HomeMy WebLinkAboutWORTHINGTON AVENUE RESIDENCES - PDP - PDP160023 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST (3)August 9, 2016
City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: Worthington Avenue Residences
Please accept this request for a Modification of Standards to Division 4.27 Employment District
of the Land Use Code.
Background
Worthington Avenue Residences consists of the development of 34 single-family attached living
units in 17 buildings. The objective is to create 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 1,460 sq. ft. to 1,640 sq. ft. 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.
The duplex and triplex homes will be targeted towards 55-65 year olds, with full services available
such as nurse calls and home health care services provided by Columbine Health Care Systems.
In addition, the units will be owned and maintained by Columbine. The units will consist of 1 and
2 bedrooms with attached 1 and 2 car garages. 9 guest parking spaces will be available. A
central park / gathering area will be accessed by walkable pathways throughout the development.
Modification to Section 4.27(D)(5)
Code Language: Section 4.27(D)(5) Density/Intensity states the following:
“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.”
Requested Modification: The Worthington Avenue Residences project is requesting to have less
than 7 dwelling units per net acre. The density for the project is 4.17 dwelling units per acre.
Modification Criteria
The request of approval for this modification complies with the standards per Review Criteria 2.8.2
(H)(1) and (2) in the following ways:
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.
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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
3. Further, we feel that the granting of the modification would not be detrimental to the
public good.
Justification
We feel that 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 for the following reasons:
• 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 pitched roof elements ensures sensitivity to and compatibility with the
surrounding neighborhood.
• 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 acres.