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HomeMy WebLinkAboutWORTHINGTON AVENUE RESIDENCES - PDP - PDP160023 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (12)Page 1 August 9, 2016 Worthington Avenue Residences Statement of Planning Objectives The intent is 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 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 and the project will be subject to a Type II Planning and Zoning Board review. 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. Vehicular access for the project will be from Worthington Circle via a private 24’ drive that loops through the site. The buildings are organized around the perimeter of the drive. The site design will incorporate pedestrian access and connectivity. It will utilize landscaping to enhance the buffers between buildings and the surrounding neighborhoods. Uses surrounding the property consist of the following: South: Arrowhead multi-family West: The Worthington North: The Grove apartments East: Vacant land owned by CSURF The project will be designed to be compatible with the surrounding neighborhoods as required by the City Code. Architectural compatibility will be achieved by incorporating design elements from the surrounding neighborhood such as building materials, horizontal lap siding, shingle siding and board and batten siding in contrasting colors. In addition, there will be brick and stone veneer accents. The roofs will consist of asphalt shingles and standing seam metal. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The Worthington Avenue Residences PDP meets the following applicable City Plan Principles and Policies: Page 2 Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The project, although not in a Targeted Redevelopment Area, will provide a compact urban redevelopment project that is in an ideal location and is within walking distance to many destinations. Community and Neighborhood Livability Principle LIV 6: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Policy LIV 6.2 – Seek Compatibility with Neighborhoods The project provides an opportunity for redevelopment of an existing underutilized site and the design of the buildings will be compatible with the surrounding neighborhood. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Policy LIV 7.4 – Maximize Land for Residential Development Policy LIV 7.5 – Address Special Needs Housing The Worthington Avenue Residences PDP provides housing targeted towards older adults. The residents of this project can utilize the nearby Spring Creek Trail and the Mason Street Corridor/MAX for transportation to and from destinations in the City. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.2 – Incorporate Street Trees The project will provide an attractive streetscape with street trees and attached sidewalks. Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types The Worthington Avenue Residences PDP incorporates 5 different unit types for variety in the streetscape. Page 3 Principle LIV 38: Employment Districts will be the major employment centers in the community, and will also include a variety of complementary uses to meet the needs of employees. By design, they will be accessible to the City’s multimodal transportation system and encourage walking, bicycling, car and van pooling, and transit use. Policy LIV 38.1 - Mix of Uses Policy LIV 38.10 – Link to Transit The Employment District also encourages a mix of primary and secondary uses. Residential uses are to be located within easy access to employment, Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project at the south end of campus and its proximity to the Mason Street Corridor will promote and support the idea of a predominance of the daily trips of the residents of this project utilizing alternative modes of transportation (walking/biking) or public transportation. The Spring Creek Trail bike path will help to encourage safe cycling. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. The site is located within 500 feet of the Larimer Canal #2, the New Mercer Ditch and wet meadow habitat. An ECS has been submitted and the project complies with the 50’ buffer zone. Native species as recommended by the ECS will be used in the rear yards abutting the natural features. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The residential units will be owned by the building developer/owner and will be for rent units. The land will be owned by CSURF. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. Page 4 The rationale behind the project is to prove a for-rent project targeting an aging population that the market desires. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. The submitted documents reflect the applicable criteria for the proposed apartment use. There are no variances proposed at this time. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. See (ii) above. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. The neighborhood meeting was held on July 14, 2016. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Worthington Avenue Residences. The project was referred to as Centre For Advanced Technology – Single Family Attached at Conceptual Review.