HomeMy WebLinkAboutASPEN HEIGHTS STUDENT HOUSING - PDP - PDP110018 - REPORTS - RECOMMENDATION/REPORT (3)4. Authority of the Hearino Officer
The documents filed with the City Clerk's Office appealing the Hearing Officer's
decision of June 5, 2012 contained allegations that may be raised at the
remanded hearing of the P.D.P. on August 7, 2012. One of these allegations
challenged the legitimacy of the City of Fort Collins using a Hearing Officer. In
response, please note the following from Section 1.4.9(E) (emphasis added):
"(E) Delegation of Authority. Whenever a provision appears requiring the
Director or some other City officer or employee to do some act or perform some
duty, such provision shall be construed as authorizing the Director or other officer
or employee to designate, delegate and authorize professional -level
subordinates to perform the required act or duty unless the terms of the provision
specify otherwise. With respect to the review of development applications
eligible for Type 1 review, in addition to or in substitution for delegation to
subordinates as above authorized, the Director may engage the services of
an attorney with experience in land use matters."
5. Sign Posting:
Another allegation raised was that the signs posted on the property were not
visible as they were photographed as lying flat on the ground. Please note the
following code provision from Section 2.2.6(B) (emphasis added):
"(B) Posted Notice. The real property proposed to be developed shall also be
posted with a sign, giving notice to the general public of the proposed
development. For parcels of land exceeding ten (10) acres in size, two (2) signs
shall be posted. The size of the sign(s) required to be posted shall be as
established in the Supplemental Notice Requirements of Section 2.2.6(D). Such
signs shall be provided by the Director and shall be posted on the subject
property in a manner and at a location or locations reasonably calculated by the
Director to afford the best notice to the public, which posting shall occur within
fourteen (14) days following submittal of a development application to the
Director."
The common development review procedures are codified in Section 2.2. The
submittal of the P.D.P. is step three. The public hearing is step seven. As per
City Council Resolution 2012-064, the P.D.P. was remanded back to the public
hearing, step seven, not back to the submittal, step three. The project was
submitted on December 14, 2011. City records indicate that two signs were in
progress of being posted by December 27, 2011. (See attached.)
6. Mailed Notice:
Also in compliance with Section 2.2.6(A), mailed notices advertising the public
hearing of August 7, 2012 were mailed to affected property owners within the
specified notification area 14 days prior to the public hearing date. The
notification letter was mailed out on July 25, 2012 thus complying with the
standard. (See attached.)
2
City of
Fort
,Collins
TO:
FROM:
DATE:
RE:
MEMORANDUM
Richard Lopez, Hearing Officer
Ted Shepard, Chief Planner -0
August 7, 2012
Planning, Development and
Transportation Services
Current Planning
281 N. College Ave.
PO Box 580
Fort Collins, CO 80522-0580
970.221.6750
970.224.6134 - fax
fcgov.com/Currentp/anning
Aspen Heights Project Development Plan, Administrative Hearing
Aspen Heights P.D.P. is the subject of the Administrative Hearing on August 7,
2012. This is a remanded hearing by the action of the City Council at their
meeting of July 24, 2012 as documented by Resolution 2012-064 (attached).
1. Electronic Message Received:
One electronic message was received on August 7, 2012 opposing the P.D.P.
The hard copy of this message is attached.
2. Public Record Supplement Provided by Applicant:
The public record for the August 7, 2012 public hearing is hereby supplemented
by the submittal of additional materials provided by the applicant. The list of
materials is described in a memorandum to Ted Shepard, Project Planner, from
Lucia A. Liley, representing the applicant. This memorandum, and the
documents, and an electronic disk containing the documents are hereby supplied
to the Hearing Officer.
3. Correction — Enhanced Travel Corridor:
On page five of the Staff Report, under the reference to the North College
Corridor Sub -area Plan, the report states that Conifer Street is classified by the
City of Fort Collins Transportation Planning Division as an "Enhanced Travel
Corridor." This designation was superseded by the adoption of the amended
Transportation Master Plan and the Mountain Vista Sub -area Plan such that the
new re -aligned Vine Drive would replace Conifer Street as the Enhanced Travel
Corridor. A map indicating re -aligned Vine as the Enhanced Travel Corridor is
attached.
Aspen Heights, P.D.P., #110018
Type 1 Administrative Hearing August 7, 2012
Page 14
J. The P.D.P. complies with all other applicable General Development
Standards of Article Three.
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 August 7, 2012
Page 13
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. has satisfied and followed the applicable requirements of
Article Two and complies with all of the standards required for a
Project Development Plan that is permitted subject to review by the
Administrative Hearing Officer.
B. The P.D.P. complies with the 2007 North College Corridor Sub -area
Plan.
C. The P.D.P. complies with the applicable criteria of the C-C-N zone
district.
D. The three residential housing types are permitted in the C-C-N, subject
to Administrative Review.
E. 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.
F. 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.
G. The project is feasible from a traffic engineering standpoint and bicycle
and pedestrian facilities are provided. -
H. 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.
I. 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.
Aspen Heights, P.D.P., #110018
Type 1 Administrative Hearing August 7, 2012
Page 12
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 August 7, 2012
Page 11
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 whereas 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 August 7, 2012
Page 10
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 August 7, 2012
Page 9
3. The area provides foraging habitat for a variety of raptors, including red-
tailed hawks, Swainson's hawks and great horned owls all of which have
been observed on the site (though no nests have been observed).
Staff has reviewed and evaluated the ECS and can confirm both the size and
value of this colony.
Based on staff research of contacting City and County personnel, there are no
known locations within the City or County to relocate the prairie dog colony.
Thus, 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). Two options exist for
restoring the value lost to the community:
1. Based on actual costs, the City could collect a restoration fee of $900.00
per acre to be applied to the Coyote Ridge Natural Area, on the McKee
Farm parcel, which is being gradually restored as a short grass prairie to
provide prairie dog habitat in the future. This site is within City limits but is
currently a wheat field and is not presently being managed for prairie
dogs, though this species and the others that depend upon it would be
allowed to move into the area once the short grass prairie restoration is
complete, or
2. Based on actual costs, the City could collect a restoration fee of $900.00
per acre to be applied to prairie dog habitat management at Soapstone
Prairie Natural Area. This site is not within City limits but is actively
managed for prairie dog colonies, although no prairie dogs will be
relocated to the site.
Both of the sites have the potential to achieve the values lost from the subject
parcel, but the McKee Farm Parcel in the Coyote Ridge Natural Area is being
restored with the intention of allowing prairie dogs on the site when restoration is
complete. Staff recommends focusing restoration efforts at the McKee Farm
parcel, as it best restores the values being lost to the community and honors the
request some neighbors have expressed to have the restoration conducted as
close to the City as possible.
These 30 acres will be restored to a native grass prairie that can support all of
the values outlined in the project's Ecological Characterization Study, which
includes foraging habitat for a variety of raptors and could include potential
habitat for burrowing owls and other species, e.g., the black -footed ferret, that
depend on the prairie dog. Therefore, to achieve compliance with the standard,
the developer has committed to contributing $27,900.00 to the City for the
restoration of 30 acres of property owned by the City of Fort Collins Natural
Areas Program at Coyote Ridge Natural Area.
Aspen Heights, P.D.P., #110018
Type 1 Administrative Hearing August 7, 2012
Page 8
F. Section 3.2.2 — Access, Circulation and Parking — Bikes and Pedestrians
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 82 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 notes three values of the prairie dog colony:
1. The inherent value in the prairie dogs being present;
2. Potential nesting area for burrowing owls, a state T&E species; and
Aspen Heights, P.D.P., #110018
Type 1 Administrative Hearing August 7, 2012
Page 7
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.
Aspen Heights, P.D.P., #110018
Type 1 Administrative Hearing August 7, 2012
Page 6
will be processed as a Basic Development Review after the issuance of a
certificate of occupancy. This information is provided for illustrative purposes
only and is not a reviewable criterion for this P.D.P.
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 220 dwelling units on 31 acres for a gross
density of 7.10 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.
This standard also caps single family housing to be limited to 40% of
geographically distinct area. The C-C-N zone contains 140.30 acres. Old Town
North is the only new City Plan project within the area. In fulfillment of the C-C-N
purpose, Old Town North is considered to be a mixed -use project by virtue of the
range of housing types combined with parcels west of Jerome Street expected to
develop as non-residential uses. Similarly, Aspen Heights contains three
housing types. With both projects containing a variety of housing types and land
uses, there is no one, contiguous single family housing project that would exceed
56 acres (40% of 140.3 acres).
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 that relate to a
residential project with no property frontage along North College Avenue.
Aspen Heights, P.D.P., #110018
Type 1 Administrative Hearing August 7, 2012
Page 5
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
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.
As mentioned, Aspen Heights proposes to convert all 82 single family detached
dwellings into Extra Occupancy Rental Houses featuring a mix of four and five
bedroom units. This future conversion is authorized under Section 3.8.28 and
Aspen Heights, P.D.P., #110018
Type 1 Administrative Hearing August 7, 2012
Page 4
There are several residential subdivisions that developed as individual projects
over the past 30 years and served by a neighborhood park (Greenbriar). 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. Instead,
segments will be dedicated and constructed by the private sector as
development occurs with repays by the City for the arterial portion of the
roadway.
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:
• "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
Aspen Heights, P.D.P., #110018 .
Type 1 Administrative Hearing August 7, 2012
Page 3
COMMENTS:
1. 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 (The Meadows at Redwood) .
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).
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, 32-acre complex was
active from its founding in 1900 to 1960's. The works were then converted to a
manufactured home factory and are now the home of the City of Fort Collins
Streets Facility and CDOT Facility. This size, scale and location of this industrial
site has a dominating presence within the northeast region.
The area quickly blends into unincorporated Larimer County characterized by
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.
Aspen Heights, P.D.P., #110018
Type 1 Administrative Hearing August 7, 2012
Page 2
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
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.
This development pattern results in a density of 7.10 dwelling units per gross
acre. In contrast, the following approved multi -family projects are arranged in the
following manner:
• Choice Center — 219 d.u.'s on 10.4 ac. = 21.05 d.u./a
• District at Campus West — 193 d.u.'s on 3.34 ac = 57.78 d.u./a
• Presidio Apartments — 240 d.u.'s on 13.6 ac = 17.64 d.u./a
• Caribou Apartments — 193 d.u.'s on 10.78 ac = 17.9 d.u./a
• Regency Lakeview Apartments — 175 d.u.'s on 11 ac = 15.9 d.u./a
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 to
the public sidewalk. 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
eradication 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.
,,Forof
t Collins
ITEM NO 2
MEETING DATE Au 4U Sv' 7A aU
STAFF TE,o d'jiEPA�n
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:
HEARING OFFICER
This is a request for 220 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:
82 Single Family Detached (3 bedrooms per unit)
62 Two Family (duplexes) (2-3 bedrooms per unit);
76 Multi -Family (row -houses, 3 — 6 units per building) (2-3 bedrooms per unit).
There would be a total of 600 bedrooms each of which would be leased
individually. (The applicant has indicated that there is a potential for all 82 single
family detached dwellings to be converted to Extra Occupancy Rental Houses
featuring a mix of 4-5 bedrooms per unit at some point in the future. Such
conversion would be subject to the procedures and standards of Section 3.8.16.
and could possibly increase the total bedroom count to 720. Such conversion is
not the subject of this P.D.P.)
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. Blue Spruce Drive would not be extended south to
Blondell Street. Redwood Street would be extended south to connect with the
Current Planning 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580
fcgov.com/currentplanning 970.221.6750