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HomeMy WebLinkAboutVOA SENIOR HOUSING - PDP190005 - SUBMITTAL DOCUMENTS - ROUND 2 - DESIGN NARRATIVEland 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 Revised on April 3rd, 2019 VOA Senior Residences Project Information and Design Narrative 1) Project title: VOA Senior Residences Project Development Plan (PDP) (formerly Drake Senior Housing) 2) Past Meeting Dates: Conceptual Review October 18, 2018 Neighborhood Meeting January 31, 2019 3) General Information: VOA Senior Residences is proposed to be a three-story, affordable, senior housing project, located on a 2.3 acre at the northwest corner of Drake Road and Joseph Allen Drive. A significant portion (.74 acres) of the site is encumbered with a drainage easement that serves the proposed project and the existing single family subdivision to the north. A total of 47 parking spaces are being proposed. The existing zoning is Low Density Mixed-use Neighborhood (LMN). The proposed project would have 39 one-bedroom dwelling units and 16 two-bedroom dwelling units to be made available to seniors 62 years and older with incomes that range from $9,570 - $54,480 (20-80% AMI). Eighteen or one third of the units are being proposed at 20-30% AMI. Three daytime employees are anticipated. Three modifications are proposed to the LMN zone district standards for density, maximum number of units and maximum square footage [LUC 4.5(D)(1)(b), 4.5(E)(4)(a), and 4.5(E)(4)(i)] and one modification is being proposed to the General Development Standards for the minimum number of off-street parking spaces. [LUC 3.2.2(K)(l)] Detailed Modification Requests have been submitted with this proposal. 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 4) Proposed Owners: Volunteers of America will form a single purpose Limited Liability Company (LLC) to develop and own the subject property. The Managing Member of the LLC will be controlled by Volunteers of America National Services (VOANS). See attached list of officers and directors of VOANS. 5) Existing Owners: Steve Maguire St. Charles Investment Company 6300 S. Syracuse Way, #430 Centennial, CO 80111 6) Transportation Improvements: The Traffic Impact Analysis prepared by Delich Associates indicates that the traffic generated by the VOA Senior Residences will have minimal impact in the area and acceptable level of service is achieved for pedestrians, bicycles and transit modes based upon the multi-modal transportation guidelines. No transportation related improvements are anticipated. 7) Written narrative addressing each concern/issue raised at the neighborhood meeting: Comments received at the neighborhood meeting were mixed. Many people understood the need for affordable senior housing in our community and were supportive of the proposed project (see Volunteers of America surveys with neighborhood meeting notes). The main concerns that were noted are listed below with a short narrative following each. • Density and building height. The number of units developed on the site is crucial to the success of the proposed project by Volunteers of America (VOA). VOA is proposing to use 9% Low Income Housing Tax Credit (LIHTC) financing for this project. Many 9% LIHTC projects fall in the +/- 50 unit project size range. CHFA looks very closely at Total Development Costs (including the cost of the land), per unit. Therefore a 55-unit project will be viewed much more favorably than say a 24-unit project on this particular site. The larger building will be more efficient to finance (secure a LIHTC allocation and other sources), construct (lower construction costs psf) in the short term and to operate in the long term (spread staffing and operating costs over more units). Three story buildings are allowed in the LMN zone district and this one would not be out of place in the neighborhood. The Trails at Timberline, a 16-acre multi- family housing project with eleven 3-story buildings and a density of 19 du/ac has been constructed adjacent to the site directly across Joseph Allen Drive to the east. The building and parking will be buffered from adjacent single family 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 residential development by an 87-foot wide shared detention facility and enhanced landscaping. The 3-story building would buffer the single-family neighborhood from traffic noise associated with Drake Road, an arterial street. Additional discussion regarding the building’s architectural character is provided in number 11. • Detention pond maintenance Pursuant to the recorded Detention Pond “Reciprocal Easement Agreement” north of the subject site and south of the single-family homes, Volunteers of America (VOA) will pay its pro-rata share of all routine maintenance expenses of the detention pond. • Park use and maintenance Neighbors were concerned that residents at VOA would use the small park developed in their neighborhood. The park is open to the public and VOA residents may use it, however, given the elderly population and the amenities proposed on the project site it is doubtful that there would be heavy use. Amenities proposed for the VOA site include a small grass turf area, a community garden, reflective quiet zone, benches, pet station and walking paths. • Increased traffic The Traffic Impact Analysis prepared by Delich Associates indicates that the traffic generated by the VOA Senior Residences will have minimal impact in the area and acceptable level of service is achieved for pedestrians, bicycles and transit modes based upon the multi-modal transportation guidelines. We are anticipating hosting a follow-up meeting at VOA’s senior property in Fort Collins, The Sanctuary Apartments, with the neighborhood to provide additional information on how VOA operates its properties, show a progress update of the design and the changes that we are able to accommodate. 8) Narrative description of the site design including building placement, vehicular and pedestrian circulation, landscaping, proposed open space and treatments of wetlands, natural habitats and features on site and in the general vicinity of the project. Factors that influenced the site plan include access, fire protection, street/curb appeal, the setback from Drake Road and neighborhood buffering. The access to the site from Joseph Allen Drive needed to be as far from Drake Road as possible to allow for adequate stacking at the intersection of Drake Road and Joseph Allen Drive. The additional drive lane and parking on the east side of the building along with emergency access drive paths on the west side allows the project to meet fire access requirements. The building is setback from Drake Road (28 to 45 feet) substantially further than the minimum 15-foot requirement. A roundabout is designed for fire access and to provide a safe loading and drop-off zone at the north entrance. This allows for additional 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 landscaping in front of the building that will enhance the architecture of the building and create an attractive streetscape along Drake Road. The existing detention pond is located along the north side of the property adjacent to the existing single family subdivision. An enhanced landscape bed treatment as well as a 42’ fence is proposed along the parking lot adjacent to the detention pond effectively screening headlights from the adjacent neighborhood. The parking lot will have cut-off type fixtures focusing light on the parking area and not on the adjacent property. Evergreen and deciduous trees are proposed on the north to buffer the visual impact of the 3-story building. The trash and recycling facility is located inside the building for the convenience of the residents and the overall curb appeal of the property. A variety of site amenities are provided on the west side of the building including a small turf area, a community garden, benches and a quiet patio seating area. Street trees are provided along both Drake Road and Joseph Allen Drive with ornamental and evergreen trees added for seasonal interest. 9) Narrative description of how disturbances to wetlands, natural habitats and features and/or wildlife are being avoided to the maximum extent feasible. There are no wetlands or natural habitats on or adjacent to the project site. 10) Narrative description of transition techniques, associated buffering and how conflicts between existing and proposed land uses are mitigated. See number 8. 11) Narrative description of the architectural design including general description of how Building Standards are met (Sections 3.5.1 and other applicable Sections in 3.5). The building’s exterior architecture centers around three story massing with deep reveals which break down the apartment building’s overall size. These reveals create three distinct building forms; a western facing amenity core, a central building form and building end caps. These forms are articulated so each has its own characteristics while still being part of the greater whole. Floor heights will be kept under the maximum dimension allowed to create a residential scale and minimize the building’s impact on the surrounding neighbors. Low pitched asphalt shingle hip roofs also reduce the overall height, while standing seam metal roof dormers help breakup the main roof form. Varying roof overhangs and bearing heights will add to the articulation of the building forms and create a rich architecture. Quality materials such as brick veneer, cement board panel and cement board siding will enhance the existing neighborhood context, while care in detailing these materials will add to the pedestrian experience off East Drake Road and Joseph Allen Drive. There will be 3 residential entries to the building with the main tenant entrance off the northern parking lot. This entrance will be defined by a low standing seam canopy roof that wraps around the entry and adjacent units. This entrance will be the center piece for the building’s amenity program, management / leasing offices and will connect to the 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 western facing great room. The great room will be surrounded by large windows and a covered porch with columns. The great room will provide a direct connection to the outside landscaped patio area and be a hub of activity for the building. On the third floor of the western amenity core, there will be a resident lounge, this area includes large expanses of windows with wood detailing and increased ceiling height which is expressed into a raised roof form with standing seam metal roof. The remaining portion of the building will be comprised of one- and two-bedroom units served by two elevators. There will also be indoor bike storage, maintenance rooms and trash facilities served by trash chute within the building. All of the buildings amenities and units will meet local and national accessibility requirements. 12) Development Phasing Schedule: If successful in receiving an allocation of Low Income Housing Tax Credits (LIHTC) in the first attempt from Colorado Housing and Finance Authority (CHFA) in September 2020, the development schedule would be as follows; • July, 2020 – Close on the Financing/Ground Breaking • September, 2021 – Construction Completion (14 month duration) The project will be built all in one phase. Given the site has existing infrastructure around it, it is anticipated that public improvements will only include tapping into utility lines and perhaps minor modifications to the adjacent detention pond. It is anticipated that this work would be done in the first 6 months of the building construction. 13) City Plan Principles and Policies: The project is supported by the following City Plan Principles and Policies: Principal LIV 2: Promote Infill and redevelopment. Urban Mixed-Use Districts. Policy LIV 2.3 Transit-Oriented Development Require infill higher density housing and mixed-use development in locations that are currently or will be served by BRT and/or high frequency transit in the future. 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.” 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 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.