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Home My WebLink AboutELIZABETH STREET APARTMENTS - PDP - 19-99A - SUBMITTAL DOCUMENTS - ROUND 2 - ALTERNATIVE COMPLIANCE REQUESTMEN MEN April 6, 2001 MEN Mr. Brian Grubb SHS City Planner City of Fort Collins 281 North College Avenue / P.O. Box 580 Fort Collins, Colorado 80522-0580 Re: Alternative Compliance — Neighborhood Park Requirement Elizabeth Street Senior Apartments — Fort Collins, Colorado Dear Brian, On behalf of the Elizabeth Street Senior Apartments (the "Conununity"), 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 Conununity has been developed to address the shortage of truly affordable housing available to the senior community 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 three specific criteria: SIMPSON HOUSING SOLUTIONS. LLC 320 Golden Shore • Suite 200 • Long Bcach, CA 90802-4217 • 562-256-2000 • Fax 562-256-2001 www. si mpsonsOI uti ons. corn X LD Ll- Ln 0 a �7:;::cae�?:c=::=3k^�..e..':�:�4?�L�'w,o�?�l`�� "�:a�:oeea�e��.=:+Z�^•a ^�,r.�;.•,ir-,� - k r \` •, WCDC WSWL _ - WJHH C� _ C i' C. - 0 j ��tt Fr F17 CL•;..Y T1't�1TTj►(lTh - �{{I I�p��j `,�' j.�,a �' ;��-cat ►^'- ,Q �• �►ru ..t�S .: u��,r. ��i/A �lirl I1 s o d. �' • � c.: � L .... . . V'rTe C .•; 77ii1�"I O ter. � , �a�►.� ��►� ire. ��. � .�:�� .� 0. 2 CANAL PER Ei MOWN ON BOUNDARY I ORDED JULY 3,199: M RECEPTION NO. 9! It M m a O n m 06 10 O iI i a Q ma N653,� RETAINING WALL. TINTED CONCRETE PATIO/GATWERING AREA PORTABLE EIENCUE5, TABLE, g l— txunNG saucwAr AND UMBRELLA j/ MAPE •• Sam-, 'W -K i 4`��•a,r�i VW�/ •L� ��[ i.C�iC �� t% aid i • �, .%^��1�<str�c MON r `+•+ ' • \. 1� - _ Q/7i•• 44� �� L�,rot ram ��•�• _ _ •,'•.��1•��r[zip �\ mr� �• �. .i, � ^ ��Lt . �'G off' d`��Y9 _ �/lIQ� 1Ciw•J !. ��Jiyr�. �. �r._rS%rt�'j�iyLy�,..•.O�jr`1, i SECTION/ELEVATION 'AA'- Scale: 1/8" -1'-0" r d PORTABLE PATIO RIIBJITUIE FINISHED GRADE BETOND DETENTICH POND WALL BEYOND RAMP EASEMENT LINE/ I&: CIVIL DRAWINGS LIMIT OF CGNSTMZTIGN DETENTION F'GT10 W IN WALL FW: CIVIL DRAWMGa- Y _ F RAINING WALL AND RAILING M; CIVIL DRAWINW S F TIT R.nP, MM DETEMICN aw I A OPRd 17� ARlA —_��1---TNMD CCNCPWM PATIO _---OMN rJW AREA TJW D POND ADC RAILM rill w LM c+nucn1 it IM. N m '-I INA Lem LANDSCAPE STATEMENT. THE LANDSCAPED OPEN SPACES IN THE ELIZABETH STREET SENIOR APARTMENTS WILL PROVIDE BUFFERING, SCREENING, CONVEYANCE Or - DRAINAGE, AND RECREATION FOR THE PROJECT. OPEN AREAS MAY BE USED FOR ON -SITE DETENTION, AND BUFFERING BETWEEN PARKING AREAS AND ADJACENT USES. TREE AND SHRUB PLANTINGS WILL BE USED TO SIGNIFY BUILDING ENTRIES, AND ENHANCE THE ARCHITECTURE OF THE BUILDING. THE SPILLWAY AREA WILL BE UTILIZED AS A GATHERING AREA FOR THE PROJECT. ACCESS WILL BE PROVIDED VIA A CONCRETE RAMP LEADING TO A PATIO AREA WITH TABLES, CHAIRS, AND UMBRELLAS. OPEN TURF AROUND THE PATIO WILL BE USED FOR PASSIVE RECREATION. SHADE TREES WILL PROVIDE SHADE AND BUFFERING FOR THIS SPACE. N m d ,y in Area Plan for North East Park Area rn 0 IIIIII a 5fREEZ FATHWA"r4»mil ' � �•� �i Ijflj , I III f �J'�" � m a v rn v CD L` 01 CD V' W m 0 m N I c0 m M a 01 a r� TINTED CONCRETE o P41-I0/GATI4ERINn AREA n PORTABLE BENCHES, TABLE, AND UMBRELLA- u / (3)APE r OPEN Q TURF: I AREA d� w EXISTING SPILL WA Y o �1�ID� . " .d . ` . ' _ ' . w . `UETEN'TJON` . y ID r o -- t I_)C�; ICL K m a: n a rq m Area Plan for Outdoor Sitting Area 1) The modification will not be detrimental to the public good — 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 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. 3) 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. Si y Kevin Horner Senior Project Manager