HomeMy WebLinkAboutASPEN HEIGHTS STUDENT HOUSING - PDP - PDP110018 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTAspen Heights – Fort Collins
Project Development Plan
Request for Modification to Standards
December 14, 2011
Introduction:
Aspen Heights Development Plan features a 31-acre student housing community that will
have over 220 extra-occupancy homes including single-family homes, attached homes
and multi-family homes. Overall, it will have the look and feel of a residential
neighborhood. There will be a total of approximately 720 bedrooms that will be leased
individually to Fort Collins students.
Multi-family homes consist of 2-and 3-bedroom, 2-story homes that are attached in a
“row-house” manner. These units face the public roadways and are served by detached
walkways along the front of the structures, with parking in the rear. The proposed
development plan includes 3 multi-family structures fronting on the proposed
realignment of Vine Drive, which is designated as a minor arterial street in the City of
Fort Collins Transportation Master Plan. Two of the structures have 5 dwelling units and
the third has 4 dwelling units.
This document is a request for modification of the standard as stated in Section 3.5.2C(2)
of the Fort Collins Land Use Code.
Fort Collins Land Use Code
Section 3.5.2C(2) Street-Facing Facades states, “Every building containing four (4) or
more dwelling units shall have at least one (1) building entry or doorway facing any
adjacent street that is smaller than a full arterial or has on-street parking.”
Basis
Section 2.8.2 Modification Review Procedures provides the criteria by which a
modification to standards can be considered. This request meets the review criteria
which states: “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, and
that 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.”
Specifically, the development plan as shown will not be detrimental to the public good,
and will meet the intent of the Code equally well.
Justification
Without a modification to standards, the development plan would provide an alternative
housing type; either with 2-story single-family detached residences, or with single-
family attached residences. The proposal seeks to place multi-family units in this area of
the development, incorporating buildings that have the same architectural quality and
neighborhood feel as a row of single-family homes. The multi-family units proposed will
be 2-story row-house units that each have their own entry and connecting walkway to a
detached walkway along the arterial frontage. Regardless of the style of housing, there
will be no parking allowed on the street frontage. Therefore, the proposed multi-family
housing style is not detrimental to the public good, and the intent of the Code is met.
Fort Collins Design Manual:
The Fort Collins Design Manual states: “The approach gives multi-unit dwelling a clear
street address and all that goes with it – identity, a dignified position in the community,
and clear connections to the rest of the community. Visitors, residents, and emergency
service providers can easily find their way. A corollary is that neighborhood streets must
be provided, which then lace new developments together in a town-like pattern.”
“Key elements are street-side parking, street trees, ample sidewalks, and a transition
from public to private areas marked by low walls, fencing, plantings, steps, railing,
entrances, and varied building faces that relate to the street. Parking is paced behind or
between buildings, avoiding impact of driveways, parking lots, garages, and dumpsters in
neighborhood streets.”
The proposed multi-family units along Vine Drive will have all of the attributes of
comparable single-family houses that might be located fronting on such a street. The
homes will relate to the street with connecting walks, a detached tree lawn, varied
building faces and will have a neighborhood feel. The homes will have ample and
convenient parking in the rear of the building. Thus, the intent of the Design Manual is
not compromised. It is therefore requested that a modification of standards be approved
for the Aspen Heights Development Plan to allow 2-story, multi-family dwelling units to
be placed in a location where they will front onto an arterial roadway.