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HomeMy WebLinkAboutASPEN HEIGHTS STUDENT HOUSING - PDP - PDP110018 - REPORTS - RECOMMENDATION/REPORTAspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 12 RECOMMENDATION: Staff recommends approval of Aspen Heights, P.D.P., #110018, subject to the following condition: To ensure compliance with section 3.5.1, at the time of submittal for Final Plan, the applicant shall provide a landscape plan and architectural character elevations for the clubhouse. Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 11 Since the neighborhood meeting, a number of letters in opposition to the project have been received. These letters are attached. 7. Findings of Fact and Conclusions: A. The P.D.P. complies with the 2007 North College Corridor Sub -area Plan. B. The P.D.P. complies with the applicable criteria of the C-C-N zone district. C. The three residential housing types are permitted in the C-C-N, subject to Administrative Review. D. The site is served by five public streets: Conifer Street, Redwood Street, Blue Spruce Drive, Lupine Drive and New Vine Drive. All dwellings adjoining these streets face the streets and feature direct connecting walkways. All others face either a connecting walkway or a major walkway spine. E. Wetlands will be mitigated at a one-to-one ratio and prairie dogs will be eradicated by a humane method and the loss of the habitat will be mitigated off -site in accordance with Section 3.4.1. F. The project is feasible from a traffic engineering standpoint and bicycle and pedestrian facilities are provided. G. With regard to compliance with Section 3.6.5 — Transit Facilities, the developer will provide a new bus shelter at the southwest corner of Conifer and Redwood Streets. H. The future conversions of the single family detached dwellings to Extra Occupancy Rental Houses are permitted after issuance of final certificates of occupancy and subject to Basic Development Review. Such conversions have been factored into the adequate provision of off-street parking spaces. The P.D.P. complies with all other applicable General Development Standards of Article Three. Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 10 O. Section 3.6.5(B) — Transit Facilities Aspen Heights is located on Route 8 / 81 which serves Conifer Street in both directions. This standard requires that: "All development located on an existing or planned transit route shall accommodate a transit stop and other associated facilities as prescribed by the City of Fort Collins Transit Design Standards and Guidelines, unless the Director of Community Services determines that adequate transit facilities consistent with the Transit Design Standards already exist to serve the needs of the development. All development located on existing transit routes will accommodate the transit facilities by providing the same at the time of construction. All development located on planned routes will accommodate. said facilities by including the same in the development plan and escrowing funds in order to enable the city or its agents to construct the transit facilities at the time transit service is provided to the development." Currently, between North College Avenue and Lemay Avenue, a distance of one mile, there are no bus shelters. With the student population and density of Aspen Heights, Transfort is requesting a bus stop on Conifer Street at the southwest corner of the intersection with Redwood. The applicant has agreed to provide bus shelter at this location with a connecting walkway to the clubhouse. P. Section 3.8.28 — Extra Occupancy Rental House Regulations As indicated, after issuance of certificates of occupancy, the single family detached dwellings will convert to Extra Occupancy Rental Houses to allow four to five tenants per unit. This section allows such conversion to proceed subject to Basic Development Review. In anticipation, however, the minimum required parking ratio for such units (0.75 spaces per tenant) has been utilized in accordance with Section 3.2.2(K). 6. Neighborhood Meeting: A neighborhood meeting was held on January 10, 2012. A summary of this meeting is attached. As would be expected for a project of this scale, the issues raised were far-ranging. At the risk of over -simplification, the primary issues centered on traffic impacts, project compatibility and the behaviors that may be attributed to a large concentration of college students. Other issues included the impact on the regional drainage system, Dry Creek floodplain and the eradication of prairie dogs. Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 9 In summary, the height, mass, bulks and scale of the buildings are residential in character. The project will contribute to the transition of land use intensity from North College Avenue to Redwood Street. L. Section 3.5.2(C) — Relationship of Dwellings to Streets and Parking This standard requires that every front fagade with a primary entrance shall face the public street, or be with 200 feet of a connecting walkway, or within 350 feet of a major walkway spine. As mentioned, to the maximum extent, dwellings face the five public streets. Where they do not, they front on a connecting walkway and are within 200 feet of a public street. Or, they face on a major walkway spine and are within 350 feet of a public street. Both the connecting walkways and major walkway spines meet the definitions as prescribed in Article Five. In general, the project faces outward with fronts of buildings on streets and parking lots are located to the sides and rears of buildings. M. Section 3.6.3 — Street Pattern and Connectivity As discussed, two existing public streets will be extended to internally serve the project — Blue Spruce Drive and Lupine Drive — thus providing both intra- and inter -neighborhood connections. Two external streets will be extended. Redwood Street on the east will be extended south to tie into the segment of Redwood Street that currently exists north from Vine Drive. This will allow access to the downtown area without having to use North College Avenue. New Vine Drive on the south will be constructed from Redwood Street to the Aspen Heights western property line. There is intervening land that remains vacant south of New Vine Drive. This vacant parcel precludes the extension of Blue Spruce Drive south into the Old Town North subdivision. Finally, Lupine Drive will be stubbed to the west property line for a future connection As the vacant properties to the south and west actively develop, there will be opportunities to complete the public street network via Blue Spruce (north — south) and Lupine (east — west). N. Section 3.6.4 — Transportation Level of Service Requirements A Transportation Impact Study has been reviewed and evaluated. Aspen Heights provides for vehicular, pedestrian and bicycle facilities necessary to maintain the City's adopted Level of Service Standards. Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 8 J. Section 3.4.1(N)(6) — Standards for Protection During Construction This standard requires humane eradication of the prairie dogs. The developer has agreed to one week of live trapping with all captured animals to be donated to the U.S. Fish and Wildlife Service Ferret Research Center. Live capture would be followed by fumigation. This methodology has been determined to be consistent with best management practices and in compliance with the standard. K. Section 3.5.1 — Building and Project Compatibility This standard requires that new projects be compatible with the established architectural character in the general area. The standard also states that where the architectural character is not definitively established, new projects should establish an enhanced standard of quality. The site is bordered on the west by vacant land that is also zoned Community Commercial — North College. The site is bordered on the north by Conifer Street (collector) and on the south by the future New Vine Drive (arterial) and parcels on opposite side of both streets are also zone C-C-N. Along the east is Redwood Street (collector) beyond which are single family detached homes zone R-L, Low Density Residential. Aspen Heights will feature single family detached dwellings, two-family dwellings and multi -family dwellings ranging in size from three-plex to six-plex. All structures will be two -stories in height and feature pitched roofs. Exterior materials include cementious horizontal lap siding, cementious vertical panel board and cementious shingle siding. The roofs will feature composition shingles. For the single and two family dwellings, small front porches are provided. Porches are also provided on two out of six multi -family models. At the entrances, columns will feature cultured stone at the base. In order to further promote compatibility, all of the multi -family dwellings that face Redwood Street will feature one front porch per unit and such porches will have a minimum depth of six feet. A site plan has been provided for the clubhouse but not a landscape plan or architectural elevations. In order to ensure compliance with Section 3.5.1, the following condition of approval is recommended: To ensure compliance with Section 3.5.1, at the time of submittal for Final Plan, the applicant shall provide a landscape plan and architectural character elevations for the clubhouse. Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 7 As mentioned, dwellings that do not face a public street are served by either connecting walkways or major walkway spines. Ramps are provided at parking lots and streets. There are two off-street walkways that cross over the north - south drainage channel with bridges. In addition to each street -facing building having a connecting walkway, the Clubhouse is connected to the Conifer Street bus stop with a walkway. There is one bike rack per building that can hold two bikes for a total of 442 bike parking spaces. G. Section 3.2.2(K)(1) - Required Number of Off-street Parking Spaces The number of off-street parking spaces has been evaluated based on the assumption that the 81 single family detached dwellings will convert to Extra Occupancy Rental Houses featuring four to five bedrooms per dwelling which requires 0.75 spaces per tenant. The total minimum number of spaces required would be 530 and the number provided is 759 which exceed the standard by 229 parking spaces thus allowing for sufficient guest parking and addresses the concern of spillover parking. H. Section 3.2.5 — Trash and Recycling Enclosures The trash enclosures are made of split -face concrete block. Truck access is provided but screened by a metal gate. Walk-in access is not gated. Enclosures are not within 20 feet of a public sidewalk. As currently proposed, there will be between 12 and 14 enclosures each containing a three -yard dumpster and two 96-gallon containers for recyclable materials. Section 3.4. 1 (A)(1)(b and j), (C) — Natural Habitats and Features The parcel contains a small wetland approximately one-third of an acre in size as confirmed by the Ecological Characterization Study. This wetland will be mitigated at a ratio of one-to-one to be located in the regional detention pond. In addition, the north -south drainage channel will be enhanced with plant material tolerant of wetland conditions. The subject parcel, when combined with the parcel to the west, features an existing prairie dog colony that exceeds 50 acres. The Ecological Characterization Study has been reviewed and evaluated and confirms that both the size and value of this colony. This standard requires that the P.D.P. restore or replace the resource of the value lost to the community (either on -site or off - site). The developer will financially contribute to the restoration of property owned by the City of Fort Collins Natural Areas Program. Based on actual costs, the City will collect a restoration fee of $900.00 per acre to be applied to the McKee Farm which is presently undergoing restoration. In compliance with the standard, therefore, the developer will pay $27,900.00. Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 6 5. Compliance with Applicable General Development Standards: A. Section 3.2.1— Landscaping and Tree Protection Street trees are provided along all five public streets. The five major walkway spines are landscaped to frame the walkways. The stormwater detention pond in the southeast corner is landscaped. Foundation shrubs are included for each building. In general, this is a large-scale project with a significant amount of public improvements. The proposed landscaping is commensurate with the scope of the project. B. Section 3.2.1(E)(4) — Parking Lot Perimeter Landscaping The project has been specifically designed to place the parking lots internal to the project so the dwellings the public streets. As a result, the only perimeter parking is along the west property line in five small parking lots. These lots are feature landscaping along their west edge. C. Section 3.2.1(E)(5) — Parking Lot Interior Landscaping There are no rows of parking that exceed 15 spaces. Parking lots are compartmentalized and distributed so that no one lot exceeds 100 spaces. The landscape islands provided comply with the six percent minimum landscape requirement. D. Section 3.2.1(F) — Tree Protection and Replacement The construction of the stormwater detention pond will necessitate the removal of existing trees. (Siberian Elms, Cotton -bearing Cottonwoods, Russian Olives, and Female Boxelders are considered nuisance trees and require no mitigation.) A tree mitigation plan has been reviewed and accepted by the City Forester at the level that complies at the P.D.P. stage. Approximately 196 street trees will be up -sized from the required minimum of two inches to three inches in caliper. E. Section 3.2.2 — Access, Circulation and Parking - Vehicles The five public streets provide access, circulation and parking that is superior to a project that relies on a network of private drives. Where private drives serve parking lots, the drives are designed as U-shaped loops that feature head -in parking. These loops serve only one parking lot each and cannot act in lieu of public streets. F. Section 3.2.2 — Access, Circulation and Parking — Bikes and Pedestrians Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 5 Street will promote the viability of its designation as an Enhanced Travel Corridor. , 4. Compliance with C-C-N Standards: A. Section 4.19(B)(2)(a) — Residential Uses The three proposed uses, single family detached dwellings, two-family dwellings and multi -family dwellings, are all permitted in the C-C-N, subject to Administrative Review. Aspen Heights proposes to convert all 81 single family detached dwellings into Extras Occupancy Rental Houses featuring a mix of four and five bedroom units. This conversion is authorized under Section 3.8.28 and will be processed as a Basic Development Review after the issuance of a certificate of occupancy. A. Section 4.19(D)(1) — Land Use Standards — Minimum Density This standard requires that the density be no less than five dwellings units per net acre. Aspen Heights contains 221 dwelling units on 31 acres for a gross density of 7.12 dwelling units per gross acre. Under Section 3.8.18, the land area that is allowed to be subtracted from the gross acreage is the land to be dedicated for new Vine Drive since it is classified as an arterial street. Approximately one acre will be so dedicated resulting a net density of 7.6 dwelling units per net acre. B. Section 4.19(D)(2) — Land Use Standards — Maximum Height This standard requires that the maximum height not exceed five stories. All buildings in Aspen Heights will be two stories. C. Section 4.19(E) — Development Standards This standard requires compliance with the Standards and Guidelines for the North College Avenue Corridor, to the extent that such standards and guidelines apply to the subject property. These standards and guidelines were adopted in conjunction with the original 1994 North College Corridor Plan. Most have been incorporated into the Land Use Code since that time. Remaining standards are primarily geared toward addressing the issues of non-residential redevelopment along North College Avenue. There are no applicable standards thatselate to a residential project with no property frontage along North College Avenue. Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 4 • "The NCCP identifies the North College corridor among "Targeted Redevelopment Areas" where general agreement exists that infill and redevelopment are beneficial; increase economic activity is desired; and it is appropriate to facilitate urban evolution." (Page 13.) • "Housing. The economic strength of businesses in the corridor is largely dependent upon customers in the trade area. A market analysis indicates a need for building up the customer base within the trade area and the corridor itself." (Page 19.) • "Housing. Market analysis encourages a mix of housing, which in this case refers to a need to encourage some moderate and higher income housing in addition to lower income housing, which is naturally expected given the nature of the area and its existing housing stock." (Page 19.) • "Goal STN 1. More Complete Street Network. "Evolve a more complete pattern of streets, driveways, and alleyways forming interconnected blocks of development, services by public access and utilities, behind highway frontage." • "Goal LU 1. Synergy. Zoning, City actions URA and business association efforts will assist "high multiplier" uses that bring people and economic activity, and add synergy with surrounding properties. Examples include 1) dwellings, 2) stable living -wage jobs, 3) retail sales and 4) attractions." (Page 48.) • "Enhanced Travel Corridor. City Plan designates an "Enhanced Travel Corridor" along Conifer Street and southward from Conifer along North College Avenue connecting to Downtown and the Mason Transportation Corridor. Along Conifer, the Enhanced Travel Corridor continues eastward to ultimately connect with future development in the Mountain Vista Area. An Enhanced Travel Corridor is envisioned to provide a primary, multi -modal transportation corridor with high -frequency transit in future phases of the City's transit system." (Pages 53-54.) Aspen Heights P.D.P. fulfills the vision of the North College Corridor Plan by being within the Targeted Redevelopment Area and by adding housing units to the benefit of the trade area. With the extensions of Redwood Street, Blue Spruce Drive and Lupine Drive as public streets, Aspen Heights contributes to building a more complete street network. The inclusion of housing along Conifer Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 3 This northeast quadrant of the City is also traversed by the Poudre River and the Burlington Northern Railroad tracks, and switching yard. These features create access challenges and have, over the long run, contributed to the isolation of the area. Further, the area was the site of the original Great Western Sugar Beet Factory located along East Vine Drive. This large, heavy industrial complex was active from its founding in 1900 to 1960's. The works were then converted to a manufactured home factory. The area quickly blends into unincorporated Larimer County and large -lot subdivisions and small farms and pastures on small acreages. The flagpole annexation for the Anheuser Busch Brewery in the mid -eighties allowed many of the parcels to be annexed into the City over time. There are several residential subdivisions that developed as individual projects over the past 30 years and served by a neighborhood park (Greenbrier). Despite being in such close proximity to Downtown and North College Avenue, the area has a remarkable lack of public improvements and maintains a look and feel that is unique. As the City continues to fill in the Growth Management Area, northeast Fort Collins will likely experience significant development pressure as growth finds its way to large vacant parcels of land. The Master Street Plan calls for existing East Vine Drive to be downgraded to a local street and replaced by a new, re -aligned arterial that would be located parallel and approximately 1,500 feet to north. This new Vine Drive would begin on North College Avenue and align with the existing Pinion Street intersection and extend east to Lemay Avenue (one mile east), Timberline Road (two miles east) and the 1-25 Frontage Road (three miles east). The southern property line of Aspen Heights adjoins the future right-of-way for new Vine Drive. Currently, there is no capital project funding for construction of this new roadway but segments will be dedicated and constructed as development occurs. 3. North College Corridor Sub -area Plan: The original NCCP was adopted in 1994 and formed the basis of the subject site's Community Commercial. Neighborhood zone district. The Plan was updated: in 2007 to reflect the Dry Creek floodplain improvements and the access control efforts made jointly by the City and CDOT. The zoning of the site remains consistent across both plans. Highlights of the NCCP, as it relates to Aspen Heights, are summarized as follows: Aspen Heights, P.D.P., #110018 Type 1 Administrative Hearing May 15, 2012 Page 2 EXECUTIVE SUMMARY: This project represents a new form of student housing that widely distributes the dwelling units across three housing types versus typical apartment buildings. The P.D.P. complies with the North College Corridor Sub -area Plan. The three residential housing types are permitted in the C-C-N, subject to Administrative Review. The site is served by five public streets: Conifer Street, Redwood Street, Blue Spruce Drive, Lupine Drive and New Vine Drive. All dwellings adjoining these streets face the streets and feature direct connecting walkways. All others face either a connecting walkway or a major walkway spine. All off- street parking spaces are located to the side or rear of the structures. Prairie dogs will be captured live for one week followed by eradicated by a humane method. The loss of the habitat will be mitigated. The project is feasible from a traffic engineering standpoint and bicycle and pedestrian facilities are provided. One condition of approval is recommended regarding the inclusion of a landscape plan and architectural elevations for the clubhouse at the time of submittal for Final Plan. COMMENTS: Background: The surrounding zoning and land uses are as follows N:. C-C-N; Counseling and Treatment Center, Electrical Sub -station and single family S: C-C-N; Existing single family (Old Town North) E: R-L; Existing single family (Redwood Village) E: L-M-N; Vacant W: C-C-N; Vacant 2. Context of the Surrounding Area: Historically, this area has been under -developed when compared to other parts of the City. This is primarily due to the fact that for decades, much of the area was designated by F.E.M.A. as being within the 100-year floodplain of Dry Creek (a tributary to the Poudre River to the north and east). Over the past ten years, however, the City of Fort Collins has installed upstream and downstream stormwater drainage improvements and most, but not all, of the land has now been removed from the F.E.M.A. floodplain maps. As a result, the general area is now experiencing re -development along North College Avenue (North College Marketplace — King Soopers) and new development activity on vacant land (Old Town North Subdivision). PROJECT: Aspen Heights, P.D.P., #110018 APPLICANT: Breckenridge Land Acquisition c/o Deanne Frederickson The Frederickson Group 7711 Windsong Road Windsor, CO 80550 OWNER: First Bank 1707 Main Street Longmont, CO 80501 PROJECT DESCRIPTION: This is a request for 221 dwellings on 31 acres located south of Conifer Street, west of Redwood Street and north of Old Town North subdivision. The dwellings, and the number of bedrooms, would be divided in the following manner: 81 Single Family Detached — Extra Occupancy Rental Houses (4-5 bedrooms); 62 Two Family (duplexes) (2-3 bedrooms); 78 Multi -Family (row -houses, 3 — 6 units per building) (2-3 bedrooms). There would be a total of 712 bedrooms each of which would be leased individually. All dwellings would be two-story, There would be 786 off-street parking spaces. The project includes a clubhouse, pool, outdoor sport court and leasing office. Blue Spruce Drive and Lupine Drive are two public streets that would be extended to serve the site. Redwood Street would be extended south to connect with the existing Redwood Street so there would be a complete roadway between existing East Vine Drive and Conifer Street. A segment of the new, re- aligned Vine Drive would be constructed along the project's southern property line but will not extend to North College Avenue. RECOMMENDATION: Approval with one condition.