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HomeMy WebLinkAboutWORTHINGTON AVENUE RESIDENCES - PDP - PDP160023 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (11)Staff Report —Worthington me Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 18 4. Centre for Advanced Technology 241h Filing Plat 5. Worthington Avenue Residences Planning Document Set (includes site plan, landscape plan, elevations, and photometric plan) 6. Walking Distance to New Mercer Commons Open Space 7. Worthington Avenue Residences Ecological Characterization Study 8. Worthington Avenue Residences Traffic Impact Study 9. Neighborhood meeting summary — July 14, 2016 Staff Report —Worthington }. ,iue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 17 a mailing two weeks in advance. Seven community members participated in the neighborhood meeting. Most of the community members' questions dealt with unit construction, unit layout, leasing, the development timeline, amongst other general questions. No community member raised a concern about the proposed development. 6. Findings of Fact/Conclusion: In evaluating the request for the Worthington Avenue Residences Project Development Plan, Staff makes the following findings of fact: A. The Project Development Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. B. The Project Development Plan complies with relevant standards of Article 3 — General Development Standards. C. The Modification of Standard to Section 4.27(D)(2) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. D. The Modification of Standard to Section 4.27(D)(5) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. E. The Project Development Plan complies with relevant standards located in Division 4.27, Employment (E) of Article 4 — Districts, so long as the board approves the modifications to Sections 4.27(D)(2) and 4.27(D)(5). RECOMMENDATION: Staff recommends that the Planning & Zoning Board make a motion to approve Worthington Avenue Residences, PDP160023 based on the findings of fact found on page 17 of the staff report. ATTACHMENTS: 1. Zoning & Site Vicinity Map 2. Statement of Planning Objectives 3. Applicant's Modification Requests Staff Report —Worthington ,nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 16 gained preliminary approval from Poudre Fire Authority for meeting all applicable code requirements. 4. Compliance with Article 4 of the Land Use Code — Division 4.27, Employment District (E): The project complies with all applicable Article 4 standards as follows: A. Section 4.27(B)(3)(a) — Permitted Uses The proposed use, two-family dwellings, is permitted in the E zone district and is consistent with the district's intent to be a setting to have a mix of uses that support primary employment districts. B. Section 4.27(D)(4)(a) — Maximum Building Height The maximum building height is four stories. All of the proposed buildings are one story. C. Section 4.27(D)(7) — Access to a Park, Central Feature or Gathering Place 90% of the dwellings in a residential development shall be located within 1.4 mile of either a neighborhood park, a privately owned park or a central feature or gathering place that is located either within the project or within adjacent development, which distance shall be measured along street frontage without crossing an arterial street. A privately owned park must be at least 10,000 square feet, highly visible from streets, open to the public, and contain a mix of facilities for various age groups to utilize. The site plan shows a park/community space that is accessible and visible from the private drive. This park, however, is not 10,000 square feet in size. This development is within '/4 mile of New Mercer Commons, which has a 2.49-acre park that is open to the public. With the combination of having a park on -site and accessibility to the park at New Mercer Commons, this development meets this code requirement. 5. Public Outreach Summary The applicant held a neighborhood meeting in accordance with Land Use Code section 2.2.2. The applicant held the meeting on July 14, 2016 and staff had sent Staff Report —Worthington h ,we Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 15 15 feet from the private street with the garages more than 20 feet from where the driveway meets the sidewalk. T. Section 3.5.2(E)(3) — Side and Rear Yard Setbacks For residential buildings, the minimum side yard setback is 5 feet and the minimum rear yard setback is 8 feet. Each building complies with the 5 foot side yard setback and the 8 foot rear yard setback. U. Section 3.5.2(F) — Garage Doors Garage doors should be integrated into the development to prevent the streetscape from being dominated by protruding garage doors. The Director may allow alternative garage door treatments if the proposed structures meet the intent of the code to line streets with active living spaces, create pedestrian -oriented streetscapes and provide variety and visual interest in the exterior design of residential buildings per Section 3.5.2(F)(5)(b). All of the garages recess behind front porches. Each porch exceeds the minimum required to meet this code section. These porches are not fully covered, however, and so the garage door treatment must meet the alternative compliance measures outlined in Section 3.5.2(F)(5)(b). The proposed garage door treatments meet the intent by lining the street with generous front porches that extend beyond the garage doors. Pergolas and low fences define each porch to draw attention to the outdoor space and front entrance to each duplex. Landscaping lines each porch, which draws attention away from the garages. All of the garages feature windows to make each garage door look more integrated into the building. Due to all of these enhancements, staff finds the proposed plan to meet this code section. V. Section 3.6.6 — Emergency Access All proposed developments shall provide adequate access for emergency vehicles and for those persons rendering fire protection and emergency services. The proposed development's emergency access plan has Staff Report —Worthington ;nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 14 New developments shall be compatible with the established architectural character of the area. This includes using similar materials, buildings that are of a similar size, height, bulk, mass, and scale, and minimizing the infringement on adjacent property owners' privacy. The Centre for Advanced Technology has an eclectic mix of uses and structures. All of the buildings along Worthington Circle are between one and three stories in height. The uses include multi -family residential, a long-term care facility, medical offices, and general office. Each building contains sloped roof forms. The surrounding buildings also contain a mix of materials including brick, lap siding, stucco, and stone. The proposed buildings fit into this context by being single story, using sloped roof forms, and using high quality materials such as lap siding, brick, and cultured stone. Q. Section 3.5.2(C) — Housing Model Variety Variation Among Buildings Any development containing fewer than 100 units shall have three different types of housing models with three characteristics that distinguish each building from other housing models. The proposed site plan shows fiver different models. Each model has a different mix of materials, unit size, porches, entry features, garage configuration, and roof forms to differentiate them from other models. R. Section 3.5.2(D) — Relationship of Dwellings to Streets and Parking Every front door shall face the adjacent street to the extent reasonably feasible. Alternatively, front doors may face onto a major walkway spine as long as the front door is no more than 350 feet from a street sidewalk. Each unit faces the private street and has a walkway that connects the front door to the sidewalk, which satisfies this requirement. S. Section 3.5.2(E)(2) — Setbacks from Non -arterial Streets The minimum setback for residential buildings from non -arterial streets is 15 feet. Garages must be setback at least 20 feet from where the driveway meets the sidewalk. All of the buildings are setback more than Staff Report — Worthington r. .we Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 13 L. Section 3.2.3 —Solar Access, Orientation, Shading All development shall be designed throughout to accommodate active and/or passive solar installations to the extent reasonably feasible while minimizing the casting of shadows onto adjacent developments. All of the proposed buildings could be retrofitted to handle solar arrays and are oriented to prevent the casting of shadows onto adjacent developments. M. Section 3.2.4 — Site Lighting The proposed lighting plan is consistent with the requirements of the Land Use Code in regards to the general standard, lighting levels and design standards. N. Section 3.4.1(D)(1) — Ecological Characterization Study Applicants must submit an Ecological Characterization Study (ECS) when a site contains or is within 500 feet of a natural habitat or feature. The applicant must submit an ECS at least 10 days before submittal of the Project Development Plan. This study must show how wildlife uses the site and the extent of any natural features. Depending on the results of the ECS, the applicant may need to provide enhancements to the site to minimize the development's impacts on natural habitat features. The applicant delivered the ECS 10 days in advance of the Project Development Plan. The ECS recommends a 50-foot setback from the Larimer County Canal No. 2 and the New Mercer Ditch, enhanced plantings in the buffer zone, and to direct lighting away from the buffer zone. The site plan shows buildings developed outside of the 50-foot buffer from Larimer County Canal No. 2 and the New Mercer Ditch. The landscape plan shows cottonwood trees and other plants and shrubs in the buffer area to provide higher quality habitat for songbirds. The lighting plan shows that lighting will not spill into the buffer zone. All of these elements satisfy the recommendations of the ECS and this code standard. O. Section 3.4.1(E) — Establishment of Buffer Zones Irrigation ditches and canals require a 50-foot buffer that disallows disturbances. The site plan shows no disturbances in the buffer zone. P. Section 3.5.1 — Building and Project Compatibility Staff Report —Worthington ,nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 12 These walkways allow pedestrians to move within the site without encountering vehicles or bicycles. G. Section 3.2.2(C)(5) — Walkways Walkways must be located and aligned to directly and continuously connect areas or point of pedestrian origin and destination. Each walkway shown on the proposed site plan connects to the entry of each duplex. These walkways connect to the private drive that runs through the site. All of the walkways lead directly to the sidewalks on Worthington Circle. H. Section 3.2.2(C)(6) — Direct On -Site Access to Pedestrian and Bicycle Destinations Pedestrian and bicycle facilities provided on site must connect to or allow for direct connections to major pedestrian and bicycle destinations. The sidewalk network connects to the sidewalks on Worthington Circle, which provide direct connections to major destinations. Section 3.2.2(C)(8) — Transportation Impact Study A Transportation Impact Study is required for developments that could have an impact on the traffic conditions surrounding the development. The applicant supplied a Transportation Impact Study in accordance with the City's guidelines. The study showed that the project meets the City's level of service requirements for all modes of transportation. J. Section 3.2.2(D) — Access and Parking Lot Requirements The proposal meets the requirements outlined in Land Use Code section 3.2.2(D) including the separation of vehicles and pedestrians, unobstructed vehicle access, location of off-street parking areas, pavement material, and lighting. K. Section 3.2.2(K) — Parking Lots — Required Number of Off -Street Spaces for Type of Use Two bedroom units require 1.75 parking spaces per unit minimum. For a 34-unit development, 60 parking spaces are required. Each unit has a 1- or 2-car garage. All of the garages in the development provide 53 parking spaces. The development also has nine surface parking spaces for guests. This results in 62 parking spaces for the whole development. Staff Report —Worthington r. .oue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 11 C. Section 3.2.1(D)(3) — Minimum Species Diversity To prevent uniform insect or disease susceptibility and eventual uniform senescence on a development site or in the adjacent area or the district, species diversity is required and extensive monocultures are prohibited. The maximum percentage of any one species when there are 60 or more trees on site is 15%. No species consists of more than 15% of the overall amount of trees provided. D. Section 3.2.1(D)(4) — Tree Species and Minimum Sizes All trees provided must meet the minimum sizes as follows: Typ e Minimum Size Canopy Shade Tree 2.0" caliper balled and burlapped or equivalent Evergreen Tree 6.0' height balled and burlapped or equivalent Ornamental Tree 1.5" caliper balled and burlapped or equivalent Shrubs 5 gallon or adequate size consistent with design intent Canopy Shade Tree as a street tree 1.25" caliper container or equivalent on a Residential Local Street Only The trees shown on the landscape all meet these minimum requirements. E. Section 3.2.1(E)(3) — Water Conservation All landscape plans must be designed to incorporate water conservation materials and techniques in order to meet the Xeriscape principals established in the Land Use Code. Total annual water use shall not exceed 15 gallons/square foot over the site. The landscape plan meets the Xeriscape principals in the Land Use Code and has an annual water use of 3.9 gallons/square foot over the site. F. Section 3.2.2(C)(1) — Safety Considerations To the maximum extent feasible, pedestrians shall be separated from vehicles and bicycles. The proposed development will have an extensive system of sidewalks and walkways separated from the roadway by a curb. Staff Report —Worthington. nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 10 in difficulty achieving other code requirements such as building setbacks and buffer distance from natural features. Worthington Avenue Residences also fits into the Centre for Advanced Technology well with the proposed density of the project. Most of the Centre for Advanced Technology around Worthington Ave. features short buildings with ample open space. All of the surrounding buildings range from one story to three stories in height with green space to serve each development. The proposed Worthington Avenue Residences fits this context with its emphasis on shared open space and ranch style homes. As discussed in the previous modification request, this project will help meet a defined community need in City Plan. Without this modification request, the design of the development would be compromised from the end user's perspective. One-story buildings function better for seniors. This development's proximity to health care services makes it an ideal site for senior housing. This development also fits in with the established context of the area at the proposed density. For these reasons, staff finds the modification request is justified. 3. Compliance with Article 3 of the Land Use Code — General Development Standards: The project complies with all applicable General Development Standards as follows: A. Section 3.2.1(D) — Tree Planting Standards All developments must establish groves and belts of trees along all city streets, in and around parking lots, and in all landscape areas that are located within 50 feet of any building or structure in order to establish at least a partial urban tree canopy. The proposed landscape plan shows trees that line the private drive that runs through the development that will provide a tree canopy along the street and near each building. B. Section 3.2.1(D)(2) — Street Trees Developments that front on streets with a landscape parkway must provide canopy shade trees at 30-40 foot spacing in the center of such parkway areas. The proposed landscape plan shows canopy shade trees along the private drive and the entrance to the development from Worthington Circle. Staff Report — Worthington �, oue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 9 equally well or better than would a plan which complies with the standard for which a modification is requested, and C. The project design satisfies 2.8.2(H)(2): the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or 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 or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible. The purpose for the minimum density requirement in the Employment zone is to ensure a consistent character between different uses. Most primary uses will have a more dense character than developments typical of a neighborhood with mainly single-family houses. This minimum density requirement falls between the maximum allowed in the Low Density Mixed -Use Neighborhood (LMN) and Medium Density Mixed -Use Neighborhood (MMN) zone districts. This allows for flexibility on residential density depending on the context. Some business parks are suburban in character and amenable to lower -density residential development. Others feature taller structures and a denser character and would lend themselves better to a dense residential development. To meet the minimum density requirement, Worthington Avenue Residences would have to provide at least 36 dwelling units. The proposed plan shows 34 units in one-story buildings. A compliant plan could utilize the height allowances of the Employment zone to provide multi -family dwellings containing apartments or condominiums. A compliant plan could also feature townhomes with more than two units to achieve the minimum density of the zone district. Worthington Avenue Residences could achieve compliance but the question is would these compliant plans serve the end user better than what is proposed given the context of the site? The target demographic for these homes is seniors aged 55 and over. As such, Worthington Avenue Residences shows single story buildings to prevent residents from climbing up and down stairs. While this serves the residents better than multi -story buildings, this design choice reduces the density of the project. The site could accommodate two additional units but this introduces tradeoffs. A greater number of units with a similar configuration would result in less open space. Adding two units would likely result in reducing unit size and would result Staff Report —Worthington . :nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 8 Summary of Applicant's Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 1 (proposal is equal or better than provisions in the Land Use Code) and Criterion 2 (proposal will help address a community need specifically described in the city's Comprehensive Plan): • The proposed alternative plan seeks to provide a substantial benefit to the City by addressing an important community need specifically and expressly defined and described in the policies of the February 2011 City Plan: Policy LIV 7.5 — Address Special Needs Housing o Plan for and meet the housing needs of special populations within the community. Disperse residential care facilities, shelters, group homes, and senior housing throughout the Growth Management Area. o The proposed plan is in a location that is desirable for housing targeting older adults due to its proximity to the existing Columbine Health Campus. This project will provide opportunities for convenient living for this demographic. o The proposed alternative plan continues to improve the design, quality and character of new development by exceeding the building standards set forth in Section 3.5. The use of high quality residential building materials, building articulation, projections and recesses, along with pitched roof elements ensures sensitivity to and compatibility with the surrounding neighborhood. o The site is encumbered on all four sides by irrigation ditches and a detention pond. In addition, there is a requirement for 10,000 square feet for a park, central feature or gathering area. Therefore, out of the 8.157 acres, only 5.01 acres are usable for the development of the buildings and streets. This equates to 6.71 dwelling units per acre, which is short by .29 dwelling units per acre. Staff Finding: Staff finds that the request for a Modification of Standard to section 4.27(D)(2) is justified by the applicable standards in 2.8.2(H)(1) and 2.8.2(H)(2). A. The granting of the Modification would not be detrimental to the public good; B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote the general purpose of the standard for which the modification is requested Staff Report —Worthington, .oue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 7 zone district, which states, "This District also is intended to accommodate secondary uses that complement or support the primary workplace uses..." Since this development would support the primary uses surrounding, Worthington Avenue Residences meets the intent of this code section. Worthington Avenue Residences will also help address a defined, community wide need identified in City Plan. City Plan discusses senior housing as a community wide need in Policy LIV 7.5. The Fort Collins Social Sustainability Gaps Analysis from 2014 also notes that the population of seniors in the community will grow rapidly in the coming years. The Gaps Analysis projects the number of seniors in Fort Collins to double by 2030. Fewer seniors live in an institutionalized setting, furthermore, which means more seniors will require additional housing arrangements/options as the senior population grows. Only 1 % of 65-74 year olds live in an institutionalized setting per the Gaps Analysis. Since this community will be targeted towards individuals aged 55 and older, Worthington Avenue Residences will help fulfill a community wide need. Staff finds that by supporting the primary uses in the district and addressing a defined, community wide need that the modification is justified by criteria 1 and 2. Modification #2 Description: The applicant requests a Modification to Section 4.27(D)(5) — Density/Intensity to pursue a development below the minimum net density required of 7 dwelling units per acre. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 4.27(D)(5): All residential development in the E Employment District shall have an overall minimum average density of seven (7) dwelling units per net acre of residential land. Staff Report —Worthington . :nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 6 pitched roof elements ensures sensitivity to and compatibility with the surrounding neighborhood. Staff Finding: Staff finds that the request for a Modification of Standard to section 4.27(D)(2) is justified by the applicable standards in 2.8.2(H)(1) and 2.8.2(H)(2). A. The granting of the Modification would not be detrimental to the public good; B. The project design satisfies 2.8.2(H)(1): the plan as submitted will promote the general purpose 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, and C. The project design satisfies 2.8.2(H)(2): the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or 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 or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible The intent of this code standard is to allow for a mix of uses while retaining a character predominated by primary employment uses. Staff has interpreted the 25% maximum secondary use regulation to apply to the Employment district as a whole rather than just at the level of an individual development plan. Currently, the Centre for Advanced Technology contains 22.1% secondary uses. While Worthington Avenue Residences will consist of 100% secondary uses, the overall Centre for Advanced Technology will only contain 25.8% secondary uses if the Planning & Zoning Board approves this project. Context is critical when determining the appropriate primary/secondary use split for an Employment district. In this particular context, many of the primary employers are health care providers. Most of these health care providers serve elderly individuals that are able to live independently but require regular care. As such, an appropriate secondary use for this area would be residential uses targeted towards seniors. Worthington Avenue Residencess is a senior oriented residential project in close proximity to health care providers. This is an appropriate secondary use in line with the purpose statement of the Employment Staff Report —Worthington t.. _nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 5 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 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; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. Any finding made under subparagraph (1), (2), (3) or (4) above shall be supported by specific findings showing how the plan, as submitted, meets the requirements and criteria of said subparagraph (1), (2), (3) or (4). Summary of Applicant's Justification: The applicant requests that the Modification be approved and provides the following justification based upon Criterion 1 (proposal is equal or better than provisions in the Land Use Code) and Criterion 2 (proposal will help address a community need specifically described in the City's Comprehensive Plan): Applicant's Justification: • The proposed alternative plan seeks to provide a substantial benefit to the City by addressing an important community need specifically and expressly defined and described in the policies of the February 2011 City Plan: Policy LIV 7.5 — Address Special Needs Housing Plan for and meet the housing needs of special populations within the community. Disperse residential care facilities, shelters, group homes, and senior housing throughout the Growth Management Area. • The proposed plan is in a location that is desirable for housing targeting older adults due to its proximity to the existing Columbine Health Campus. This project will provide opportunities for convenient living for this demographic. • The proposed alternative plan continues to improve the design, quality and character of new development by exceeding the building standards set forth in Section 3.5. The use of high quality residential building materials, building articulation, projections and recesses, along with Staff Report —Worthington nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 4 2. Compliance with Section 2.8.2(H) of the Land Use Code - Modification of Standards Modification #1 Description: The applicant requests a Modification to Section 4.27(D)(2) — Secondary Uses to pursue a development with 100% secondary uses. Land Use Code Standard Proposed to be Modified (areas underlined and bolded for emphasis): Land Use Code 4.27(D)(2): All secondary uses shall be integrated both in function and appearance into a larger employment district development plan that emphasizes primary uses. A secondary use shall be subject to administrative review or Planning and Zoning Board review as required for such use in Section 4.27(B). The following permitted uses shall be considered secondary uses in this zone district and together shall occupy no more than twenty-five (25) percent of the total gross area of the development plan ... (d) Residential uses (except mixed -use dwellings when the residential units are stacked above a primary use which occupies the _ground floor). Land Use Code Modification Criteria: "The decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose 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, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or 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 or in an adopted policy, ordinance or resolution of the City Council, 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, Staff Report — Worthington , nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 3 Staff Report —Worthington nue Residences, PDP160023 Planning & Zoning Board 10-13-2016 Page 2 • The Project Development Plan complies with relevant standards of Article 3 — General Development Standards. • The Modification of Standard to Section 4.27(D)(2) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. • The Modification of Standard to Section 4.27(D)(5) that is proposed with this Project Development Plan meets the applicable requirements of Section 2.8.2(H), in that the granting of the Modification would not be detrimental to the public good and the proposal submitted promotes the general purpose of the code standard equal to or better than would a compliant plan. • The Project Development Plan complies with relevant standards located in Division 4.27, Employment (E) of Article 4 — Districts, so long as the board approves the modifications to Sections 4.27(D)(2) and 4.27(D)(5). COMMENTS: 1. Background The property was annexed into the City of Fort Collins as part of the College Fourth Annexation in September 1965. The parcel was included as Parcel B on the CSURF Centre for Advanced Technology Overall Development Plan (ODP) in February 2003. The parcel has since sat vacant. The surrounding zoning and land uses are as follows: Direction Zone District Existing Land Uses North Medium Density Mixed -Use Neighborhood MMN Multi -family South Employment (E), Neighborhood Commercial (NC) Multi -family, medical office, office, retail, restaurant East Employment (E) Vacant West Employment (E) Multi -family, medical office The next page contains a zoning and site vicinity map. City of Fort Coltins MEETING DATE STAFF Oct. 13, 2016 ClaV FrickeV PLANNING & ZONING BOARD PROJECT: Worthington Avenue Residences, PDP160023 APPLICANT: Cathy Mathis TB Group 444 Mountain Ave. Berthoud, CO 80526 OWNERS: Colorado State University Research Foundation 2537 Research Blvd. Fort Collins, CO 80526 PROJECT DESCRIPTION: This is a request for a Project Development Plan to develop 34 single- family attached living units in 17 buildings with the objective of creating a synergy with the Columbine Health Systems surrounding development and to create a campus for an aging- in place senior community. The units range in size from 1460 square feet to 1640 square feet. The duplex homes will be targeted toward a 55-65 year old population, with full services available such as nurse calls and home health care provided by Columbine Health Systems. The development will consist of 1- and 2-bedroom units with attached 1- and 2-car garages. 9 guest parking spaces will be available. A central park/ gathering area will be accessed by walk -able pathways throughout the development. The 8.15-acre site is located on Parcel B of the Centre for Advanced Technology ODP, north of Worthington Circle. The site is zoned (E) Employment. RECOMMENDATION: Staff recommends the Planning & Zoning Board approve Worthington Avenue Residences, PDP160023. EXECUTIVE SUMMARY: Staff finds the proposed Worthington Avenue Residences Project Development Plan complies with the applicable requirements of the City of Fort Collins Land Use Code (LUC), more specifically: • The Project Development Plan complies with the process located in Division 2.2 — Common Development Review Procedures for Development Applications of Article 2 — Administration. Planning Services 281 N College Ave — PO Box 580 — Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750