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HomeMy WebLinkAboutVILLAGE ON REDWOOD (FORT COLLINS HOUSINTG AUTHORITY) - PDP - PDP150012 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEOne comment was also received about reducing the height of the 3-story building down to 2-stories. FCHA has minimized the height and mass of all of the buildings in the project as much as possible. The only 3-story building on the site was intentionally located on the interior to minimize impacts on neighboring property owners. Overall, it would have been more cost effective for FCHA to construct more 3-story buildings and reduce the total number of buildings in the project; however, it was recognized that the community preferred to see more 2-story buildings. 9. Name of the project as well as any previous name the project may have had during Conceptual Review. The current project name is Village on Redwood. It initially went by "72: A Vibrant Sustainable Community' at the time of Conceptual Review. 9 MODIFICATION REQUEST #1—Parking See attached Modification request. FCHA is seeking a modification of standard for relief from the minimum parking standards for the Village on Redwood. The Land Use Code requires 131 parking spaces for the 158 bedrooms in 72 units. The planned program includes 110 parking spaces therefore a 16% reduction is being requested. MODIFICATION REQUEST #2 — Connecting Walkway See attached Modification request. A Modification of standard is requested for seven buildings due to lack of a 'Connecting Walkway' from a street to the building entrance that doesn't cross a driveway. 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 Village on Redwood project is an exciting example of partnership between FCHA and City Natural Areas to ensure the adjacent pond and wetlands will be preserved and protected to the maximum extent feasible. The Village on Redwood project complies with the minimum 50' buffer area standards for the wetland. City Natural Areas recognizes the importance of the existing pond and will be leasing or purchasing the pond and buffer area to create a NEW City Natural Area — Evergreen West Pond Natural Area — and will take over access and management of the pond. Proposed Evergreen West Pond Natural Areas amenities include: • Natural surface trail • 2 foot bridges/boardwalks • Patrol by rangers • Pet waste and Trash Containers • Weed control and Removal of Exotic Pest Shrubs B. Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. In an effort to be a good neighbor and maximize transparency, two neighborhood meetings have been held for the Village on Redwood. FCHA elected to send out notices well beyond the required 800' notification area and included over 1,200 properties. At the first meeting FCHA received feedback that the neighbors preferred to have the townhome units located at the exterior of the site and the flats should be on the interior to maximize privacy. This change was made by FCHA. At the second Neighborhood meeting, the neighbors supported and appreciated the change. f3 Snow Removal FCHA (or designated contractor) shall perform snow removal on the property, including within all common areas, parking areas, and walkways. 4. ESTIMATE NUMBER OF EMPLOYEES FOR BUSINEESES, COMMERCIAL, AND INDUSTRIAL USES Staffing at Village on Redwood will include a Property Manager, Caretaker, and Maintenance staff. S. DESCRIPTION OF RATIONALE BEHIND THE CHOICES AND ASSUMPTIONS MADE BY THE APPLICANT Located within a stable residential neighborhood with strong bicycle, pedestrian, and transit access, the Village on Redwood is on opportunity to create a vibrant sustainable community for low-income residents in a quality neighborhood. The site plan is designed to be sensitive to the surrounding context and to reduce the visual impact of the buildings on neighboring property owners. The buildings are oriented to frame Redwood Street and activate the internal community green space. The 2-story townhome units (active living areas on main floor and bedroom on 2nd floor) units are located along Redwood Street and the perimeter of the property, maximizing privacy for the surrounding properties. The floor plans and footprints take advantage of stacking design to maintain cost effectiveness while allowing for an interesting shape. The colors and materials selected are drawn from the surrounding environment while adding visual interest and style that result in quality buildings for the neighborhood. Located within the Low Density Mixed Use Neighborhood District, this project exemplifies the purpose and standards envisioned for multi -family development in the Land Use Code. The owner and design team used the zone district standards in guiding the site and building design for Village on Redwood. 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. 7 Perennials/Grasses/Shrubs/Mulch Planting Area This planting type serves as the transition between hardscape, select edges, some slopes, and the restoration area. The landscape serves two purposes: it celebrates our unique Colorado region, and it provides a sense of place and identity for the Village on Redwood. Characteristics of this zone are organic and rock mulch with distinctive Colorado perennial and ornamental grasses. These plantings have low water usage, low maintenance, improved wildlife value and iconic appearance. Rain Garden Area specifically designed to slow and absorb rainfall, slowing the time of concentration of runoff, improving water quality, and maximizing the growth potential of adjacent plantings. Grading will channel site and roof area stormwater through these areas. Lawn Used only in high traffic event areas, this is the highest water demand landscape treatment. This area is reserved for lawn areas used for outdoor informal play and medium volume foot traffic. These areas are kept to a minimum due to the high water and maintenance demands required. 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. Fort Collins Housing Authority and or its designated management agent shall have responsibility for owning and managing the property in accordance with the requirements of each lender, governmental agency and City of Fort Collins' codes. Fort Collins Housing Authority and or its designated management agent shall perform all maintenance of the property, including all common areas, community gardens, parking lots, buffer areas, sidewalks, storm water infrastructure, and any other amenity and or feature on the property requiring upkeep. The City of For Collins shall only be responsible for typical ROW maintenance of infrastructure and snow removal within the public roadway. Stormwater Infrastructure Landscape maintenance and trash removal within stormwater infrastructure including detention ponds, swales, culverts, inlets, etc. shall be the responsibility of the Fort Collins Housing Authority. This maintenance shall include all mowing, weeding cleanout, removal of trash and debris and any other typical maintenance required in order to ensure stormwater infrastructure and features function according to their designed intent. Landscape All landscape maintenance within the property shall be the responsibility of and performed by the Fort Collins Housing Authority 3 Policy LIV 28.2 — Mix of Uses As recommended for the Low Density Mixed -Use Neighborhood District, the Village on Redwood includes small scale multi -family buildings as the principal use of the site. Policy LIV 28.3 — Mix of Housing Types Adding multi -family housing to the neighborhood is supported by the policies that encourage a mix of housing types in the LMN zone district. Policy SW 3.3 — Encourage Private Community Gardens in Neighborhood Design Community gardens for the residents are planned at Village on Redwood to help promote health, community, and sustainability. Policy LIV 44.4 — Utilize Buffers The 50' buffer area planned around the pond will help preserve and protect the Evergreen West Pond. City Natural Areas will be a partner in ensuring environmentally sensitive trail design, location, and construction. Everqreevi WeSf 1�o�nd Future City No 2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPING, CURCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT. Proposed open space in the development proposal includes a large community green, tree -lined walkways, buffer areas, rain gardens, and detention pond. The wetland buffer area to the west of the site will be the future Evergreen West Pond City Natural Area. FCHA will provide a walkway along the north side of the property from Redwood Street to the Natural Area. Buffer Area All areas within the Natural Areas buffer zone will be owned and maintained by City Natural Areas. 0 kBtu/sf/yr target by including a number of high efficiency measures ranging from tight construction and tankless water heaters, to 12.5kw photovoltaic system on the clubhouse roof. The Project is also expected to be certified under the Enterprise Green Communities Guidelines by utilizing various green building techniques, including compact development, smart framing, high R-values, water conserving features, energy efficient appliances and lighting, and compliance with Energy Star New Homes. 1. City Plan Principles and Policies Achieved by the Proposed Plan A fundamental component of City Plan is to locate higher density affordable housing within close proximity to transit while utilizing sustainable building practices that incorporate environmental, economic, and human considerations. Many principles and policies outlined in City Plan are achieved with this project. The most significant are listed here: Policy LIV 7.1 - Encourage Variety in Housing Types and Locations Village on Redwood is a mixed income apartment community. The development is located one block from TransFort bus routes (public transportation); 0.7 mile from North College Marketplace (shopping, grocery, and pharmacy), and along the N College Corridor (employment, services, and retail). Policy LIV 7.6 - Basic Access Every unit in the Village on Redwood will follow Universal Design standards. Policy LIV 8.5 - Integrate and Distribute Affordable Housing Village on Redwood is located a healthy stable residential and will be a mixed -income apartment community. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community Policy LIV 14.2 — Promote Functional Landscape A functional landscape is being promoted by the incorporation of Rain Garden/Bioretention areas that will slow -down and filter the pollutants in stormwater run-off. Policy 14.3 — Design Low Maintenance landscape A low -maintenance landscape has been incorporated into this project by establishing low-water plant zones, low-water turf areas, and native seed and wetland zones 0 Within ''/: mile of the property (Comfortable 10-minute walking distance) • Food Bank of Larimer County • JAX Outdoor Gear • Redwing Marsh Natural Area • Greenbriar Park • Redwood Bike Trail • Salud Family Health Clinic • 2 Transfort bus routes (#8, #81) The North College Marketplace is just 0.7 mile from the site and includes the large format King Soopers Marketplace offering both general merchandise (clothing, electronics, etc.) and a traditional grocery market. A pharmacy, restaurants, bank, dentist, and gas station are also all located within the Marketplace. Transfort Bus Routes #8 and #81 stop at the corner of Redwood Street and Conifer every 30 minutes, 6 days/week, and the trip to the Downtown Transit Center is less than 10 minutes. The Downtown Transit Center is the northern hub for bus routes in Fort Collins, including MAX, and offers full service customer service counter and the Bike Library for check-out bike for community use. As stated in the Market Study, The location for Village on Redwood is ideal in many aspects. There are comparatively few Low Income Housing Tax Credit (LIHTC) projects within the northeast area of Fort Collins yet the area is growing and has vacant land available for additional development. It is convenient to the downtown area and to 1-25 for commuters. The site offers a quiet, safe, attractive residential setting with convenient access to grocery shopping, other commercial services, public transit and recreation. Construction Type The Village at Redwood includes 12 buildings consisting of (3) 2-story 8-unit flats, (1) 3- story 8-unit flats, (4) 2-story 6-unit townhomes, (4) 2-story 3-unit townhomes, and (1) clubhouse with a leasing office, open area, fitness room, and kitchen. The residential buildings will include 2 story "townhome" apartments and 2-3 story "flats" buildings. All residential buildings will be type VB wood -frame construction with R-2 occupancy and NFPA 13R sprinkler system. The clubhouse will be a 1-story Type VB wood -frame construction with A-2 and B occupancy and no sprinkler system. Sustainability Features and IDAP FCHA is participating in the City Utilities Integrated Design Assistance Program (IDAP). The goal of the program is an integrated design process that results in high performance buildings. The Schematic Design Energy Report completed by Group 14 Engineering for the Village on Redwood project documents how the project will meet the identified 42 3 surrounding a large community green. The mix of unit types includes 1,2,3, and 4— bedroom units. Bedroom and Unit Mix 9 one-bedroom/1 bath 42 two-bedroom/1 bath 19 three-bedroom/2 bath 2 four-bedroom/2 bath Area Median Income (AMI) Target 13 units at 0-30% AMI 10 units at 31-40% AMI 19 units at 41-50% AMI 29 units at 51-60%AMI Total = 72 units (100% affordable) Unit amenities include: • In -unit washers and dryers; • Balconies or patios; • Microwaves; • Energy efficient heating and air conditioning; • Exterior storage lockers (located next to the stairs for the flats and off of the patios in the townhomes). • Great room floor plan Common area project amenities include: • Community building with two offices for property management, a fitness room, kitchen, great room with pool table and seating, entrance/lobby area, WiFi and patio; • A large tot lot; • A community green sufficiently large for various games and other activities; • A community garden with raised beds and a tool shed; • A pedestrian/bike path that loops throughout the site; and • Bicycle storage and parking areas. Location The Village on Redwood is located in desirable north Fort Collins, less than 1.5 miles from the heart of downtown Fort Collins. The flat vacant site is surrounded by an established single-family neighborhood with parks, schools, bike trails, and convenient access to the services and retail on the North College Corridor. A bus stop with regular and direct service to the MAX Bus Rapid Transit line is less than 0.2 mile from the site. 2 Village on Redwood Fort Collins Housing Authority Statement of Planning Objectives July 15, 2015 Project Overview The Fort Collins Housing Authority is creating 72 new units of affordable housing in north Fort Collins at the Village on Redwood. This project is a unique opportunity to create a healthy, sustainable, and vibrant community for low-income individuals and families in a county severely impacted by recent natural disasters. Centered on a large community green, the Village on Redwood offers opportunity for recreation as well as peaceful retreat with the adjacent pond and natural area. Townhomes will line Redwood Street, creating a strong connection with the surrounding community, and all units will have outdoor space to enjoy the outdoor amenities. FCHA is ready to move the Village on Redwood project forward to help address a critical community need. With so many homes damaged, destroyed or made inaccessible by the High Park Fire and the 2013 Larimer County floods, the already strained rental market is now a serious problem for the Fort Collins area. Many of those impacted by the disasters are faced with having to choose very expensive housing options in order to stay in the community. Long term rentals are scarce and affordable options are extremely limited. Village on Redwood will offer much needed relief to the affordable housing rental shortage situation and the project will also include a new City Natural Area. In partnership with City Natural Areas, Evergreen West Pond Natural Area will be created on Lot 2, containing the pond and 50' buffer area. This community amenity will be accessible through Lot 1, and provides an exciting opportunity for preservation in partnership with development. Program Overview Village on Redwood will include 72 new units of affordable housing with 36 "townhouse" units and 36 "flats' units separated into 12 individual buildings 1