HomeMy WebLinkAboutVILLAGE COOPERATIVE FORT COLLINS - PDP - PDP160036 - SUBMITTAL DOCUMENTS - ROUND 2 - MODIFICATION REQUEST (3)December 5, 2016
Planning and Zoning Board
c/o City of Fort Collins
Current Planning Department
281 North College Ave.
Fort Collins, CO 80524
Re: Village Cooperative of Fort Collins
Please accept this request for a Modification of Standards to Section 3.2.2(K)(1)(a) of the Land
Use Code.
Background
The proposed use for the site is 52 multi-family apartments in located in one building. The Village
Cooperatives are developed and managed by Real Estate Equities Development, LLC which is a
privately held company based in Eagan Minnesota. The homes are targeted towards active
seniors. Often referred to as a “co-op,” cooperative housing combines the financial advantages
of home ownership with the convenience of community living. One of the key features of a
cooperative is joint ownership of the property. To that end, a cooperative is a community of active
adults who own a share—not just a unit—in the entire community through a non-profit
Cooperative Corporation. Each share is held through an official Membership Certificate upon
purchase.
Vehicular access for the site will be from a curb cut off of Stanford Road. There also will be a
gated access drive to Horsetooth Road for a secondary point of emergency access. The project
will provide 21 off-street surface parking spaces and 52 underground garage spaces.
This modification requested is in accordance with the review procedures set forth in Section
2.8.2(H) of the Land Use Code as follows:
Modification to Section 3.2.2(K)(1)(a):
Code Language: Section 3.2.2(K) Parking Lots – Required Number of Off-Street Spaces for
Type of Use statess the following:
(1) Residential and Institutional Parking Requirements. Residential and
institutional uses shall provide a minimum number of parking spaces as
defined by the standards below.
(a) Attached Dwellings: For each two-family and multi-family dwelling
there shall be parking spaces provided as indicated by the following
table:
2
Number of
Bedrooms/Dwelling Unit
Parking Spaces Per
Dwelling Unit*
One or less 1.5
Two 1.75
Three 2.0
Four and above 3.0
Requested Modification: The Village Cooperative Fort Collins project is requesting approval for
75 parkings spaces instead of 88 parking spaces as described below:
Number of space required:
# Units Parking Requirement
One bedroom units 13 X 1.5 = 20 spaces
Two bedroom units 39 X 1.75 = 68 spaces
Three bedroom units 0 X 2.00 = 0 spaces
Total 88 spaces
Number of spaces provided:
Underground garage = 54 spaces
ADA spaces = 2 spaces
Standard (9 x19) = 19 spaces
Total 75 spaces
Justification
The granting of this modification of standards would not be detrimental to the public good, and the
plan as submitted will not diverge from the standards of the Land Use Code that are authorized by
this Division to be modified except in a nominal, inconsequential way and the plan substantially
addresses an important community need described in the city’s Comprehensive Plan. The
applicant offers the following in support of its request for modification:
• The purpose of the standard for which the modification is sought is to “ensure that the
parking and circulation aspects of all developments are well designed with regard to
safety, efficiency and convenience for vehicles, bicycles, pedestrians and transit, both
within the development and to and from surrounding areas.” The proposed plan promotes
such purpose for the following reasons:
− The parking standards in the Land Use Code have parking ratios that apply to all multi-
family regardless of demographics. A housing community that is age-restricted should
be allowed to provide less off-street parking since the parking demands for senior
housing are much less than traditional residential uses.
3
− The TIS memo prepared by Kellar Engineering dated August 4, 2016, notes that the
pedestrian, bicycle and transit levels of service will all meet Larimer County Urban
Area Street Standards (LCUASS) requirements.
− The project will be responsible for construction of 110’ of off-site sidewalk along the
east side of Stanford Road in order to provide pedestrian connectivity.
− The location of this project in Midtown and its proximity to the Mason Street Corridor
will promote and support the idea of alternative transportation where feasible. On-
street bike lanes will help to encourage safe cycling. In addition, there are existing bus
stops at the corner of Horsetooth and Stover and Horsetooth and JFK Parkway.
− The applicant has constructed over 20 similar projects and has provided their analysis
in the attached parking ratio comparison of actual use of the surface parking spaces.
− The proposed use of the site to provide senior housing benefits the community as a
whole with limited impact on the adjoining properties. The site could be developed
with much greater intensity and greater traffic impact than the proposed senior facility.
Finally, the proposed alternative plan is not a detriment to the public good, as it results in the
development of a vacant property within an established areas in accordance with the overall City
goals outlined in City Plan. Most importantly,it is practically infeasible to meet the standards and the
alternative plan accomplishes the purpose and a nominal and inconsequential way.
Parking Ratios
Village Cooperative # of Units Garage On Grade Total Ratio to Surface Parking Used
Projects Stalls Stalls Stalls # of Units
1 Ames, IA 50 58 31 89 1.780 19
2 Marshalltown, IA 50 55 33 88 1.760 6
3 Lee's Summit, MO 50 55 33 88 1.760 Under Construction
4 Asbury, IA 50 55 32 87 1.740 7
5 Fairmont, MN 36 38 24 62 1.722 6
6 Mason City, IA 50 55 31 86 1.720 7
7 Lenexa, KS 52 59 30 89 1.712 Under Construction
8 Clinton, IA 44 47 28 75 1.705 12
9 Cedar Falls, IA 50 54 31 85 1.700 12
10 Cedar Rapids, IA 65 75 35 110 1.692 10
11 Burlington, IA 35 35 24 59 1.686 11
12 Albert Lea, MN 50 54 29 83 1.660 7
13 Red Wing, MN 44 47 26 73 1.659 6
14 Austin, MN 62 70 31 101 1.629 17
15 Wausau, WI 72 72 45 117 1.625 14
16 Fergus Falls, MN 49 52 26 78 1.592 9
17 Davenport, IA 61 61 35 96 1.574 Under Construction
18 Shawnee, KS 53 61 21 82 1.547 13
19 West Des Moines, IA 55 55 28 83 1.509 Under Construction
20 Alexandria, MN 28 28 14 42 1.500 5
21 Sioux City, IA 44 47 19 66 1.500 14
22 Fort Collins, CO 52 52 21 73 1.404
Average: 10
The Surface Parking Used number represents the normal usage of the surface parking stalls throughout the year
This number includes 3 cars for the part‐time staff for the site for a 1/2 day. A garage stall is included with each
unit at no additional charge and members like the convenience and safety of parking in an enclosed structure.