what her
thoughts were regarding the issue of crossing Harmony safely. Ms. Jackson said she would be willing
to contribute in any way to help the people that will be served by this facility.
Delores Kepler, the regional program manager for the MS Society, would like to support this project.
An accessible facility was just built in Longmont and it's had great success. Not every resident is in a
wheel chair —some (including those with MS) may simply need a walker to support their efforts to be
mobile. She would also encourage the design of an outdoor area that overlooked the creek the
residents could enjoy.
Jackie Shary, a disabled individual, drove from Longmont. She is a resident of the new facility there.
It's the first time in 65 years she's had the ability to live on her own. It's a pleasure to be able to do
things on her own —no one knows what a feeling of satisfaction you get or how it improves your
quality of life if you haven't been in a wheel chair.
Alison Gossich, works at Disabled Resource Services as an advocate. There are currently young
people who live in rest homes because accessible housing is not available for them. Also there are
homeless individuals who have accessible housing needs who have waited a long time for housing.
This is an important project. It would give her a chance to place individuals, who don't currently have
that option, in the accessible housing project.
Public Input Closed
Transportation Department staff member David Averill spoke to the issues of safely crossing Hogan
and Harmony. He tested crossing times and like Mr. Ramsey found the same results. He's spoken to
Traffic Engineer Eric Bracke. Once the project is constructed, Bracke will evaluate the situation and
modify crossing times. He is also considering adding a countdown system to alert pedestrians about
how much time remains to cross the street. Besides bus service (travels east on Harmony as far as
JFK Parkway, then turns north,) residents will also be eligible for Dial -a -Ride services.
Chair Lingle also asked staff to address the issue of the culvert. Per Utilities staff member Glen
Schleuter, the culvert provides drainage for the south side of Harmony. He said he's seen plans that
take the culvert several hundreds of feet west of the project. Nicely said the culvert is 8-10 feet from
Planning & Zoning Board
May 17, 2007
Page 3
disabilities, reported the 23,000 square foot building will have 23 wheel chair friendly units. One of the
units is dedicated to the caretaker for the complex. Primary funding for project development and
rental assistance is provided by HUD Section 8.11 program. Local support in the form of $800,000
from the City of Fort Collins and $500,000 from the State of Colorado has moved this project forward
to the place where it is today.
Michael Nicely of Distyle Design is the architect for the project. He reported ADA design features,
HUD requirements, City Plan standards and guidelines as well as feedback from neighbors at a
neighborhood meeting held September 20, 2006 were the primary considerations when designing the
building and it's placement on the site.
The developer has constructed nearly 125 similar housing projects across the country. Their
experiences shows that due to the nature of the occupants and their disabilities, parking needs for
supportive housing developments do not exceed a ratio of 1 space per dwelling unit. The building has
23 dwelling units. Typically, only about 40 percent of the occupants will own a vehicle. The vast
majority of the residents will avail themselves of alternative public and private modes of transportation.
The building could meet the setback but has been pulled north based on the specific request from the
abutting residence to the east to preserve as much westerly view as possible. In consideration of this
request, and to promote neighborhood compatibility, the building has been placed 20 feet instead of
30 feet back from the front property line. Another benefit of the 20-foot setback is that it results in a
greater than required buffer zone for Mail Creek on the south of the property. There is arguably
greater natural resource value in protecting the riparian zone along Mail Creek than meeting the 30-
foot setback line along East Harmony Road. The front setback will continue to be landscaped with
street trees, turf and foundation shrubs.
Member Schmidt asked how the residents would get to the front door and sidewalk. Nicely, using a
project graphic, showed two exits, including one from the community room to the sidewalk that leads
to Harmony.
Member Schmidt asked about landscape plans for the east side of the lot. Because it's a three-story
building, would the trees buffer resident's lights after dark? Nicely stated the residents would have
blinds to use for privacy as it got dark and that the adjacent eastern property is commercial and most
likely would,not be negatively affected.
Member Rollins asked about the design and the opportunity for residents to have an area from where
they could enjoy the outdoors on the Mail Creek side. Nicely responded there will be a patio area with
pedestal type tables and a barbeque where residents, if they are able, can enjoy a view of the creek.
Visitors could take residents to the edge of the driveway for a better view of the natural habitat.
Chair Lingle asked if this facility is for independent living —not staffed. Billmark replied that is for
independent living with a resident caretaker. Some residents will have the opportunity for supportive
Care services (attendant care) certain times of the day. It's designed for severely disabled individuals
to live independently with custom designed showers, kitchens, oversized elevators that can be
operated by those with mobility impairments.
Chair Lingle asked the designers to speak to the philosophy of having a facility that is 100% dedicated
to people with physical disabilities —segregating them from the general population. Ideally it would be
wonderful to provide housing that was more integrated. The need, however, for affordable homes
such as this is phenomenal. You could build five complexes and fill them rather quickly with people
Planning i£ Zoning Board
May 17, 2007
Page 2
Hearing Testimony, Written Comments and Other Evidence:
Chief Planner Ted Shepard reported the property is included in the Harmony Corridor plan and
designated as "Basic Industrial Non Retail Employment Activity Center." Compared with the size of
most parcels in the Harmony Corridor, this property is relatively small as are the two adjoining
properties on either side. Together the three parcels have been granted some relief from this
Harmony Corridor land use designation and are allowed to have secondary uses without the benefit of
any primary uses or a business park. The proposed land use, multi -family housing, is an allowable
secondary use in the Basic Industrial Non Retail Employment Activity Center.
The building will have three -stories achieving a height of 38 feet to the top of the ridgeline. The first
story is mostly brick with shake and lap siding on the upper two Floors. The pitched roofs provide
varying rooflines and consist of asphalt -fiberglass shingles. A portico topped by a small -pitched roof
protects the south -facing entrance. Colors are a mix of subdued earth tones. All sides include
windows.
With respect to Fairway Estates, the building is situated north and west of the nearest residential
property approximately 105 feet from building to building. The building does not present a long side to
the nearest residence, but rather a comer so there is no disproportionate intrusion due to height,
mass, bulk, scale and privacy. Staff finds that the distance, combined with the attractive residential
size and scale of the building, creates an acceptable condition that while not similar, effectively
mitigates any perceived impacts.
The shifting of the building as far north as possible creates an effective separation from the nearest
residence. The landscape plan provides screening from the parking lot and private drive. The buffer
zone protects the naturalistic qualities associated with Mail Creek. There are no traffic impacts on the
neighborhood streets. The project, while not the same as single-family detached homes, is sensitive
to and maintains the character of Fairway Estates.
A detached sidewalk will connect the site to the intersection of Harmony and Hogan Drive.
Cooperation with the two intervening property owners to complete this walk has been obtained.
Harmony Road is classified as a major arterial street. There will be only one point of access on
Harmony Road in accordance with the Harmony Road Access Management Plan. A sidewalk will be
constructed along Harmony along the subject property frontage as well as an off -site extension to
Hogan Drive across the frontage of the dental clinic and via an access easement along Fire Station
Number Five. In addition, the driveway is specifically designed with a 30-foot width so that it can be
shared with future development to the west thus eliminating one potential driveway along Harmony
Road.
The Project Development Plan complies with the Harmony Corridor Plan and the development
standards of the Harmony Corridor zone. The P.D.P. also complies with the General Development
Standards with two exceptions. Two Requests for Modification for parking and building front setback
have been evaluated and recommended for approval. A neighborhood meeting has been held and
the project is sensitive to and maintains the character of Fairway Estates. Staff recommends
Approval of the P.D.P. with two conditions and Approval of the Two Modifications
Dan Billmark, Director of Real Estate Development for ASI (Accessible Space Inc.,) a non-profit
agency that supports communities in bringing accessible, affordable housing for individuals with
Chairperson Lingle called the meeting to order at 6:05 p.m.
Roll Call: Campana, Lingle, Rollins, Schmidt, Smith, Stockover, and Wetzler,
Staff Present: Shepard, Eckman, Aspen, Schleuter, Averill, and Sanchez -Sprague
Chief City Planner Ted Shepard reviewed the Consent and Discussion Agendas.
Citizen participation: None.
Consent Agenda:
1. Minutes from the May 18, 2006, October 19, 2006 and April 19, 2007 Planning and Zoning
Board Hearings.
Discussion Items:
2. #8-07 Fort Collins Supportive Housing Project Development Plan
3. Recommendation to City Council for Spring 2007 Biannual Revisions, Clarifications and
Additions to the Land Use Code
Member Smith moved for the approval of the Consent Agenda, which includes minutes for May
18, 2006, October 19, 2006 and April 19, 2007.
Member Schmidt seconded the motion.
Motion was approved 7-0.
Project: Fort Collins Supportive Housing P.D.P., #8-07
Project Description: This is a request for three-story apartment building containing 23
dwelling units located on the south side of Harmony Road between
College Avenue and Hogan Drive. The site is 2.06 acres in size and
zoned H-C, Harmony Corridor. This is a specialized housing opportunity
as each unit would be barrier -free and reserved for persons with
physical disabilities.
The project includes two Requests for Modification. The first would
reduce the minimum required number of parking spaces from 36 to 24.
The second would reduce the front setback from Harmony Road from 30
feet to 20 feet.
Recommendation: Approval of the P.D.P. with two conditions and Approval of the Two
Modifications