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HomeMy WebLinkAboutWORTHINGTON AVENUE RESIDENCES - PDP - PDP160023 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (13)September 13, 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 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)(2) Code Language: Section 4.27(D)(2) Secondary Uses states the following: 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). 2 Requested Modification: The Worthington Avenue Residences project is requesting to have 100% of the development plan be a residential use. 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. 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. • We believe that the granting of a Modification by allowing 100% of the 8-acre site to be developed as a secondary land use is inconsequential when considered from the perspective of the entire Employment district. The intent of employment in this area was primarily intended for the CSURF-owned land in the Centre for Advanced Technology. By 3 allowing a small, 8-acre lot to develop as residential is nominal and inconsequential when considered from the perspective of the entire zone district. Total Employment Zone = +/- 211.3 acres Existing Proposed Primary Uses 72.9 acres 34.5% 72.9 acres 34.5% Secondary Uses 46.6 acres 22.1% 54.6 acres 25.8% Vacant/Other 91.8 acres 43.5% 83.8 acres 39.7% With Worthington Avenue Residences being built as housing, the total percentage of Secondary Uses goes up to 25.8%, representing an increase of 3.7%. 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. 2 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.