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HomeMy WebLinkAboutASPEN HEIGHTS STUDENT HOUSING - PDP - PDP110018 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESAspen Heights PDP 1 Statement of Planning Objectives Aspen Heights – Fort Collins Project Development Plan Statement of Planning Objectives December 14, 2011 Introduction: “Aspen Heights is an all-student neighborhood of Homes, with all the convenience and amenities of luxury apartments. “ Founded in 2006, Breckenridge Land Acquisitions, LP has created Aspen Heights communities in numerous university cities with the vision of revolutionizing student living. Focus groups were conducted with over 4,000 college students to learn more about what they wanted in a living experience. As a result of these focus groups, a housing product was created that is centered on being a house, and not an apartment, with world-class customer service. There are a number of Aspen Heights communities that have been completed or are under construction in Texas, Louisiana, Alabama, and Georgia. Plans are underway to open similar student housing communities in Missouri, Midwest, mid-Atlantic and southeast US, and other southern states. They have a reputation for being very clean, efficient, successful, and popular with local student populations and the college communities in which they are located. The projects have been fully leased before opening day. In Fort Collins, the Aspen Heights community will be located on a 31-acre site just north of Old Town, and will offer students a housing community with 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 approximately 720 bedrooms that will be leased individually to Fort Collins students. Lease terms will run from August-July, and payments may be made in 12 equal installments. Amenities on property will include: clubhouse, fitness center, lounge, computer lounge, pool, and sports courts, The clubhouse will be open to residents 24 hours, 7 days a week with key access. The office hours will be approximately, M-F 9am- 6pm, Saturday 10am-5pm, and closed on Sunday The following is a statement of planning objectives, as requested in the Project Development Plan submittal requirements: 1. Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. The project is located south of Conifer Street, west of Redwood Street, and just north of Old Town North subdivision. It is in an area that is identified as being a “Targeted Redevelopment Area” in the Fort Collins “City Plan.” The Principles and Policies that are achieved include the following: a. Focus on a Compact Development Pattern: The project site is a land parcel that was previously annexed and is considered an infill parcel. The overall residential density for the development is approximately 7.13 dwelling units per acre (gross density). Aspen Heights PDP 2 Statement of Planning Objectives b. Provide an Interconnected Transit System: The project will integrate into the overall transportation network in the area. The project proposal features the continuation and connection of existing local streets on the north (Blue Spruce), south (Blondel) and east (Lupine) sides of the property. It is strategically located with easy access to the existing transit system, pedestrian trail system, and will contribute to the completion of an “enhanced travel corridor” (Vine St.) along the south property boundary, as well as closing the current gap in Redwood St, between Conifer St. and Vine Drive. c. Accommodate Multiple Means of Travel: The Development Plan features an interconnected network of sidewalks creating clear connections and a “walkable” neighborhood as described in the Fort Collins Design Manual. Neighborhood streets integrate into the overall fabric in a “town-like” pattern. Existing bicycle trails connect the Aspen Heights community with Old Town and the CSU campus. d. Develop an Adequate Supply of Housing / Accommodate the Student Population The Aspen Heights plan provides a proven, low-density, new urban concept in student housing. 2. Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. Proposed open space in the development proposal includes a formal recreation area and tree-lined walkway corridors. Native grasses and vegetation will be incorporated into a 50’-wide drainage corridor that bisects the site from north to south, leading to a large detention basin. The existing wetlands that occur on the site will be mitigated within the detention basin in accordance with the City of Fort Collins and the Army Corps of Engineers requirements. A 1.8-acre parcel located on the south side of the property is currently proposed to remain undeveloped in a natural state. 3. Statement of proposed ownership and maintenance of public and private open space areas; applicant’s intentions with regard to future ownership of all or portions of the project development plan. Breckenridge Land Acquisitions, LLC will continue to own operate and manage Aspen Heights Fort Collins for the financial benefit of a syndicate of investors. There is no intent to further subdivide the property or to sell / resell any portions of the development. An after-hours service will be provided for residents to call in case of emergency. A maintenance and professional team member will always be on call to respond to such reported emergencies. 4. Estimate of number of employees for business, commercial, and industrial uses. Employees for continued operation of this student housing facility include six (6) full- time positions, including a Property Manager, Operations Manager, Leasing Manager, Concierge, Maintenance Supervisor, and a Maintenance Technician. There will also be 4 part-time positions including a Grounds Porter and three student staff. Aspen Heights PDP 3 Statement of Planning Objectives 5. Description of rationale behind the assumptions and choices made by the applicant. Public R.O.W is dedicated for local roads that will connect with the adjacent street network: Blondel street will continue north through the property to align with Blue Spruce. Lupine Drive will continue west through the property to the west property line where future development can access the public R.O.W. street system. The remainder of the site is divided into a series of tree-lined walkway spines. The approach will provide the buildings with a clear street address and clear connections to the rest of the community so that visitors, residents and emergency service providers can easily find their way. Off-street parking is provided along the rear of the dwelling units in an alley-like arrangement, as opposed to creating large, open parking lots. Wetlands are present in the existing drainage channels. The drainage channels will be reconfigured and vegetated. The wetlands will be mitigated in the stormwater detention pond under the supervision of a Wildlife Biologist, and in conformance with City of Fort Collins and the Army Corps of Engineers requirements. On site stormwater detention facilities are not required for this development due to the proximity to a regional detention basin located just south of the project. The development plan will improve the drainage ditches interior to the project boundary and will establish a portion of the detention basin to accommodate the drainage needs for the development and historic flows through the property. 6. The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. The submittal checklists were carefully followed by the applicant and consultant team. All required components and number of copies, thereof, for a complete Preliminary Development Plan are hereby submitted with this narrative. In addition, a Modification of Standard Request is included to seek approval of multi-family residential units that face an arterial roadway (Vine Drive) on the south side of the development proposal. 7. Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. The project site was evaluated by a wildlife biologist, who prepared a complete Ecological Characterization Study, which was submitted to Lindsay Ex, Fort Collins Environmental Planner, on December 5, 2011. Wetlands were discovered on the site, properly delineated, and surveyed to show the exact extent of the wetland area. A wetland report was produced and is included with the PDP submittal materials. The wetland Aspen Heights PDP 4 Statement of Planning Objectives boundaries are situated in a drainage ditch which is partially within a designated 50’ drainage easement. The total area of wetlands that will be disturbed as a result of this project proposal amounts to 12,943 square feet in size, or approximately 0.297 acres. A portion of the total disturbed area (4,087 square feet) is located outside of the project boundary, within an area designated for development of a regional detention pond, to be owned by the City of Fort Collins. Pursuant to discussions with City staff, all of the disturbed wetlands will be mitigated within the boundaries of the regional detention pond, in a location that meets the requirements of both the City of Fort Collins and the Army Corps of Engineers. In addition, the existing drainage ditch within the 50’ drainage easement will be reconfigured and planted to create a wildlife forage and migration corridor, to the greatest extent possible. There is also a prairie dog colony that exists on the site. These creatures will be humanely euthanized prior to commencement of construction of site improvements. 8. Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. At the time of PDP submittal, a neighborhood meeting has not been held. The Development Team plans to host a neighborhood meeting once the project has proceeded through the first round of plan review and the public hearing can be scheduled. There has been communication between the project planner (Deanne Frederickson), the Developer representative (Charlie Vatterott) and representatives from the Old Town North HOA, located south of the proposed project. This communication has been for purposes of information gathering only and no concerns have been expressed. 9. Name of the project as well as any previous name the project may have had during Conceptual Review. For the Concept Review meeting, the project was named “Aspen Heights – Student Housing Proposal”. For the PDP submittal the project name is “Aspen Heights-Fort Collins”, and will continue with this name for the duration of the project review.