HomeMy WebLinkAboutELIZABETH STREET APARTMENTS - PDP - 19-99A - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (4)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
4.5 (D)(3) — 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 efficiently utilize
the space available 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.
4) The plan submitted will protect the purpose of the standard for which the
modification is requested — The purpose of the standard as described in
section 4.5 (A) of the Land Use Code is to provide "buildings, bike and
walking paths, open spaces and parks ... configured to create an inviting
and convenient living environment." The Community as proposed will
utilize all available site area to provide 3,500 square feet of attractively
designed open space for resident use and enjoyment.
We believe that the overall benefits, as outlined, provide ample and valid support
for granting the modification to Land Use Code 4.5(D)(3) 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.
Sincere
Kevin Horner
Senior Project Manager
May 14, 2001
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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 4.5 (D)(3)
— Neighborhood Park Requirement
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 to the park requirement as specified in the Land Use
Code section 4.5(D)(3) as it relates to the Community. The modification, if granted, would
allow the Community to construct a 3,500 square foot park area in lieu of the required
10,000 square foot park.
Land Use Code section 4.5(D)(3) states that developments not located within one -
quarter mile of a neighborhood park are required to install a 10,000 square foot park on
site. As this Community will be 0.5 miles from Avery Park and 0.7 miles from City Park,
it would normally be held to the 10,000 square foot standard.
The site plan submitted shows that the Community's site is quite small (less than
one and one-half acre excluding ditch company easements). When considering the
placement of the building, parking and required site drainage facilities, there is simply
insufficient area for an on -site park of the required size. However, in an effort to meet the
spirit of the code, the site design uses all available and unused area to incorporate
approximately 3,500 square feet of open space in the north east portion of the site. This
space will provide outdoor tables and benches and will be landscaped with shade trees and
natural grasses to provide an attractive area in which residents can gather and interact
(please see the attached plan and elevation for the proposed design). As well, the site
design incorporates an outdoor sitting area in the southern portion of the property (also see
attached area plan for design details). In addition to the outdoor gathering area, the
building design incorporates a 2,500 square foot community room, which will be furnished
and available for social events and gatherings.
From its inception, the Elizabeth Street Senior Apartment Community has been
developed to address the shortage of truly affordable housing available to the senior
population in Fort Collins. The Community, as proposed, accomplishes this goal by
providing independent senior living with long-term affordability, attractive building
design, conscientious landscape planning and a. convenient location. In reviewing this
request for modification, the city should also consider these four specific criteria:
SIMPSON HOUSING SOLUTIONS, LLC
320 Golden Shore • SUite 200 • Long Beach. CA 90802-4217 • 562-256-2000 • Fax 562-256-2001
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