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HomeMy WebLinkAboutCAPSTONE COTTAGES REZONE - REZ140002 - SUBMITTAL DOCUMENTS - ROUND 1 - APPLICATION (3)Ij%MY Am Z 7750 300 800� SCALE 1" = 300 CAPSTONE COTTAGESfftStrtra'Gagg July 24,2013 STUDIO AT 401 WEST MOUNTAIN AVENUE STE 100 FORT CO LINS COLORADO 1 970 224 5828 1 ON THE WEB AT WWW RIVLEYDESIONINC CO 'I, 1I " 'RLR 1!11; I i : NIFOROS WORDS L New 4 y0 LAMMER COUNTY ZONE DISTRICT IR.I1 mOPO6E0 REZONE TO ININ moPO6E0l T ms rm_ � NORTH CAPSTONE COTTAGE4a mM, July 24, 2013 STUD O rtT 10, :4F3T MtlU Ni41 00 FART COLLINS LOlOR 400 1 b)F 721 5826 1 ON 14F 'h'Ed AT ',Y R'"!. RIPLETOESIv KING GGEi D fhLTR/t TRASH LQIrAGTOR — AHo Rarest ceHrel IMINT[NANLC WLAIK �� rO rARRS awHoure Aw roes eANc or cnaRroo � TNC pwT LOI4NS ORewCTY LAND USE UNITS TYPE BEDS 85 TOWN HOMES (4-BED) 340 90 DUPLEX COTTAGES 15 BEDI 45D 22 COTTAGE 15 BED) 110 TOTAL = 197 900 PARKING SPACES (I /BED + 50 GUEST) 950 BICYCLE PARKING 900 60% COVERED )540 SPACES) SITE AREA = 23.17 ACRES DENSITY = 8.5 DU/ACRE LEGEND NATIVE SEED UNTIL FUTURE DEVELOPMENT Te+G mm�TRvt ceva vweur (uRweR cwlm orIUM toaowArm Y'A ` \ ji 0 I 4 D SCALE: 1"=200'-O" NORTH CAPSTONE COTfAGESbnhae�fua(6eeyjy July 24, 2013 STUDIO AT 401 WEST MOUNTAIN AVENUE STE 100 FORT COLLINS COLORADO 1 970 274 5028 1 ON THE WEB AT WWW RIPLEYDESIGNINC DOM ALTA V15TA i L ■ E.V i nP,(Jr-�.•�E=V,i me3f7 r-..� - - - - - - - - - - - y I tu, - ., ANDER50NVILE/ 5AN GR6TO 4aw o1. F � - luckingi,.m St _ - C �-" a " Macku acxSt iF � 16. e e ✓� F. Nil ". _ �� . �Ea Li �r<�hae.4ve•. �e.o- 1. O� ® 41 WAL-MART Cmk N (;, ns Golf C,-sF $, 41ar � I A Water/Wastewater 1. Please confirm what City and District water mains are to be abandoned versus those that are to remain. Planning 1. The southern -most block created in the proposed project is over the 7-acre maximum allowed by the Land Use Code . Access to the site is severely limited with the access points on Lemay and International being determined by required stacking and adequate intersection spacing. Would the City staff support a finding of infeasibility as to this block's size (8.3 acres) due to existing development and proposed street alignments and constraints? 2. The MMN District requires a 12 DU/AC minimum density for projects over 20 acres. The proposed project is approximately 23 acres with a 8.5 DU/AC density, however, the bedroom mix is unusually high. For example if the 900 proposed bedrooms were distributed in 2- bedroom apartments, the resulting density would be 19.4 DU/AC. As proposed the actual population housed in the development is similar to student housing projects in the 15-20 DU/AC range. Will the City staff support a Modification for lower density given the high bedroom count? More bedrooms per dwelling unit equates to lower overall energy use, and uses fewer resources to house the same number of people. The proposed cottage -style product looks very much like a single family home. PFA 1. Where will PFA need extra wide drive aisles for the 3-story townhome product? Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com land planning is landscape architecture ■ urban design ■ entitlement July 24, 2013 Capstone Cottages at Lincoln and Lemay Preliminary Design Review Questions Transportation/Engineering 1. Our Design Team would like to request that someone from the Transportation Division be at the PDR. We would like to discuss the Lemay/Vine intersection. Since the proposal is for student - oriented housing with most travel to/from CSU, we would not expect much site traffic going through the subject intersection. 2. Is the preliminary design for ultimate Lemay Avenue that was used to dedicate R.O.W. north of this site still valid? 3. The proposed extension of Duff Street and its alignment with Buckingham Street as proposed in 2007 would require some changes to circulation in the neighborhood to the north. We would like to know how that circulation gets addressed, since it may come up at our neighborhood meeting. We have included a graphic entitled "10`h Street Concept' which depicts 10`h Street in the Andersonville/San Cristo neighborhood ending with an elbow that ties it to existing Buckingham Street and the alley. This is one idea, although it gets very close to the Lemay ROW and may not fit. It also would displace what appears to be a storm water detention pond. 4. Who is financially responsible for the local street portion of this road adjacent to Parcel 8707216001 (existing detention pond)? 5. The developer proposes to construct International Boulevard to Duff Drive with the project, but not construct Duff Drive until the property to the north develops. Is this phasing acceptable? 6. The Applicant would like to propose parking on International Boulevard, north of the project entrance, at least until International Boulevard is extended past Duff Drive. Is this acceptable? 7. If the adjacent property owners to the north concur, would the staff be interested in including the adjacent properties in the plat to clean up the area? 8. Does the City staff agree that the proposed street alignments and classifications are consistent with the City's Master Street Plan? Stormwater 1. Is the proposed strategy to rely entirely upon permeable paver systems an acceptable means of handling stormwater detention and water quality treatment? 2. Who is responsible to mitigate the stormwater detention volume that maybe displaced by the extension of Buckingham east of San Cristo PUD? Thinking outside of the box for over two decades 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 • www.ripleydesignine.com throughout the site with 60% of those spaces covered as required by the Land Use Code. Capstone utilizes a centrally located trash compactor and recycling center for residents with pick-ups scheduled to handle expected volumes. In addition to attractive, pedestrian oriented streetscapes, the project interior includes generous greenways, pocket parks and a large 1.5-acre private park with recreation center and resort style pool. The clubhouse will include the leasing office, study areas, social area, fitness center, computer facilities and a multi -purpose room. The site will be generously landscaped utilizing xeriscape principles to conserve water and reduce maintenance. Canopy shade trees are provided along all streets, while evergreen and ornamental trees are added for seasonal interest. Stormwater will be managed through permeable paver systems incorporated into the private parking lots and drive aisles. The area of pavers is expected to exceed 25%of the total parking lot area. The permeable pavers will be utilized to satisfy the City's LID requirements, as well as to provide standard detention storage and water quality treatment. Detention storage volume will be provided to offset the difference between the peak 100-year developed flow and the 2-year historic rate (0.2 cfs/acre per Dry Creek Basin Master Plan, which has been adopted by both the City and County). The water quality capture volume will be provided inclusive (not additive) within the detention storage volume under the paver section. Stormwater will infiltrate into the native soil below the permeable paver areas to the extent feasible, given the nature if the in -situ soils. Additional geotechnical testing will be necessary to confirm the infiltration capacity of the native soils. Any excess stormwater unable to infiltrate the ground below the permeable paver sections will be collected via a system of underground stormwater pipes into the Lincoln Channel. Should existing soil conditions and/or site grading prove troublesome, some storage volume may be proposed below the gravity outfall elevation of the Lincoln Channel. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel 970.224.5828 ■ fax 970.224.1662 . www.ripleydesigninc.com gathering places, state -of -the art fitness facilities, theaters, and both community and private study rooms. Because they approach every development opportunity as new and unique, they maintain flexibility and innovation throughout the predevelopment, design, and development phases which allow them to deliver the best possible product in each and every market. In Capstone's long history, they have worked with many partners including the schools themselves, city governments, and public-private/non- profit organizations to successfully meet the goals and objectives of each stakeholder often working through numerous and complex development challenges. Project Description The project is designed as a series of residential blocks with all dwelling units facing a public street, a street -like private drive or a major walkway spine, creating a pleasant, attractive pedestrian -oriented neighborhood. The project proposes 197 dwelling units in three different building types including: 2-story, 5-bedroom cottages 2-story, 5-bedroom duplex cottages 3-story, 4-bedroom townhomes The building types are arranged on the site so that the taller and higher density units are located to the south with the residential density decreasing to the north where the project is closest to the Andersonville/San Cristo neighborhood. The project site includes three main points of access. Access from the existing Lemay Avenue is proposed approximately 640 feet from the intersection of Lincoln and Lemay, access from International Boulevard is proposed at approximately 550 feet north of the intersection of International Boulevard and Lincoln and access from the future Duff Drive is proposed approximately 600 feet west of the intersection of International Boulevard and Duff Drive. Webster Avenue will extend from the east and create a fourth point of access. Adjacent street right-of-ways will be dedicated as required; however, the Applicant is not proposing to construct all the adjacent streets at the time of development. The Applicant intends to build International Boulevard from Lincoln Avenue north to Duff Drive. Duff Drive to the west of International Boulevard would be constructed when adjacent sites to the north are developed. The re -aligned Lemay Avenue would be constructed when the City is able to fund the proposed grade separated rail crossing proposed north of this area. The Applicant does, however, intend to build the street sidewalk and parkway strip with street trees along these future street edges in order to complete the pedestrian blocks and create a walkable neighborhood. The cottage product is essentially a single family home with five bedrooms. This product offers students a more neighborhood oriented lifestyle than typical student apartment complexes, while still providing high quality management and site amenities. The developer proposes to convert the cottage units to extra -occupancy rental units as defined in the Land Use Code after construction. The townhome units include 4 bedrooms each. Increased parking and site amenities are proposed consistent with the higher bedroom counts. One parking space is provided for each bedroom, along with extra parking for guests. Parking is distributed throughout the site so that it is convenient for residents, but not visible from public streets surrounding the project. Similarly there will be one bicycle parking space for each bedroom distributed Thinking outside of the box for over two decades 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970,224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com land planning • landscape architecture ■ urban design ■ entitlement July 24, 2013 Capstone Cottages at Lincoln and Lemay Project Narrative Capstone Collegiate Communities would like to develop a student -oriented multi -family project near the intersection of Lincoln Avenue and Lemay Avenue. The Bank of Colorado is located on the corner and the proposed project would be situated to the north and east of the bank. The site is impacted by the future re -alignment of Lemay Avenue, the future location of International Boulevard, and the future extension of Duff Drive to Buckingham Drive as indicated on the City's Master Street Plan. The Applicant has assembled a project site that includes a 13.5 acre parcel zoned Medium Density Mixed Use Neighborhood (MMN). The remainder of the site is currently zoned Industrial (1). All of the property north and east of the Lincoln/Lemay intersection was zoned I -Industrial prior to 2003. The 13.5-acre parcel was re -zoned to MMN as part of the East Mulberry Corridor Plan Rezoning, a follow-up action after adoption of the East Mulberry Corridor Plan. The MMN zone provides a transition between the existing industrial uses to the east and existing commercial and residential uses to the south and north. The Applicant will be requesting that approximately 9.7 acres adjacent to the MMN parcel be re- zoned from I -Industrial to MMN. The resulting 23.17-acre site is what is needed to develop the proposed multi -family project that will include 197 dwelling units. The Andersonvilie residential community is located on the east side of Lemay northwest of the project site. Undeveloped land is located to the north, existing industrial uses are located to the east, and Buffalo Run Apartments and the Walmart shopping complex are located to the south. The proposed new campus of Woodward Governor is located to the southwest and undeveloped land exists on the west side of Lemay Avenue adjacent to the project site. Capstone Collegiate Communities was recently formed as part of the restructuring of Capstone Development, the most active and experienced developer of student housing facilities in the country for more than 23 years. They specialize in the development, construction and management of high -quality student housing developments in close proximity to major colleges and universities across the country. Specifically, Capstone focuses on three types of student housing: 1) Cottages — "new urbanism" style residential neighborhoods, 2) Lodges — higher density communities, and 3) Lofts - in -fill developments that often include structured parking. Each of these developments represents a different type of charming and appealing residential facility. These range from free-standing houses, townhomes and flats, providing one to six bedroom living arrangements each with bed/bath parity. Their developments also include top of the line amenities that offer a unique lifestyle for students including features such as trails, open green spaces, Frisbee golf courses, dog parks, basketball, tennis, volleyball and bocce ball courts, and resort -style pools. There are also attractive and comfortable community buildings that offer Thinking outside of the box for over two decades 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 • www. ripleydesigninc. com City Of Development Review Guide — STEP 2 of 8 Fort Collins PRELIMINARY DESIGN REVIEW: APPLICATION General Information Preliminary design review is an opportunity for an applicant to discuss the requirements, standards, procedure, and potential modifications of standards or variances that may be necessary for a project and to generally consider the development proposal design which has been evaluated as a part of the conceptual review process. While the conceptual review process is a general consideration of the development proposal, a Preliminary Design Review considers the development proposal In greater detail. Problems of both a major and minor nature can be identified and solved during the preliminary design review before a formal application is made. Preliminary design review applications must be submitted to City Staff no later than 5 pm, two weeks prior to the Wednesday meeting date. Application materials can be a -mated to curtentolanninaafcgov,com or sent to/dropped off at 281 North College Avenue. Representatives of Community Development and Neighborhood Services (Zoning, Environmental Planning, Current Planning, and Development Review Engineering), Light and Power, Stormwater, Water/Waste Water, Advance Planning (Long Range Planning and Transportation Planning), Historic Preservation and Poudre Fire Authority regularly attend preliminary design review meetings. Additionally, other public or quasl-public agencies which may be impacted by the development project are invited and encouraged to attend the preliminary design review. These agencies may Include the gas utility, water and/or wastewater utility districts, ditch companies, railroads, cable television service providers and other similar agencies. Upon receipt of a preliminary development proposal for review, and after review of such proposal with the applicant, the staff shall famish the applicant with written comments and recommendations regarding such proposal In order to Inform and assist the applicant prior to preparing components of the development application. The staff shell provide the applicant with a 'critical issues' list, which will Identify those critical issues that have surfaced In the preliminary design review as Issues that mNst be resolved during the review process of the formal development application. To the extent that there Is a misunderstanding or a misrepresentation at facts, the opinion of the staff may change during the course of development review. Sectlon to be filled out by City Staff Date of Meeting Project Planner Submittal Date Fee Paid $500 *BOLDED ITEMS ARE REQUIRED* *The more Info provided, the more detailed your comments from staff will be Project Name CAtagTONtr (Orr-r wES Project Address (parcel # if no address) NoRT- dGAS T P nsi MrR ot= L.l Ne ew AeV>= A dr-, ) - ya-toer a.y. Contact Names) an Rols(s) (Please Identify whether Consultant or Owner, etc) L- t"MA ZZr vt~et' - Business Name (if applicable) o i TI V-5 Applicant Mailing Address pD Phone Number 0170 .,�Z y • 5,d%15S' E-mail Address elq Basic Description of Proposal (a detailed narrative is also required) _� r {7� H Zoning t'l I Proposed Use Hur_-n - I%sid.uLY Existing Use �iAcs�wiT Total Building Square Footage -i5b S.F. Number of Stories 2-3 Lot Dimensions Age of any Existing Structures Nn w Info available on Larimer County's Website: http://www co larimer co us/assessor/query/search cfm 'If any structures are 50+ years old, good quality, color photos of all sides of the structure are required. Increase In Impervious Area I-Isb S.F. (Approximate amount of additional building, pavement, or etc. that will cover existing bare ground to be added to the site) Community Development & Neighborhood Services - 281 North College Avenue - Fort Collins, CO 80522-0580