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HomeMy WebLinkAboutIMPALA MULTI-FAMILY - PDP220005 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUEST MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 April 13th, 2022 Impala Redevelopment Project Development Plan Modification Requests Project The applicant, Housing Catalyst, is proposing to develop 62 affordable dwelling units on the properties of 306 and 400 Impala Circle to complement the 12 existing duplexes on 400 Impala. The goal of the new units is to provide housing to Fort Collins Residents ranging in income from 30%-80% AMI with a target average of 55% AMI. The current zoning to remain is Low Density Mixed-Use (LMN). Housing Catalyst Housing Catalyst is the largest affordable housing developer and property management company in Fort Collins. Established in 1971, Housing Catalyst owns and operates over 1,200 affordable homes and assists more than 2,100 families (over 4,000 individuals) in Northern Colorado through our rental properties and housing programs. We provide critical tools and resources to serve families within the full spectrum of needs from moving out of homelessness to achieving homeownership. Housing Catalyst uses a Triple Bottom Line model to build healthy and sustainable affordable communities. We are led by a skilled executive team with extensive experience in real estate acquisition, development, management, and financial administration. We create vibrant, sustainable communities, incorporating green building design into all our ventures and serving as a model for high standards in asset and property management, as evidenced by numerous awards for project designs, innovatio ns, environmental sustainability, accountability, and financial reporting. Housing Catalyst has successfully secured housing tax credits and other local and federal funding sources for several recent development and renovations, a select few are listed be low: OAK 140 – Spring 2023 • (79) Studio, 1 & 2 bedroom apartments serving 30% - 80% AMI • Downtown Fort Collins location • $31.5M new construction • 4% LIHTC, $13.6M federal and state tax credit investment, $19.3M Private Activity Bonds, DDA equity, City AHCF Myrtle Street Single Room Occupancy - 2021 • 16 apartments at or below 50% AMI, serving those experiencing homelessness and reintegrating adult felony offenders MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 • $1M renovation • City of Fort Collins Affordable Housing Fund, Villages, Ltd. equity Village on Sheilds – 2018 • (285) 1, 2, & 3 bedroom apartments serving 50% - 60% AMI • $68M renovation • 4% LIHTC, $41.1M federal and state tax credit investment, $35M Private, Activity Bonds, RAD proceeds, CDBG, HOME, Owner loan Village on Horsetooth – 2018 • (96) 1, 2, 3 & 4 bedroom apartments serving 30% - 60% AMI • First City Land Bank Project • $27M new construction • 4% LIHTC, $12.5M federal and state tax credit investment, $19M Private Activity Bonds, CDBG - DR, RAD proceeds Village on Redwood - 2018 • (72) 1,2,3 & 4 bedroom apartments & • townhomes in North Fort Collins serving 30% - 60% AMI • $19.4M new construction • 4% LIHTC, $10M federal and state tax, credit investment, $12M Private Activity Bonds, RAD proceeds Village on Plum - 2015 • (95) 1, 2 & 3 bedroom apartments serving 30% - 60% AMI • $16.1M renovation • 4% LIHTC, $5.3M tax credit investment, • $8.75M Private Activity Bonds, Villages, Ltd. equity; previous grantors: City of Fort Collins, DOH Reason for Request: The Impala redevelopment aligns with Housing Catalyst’s mission and meets many of the goals identified in the City’s adopted Housing Strategic Plan. This project will provide much needed affordable housing for the community and is well situated to serve a range of local low-income households while revitalizing an affordable housing property in an existing neighborhood. However, the project cannot move forward without modifications from the Land Use Code standards that would allow larger building floor area and more units per building. This is critical in lowering the per-unit development costs for the project to serve lower income households and qualify for the necessary financial support. These building types also allow for more efficient use of the land by providing opportunities for more outdoor space and resident amenities. 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 sta ndards 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 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 [See LUC 2.8.2(H)(1) through (4)] were established so that deci sion-makers could understand under what circumstances modifications may be appropriate. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Housing Catalyst requests two modifications from the LMN zone district standards : Zone District Standards / Requests for Modification 1. 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: Housing Catalyst is proposing 16 and 30 dwelling units in two walk-up style multifamily buildings. 2. 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. Request: Housing Catalyst is proposing ~18,300s.f. and ~32,200 s.f. in a two walk -up style multifamily buildings. Justification for Approval of Zone District Modifications While the Land Use Code only requires that one of the four alternate criteria be met, Housing Catalyst asserts that the two modifications outlined above meet two of the four approval criteria [LUC 2.8.2(H)(1) and (2)] and that they would not be detrimental to the public good. Note that the text of the approval criteria are italicized. A. 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 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 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 affordable housing will be integrated into and complement an area that currently consists of predominantly lower density single family, multifamily, and a high intensity school. A healthy horizontal mixed-use neighborhood includes age and income diversity. While the size of the two walk -up style multifamily buildings will be larger than the LMN code provision, the buildings have been thoughtfully organized on the site so that the larger of the two buildings is placed farthest from the adjacent single family homes. The buildings also do not exceed the allowable three -story height limit, and are designed with strategic articulation in the roof line and facades to break up the mass. The project will function in harmony with the existing residential characteristics of the neighborhood much like the Housing Catalyst owned and managed Village on Redwood at 1331 Redwood St. Housing Catalyst has a track record of maintaining the Village on Redwood to a high standard, which ensures that the development is a good neighbor. Traffic generated by the project will not significantly increase the traffic impacts at peak times and no additional public infrastructure improvements are warranted. In conclusion, the Applicant, 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. B. 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 Affordable Housing Strategic Plan (2015 – 2019), the Housing Strategic Plan (2021), the Social Sustainability Strategic Plan and the City Plan (2019). “Every year the community is unable to reach its annual affordable housing target required current and future generations to make up the difference”. (Housing Strategic Plan 2021) MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Within the Context of the Housing Strategic Plan: Please note the following information found in the City’s Housing Strategic Plan (2021). Despite the number of affordable homes added and currently under construction, the inventory still falls short of the goal identified in the Affordable Housing Strateg ic Plan (2015-2019) and Housing Strategic Plan (2021) - In order to meet an affordable housing stock goal of 10% by 2040, 282 new housing units need to be added every year onward. Of the 26 Prioritized Strategies identified in the in the Housing Strategic Plan, Priority #14 notes that additional incentives for Affordable Housing should be created . This should include building related variances and is considered a “quick win” and a low-cost strategy in leveraging the overall City goals. Similarly, Priority #16 suggests removing barriers to allowed density through code revisions such as building unit maximums and square footage thresholds . Within the Context of the City Plan: The City Plan Principles and Policies listed below are clear that the City desires to encourage a variety of housing types and densities and making them attainable. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 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.” 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 affordab le 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 Impala Redevelopment proposal can substantially address the important community need described above by providing 62 newly constructed (which includes a net of 49 new units) and 24 preserved affordable housing units in a location where residents can feel safe, foster community, access public transit and other important destinations, and relieve educational barriers with Poudre Valley High School partnerships. The addition of the 49 newly developed affordable units would represent approximately one fifth of the targeted annual goal of 282 units to meet 2040 inventory goals. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 In conclusion: Without the proposed modifications to number of dwelling units and building size, the project is not feasible. To achieve deep affordability levels, the project will need to achieve more efficient cost per-units and will have to secure funding mechanisms for affordable housing that favor projects with more cost-efficient construction and operation, e.g. the development costs (including the cost of the land). If the development costs cannot be used efficiently by constructing more units in one building, the project will be too expensive to construct and the ability to secure funding for the project will not be feasible. 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. (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. (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.