HomeMy WebLinkAbout(REDWOOD) MODIFICATION FOR CONCORDE CAPITOL - MOD - 15-99 - REPORTS - RECOMMENDATION/REPORTModification of a Standard for Concorde Capital, Redwood Housing L.P. (file #15-99)
August 5, 1999 P & Z Meeting
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C. Granting the requested modification 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, namely "affordable housing."
6. RECOMMENDATION:
A. Staff recommends approval of the modification request to Section 4.4(D)(1)(b) of
the LUC for the Condorde Capital, Redwood Housing L.P. (file# 15-99)
Modification of a Standard for Concorde Capital, Redwood Housing L.P. (file #15-99)
August 5, 1999 P & Z Meeting
Page 5
—> Policy HSG-2.2 Incentives states, "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." Granting this
modification request would provide an incentive for affordable housing by
allowing higher density to occur on an LMN infill parcel, thereby HSG-2.2
would be substantially addressed.
Policy HSG-2.3 Development Practices states, "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." By
granting this modification request, the cost of development can be shared
over a large enough number of units to make the project qualify as
"affordable housing", thereby creating an achievable density and thus
substantially addressing Policy HSG-2.3. As a certified "affordable
housing project, it will be processed as a priority project, once again
substantially addressing Policy HSG-2.3.
Policy HSG-2.5 Distribution of Affordable Housing states, "The City will
encourage a community -wide distribution of affordable housing in all
neighborhoods to promote diverse neighborhoods." City Plan defines
"neighborhood" in the glossary as, "the focus of residential uses, but also
includes a mixture of activities that people need to live life. A neighborhood may
include diversity of housing types, schools, parks, shopping and jobs." Using
that definition, the neighborhood within which this project would be integrated
includes low density residential immediately to the west of the site, industrial
uses (jobs) to the northwest of the site, medium density housing directly
adjacent to the site on the north, lower density single family housing across
Conifer to the north, and a convenience store in a retail center (shopping and
jobs) at the corner of Conifer Street and Lemay Avenue. By putting this
"affordable housing" project on this site, additional diversity is promoted
within the neighborhood, thereby substantially addressing Policy HSG-2.5.
5. FINDINGS OF FACT/CONCLUSION:
A. The request for a modification to Land Use Code Section 4.4 Low Density
Mixed -use Neighborhood subsection (D) Land Use Standards (1) Density,
specifically Section 4.4(D)(1)(b) of the LUC is subject to review by the Planning
and Zoning Board.
B. Granting the requested modification would neither be detrimental to the public
good nor impair the intent and purposes of this Land Use Code.
Modification of a Standard for Concorde Capital, Redwood Housing L.P. (file #15-99)
August 5, 1999 P & Z Meeting
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The granting of the modification request would not impair the intent or purposes of
the LUC. The intent and purpose of the Section 4.4(D) of the LUC is explained in Section
4.4(A), which states:
"The LMN District is intended to be a setting for a predominance of low density housing
combined with complementary and supporting land uses that serve a neighborhood
and are developed and operated in harmony with the residential characteristics of a
neighborhood. The main up rpose of the (LMN) District is to meet a wide range of
needs of everyday living in neighborhoods that include a variety of housing choices,
that invite walking to gathering places, services and conveniences, and that are fully
integrated into the larger community."
Higher density affordable housing is a supporting land use to the lower density LMN areas,
serves the neighborhood by introducing a diversity of residents, and therefore this project
satisfies the intent of this section of the LUC.
Higher density affordable housing when combined with the existing lower density housing
in the neighborhood provides a variety of housing choices within the neighborhood,
thereby satisfying the purpose of the LUC.
The granting of the modification 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 that is specifically and expressly defined and described
in City Plan. The following City Plan Principals and Policies would be substantially
addressed by granting the modification request:
• Principal HSG-1 states, "A variety of housing types and densities will be available
throughout the urban area for all income levels. " This "affordable housing "
project will introduce higher densities and lower income levels to the
neighborhood, thereby substantially addressing Principal HSG-1.
Policy HSG-1.5 Special Needs Housing states, "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."
This "affordable housing" project will allow the housing needs of low
income residents to be met, thereby substantially addressing Policy HSG-
1.5.
• Principal HSG-2 states, "The City will encourage the creation and expansion of
affordable housing opportunities and preservation of existing housing stock." This
project creates additional "affordable housing" opportunities to the low
income residents of Fort Collins, thereby substantially addressing Principal
HSG-2.
Modification of a Standard for Concorde Capital, Redwood Housing L.P. (file #15-99)
August 5, 1999 P & Z Meeting
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As specified in the LUC Section 2.8.2 Modification Review Procedures (H) (Standards), the
Planning and Zoning Board shall review, consider, and approve, approve with conditions
or deny an application for a modification based upon:
11
... 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:
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 and existing, defined and
described problem of city-wide concern, and the strict application of such a standard
would render the project practically infeasible. "
3. APPLICANT'S REQUEST
The applicant specifically requests the Planning and Zoning Board to allow an affordable
housing project to achieve the density of 12 dwelling units per gross acre of residential
land on a 13.46 acre site. Without being able to build at the density of 12 du/acre (a
privilege allowed only on 10 acres or less), the project could not achieve "affordable" status
because the cost of development would have to be shared over a fewer total number of
units, thus driving up the cost per unit and making the project not qualify as "affordable",
and thus render the project practically infeasible. The applicant requests that because the
project provides a substantial supply of "affordable housing" to Fort Collins without
compromising the public good, or the intent and purposes of the LUC, and because the
project substantially addresses the important community need of "affordable housing" as
stated in City Plan, the Planning and Zoning Board grant their request for modification to
Section 4.4(D)(1)(b) of the Land Use Code. See the attached justification letter from
Concorde Capital.
4. EVALUATION OF MODIFICATION REQUEST
The granting of the modification request would not be detrimental to the public
good. Section 4.4(D)(1)(b) implies that it is in the public's best interest to encourage
pockets of high density "affordable housing" on small infill lots within existing developed
areas of the city. The Fort Collins "Priority Affordable Housing Needs and Strategies"
(adopted 2/2/98), identified affordable housing rental units for households earning below
50% of Area Median Income (AW) as Fort Collins' highest priority. By providing this need
to the community, this modification request would enhance the public good.
Modification of a Standard for Concorde Capital, Redwood Housing L.P. (file #15-99)
August 5, 1999 P & Z Meeting
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modification request, the density of the housing project is limited to 8 dwelling units per
acre of residential land.
The applicant intends to submit a project development plan for a 150 unit "affordable
housing" apartment complex. The land use is permitted in the LMN zoning district,
however not at the desired density for this size of a parcel.
COMMENTS
1. BACKGROUND
The 13.46 acre site is located just southeast of the corner of Conifer Street and Redwood
Street. The surrounding zoning and land uses from the proposed project development
plan are as follows:
N: LMN and RL- multi -family residential, Conifer Street, and single family
residential (to the north of Conifer Street)
W: LMN and RL- single family residential, Redwood Street, and vacant land
S: LMN - vacant land, the Lake Canal, farm land
E: LMN- the Lake Canal, rural residential, farm land
This property was annexed into the City as part of the Evergreen Park Annexation,
December 20, 1973.
2. MODIFICATION REQUEST
(1) Division 2.8 MODIFICATION OF STANDARDS
This request is for a modification to Land Use Code Section 4.4 Low Density Mixed -use
Neighborhood subsection (D) Land Use Standards (1) Density (b) which states:
"The maximum density of any development plan taken as a whole shall be eight (8)
dwelling units per gross acre of residential land, except that affordable housing projects
(whether approved pursuant to overall development plans or project development plans)
containing ten (10) acres or less and located in the Infill Area may attain a maximum
density, taken as a whole, of twelve (12) dwelling units per gross acre of residential
land. "
The Land Use Code allows "affordable housing" projects to increase the usual 8 du/acre
density limit up to 12 du/acre if the project is located on a 10 acre or less site located in the
infill area. This section of the code is intended to provide an incentive to developers to
provide "affordable housing," but is specifically intended to encourage such development
on small (10 acres or less) infill lots.
ITEM NO. 3
MEETING DATE 8/19/99
6iA STAFF Troy Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Modification of a Standard for Concorde Capital, Redwood Housing
L.P. (file #15-99)
APPLICANT: Phil C. Brown
Concorde Capital Corporation
1349 East Broad Street
Columbus, OH 43205
OWNER: Richard F. Snyder
905 Tenth Avenue
Greeley, CO 80631
PROJECT DESCRIPTION: The applicant proposes to build an "affordable housing" project
on a 13.46 acre site. The project will be made up of a total of 150 units with 60 of these
being reserved for very low income households. Concorde Capital was recently awarded
a bond allocation from the City of Fort Collins for the project. The Community
Development Block Grant Commission included the project as a priority project for funding
to the City Council. The property is located just southeast of the intersection of Conifer
Street and Redwood Street.
RECOMMENDATION: Staff recommends approval of the modification request.
EXECUTIVE SUMMARY: This is a request for a modification of Land Use Code Section
4.4 Low Density Mixed -Use Neighborhood District, (D) Land Use Standards, (1)
Density, specifically, Section 4.4(D)(1)(b) where the LUC allows affordable housing
projects to have a density of up to 12 dwelling units per gross acre of residential land in the
LMN zoning district provided the project is on a site 10 acres or less and is located in the
Infill Area.
The applicant is requesting that the Planning and Zoning Board allow an "affordable
housing project" (that achieves a density of 12 units per gross acre of residential land) to
be located on a 13.46 acre site that is located in the Infill Area. Because the total size of
the parcel is over 10 acres, the code will not allow the 12 dwelling unit per gross acre
density for the "affordable housing" project as desired by the applicant. Without the
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