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HomeMy WebLinkAboutVOA SENIOR HOUSING - PDP190005 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTland planning landscape architecture urban design entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com February 27 th , 2019 VOA Senior Residences PDP Modification Requests Project VOA Senior Residences is proposed to be a one building, 55-unit, affordable housing project for seniors on a 2.3 acre site in the Low Density Mixed-Use Neighborhood (LMN) zone district at the northwest corner of Joseph Allen Drive and Drake Road. The project would have 39 one-bedroom dwelling units and 16 two-bedroom dwelling units for seniors 62 years and older with incomes that range from $9,570 - $54,480 [20-80% of the area median income (AMI)]. Thirty percent (30% or 18) of the dwelling units will be for seniors in the lowest income range (20-30% AMI), making this project unique among affordable housing projects. The remaining 37 units would be for seniors with incomes in the 40-80% AMI. Volunteers of America The applicant, Volunteers of America (VOA), has understood the power of housing as a foundation for life since its beginnings in 1896. Over the years, VOA has grown into one of the largest and most effective nonprofit housing organizations in the United States and is one of the largest nonprofit providers of affordable senior housing. Its goal is to provide affordable, stable and safe homes for seniors. VOA is a member of the Partnership for Sustainable Communities, a national nonprofit group dedicated to helping make communities more environmentally, economically, and socially sustainable through community planning and development. VOA is also a member of Stewards of Affordable Housing for the Future (SAHF). SAHF's mission is to lead policy innovation and advance excellence in the delivery of affordable rental homes that expand opportunity and promote dignity for residents. SAHF’s membership is comprised of other industry leading non-profit affordable housing organizations such as Mercy Housing and Bridge Housing. Senior housing that is affordable, and in particular, housing that is affordable to the lower AMI ranges, is only feasible with financial incentives. VOA relies heavily on funding of Low Income Housing Tax Credits (LIHTC) from the Colorado Housing Finance Authority (CHFA). In order to qualify for these funds and to make a project VOA Senior Residences Modification Requests February 27. 2019 Page 2 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com feasible, the site must meet certain locational criteria such as access transit, trails, open spaces and parks, food, and healthcare. VOA believes that the characteristics of this Property, as described below, make it an excellent fit for senior affordable housing, and that it will compete well with other proposals from across the State for CHFA funding. This is a key and distinguishing factor in VOA’s interest in the property. Site Characteristics • The property is located approximately 1/3 mile from the Rigden Farm neighborhood center which includes a King Soopers grocery store. Scotch Pines Shopping Center is located one mile to the west and is home to Sprouts Farmer’s Market. In addition to providing easy access to food, both of these centers include restaurants, health care, pharmacies and personal service shops. • The property is adjacent to the City’s Power Trail which provides safe and convenient pedestrian and bike access to other neighborhoods and recreational opportunities to the north and south. Stewart Case Park is located approximately one mile to the southeast. • There are three places of worship located within ½ to ¾ mile of the subject site. VOA is a church and faith based non-denominational organization. Therefore, having three places of worship nearby is beneficial to VOA. • The property is situated between two transit stops (one where the Power Trail crosses Drake Road and one at the Drake Road/Timberline Road intersection), providing direct access to the Fort Collins Senior Center as well as a variety of other destinations including CSU. This is very important to Colorado Housing and Finance Authority. • The project’s building and parking will be buffered from the Spring Creek Farms North single-family neighborhood directly to the north, by the existing 87-foot wide shared detention facility and additional landscaping. • Utilities and transportation infrastructure (including an interconnected system of accessible City sidewalks) are in place to serve the project. • The location of the Police Services building only a few blocks away will enhance the sense of safety and security for the senior residents. • The property’s characteristics align with the planning principles and policies for senior affordable housing as set forth in the City Plan. Please see the zoning map and aerial view on the next page for the location of the property and the zoning and land uses in the vicinity. VOA Senior Residences Modification Requests February 27. 2019 Page 3 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com VOA Senior Residences Modification Requests February 27. 2019 Page 4 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The goals of VOA align with City goals to provide affordable housing for seniors and the property is well situated to serve a community of elderly residents without negatively impacting the adjacent neighborhoods. However, the project cannot move forward without modifications from the Land Use Code standards that would allow a higher density and thus lower per-unit development costs in order for it to qualify and successfully compete for the necessary financial support. When the Land Use Code was initially adopted it envisioned that there would be occasions where a project would be a good fit, but for various reasons did not meet the specific standards of the Land Use Code. The modification process and criteria in Land Use Code Division 2.8 provide for an evaluation of these instances on a case-by-case basis. Four alternate criteria [See LUC 2.8.2(H)(1) through (4)] were established so that decision-makers could understand under what circumstances modifications may be appropriate. VOA requests three modifications from the LMN zone district standards and one modification from a General Development Standard. Zone District Standards / Requests for Modification 1. LUC 4.5(D) Land Use Standards, (1) Density (b) The maximum density of any development plan taken as a whole shall be nine (9) 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 may attain a maximum density, taken as a whole, of twelve (12) dwelling units per gross acre of residential land. Request: VOA Senior Residences proposes 18.1 dwelling units per gross acre. 2. LUC 4.5 (E) Development Standards (4) Design Standards for Multi-Family Dwellings Containing More Than Eight (8) Dwelling Units. . . . (a) Maximum Number. The maximum number of dwelling units shall be twelve (12). Request: VOA Senior Residences proposes 55 dwelling units in one building. 3. LUC 4.5 (E) Development Standards (4) Design Standards for Multi-Family Dwellings Containing More Than Eight (8) Dwelling Units. . . . (i) Maximum Floor Area. The maximum gross floor area (excluding garages) shall be fourteen thousand (14,000) square feet. VOA Senior Residences Modification Requests February 27. 2019 Page 5 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Request: VOA Senior Residences proposes one building with 54,000 square feet gross floor area. Justification for Approval of Zone District Modifications While the Land Use Code only requires that one of the four alternate criteria be met, VOA asserts that the three modifications outlined above meet three of the four approval criteria [LUC 2.8.2(H)(1), (2) and (3)] and that they would not be detrimental to the public good. Note that the text of the approval criteria are italicized. Equally Well or Better LUC 2.8.2(H)(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; The standards for which modifications are requested are intended to support the overall purpose of the LMN zone district: Division 4.5 - Low Density Mixed-Use Neighborhood District (L-M-N) (A) Purpose. The Low Density Mixed-Use Neighborhood 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 purpose of the 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 by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood. The project, if approved with the modifications sought, would add diversity and variety to the types of housing available in the immediate vicinity. The senior affordable housing will be integrated into and complement an area that currently consists of predominantly lower density single family and market-rate multi-family residential. A healthy mixed-use neighborhood includes age diversity and the addition of seniors into the area will enhance the area. While the height and size of this one building will be comparable to each of the 11 existing apartment buildings across Joseph Allen Boulevard at the Trails at Timberline, the overall impact of one building is significantly less than 11 buildings. The project will function in harmony with the existing residential characteristics of the neighborhood much like the VOA owned and managed Sanctuary Place Apartments at VOA Senior Residences Modification Requests February 27. 2019 Page 6 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com 3731 Kunz Court. VOA has a track record of maintaining the Sanctuary Place Apartments so that the visual curb appeal remains high, which ensures that the development is a good neighbor. The project would shield the Spring Creek Farms North neighborhood from the traffic noise associated with Drake Road, an arterial street. Traffic generated by the project will have traffic patterns similar to traffic from the surrounding residential neighborhoods. Also, because the Property is an infill site surrounded with existing development, it is well served by the existing pattern of streets, sidewalks, trails and transit opportunities. In conclusion, VOA believes that the project, with the requested modifications of standards, will promote the purposes of the standard equally well or better than a plan which complies with such standards. Alleviate Defined Problem / Address Community Need LUC 2.8.2(H)(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; or The need to increase the amount of affordable housing in Fort Collins is widely recognized and fully documented in the Social Sustainability Gaps Analysis, the Housing Affordability Policy Study, the Affordable Housing Strategic Plan, the Social Sustainability Strategic Plan and the Fort Collins City Plan/Plan Fort Collins. Please note the following data found in the City’s Affordable Housing Strategic Plan 2015-2019. According to the Highland Group’s report Need and Opportunities in Housing and Care: Next 25 Years, there is a significant unmet demand for more age- qualified affordable rentals. The demand for age-qualified, affordable rentals is reflected in the amount of cost-burdened seniors in Fort Collins. According to HUD’s Comprehensive Housing Affordability Strategy (CHAS) data, there are approximately 2,474 cost-burdened elderly households (defined by HUD as households with a head, spouse or sole member that is at least 62 years old) earning less than 80% AMI. The number of cost-burdened seniors is likely to grow during the course of the next few years while the proposed project is under development. Larimer County will see a large growth in its senior population over the next 15 years. By 2030, the senior population in Larimer County will likely double according to the Fort Collins GAPS Analysis. Overall it is estimated that there will be 3,727 total age 62 and over renter households in the greater Fort Collins area in 2019 (see the Preliminary Demand Analysis, prepared by the Highland Group, February, 2019.) VOA Senior Residences Modification Requests February 27. 2019 Page 7 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The City Plan Principles and Policies listed below make it clear that the City desires to encourage a variety of housing types and densities, as well as, make affordable housing available for residents with special needs, including the elderly. Policy LIV 5.5 Integrate and Distribute Affordable Housing Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas Policy LIV 6.4 Permanent Supply of Affordable Housing Create an inventory of affordable housing consistent with the Affordable Housing Strategic Plan. Policy LIV 6.5 Aging in Place Retain attainable housing options in existing neighborhoods so that long-term residents can “age in place.” Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.5 – 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. Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.3 – Offer Incentives Support and encourage the private development of affordable housing by offering incentives, such as special assistance to offset the costs of the City’s impact fees and development requirements, air rights, energy saving features, and reducing local government barriers to the construction of and the rehabilitation of affordable housing units. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. The Affordable Housing Strategic Plan 2015-2019 states that affordable housing has a direct impact on the social, economic and environmental health of our community. The goal of the Plan is to have 6% of Fort Collins’ housing stock comprised of affordable housing by 2020. To reach this goal, the Plan calls for 188 units to be completed in VOA Senior Residences Modification Requests February 27. 2019 Page 8 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com each year of the Plan’s five-year period, or a total of 940 affordable units. However, with 272 units built in the last three years and only 276 more in the development review pipeline, it is anticipated that the City will fall short of its goal by 392 units (or 41%). Although the City experienced a small surge in the production of new affordable rental housing from 2014-2018 after the awarding of State Division of Housing “Disaster Relief” funds for flood relief, those projects are now finished and the number of new affordable rental housing units in the pipeline is very limited. The goal of the Affordable Housing Strategic Plan 2020-2024 is to have 10% of Fort Collins’ housing stock comprised of affordable housing built utilizing affordable housing programs by 2025. To achieve this goal, there would need to be 228 units completed each year of the Plan’s five-year period or a total of 1,140 additional units. With limited land and financing resources, this level of affordable housing production is going to be difficult to achieve. VOA knows firsthand of the desperate need for more affordable housing in Fort Collins. VOA developed its first affordable senior housing project in Fort Collins in 2004. Sanctuary Place Apartments, located at 3731 Kunz Court, has 60 one bedroom/one bathroom Independent Living Facility units for seniors aged 62 years and over. The rent is 30% of a resident's adjusted monthly income. Sanctuary Place has been consistently fully occupied with a wait listing since it opened, which support the case for additional affordable senior housing in Fort Collins. VOA will be able to pre-lease the new units at the proposed project from the Sanctuary. The project can substantially address the important community need described above by providing 55 units of affordable senior housing in a location where residents can feel safe and can readily access transit, food, health care, shopping and recreational opportunities. The 55 units represent approximately one third of the targeted annual goal of 188 units for 2019. As previously noted, eighteen of the Project’s 55 units will be restricted at 20-30% AMI. The Highland Group, in its Preliminary Demand Analysis for VOA, noted that units at these extremely low AMI levels are in great demand in Fort Collins: currently there are no Low Income Housing Tax Credit units restricted at the 20% AMI and only 53 units restricted at 30% AMI. Finally, at the City Council’s most recent work session devoted to gaining direction on potential incentives to promote the production of additional affordable housing, the top recommendations of the City’s Internal Housing Task Force were presented. These recommendations included, among others, decreasing development costs by (i) increasing opportunities for density bonus’s; (ii) relaxing parking standards; and (iii) relaxing certain design standards. Staff’s follow up memorandum outlining the City Council’s direction noted the Council’s support for the idea of flexible development standards that also protect quality of life, safety, and neighborhood character. Please note that the modifications being sought by VOA directly relate to the recommendations supported by City Council. VOA Senior Residences Modification Requests February 27. 2019 Page 9 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Without the proposed modifications to density, number of dwelling units and building size, the project is not feasible. Because the CHFA funding program favors projects with more cost-efficient construction and operation, e.g. the development costs (including the cost of the land) can be spread out over more units, the ability to secure funding will be is drastically compromised. In VOA’s experience, a project without the modifications would certainly not be capable of development as affordable units for seniors because of the high per-unit development costs. Therefore, strict application of the three zone district standards from which modifications are requested would render the VOA Senior Residences financially infeasible. In further support of this criterion for approval, the proposed modifications to the Zone District Standards would not impair the purposes of the Land Use Code as set forth in Section 1.2.2 and would, in fact, improve and protect the public health, safety and welfare by: (B) encouraging innovations in land development and renewal. (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 trip consolidation. (G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. (H) reducing energy consumption and demand. (I) minimizing the adverse environmental impacts of development. (J) improving the design, quality and character of new development. (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. Exceptional Conditions LUC 2.8.2(H)(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 property is encumbered by a 0.74 acre permanent drainage easement for a detention pond that serves the Spring Creek Farms North single-family subdivision to VOA Senior Residences Modification Requests February 27. 2019 Page 10 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com the north and this property. The existence of the detention pond, dedicated by a prior owner of both properties, permanently prevents any development in that area and resulting in a buildable area of just over 1.5 acres. A strict application of the three Zone District Standards for which modifications are sought would significantly increase development costs, making the affordable housing project financially infeasible. Other LMN uses would also be very difficult to develop on this small site that fronts on a major arterial street. Single-family residences along an arterial street generally have significant buffers and fencing and face away from the arterial street. Multi-family development along arterial streets is more acceptable, however, this site is much too small to accommodate a typical, market rate multi-family housing project and its associated parking requirements. Retail uses, while permitted in the LMN zone district, would need to be located in a neighborhood center. VOA believes that the small size of the buildable portion of the property (1.5 acres) along with its proximity to Drake Road result in unusual and exceptional practical difficulties that make it difficult to develop typical LMN uses. It is unique property with limited development potential that happens to work very well for the senior housing that VOA is proposing. Public Good LUC 2.8.2(H) 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 …: The granting of the three modifications related to density, number of dwelling units and building size would not be detrimental to the public good. In fact, the ability to integrate safe, comfortable and affordable housing for the senior citizens of our community into existing neighborhoods is of great social benefit. The development of one larger building with a higher density on this property does not negatively impact the public good and continues to provide good transitions to surrounding development. The building in the project is similar in proportion to the Trails at Timberline buildings, and the surrounding single family neighborhoods are already effectively buffered from this property by large existing drainage facilities, a major arterial roadway, and intervening open spaces, trails and railroad tracks. See the maps on page 3 to see the property’s location in relation to the surrounding development and note the following: • The property is located at the south end of small and narrow (393 feet wide) area of LMN zoning. • To the east is the Trails at Timberline apartments in the MMN zone; this is a 16-acre multi-family housing project with eleven 3-story buildings and a gross density of 17.4 du/ac. • Meadows East neighborhood in RL zone is to the south; homes have privacy fences and VOA Senior Residences Modification Requests February 27. 2019 Page 11 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com are separated from the Property by Drake Road (major arterial 80-104 feet wide with 4 travel lanes, left turn lane and median). • The Lake Sherwood neighborhood in RL zone to the southwest is buffered by a large open area at its entrance and mature landscaping. • The Parkwood East neighborhood in RL zone to the west is buffered from the property by a large open space/detention area, the Power Trail, the UPRR right-of-way and each home’s privacy fencing and mature landscaping. • Spring Creek Farms North is the closest neighbor located in LMN zone to the north; the five adjacent homes are separated from the project by an 87-foot wide shared detention facility. In conclusion, VOA believes that the project, with the requested modifications of standards, will not be detrimental to the public good and in fact enhance the neighborhood. General Development Standard / Request for Modification 4. LUC 3.2.2 Access, Circulation and Parking (K) Parking Lots - Required Number of Off-Street Spaces for Type of Use. (1) Residential and Institutional Parking Requirements. Residential and institutional uses shall provide a minimum number of parking spaces as defined by the standards below. (a) Attached Dwellings: For each two-family and multi-family dwelling there shall be parking spaces provided as indicated by the following table: Number of Bedrooms/Dwelling Unit Parking spaces per dwelling unit One or less 1.5 Two 1.75 Request: VOA proposes to provide 46 off-street parking spaces for 55 dwelling units, instead of 87 spaces required by this standard (see table below). Number of Bedrooms/ Dwelling Unit VOA Senior Residences Parking spaces per dwelling unit Parking spaces per dwelling unit-required One or less 39 1.5 59 Two 16 1.75 28 Total spaces required 87 Justification for Approval of General Development Standard Modification VOA Senior Residences Modification Requests February 27. 2019 Page 12 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com VOA asserts that the modification to the parking standard meets two of the four approval criteria [LUC 2.8.2(H)(1) and (2)] and that the granting of the modification would not be detrimental to the public good Equally Well or Better LUC 2.8.2(H)(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; The overall purpose of the Land Use Code for Access, Circulation and Parking, found at LUC §3.2.2(A), is: This Section is intended to ensure that the parking and circulation aspects of all developments are well designed with regard to safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both within the development and to and from surrounding areas. The parking standards of the LUC based on the bedroom to parking separations that apply to all multi-family developments regardless of the demographic of the residents; the same standard applies for all possible mixes of residents, e.g. singles, couples, students, families of any size, and senior citizens (with the exception of rent-by-the bedroom, which are subject to a higher standard). While it is appropriate to encourage a mix of occupants, a housing community that is age-restricted to individuals age 62 or older should be allowed to provide less off-street parking if the actual need is less. Research indicates that senior citizens require less parking than what the Land Use Code standard would require for other types of projects. Matt Delich, Delich Associates, performed a Parking Demand Analysis to determine the peak parking demand for the project. See attached. According to the Parking Generation, 5th Edition, ITE, the average peak parking demand for Senior Adult Housing (Code 252) is 0.61 vehicles (occupied spaces) per dwelling unit, and the 85 th percentile parking demand, or the highest parking demand rate, is 0.67 vehicles per dwelling unit. Using the highest demand rate for the proposed 55 dwelling units, the peak parking demand would be 37 occupied spaces [(55)(0.67)] for the residents and day-to-day visitors. It is also recommended two parking spaces be provided for the on-site manager and the maintenance person, bringing the total peak parking demand to 39 parking spaces. Therefore, the 46 parking spaces that will be provided result in a ratio of .84 parking space per unit, which exceeds the calculated peak parking demand by 7 spaces. In 2016, in response to a similar request to provide fewer parking spaces than required (.73 parking spaces per unit) for the Oakridge Crossing affordable senior housing project, the City staff did an exhaustive study of existing senior housing projects in Fort Collins as well as some located in other cities. After conducting day time and night time VOA Senior Residences Modification Requests February 27. 2019 Page 13 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com parking counts and observations at seven local projects and three in Denver, and examining national case studies, City staff made the following findings (paraphrased from the staff report to the Planning and Zoning Board for the Oakridge Crossing PDP): • Case studies and national research increasingly supports reduced parking demand at senior apartment projects. Studies have discovered a strong link between lower parking demand and projects specifically catering to low income seniors. • A large majority of local senior apartment projects also feature a reduction in the number of parking spaces compared to what is required by the Land Use Code for market rate and mixed-age multifamily projects. • Staff counts and observations at local senior apartment projects, found a majority are able to meet their parking demands. Even when using the parking ratio proposed at Oakridge Crossing (.73 per unit) • One of the best local comparisons to Oakridge Crossing was Legacy Senior, which features a similar context to Oakridge Crossing and similar demographics, and was able to meet its parking demand with .71 spaces per unit. Even with the low ratio, Legacy experienced 20% vacant vehicle spaces in 2016. In order to promote viable alternatives to car ownership, the project was carefully evaluated by VOA for the safety, efficiency and convenience of alternative modes of transportation. As noted in the Traffic Impact Study prepared by Matt Delich on February 21, 2019, the pedestrian, bicycle, and transit levels of service at the site will all meet the City LUC requirements. In addition to pedestrian/bike networks and the transit system readily available to residents of the project, seniors will also have the opportunity to utilize SAINT (Senior Alternatives in Transportation) and PACE (Program for All- inclusive Care for the Elderly), both of which provide personal transportation services. With all of these alternatives available, the Project residents will not have to rely as much on car ownership as a typical multi-family development. Finally, in the unanticipated case where increased demand might occasionally occur, parking is allowed on Joseph Allen Drive adjacent to the property, ensuring that adjacent neighborhoods would not be impacted. In conclusion, the senior population that will be residing in the project will require less parking than required by the Land Use Code, and the number of spaces provided (46 or .84 per unit) will be sufficient for the residents, guests and staff, and will achieve the purpose of the standard to be safe, efficient and convenient equally well or better than a project with the required number of off-street parking spaces. Alleviate Defined Problem / Address Community Need VOA Senior Residences Modification Requests February 27. 2019 Page 14 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com LUC 2.8.2(H)(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; or Please refer to the justification for this section as written and compiled for the Justification for Approval of Zone District Modifications starting on page 6. The modifications to the zone district standards related to density, number of units and building size and this request for modification of the parking standards are all necessary and, as a package, will allow the development of much needed affordable housing for seniors on this property. Without the proposed modifications to density, number of dwelling units and building size, the project is completely financially infeasible, and the parking modification is unnecessary. If however, the prior modifications are granted and the parking standards are strictly applied, the project becomes practically infeasible, as there is not sufficient room on the property to provide 87 parking spaces. Finally, providing more parking than is needed does not promote the purpose of the Land Use Code, but is contrary to the fostering efficient and economic use of land. Approval of the modification to reduce the number of parking spaces for the project promote the following purposes of the Land Use Code, found in Section 1.2.2: (B) encouraging innovations in land development and renewal. (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 trip consolidation. (G) increasing public access to mass transit, sidewalks, trails, bicycle routes and other alternative modes of transportation. (H) reducing energy consumption and demand. (I) minimizing the adverse environmental impacts of development. (J) improving the design, quality and character of new development. (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. Public Good VOA Senior Residences Modification Requests February 27. 2019 Page 15 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com LUC 2.8.2(H) 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. The research summarized above supports the number of parking spaces requested as adequate for the project’s residents, guests and staff. That fact, combined with a site design that does not connect the project’s parking area to the adjacent neighborhood, will prevent overflow parking in the neighborhood and avoid any detriment to the public good.