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Home My WebLink AboutELIZABETH STREET APARTMENTS - PDP - 19-99A - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS1) 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 4.54.5 (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 4�� Kevin Horner Senior Project Manager �° A MEN °� May 14, 2001 ■■■ D � y 1�T0% Mr. Brian Grubb SHS MP City Planner City of Fort Collins 0y 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 www.simpsonsolutions. Corn 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 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 Villae Apts. 232 .7 to 1 172 Yes Rialto, CA Heritage Village Apts. 161 .9 to 1 148 Yes Montclair, CA Heritage Village Apts. 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 ENO 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 commonly . As the res dents age in places heyears older completion numberof ava lable spacesactually increases ease- 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 provide you with the names and numbers of a number of site managers you may wish to speak with. Sincerely, Evelyn Danowitz Vice President SHS Property Management, LP Enclosure FI?II'cu� !IUl ti1�G 5(M.U,rio.Ns. LLC _''1„�IIh•n tilu'n.. �.�nr _ull. I.'1 �•, �r21 .\'n 1811!-1_17 • �1: '•_' ilr nui„ • 1-•I\ Ali!-_'. il1111 1�'111'. ill 11 lul P.11tlll 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 MEN MEN OuNE SS Mr. Brian Grubb OHNE 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 • 562-256-2000 • Fax 562-25&2001 www.Simpsotlsolu tions. corm SHS January 31, 2001 Mr. Troy Jones City Planner City of Fort Collins 281 North College Avenue / P.O. Box 580 Fort Collins, Colorado 80522-0580 Re: Statement of Planning Objectives Elizabeth Street Senior Apartments — Fort Collins, Colorado Dear Troy, The referenced project is located in the 1600 block of Elizabeth Street and is currently zoned MMN. The proposed project is a permitted use subject to a Type 1 public hearing and Planing Department review. The development team will request an Alternative Compliance to the parking requirement and an Alternative Compliance to the park requirement under section 4.5(D)(3) of the Land Use Code. Please see my letters dated January 31, 2001 for further details. With the minor exceptions noted herein, the development team intends to comply with all city requirements. We do not anticipate any further planning issues for this development. Please feel free to contact me with any questions. Sin c ly, Kevin Horner Senior Project Manager SENIPSo:N ru>USIN(; SOLUTIONS. LLC 1 2() (k )l(ll'i1 Sh(jw • SII11(1 2U() ll rl l}; 4.S('; I('ll. CA 1)08O2-=421 r ,62-' ;G- 'O))() . l:;l.A .�(i�?-2 di-3(IllI ww��siIIisolluilNls.c1iII FINAL PLAT ELIZABETH STREET APARTMENTS A TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 69 WEST, OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO LVGFND 0 11=131U) 141Y21 TAM NOANO V A4Pza rwF 12' W E .1,W 54� -WA --------------------- --------- L9 W� MOgIIY :g IuIS rm rul N,. C,lSP,,0 IR . SGIOG SIT IS PART OF MIS `Nu R H EUZABEE4 STREET APARTMENTS PROJECT NO. 9212.02 DATE. 5/23/01 SHEET 2 OF 2 J-R ENGINEERING • STATEMENT OF OWNERSHIP, SUBDIVISION AND DEDICATIONe FINAL PLAT ELIZABETH STREET APARTMENTS TRACT OF LAND LOCATED IN THE NORTHEAST QUARTER OF SECTION 15, TOWNSHIP 7 NORTH, RANGE 69 WEST, OF THE 6TH P.M., CITY OF FORT COLLINS, COUNTY OF LARIMER, STATE OF COLORADO xl,gx wl YG n . AR IR .1 MC YliP.. ALLM OR Nq rXOI3ClORC a ME O . a>a,l®. 10-10I: A IGCr OF LAND LOCARD W ME xMMGtI .-..M OF ... 14 m. A ] NwIN.. N .11 a M .1. 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ROF E. wp01 Nr gn[cl sual,NOw A1E .1 M vAn x@w ACCYGmr µD a@r fNTx3 Sw MEEawna. .It. v. xUEAm MVEEWt..0 EwVERI, MATE �OG It.. Ax..1 ANT MR, OF A GPxrAMa LLC ENGINEERING CERTIFICATES APgIwR n ME cln calm, a M Ary a ro,r mLux0. W,TAAvo MM _ wr a p, SOME. qn Ew?NCa PLANNING APPROVAL CERTIFICATES ArnMn n M pXiaw a n1NEPIP a M qn a qR RG,L mwAm nxe _ a. a An, Sal. ATTORNETS CERTIFICATES : xOOr OInY MAT MS SYSOIMON M, xY Sm1 wL. @wRp N aWO .1 M1°0`mAliNALLxPoIm'Nxle 9wMSMS(L913gNfM N.11 O,I�RR OS AACQ P T. OR T. ENTITY h6 .1 NIMgS>m igMigR EwpG M L.A. a M surt a CR. ra m1x,Gnw I. SaEO Nov @ RECOME a M GL}x ..0 NCC9,OEN a . E9wm cLLamp AS a M HEAR a. a M M' a0 ai,Ll1 IN¢aAnw gGOd.®n AR 1Nglw RGOLVEE PARE. wi 0 ONRD M K,MNNIIO n iC11w LLO(Cx0x0 a M Wa Ya qIX. IRRIGATION COMPANY LAIwG Al S NWO.Snw CPPRAR awmAMN w: Ea NO1CV: en El12ASETH STREET APARTMENTS PROJECT NO. 9212,02 31Art a c¢ORATT DATE: 5/23/01 �u SHEET I OF 2 tlYIMn a IMINA M rgapam NMa ' us AcuiRSmm Enact . INS _ TI. a i- PllEa Yr xAR,P An ORMAL iK. w cmlmw EIlNaL f •R ENGINEERING AWY,RR. xOMCE: NE.M wEYK ACg11MT TO OiIIMW Gx NJ Yni cwYa. µr IpX ORMN SAQp IME µ. .¢0L NqL At. TATa.M OiLm SS NEC, 1. Lxvn ACM. eAiD NPw .,Ga .' . Mt N ANEl A, fGYYFM® 9A i. 9�.,R 9Nl:-W Yqi MN, la TARS KRA M MAR It M QAMGMM .. MAEM �SNYP�mm" WOOD TRIM ARL WOOD RAILING WOOD KICKERS Simpson Housing Solutions, LLC 320 Golden Shore Drive, Suite 200 Long Beach, California 90802 (562) 256-2016 LEFT SIDE ELEVATION ELIZABETH STREET SENIOR APARTMENTS Fort Collins, Colorado ION SHINGLES SIDING !NECR MATERIALS LEGEND ROOF: DARK BROWN ASPHALTSHINGLES (TIMHERLNE SHINGLES) (WEATHEREDWOOD BLEND) FASCIA AND TRIM: COLOR WRTE (SHERWN WILLIAMSSWUKAI DOORS. SHCTTERS: COLORWHITR ISHERWN WILLIAMS SWWN4) KICKERS. RAILS: COLOR WRITE (SHERWN WILLIANISSWIDDO POSTS: COIAR WRITE ISHERW N WILLIAMS SW IW) SHARE SIDING: TAN HARDMOARD SHAKE. SIDING (SHERWIN WD.LIAMS SW3I91) HORIZONTAL SIDING: DARKBROWNHARDHIOARDSIDNG (SHER WIN WILLIAMS M9011 STONE: GREY AND LIGHT BROWN BLEND ICULDJUM STONEVENFERI (WEATHERED LSOOSTONF.) KTGY GROUP,:::. XTGY NO. 2001001 SHEET 7 OF 7 WOOD TRIM AID WOOD RAILING WOOD KICKERS CULTURED STOI Simpson Housing Solutions, LLC 320 Golden Shore Drive, Suite 200 Long Beach, California 90802 (562) 256-2016 RIGHT SIDE ELEVATION ELIZABETH STREET SENIOR APARTMENTS Fort Collins, Colorado ION SHINGLES SIDING MATERIALS LEGEND ROOF: DARK BROWN ASPHALT SHINGLES ITIMBERLINE SHINGLES) (WEAIEEREDWOOD BLEND) rkS ANDTRIM: COLOR WRITE ISHERWW WILLIAMS SW I0M) DOURS, SHUTTERS: COLOR WHrrE (SHERWIN WILLIAMSSW1W1 KICKERS, RAILS: COLOR WHITE (SHERWIN WILLIAMSSWI0011 POSTS: COLOR WIM (SHERW W WRLIAMSSWIOMI SHAKE SIDING: TAN HARDIROARD SHAKE SIDING (SHERWIN WILLIAMS SW2190 HORIEONTALSIDING: DARN BROWN HARDBOARD SWING (SHERWW WILLIAMSSW2r01) STONE: GREV AND Ucar BROWN BLENI ICULTOREDMNEVENEER) (WEATHERED LEOOSTONP.) KT.GY.GROU,P;.'"Or KTOY NO. 2001001 SHEET 6 OF 7 9 WOOD TRIM AROUND WOODRAa1NG — WOOD KICREBS Simpson Housing Solutions, LLC 320 Golden Shore Drive, Suite 200 Long Beach, California 90802 (562) 256-2016 ❑ VI901 MATERIALS LEGEND RDOF: DARK HBO" ASPHALT SHINGLES (TIMDERLINE SHINGLES) (W EA'1'HEIN.DWOOD BLEND) FASCIAANDTRIM: COLOR WHITE (SHERWIN WILWAMSSWIMO ROORS,SNUTTERS: COLOR WHnE (SHERWIN WILLIAMS SW I ME) KICKERS. RAILS: COLOR WHITE (SHERWIN WILLIAMS SWIM) POSTS: COLOR WHITE (SHERW N WILLIAMS SWIM) SHAKE SIDINQ TAN HARDIBOARDSHAKE SIDING ISHRRWINWIL I SW2I9I) HOMZONTALSIDING: DARK BROWN HARDIROARD SIDING (SHERWIN WILLIAMS S W2SR3) STONE: GREY AND LIGHT BROWN BLEND (CULTURED STONE VENEER) (WEATNBRm LEDOStONE) REAR ELEVATION ELIZABETH STREET SENIOR APARTMENTS Fort Collins, Colorado C WOOD FASCIA ASPHALT COMPOSITION SHINGLES SHAKE: SIDING KTGY NO. 2001001 ❑ SHEET 5 OF 7 MEN WOOD TRIM AROUND W INDOWS AND DOORS WOOD RAILING COI.TL'REDSTONE I Simpson Housing Solutions, LLC 320 Golden Shore Drive, Suite 200 Long Beach, California 90802 (562) 256.2016 ❑ vlsrol ELIZABETH STREET ELEVATION ELIZABETH STREET SENIOR APARTMENTS Fort Collins, Colorado 13 WOOD FASCIA ASPHALT COMPOSITION SHINGLES SHAKE SIDING MATERIALS LEGEND C HOOF: DARK BROWN ASPHALT SNINGLES ('RMIIERLINE SHINGLES) (WEATHEREDWOOD SLENDI PAM. A AND IOM: COLOR WRITE (SHERWN WILLIAMS SWIM) DOORS. 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I SHEET INDEX I SIT: PUN MARK ] ST PAN ] UNpSCAI.F PUN .-) E}ENATOM m No Text City of Fort Collins C inity Planning and Environmentl' Advance Planning Department MEMORANDUM -ervices CAMERON GLOSS CURRENT PLANNING To Priority Processing Distribution List From: Maurice Head, Affordable Housing Planner Subject: Priority Processing and Waiver of Development Fees for Simpson Housing — Elizabeth Street Project Date: February 14, 2001 Simpson Housing Solutions is proposing to build a 50-unit senior housing community located in the 1600 block of Elizabeth Street. The project will be income restricted to households at or below 40% of the Area Median Income for Fort Collins. Therefore, the project qualifies for Priority Processing and a 100% waiver of its Development Review Fees as an affordable housing project. The waiver only applies to fees charged by the Current Planning Department. Please implement Priority Processing procedures for this project's development review process. The developer submitted an application for development review to Current Planning on February 7, 2001. If you have any questions, please call me at 221-6342. Thank you. 281 North College .-Wenue • P.O. Box 580 • Port Collins, CO 80522-0580 • (970) 221-6376 F. X (970) 224-6111 • TDD (970) 224-6002 • E-mail: aplanning(iici.fort-collins.co.us City of Fort Collins I Comm ty Planning and Environmental Current Planning MEMORANDUM TO: Planning and Zoning Board FROM: Brian Grubb, City Planner i�G-t• SUBJECT: Condition of Approval For Parking Modification Elizabeth Street Apartments File# 19-99A DATE: June 7, 2001 rvices The purpose of this communication is to amend the staff recommendation regarding approval of the proposed modification to City parking standards. Staff recommends that the following condition be added to the approval: Approval of this modification to reduce the required amount of parking from 78 spaces to 50 spaces is conditioned upon the continued use of all the dwelling units within the building for "senior affordable housing" purposes. Any change in use or occupancy of the building shall require compliance with parking standards in effect at the time of such change in use or occupancy. For the purposes of this condition, "senior affordable housing" shall be defined as housing for persons 55 years of age and older with an annual household income restricted to no more than 40 percent of Larimer County's median income. 281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020 Elizabeth Street Apartments PDP and Final Plat, #19-99A June 7, 2001 P & Z Meeting Page 8 FINDINGS OF FACT/CONCLUSIONS After reviewing the Elizabeth Street Apartments P.D.P. and Final Plat, File #19-99A, staff makes the following findings of fact and conclusions: 1. Multi -family dwellings are permitted in the MMN-Medium Density, Mixed -Use Neighborhood zone district. 2. The Project Development Plan complies with all but one applicable district standard in Section 4.5 of the Land Use Code, MMN zone district. 3. The requested modification to the minimum square footage for the park/gathering space meets criteria (1) and (2) for granting a modification located in Section 2.8.2 (H) (1)-(3) of the Land Use Code. 4. The Project Development Plan complies with all but one applicable general development standard contained in Article 3 of the Land Use Code. 5. The requested modification to the minimum parking standard meets criteria (1) and (2) for granting a modification located in Section 2.8.2 (H) (1)-(3) of the Land Use Code. RECOMMENDATION: Staff recommends approval of the Elizabeth Street Apartments Project Development Plan and Final Plat, File # 19-99A. Elizabeth Street Apartments PDP and Final Plat, #19-99A June 7, 2001 P & Z Meeting Page 7 similar projects with parking ratios from .73 to 1.1 spaces per unit (See Attached Letter). Staff verified the information with the other municipalities and is comfortable that the proposed 50 spaces will adequately serve the project. A modification to the park standard is in conformance with the following City Plan policy: HSG-2.7 Impact of New Policies and Regulations. The City shall assess the effects of new policies and regulations, or changes to existing policies and regulations, on housing development costs and overall housing affordability, in order to achieve an appropriate balance between housing affordability and other objectives such as urban design quality, maintaining neighborhood character, and protecting public health, safety and welfare. City staff has identified the burden created by the 10,000 square foot park requirement on small (<2 acres) infill parcels. One of the code revisions proposed by staff and reviewed by the Board on May 17t' was a change to this standard. The new standard, if approved, would require parcels under 2 acres to provide 6% of their land area. Six percent of this parcel is equal to 5,100 square feet. The developer is providing 3,500 square feet of outdoor area; however, there is also 3,500 square feet of interior gathering and recreation space provided. The code does not recognize the importance of enclosed gathering space for seniors. Enclosed space is arguably more important than outdoor space. If both indoor and outdoor spaces are counted, the amount of space provided exceeds 6%. Elizabeth Street Apartments PDP and Final Plat, #19-99A June 7, 2001 P & Z Meeting Page 6 standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant. Any finding made under subparagraph (1), (2) or (3) above shall be supported by supplemental findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2) or (3). A. Advancement of the Public Interest and Meeting Community Needs. Staff believes that this project will significantly advance the public purpose and meet a community need as expressed in City Plan relative to affordable housing, housing for seniors and infill development. The following is a list of some (not all) of the policies that will be advanced through approval of this project: HSG-1.2 Housing Supply. The City will encourage public and private, for -profit and non-profit sectors to take actions to develop and maintain an adequate supply of single and multiple family housing...... HSG-1.5 Special Needs Housing. The housing needs of all special populations within the community should be met. Residential -care facilities, shelters, group homes, elderly housing, and low-income housing should be dispersed throughout the Fort Collins urban area and the region. HSG-2.2. Incentives. The City will support and encourage the private development of affordable housing by offering incentives and reducing local government barriers to the construction of additional units. HSG-2.3 Development Practices. The City will seek opportunities to modify land use regulations and permit processes that make project approval timelines, achievable densities and mitigation costs more predictable. HSG-2.5 Distribution of Affordable Housing. The City will encourage a community -wide distribution of affordable housing in all neighborhoods to promote diverse neighborhoods. B. Advancement of the Standards Staff believes that the standards for parking will be advanced rather than compromised by the proposed design. The City's parking standards for multifamily housing were adopted as minimums so that there is not an excess of paving required. The standards don't specifically address the special circumstances related to senior housing projects. To require 78 spaces rather than 50 would be to encourage unnecessary paving, in conflict with the intent of the standards. The applicant has provided a list of other Elizabeth Street Apartments PDP and Final Plat, #19-99A June 7, 2001 P & Z Meeting Page 5 3. Setback from Arterial Streets [3.5.2(D)(1)] — This standard specifies a minimum 30 foot front yard setback along arterial streets; however, this standard is superceded by the 0' setback requirement in Article 4 Section 4.5 (E) (2) (c). The 0' setback requirement is in turn superceded by the 15' utility easement. The building envelope is located exactly 15 feet from the arterial right-of-way. Therefore all setback standards are satisfied. 4. Side and Rear Yard Setbacks [3.5.2(D)(3)] — This standard specifies a minimum side yard setback of 5 feet and a minimum rear yard setback of 15 feet. The site plan meets these requirements. 4. Modifications The applicant requests two modifications. The MMN zone district requires that all residential projects have access to a park, central feature or gathering place of not less than 10,000 square feet. The applicant proposes a 3,500 square foot outdoor gathering area and a 3,500 square foot indoor gathering place. The total area provided is approximately 7,000 square feet. In addition to the park modification, the applicant requests relief from the parking standards. Seventy-eight parking spaces are required by code. The applicant proposes 50 spaces. The code criteria for granting modification printed below in italics. The underlined sections are specifically addressed in the portion of this report that follows. The modifications may be approved if the Board finds that one or more of the criteria are met. The Planning and Zoning Board shall grant a modification of standards only if it finds that the granting of the modification would neither be detrimental to the public good nor impair the intent and purposes of this Land Use Code; and that: (1) the plan as submitted will advance or protect the public interests and purposes 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 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, adopted policy, ordinance or resolution (such as, by way of example only, affordable housing or historic preservation) or would substantially alleviate an existing, defined and described problem of city-wide concern (such as, by way of example only, traffic congestion or urban blight), and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the Elizabeth Street Apartments PDP and Final Plat, #19-99A June 7, 2001 P & Z Meeting Page 4 7. Access and Parking Lot Requirements [3.2.2(D)] —Pedestrian areas are clearly differentiated from vehicular areas and sufficient sidewalk width is provided to accommodate vehicle overhang. All off-street parking spaces have unobstructed vehicular access to and from the public streets. This standard is therefore satisfied. 8. Parking Lots: Required Number of Spaces for Type of Use [3.2.2(K)] — The applicant is required to provide 1.75 parking spaces for every 2-bedroom unit, and 1.5 spaces for every 1-bedroom unit. The applicant proposes 10 2 - bedroom units, and 40 1-bedroom units, which calls for a minimum of 78 parking spaces. The site plan provides exactly 50 parking spaces. This standard is not satisfied and the applicant has requested a modification (See Attached Letter). 9. Handicap Parking [3.2.2(K)(4)] — The parking lots must provide at least 2 handicap parking spaces, and 4 are provided. The standard is thereby satisfied. 10. Site Lighting [3.2.4] — As required, the lighting levels will not exceed 10 foot- candles on site, and the walkways will be illuminated at least 0.5 foot-candles. The light fixtures will be high-pressure sodium and down -directional. B. Division 3.3, Engineering Standards 1. Plat Standards [3.3.1] —One foot of additional right-of-way has been dedicated for Elizabeth Street, and drainage easements, and utility easements have been provided as needed to serve the area to be platted. 2. Water Hazards [3.3.3] — The Stormwater Department has reviewed the application and has indicated that the application satisfies the requirements of this standard. C. Division, Building Standards [3.5] 1. Building and Project Compatibility [3.5.1] — The architectural character is consistent and compatible with the architectural character that has been established in the neighborhood. Colored Elevations and a materials board have been provided. 2. Orientation to a Connecting Walkway [3.5.2(C)(1)] - Every front facade with a primary entrance to a dwelling unit faces either an adjacent street sidewalk or a connecting walkway within 200 feet of a street sidewalk. Elizabeth Street Apartments PDP and Final Plat, #19-99A June 7, 2001 P & Z Meeting Page 3 E. Building Height [4.5(E)(1)(d)] — The proposed buildings are 3 stories, therefore this standard is satisfied. 3. Compliance with Development Standards (Article 3) The Project Development Plan complies with all except one of the applicable General Development Standards as follows: A. Division 3.2, Site Planning and Design Standards 1. Street Trees [3.2.1(D)(2)] — As required, the proposed PDP provides street trees within the landscaped parkway between the curb and the street sidewalk at 30 to 40 foot spacing intervals. 2. Parking Lot Perimeter Landscaping [3.2.1(E)(4)] —As required, the on -site parking lots are screened adequately from the street and adjacent residential uses with plant material of sufficient opacity to block vehicle headlights. 3. Parking Lot Interior Landscaping [3.2.1(E)(5)] — The interior area of all parking lots vehicular areas consists of 6% landscaped areas. All landscaped islands within parking lots have raised curbs and have at least one tree. 4. Direct On -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(6)] — Sidewalk connections are provided around the entire perimeter of the building to the parking lot and the recreation area north of the parking lot. This standard is met. 5. Off -Site Access to Pedestrian and Bicycle Destinations [3.2.2(C)(7)] — The on - site sidewalks are connected at both ends of the property to the Elizabeth Street Sidewalk. There are 3 connections between the building and the Elizabeth Street Sidewalk. This standard is therefore satisfied. 6. Transportation Impact Study [3.2.2(C)(8)] —The City Traffic Engineer and the Transportation Planning Department have reviewed the applicants Traffic Impact Study and have found that it meets the required vehicular, pedestrian, bicycle, and transit Level of Service requirements. As a result of the study, the applicant was denied the request to have two full -turn movement points of access. This is why the east curb cut is for emergency vehicles only. This standard is met. Elizabeth Street Apartments PDP and Final Plat, #19-99A . June 7, 2001 P & Z Meeting Page 2 COMMENTS: Background The surrounding zoning and land uses are as follows: Existing Zoning Existing Land Use North MMN Multifamily (Student Housing) South CC and MMN Taco Bell, Gas Station East CSU (Not Zoned) International Student Housing West MMN Multifamily (Student Housing) 2. Compliance With MMN Zone District A. Density [4.5(D)(1)] — The development exceeds the minimum density requirement of 12 dwelling units per net acre of residential land, therefore complies with this standard. B. Mix of Housing [4.5(D)(2)] — Because the Project Development Plan contains less than 16 acres, only one housing type is required. This standard is therefore satisfied. C. Access to a Park, Central Feature, or Gathering Place [4.5(D)(3)] — The applicant is providing a 3500 square foot, handicap accessible gathering space on the north side of the project between the parking lot and the irrigation channel. The building contains approximately 3500 square feet of common interior area on the ground floor that is central to the units and easily accessible to all residents. The code requires 10,000 square feet which is the reason for one of the requested modifications (See Attached Letter). D. Block Requirements [4.5(E)(1)] — The property is an infill site that is part of the larger block bounded by West Elizabeth Street on the South, Constitution Avenue on the West, City Park Avenue on the East and Plum Street to the North. This is the last remaining undeveloped site within this larger block. The site is constrained by existing development on the west, north and east, with no opportunity to make additional street connections. Access will be taken off West Elizabeth Street. This PDP therefore satisfies this standard. ITEM NO. 8 MEETING DATE 6 7 O1 •+ STAFF Brian Grubb Citv of Fort Collins PLANNING AND ZONING BOARD STAFF REPORT PROJECT: Elizabeth Street Senior Apartments Project Development Plan and Final Plat File # 19-99A APPLICANT: Simpson Housing Solutions L.L.C. 320 Golden Shore Drive, Suite 200 Long Beach CA, 90802 OWNERS: Affordable Housing Alliance II Inc. 2600 Michelson Drive, Suite 1050 Irvine, CA 92612 REQUEST: This is a consolidated application to request approval of a Final Plat and Project Development Plan with two modifications of City standards. The applicant is requesting partial relief from the requirement to provide a 10,000 square foot park, and a modification to reduce the number of parking spaces from 78 spaces to 50 spaces. PROJECT DESCRIPTION: This is a 50-unit, single -building apartment project on 1.95 acres located north of Elizabeth Street between City Park Avenue and Constitution Avenue. The property is zoned Medium Density Mixed Use Neighborhood (MMN). RECOMMENDATION: Approval EXECUTIVE SUMMARY: The proposed use is permitted in the MMN zone district and if no modifications were needed, the review would be administrative. Staff believes that the modifications are appropriate. The project will help achieve numerous goals related to housing as expressed in City Plan. Documentation has been provided demonstrating that the proposed design is a better design for Senior Citizens, than what is possible under the strict application of the code. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT