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Home My WebLink AboutELIZABETH STREET APARTMENTS - PDP - 19-99A - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (5)SENIOR HOUSING PARKING SURVEY Location Name No. of Units Allocate Number of parking Spaces includes guest Number of spaces adequate? (yes or no) Bakersfield, CA Harmony Court Apts. 96 1.1 to 1 96 Yes Buena Park, CA Harmony Park Apts. 59 .9 to 1 57 1 Yes Chino, CA Season's Sr. Villas at The Civic Center 104 .7 to 1 73 Yes Lakewood, CA Season II Senior Apts. 85 .8 to 1 75 Yes Orange, CA Harmony Creek Apts. 83 .7 to 1 60 No San Juan Capistrano, CA Seasons Senior Apts. 112 .9 to 1 102 Yes Torrance, CA Harmony Court Apts. 187 1.1 to 1 210 Yes Valley Village, CA Valley Village Apts. 188 .8 to 1 162 Yes West Valley, UT Harmony Gardens Apts. 96 1.0 to 1 97 Yes Las Vegas, NV Heritage Park Apts. 189 .9 to 1 181 Yes Norco, CA Heritage Park Apts. 86 .7 to 1 64 Yes Anaheim, CA Heritage Village Apts. 188 .9 to 1 176 Yes Villa Serena Villa Serena 186 .8 to 1 154 Yes Alto Loma, CA Heritage Village Apts. 232 .7 to 1 172 Yes Rialto, CA Heritage Village Apts. 161 .9 to 1 148 Yes Montclair, CA Heritage Village Apts. 1 141 .7 to 1 111 Yes Escondito Heritage Village Apts. 196 .9 to 1 186 Yes Anaheim, CA Heritage Village Apts. 94 .8 to 1 75 Yes La Verne Seasons at La Verne 85 1.1 to 1 97 Yes Whittier, CA Seasons at Whittier 196 .8 to 1 142 Yes Monrovia, CA Seasons at Monrovia 241 .7 to 1 181 Yes Lakewood, CA Seasons at Lakewood 201 .8 to 1 153 Yes Diamond Bar, CA Seasons at Diamond Bar 149 .85 to 1 124 Yes Yes I �.r ONE ONE January 29, 2001 SHS Mr. Troy Jones City of Fort Collins 281 North College Avenue Fort Collins, Colorado 80522-0580 RE: ELIZABETH STREET SENIOR APARTMENTS PARKING RATIO Dear Troy, Enclosed please find a review summary of the available parking ratios and car ownership at senior age -designated communities with which I have had personal involvement over the past fifteen years. One-to-one parking ratios, or even less, is the norm rather than the exception even when on -street parking is unavailable. Many age - designated communities even with a minimum age restriction of fifty-five years monly have average ages of um As the residents age in place, heyears older completion number of available spaces actually increlasese P due to residents' decisions to give up driving. I have been involved with the development and management of age -designated communities since 1985 and, although car ownership has risen slightly, the parking ratios on the attached review summary have remained well within acceptable quantities. I will be happy to discuss this with you at your convenience and/or videyou with the wish to s names and numbers of a number of site managers you may P with. Sincerely, Evelyn Danowitz Vice President SHS Property Management, LP Enclosure _�' I,uUirll �luln• "nn• _Inl . I.'•I!u ! ,.�I1.1.\"Ilfil l',-y ,l-• �1 i��-_'ilr-nuilr. l'.I\il i_t'i.,(r!11111 .� _.,;; Iti,gh"I111p tl1ti.1 'tlll In reviewing this request for modification, the city should also consider these three specific criteria: 1) The modification will result in a substantial benefit to the city as the construction of this Community will address the city's need for affordable senior housing — The Community as proposed will provide 50 units of affordable housing to tenants over the age of fifty-five (55) years. The Community's rents will be restricted such that 100 percent (100%) of the tenant households will have annual incomes of no more than forty percent (40%) of Larimer County's median income (a maximum household income of approximately $18,000 for a two person household). The housing provided by this Community, with deeply skewed rents targeting the aging population, only adds to the public good and addresses an urgent need in Fort Collins. 2) The exceptional and unique characteristics of the subject site hinder the Community's ability to adhere strictly to the requirements of Code Section 3.2.2 K a — The subject site contains approximately 1.94 total acres. However, after excepting typical setback requirements, Ditch Company easements, and a 100-year flood channel constructed to protect the neighboring International House dormitory, the site contains less than 1.50 buildable acres. The site plan as currently proposed will maximize the usable space and will provide the highest and best use for this particular parcel. 3) The plan submitted will protect the public interests equally as well as would a plan which complies with the standard — Generally, the public interests as described throughout the City Plan are to provide safe affordable housing that is attractively built and maintained and is placed within its neighborhood such that social interaction and diversity is encouraged. The proposed Community addresses each of these interests while bringing both age and economic diversity to an established neighborhood. We believe that the overall benefits, as outlined, provide ample and valid support for granting the modification to Land Use Code 3.2.2 (K)(a) requirements as they relate to the Elizabeth Street Senior Apartment community. Thank you for your consideration and please feel free to contact me directly if I can address any further questions or comments. Sincerely, Kevin orner Senior Project Manager Enclosure as noted. May 14, 2001 mom mom mom Mr. Brian Grubb SHS City Planner City of Fort Collins 281 North College Avenue / P.O. Box 580 Fort Collins, Colorado 80522-0580 Re: Modification to Standard Contained in Land Use Code Section 3.2.2 (K)(a) — Parking Ratio Elizabeth Street Senior Apartments — Fort Collins, Colorado Dear Brian, On behalf of the Elizabeth Street Senior Apartments (the "Community"), I hereby request approval of a modification of the parking ratio as described in the Land Use Code Section 3.2.2 (K)(a). The modification, if granted, would allow the Community to provide 50 parking spaces, or a parking ratio of 1 space per dwelling unit. We feel the number of parking spaces we plan to provide will be adequate for the following reasons: 1) This Community will be occupied exclusively by tenants over the age of fifty-five (55) years. It can be reasonably expected that a far lesser percentage of households in this Community will own cars than in a typical family community. As a result, a lesser number of parking spaces will be required to accommodate the smaller number of tenant -owned vehicles. 2) One hundred percent (100%) of the households in this community are restricted to annual incomes of no more than forty percent (40%) of Larimer County's median income (a maximum household income of approximately $18,000 for a two -person household). With incomes at this very low level, it is common that fewer seniors own automobiles because they do not have the financial means to register, insure and maintain the vehicle. As a result, a lesser number of parking spaces will be required to accommodate the smaller number of tenant -owned vehicles. 3) The financing program used to construct the Community requires a 40-year deed restriction stipulating that the rental units be held for senior residents at the 40% rent levels previously described. A parking ratio of 1 space per dwelling unit is projected to be more than adequate for the tenant population of Elizabeth Street Senior Apartments and their guests. For your further edification, I have attached the results of a Senior Housing Parking Survey. This survey was conducted by our property management company and compares the sufficiency of parking provided at twenty-three similar senior communities. SIMPSON HOUSING SOLUTIONS, LLC 320 Golden Shore • Suite 200 • Long Beach, CA 90802-4217 • 562-25G-2000 • Fax 562-256-2001 www.Simpsonsolutions. coil)