HomeMy WebLinkAboutRAM'S CROSSING K2 APARTMENTS - BDR - BDR110004 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES(f) Immediately North of our property is Summit Hall. Summit Hall is a four story brick, stucco
and block masonry student housing project. Summit Hall is massed with sloped and
raked roofs of asphalt shingles combined with some flat roof elements.
(g) Fagade Variations: The proposed project incorporates repeated facade variations.
Curved entry canopies are designed at the main entry and on the SW corner of the
building providing covered access between buildings, protected bicycle parking and
definition of outdoor activity at the pool and existing building courtyard. In addition, grade
level patios, 2nd and 3rd floor decks and end unit mezzanine roof terraces provide repeated
interruption of the facade planes and provide human scale elements to simplify massing.
(h) Outdoor Activity: The proposed building will provide the north boundary to an existing
courtyard and pool deck. Decks and patios will front this activity center and provide
design compatibility through landscaping, color and material.
4.10(E)(2)(a) Site Design:
(a) Street Sidewalks: A new sidewalk along Lake Street will be constructed with this project.
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3.5.1(E) Building Materials: The building materials are similar — further described below.
3.5.1(G) Building Height Review: A Building Height Review is provided with this submittal.
3.5.2 Residential Building Standards
3.5.2(C) Relationship of Dwellings to Streets and Parking.
3.5.2(C)(1)(b)The new building's main entrance is located on the southeast corner of the building
and is visible from Lake Street. The entry is 222' from the sidewalk on Lake Street and opens
directly onto a major connecting walkway spine.
4.10 High Density Mixed Use Neighborhood District
4.10(D)(1)(a) Density:The current building unit count is approximately 89. The new building
contains 36 units for a total of 125 on 1.94+/- acres. Overall density is 64.4 dwelling units per
acre.
4.10(E)(1)(a)-(f) Development Standards:
(a) Doorways Facing Streets — The main entry faces east and will be visible from Lake Street
beyond the existing building.
(b) Relationship: The principal entrance is connected to Lake Street with a new pedestrian
sidewalk that is uninterrupted by traffic or parking.
(c) Front Yards: The new facility will provide distinct entry features designed to be compatible
with the 2010 entry renovations to the existing facility. In addition, the primary resident
access is across the North property line onto James Court and the CSU campus. This
entry point will be marked by a small curved entry canopy identifying the housing project
and designed in similar fashion the main entry to both buildings.
(d) Our design incorporates both sloped and flat roof forms to help minimize the building
mass and complement the surrounding buildings. Our project sits adjacent on the
property to the existing Ram's Crossing at Campus 90 unit student housing project. This
project was built in 1973 and consists of 3-stories with a flat roof interrupted by repeating
flat roof projections above the main roof line. In 2010, the existing facility underwent a
facade renovation which consisted of new entry and stair tower updates with aluminum
storefront, metal panels and stucco. In addition, a new entry canopy and signage were
created for the Lake Street facade entry and main building entry from the parking lot on
the East. Block masonry, curved metal canopies, stucco and new storefronts were added.
(e) The proposed project incorporates material, color and massing elements from the existing
building facade and recent updates including curved entry canopies at the main entries,
stucco, block masonry, brick and flat roof projections detailed in similar fashion. These
facade projections are interrupted by sloped roofing elements, roof decks and arched
parapets to provide scale, articulation and visual interest.
The new building construction exceeds the existing building by more than 25%, thus requiring the
entire site be brought up to standards per Section 1.6.5.(B). Article 3 and 4 Standards are
accomplished by the following:
Division 3.2 Site Planning and Design Standards
3.2.1 Landscaping and Tree Protection
3.2.1(E)(2) Landscape Area Treatment: The landscape for the existing building will be upgraded with
all new plant material for the foundation, courtyard and landscape islands. The new building will have
foundation planting and new trees consistent with the upgrades to the existing building and site.
3.2.1(E)(3) Water Conservation: The landscape is designed to be water -conscious with some native
plantings with drip irrigation and very little turf. The plan also includes Hydrozone calculations.
3.2.1(E)(4) Parking Lot Perimeter Landscaping: Perimeter landscape is achieved by the existing trees
and screening of the parking areas with new shrubs and ornamental grasses.
3.2.1(F) Tree Protection and Replacement: All existing trees on the site will remain undisturbed, with
one Siberian Elm being removed per the City Forester's request.
3.2.2 Access, Circulation and Parking
3.2.2(C)(3) and (4) Site Amenities and Bicycle Facilities: Site amenities for bicycle parking are in
the form of both covered and uncovered bike racks, seat walls and gazebos. The project has 77
bike racks and 10 spaces for scooters. Bike parking is provided at the east entrance to the
existing building and in the courtyard between the two buildings.
3.2.2(C)(5) Walkways: Walkways within the site connect building entrances directly to Lake Street
without crossing a drive. In addition, there is a walkway connection at the northwest corner of the
site to the existing sidewalk on James Court.
3.2.2(D) Access and Parking Lot Requirements: The property is in the TD Overlay District and,
although there are no minimum parking requirements, the owners are very adamant about
keeping as much parking as feasible. The majority of spaces are unoccupied by residents as the
site abuts CSU campus. Most either walk or bike to class. Many residents do not own cars and
the proximity to campus is the selling point and attracts carless students. Parking is unregulated
and most cars are felt to be from non-residents. If parking becomes an issue the owners will
monitor and require passes. The owners have also considered covering the cost for a campus
parking pass in their rentals since they are adjacent to a CSU parking lot.
3.2.2(J) Setbacks: The site meets the minimum parking lot 5' landscape setbacks on the east and
north property lines.
3.2.3 Solar Access and Shading
3.2.3(A)- (D): A Shadow Analysis is provided with this submittal.
3.5.1 Building and Project Compatibility
3.5.1(A) Architectural Character: The new building is compatible with the established architectural
character of the area — further described below.
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November 4, 2011
Ram's Crossing K2 Apartments
Basic Development Review
Planning Objectives
Our submittal proposes construction of a new 3-story wood frame student housing project to be
located on the Northern portion of an existing student housing development at 914 West Lake
Street in Fort Collins. The site abuts the CSU campus on the North, West and South. Neighbors
include a surface parking facility, Academic Village student dormitories and the CSU Holley Plant
Environment Research Center and grounds. The existing development consists of a 3-story wood
framed student housing facility on approximately 1.941 acres and is a mix of studio 'efficiency'
apartments and 2 bedroom units. A total of 89 units are currently occupied with 102 beds. These
are serviced by 135 parking spaces as described on the 1973 construction plans with a 19,588
g.s.f. footprint and 59,574 gross building size. The site is located in the T.O.D. overlay and is
zoned HMN.
The existing building is 3-stories with a flat roof. Repetitive flat roof projections delineate the
exterior fagade for a total building height of approximately 28' above average grade. The building
is configured in a U-shape creating an interior landscaped courtyard and pool which has been
neglected and fallen into disrepair. In 2010, the new property owners have permitted upgrades to
the fagade and interiors which will update the building entry points by providing new aluminum
storefronts, entry canopies, paint and stucco. The remaining fagade consists of pressed
hardboard sheathing, wood trim and brick masonry. These areas have received maintenance,
new paint and metal accents to compliment the entry upgrades.
Our proposed project will place a new 3-story wood framed student housing project in the North
parking field on the existing site. Including mezzanines, we are proposing 36 individual units with
a total of 42 new beds. The final site will be serviced by 47 on -site parking stalls; however,
substantial covered and non -covered bicycle parking and scooter parking will be provided with
the completed project. The footprint of the new building will be 8,504 g.s.f. and have a total
building area of 26,752 s.f. Units will be a mix of studio 'efficiency' units, 2 bedroom units and (2)
2-bedroom units. A total of four (4) units will include mezzanines and exterior roof decks. All
units will have exterior decks or grade level patios. The maximum height of the building is 47'-1
'/2' measured from the depressed fire lane access on the North side of the building and 43'-7" on
the South side which creates the 4'h leg of the interior courtyard and defines the activity center of
the complex.
Roof forms, materials and massing have been selected to provide compatibility with the existing
adjacent developments including the Academic Village and the on -site student housing and
include brick masonry, stucco, asphalt shingles, pre -finished metal canopies and painted steel. In
addition, a combination of flat, arched and gable roof elements compliment the character of
adjacent properties.
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