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HomeMy WebLinkAboutAFFINITY OF FORT COLLINS - MODIFICATION OF STANDARD - MOD140001 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com September 3, 2014 Affinity at Fort Collins Modification Request DIVISION 4.26 HARMONY CORRIDOR DISTRICT (H-C) (D) Land Use Standards. (2) Secondary Uses. All secondary uses shall be integrated both in function and appearance into a larger employment-based 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 4.26(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. Reason for the Request Background In 2005 the Harmony Corridor Plan was amended to add a “Regional Shopping Center” designation on 94 acres north of Harmony Road and west of Ziegler Road. The land was zoned Harmony Corridor (HC) and designated as a Basic Industrial and Non-Retail Activity Center. This amendment made the development of Front Range Village shopping center possible. The resulting combination of land uses is less than ideal from a land use transition perspective. A more logical land use transition would include multi- family housing between a shopping center and the single-family neighborhood. The increased housing density would be economically beneficial to the shopping center and higher density residential adjacent to single-family development represents a classic land use transition that is promoted by both City Plan and the Harmony Corridor Plan. Excerpted from the Harmony Corridor Plan: LU-7 Preserve a transition or cushion of lower intensity uses or open space between existing residential neighborhoods and the more intense industrial/ commercial areas. An important goal of the Harmony Corridor Plan is to provide a harmonious relationship between land uses and to protect the character of new and existing residential neighborhoods against intrusive and disruptive development. Open space, setbacks, Affinity at Fort Collins Modification Request – 25% Secondary Land Use September 3, 2014 Page 2 of 7 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com landscaping, physical barriers and appropriate land use transitions can be effective was to provide a cushion between different uses. The following are generally considered to be appropriate transitional land uses:  low intensity professional offices  multi-family housing  churches  childcare centers; and  nursing homes and/or elderly retirement homes. Proposal The Applicant, Gemstar Properties LLC, is proposing to develop an age-restricted (55+) residential apartment community north of Front Range Village. The Affinity community would consist of 150-160 apartments in a single 3-story building. Community amenities will include a library, movie theater, lounge, fitness center, game room, craft room, café, heated deck, indoor pool and hot tub. Outdoor amenities will include community gardens, BBQ, picnic area, dog park, bike storage and walking paths. All of these amenities are included at no extra cost to the residents. Parking is provided on-site via detached garages, carports and surface parking. Affinity senior living communities are designed for active seniors looking for a more social lifestyle along with affordable amenities. Affinity does not offer assisted living, on- site nursing services, or food service. All units are equipped with full kitchens and individual washers and dryers. Access to the site would be from an extension of Corbett Drive to the north. The 7.5- acre site is tucked behind Lowe’s Home Improvement store approximately 1,760 feet west of Ziegler Road. Harmony Park, mobile home community, is located to the west and single-family homes are located immediately north of the site. In order to develop the community, the entire 7.5-acre site would be utilized. Since residential land uses are considered a secondary land use in the HC District, a Modification is required to develop 100% of the site as secondary use when only 25% secondary use is allowed within the development plan. At City staff’s suggestion, the Applicant has reached out to adjacent property owners in an attempt to include all of the undeveloped properties north of Front Range Village in an Overall Development Plan (ODP). The owners of the adjacent property are not interested in moving forward with an ODP at this time. Notwithstanding we believe the size and location of this property warrants a close look at what is the most appropriate land use for the property, the neighborhood and the community. Affinity at Fort Collins Modification Request – 25% Secondary Land Use September 3, 2014 Page 3 of 7 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Justifications The Land Use Code states that 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 the decision-maker must also find that the Modification meets one of the following four criteria described in the LUC. Development of the Affinity community would satisfy a need for seniors seeking rental housing that offers residents an active and enriching retirement lifestyle at an affordable price. The resulting loss of HC – Basic Industrial zoned land is inconsequential given the marginal quality of the site in terms of size, visibility and access. The community meets the following criteria for approval of a Modification and the case presented below demonstrates that approval of the Modification would not be detrimental to the public good. (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; Not applicable (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; Development of the Affinity community would result in a substantial benefit to the City because the proposed community would substantially address the need for affordable housing for seniors as expressed in City Plan. City Plan contains overarching policy statements that promote balanced and integrated living patterns. Topics addressed include the goal of a mix of housing types in all City sectors. Additionally, affordable housing is encouraged to be dispersed throughout the City. The City also has an Affordable Housing Strategic Plan, which establishes priorities and strategies for the City’s affordable housing programs and informs the Consolidated Plan and Annual Action Plans required by HUD. The most recent plan (2010) identifies four priorities to address affordable housing needs: • Increase the inventory of affordable rental units; • Preserve existing affordable housing units; Affinity at Fort Collins Modification Request – 25% Secondary Land Use September 3, 2014 Page 4 of 7 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com • Increase housing and facilities for people with special needs; and • Provide financial assistance for first-time homebuyers. To meet the definition of Affordable Housing in the City of Fort Collins, 10% of units must be set-aside for households earning less than 80% of Area Median Income Adjusted for household size. In Larimer County, that means income limits of $41,200 for 1-person households and $47,050 for 2-person households. Maximum rents are determined by unit size and are as follows: Studio $1,029 1BR $1,176 2BR $1,323 Proposed market rents for the remaining 90% of units are as follows: Studio $1,180 1BR $1,395 2BR $1,610-$1,765 The above data demonstrates the need for affordable senior housing in the area and the Affinity community is poised to help bridge the affordability gap. According to the Affordable Housing Strategic Plan 2010-2014, seniors are one of several categories that fall within the group of people with special needs. The Larimer County Housing Needs Assessment identified 1,942 seniors earning less than 50% AMI are paying more than 30% of their gross monthly income on housing, which is also known as being “cost burdened.” An additional 1,061 seniors in the same income category were identified as paying more than 50% of their income on housing. For those who are retired and live on fixed incomes, being cost burdened can significantly impact the ability to pay for health care, food, and other necessary household costs. Furthermore, the study estimates Larimer County can expect to gain over 35,000 residents between age 62-75 between 2005 and 2025, and over 16,000 residents age 75 and older. Many people in these age groups have limitations in mobility and self-care. Because the largest numbers of seniors live in Fort Collins, there will be an impact on the housing market and senior housing choices. The following demographics, obtained from Claritas/Nielson Company, also support the need for development of senior housing in the area.  In a 5-mile radius from the site there are currently 28,921 seniors age 55+, expected to grow to 34,179 in the next five years (18.2% increase). Seniors 55+ comprise 22.3% of the total population, expected to increase to 24.6% in five years.  In a 10-mile radius from the site there are currently 65,549 seniors 55+, expected to grow to 77,130 in the next five years (17.7% increase). Seniors 55+ comprise 24.1% of the total population, expected to increase to 26.3% in five years. Affinity at Fort Collins Modification Request – 25% Secondary Land Use September 3, 2014 Page 5 of 7 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com (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 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; The site lacks the qualities that employment-based users are typically seeking such as 10-20 acre size, convenient access, high visibility and a location near similar uses in an established business or industrial park. This site would have access to Harmony Road, via Corbett Drive, but vehicles would need to travel through a regional shopping center. The site is difficult to see from surrounding streets because of its location behind Lowe’s service area approximately 1,760 feet west of Ziegler Road. There are no plans in the foreseeable future for anyone to develop a business or industrial park on adjacent properties. The proximity to existing single family development makes it difficult to develop basic industrial uses without a transitional land use in between. Due to its physical condition, specifically its size and location, this site lacks the qualities employers are generally looking for. Requiring the site to develop with 75% primary uses represents exceptional practical difficulties and hardship for the property owner. (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. The City’s data base that illustrates the amount of land available for basic industrial development (jobs), and housing units was last updated in 2010. (See Buildable Lands Inventory Capacity Analysis attached.) The projected analysis shows that the City’s Growth Management Area will accommodate the anticipated population growth projections up until 2035-2036. At that time there will be a shortage of land for housing as well as a shortage of land for developments that provide jobs. In addition, the Land/Building Needs Analysis for Targeted Industries prepared by Community Planning & Urban Design Group for the City in October 2009 shows that the supply of land in the Growth Management Area exceeds the demand required by targeted industries. The analysis in this document suggests that “about 487 acres (31% of the highly suitable land) will be required over the next 20 years, and under the lower density scenario, about 739 acres will be required (46% of the highly suitable land). In broad terms, this suggests that there is about twice as much highly suitable land than Affinity at Fort Collins Modification Request – 25% Secondary Land Use September 3, 2014 Page 6 of 7 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com will be required.” See: http://www.fcgov.com/advanceplanning/pdf/land-bldg- analysis.pdf We believe that the granting of a Modification allowing 100% of the 7.5-acre site to be developed as a secondary land use is inconsequential when considered from the perspective of the Harmony Corridor Plan and the City as a whole. Furthermore, the granting of the Modification will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. as follows: (C) fostering the safe, efficient and economic use of the land, the city’s transportation infrastructure, and other public facilities and services. (F) encouraging patterns of land use which decrease trip length of automobile travel and encourage K) fostering a more rational pattern of relationship among residential, business and industrial uses for the mutual benefit of all. (L) encouraging the development of vacant properties within established areas. (M) ensuring that development proposals are sensitive to the character of existing neighborhoods. (O) encouraging a wide variety of housing opportunities at various densities that are well-served by public transportation for people of all ages and abilities. Affinity at Fort Collins Modification Request – 25% Secondary Land Use September 3, 2014 Page 7 of 7 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com