HomeMy WebLinkAboutUNION PLACE - MAJOR AMENDMENT - MJA110003 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESAdditional information on the Modification of Standard & Major Amendment:
In addition to the description of changes related to the major amendment and modification of
standard covered above, Union Place is planned to be an age restricted community comprised of 158 units
in ten (10) three story buildings. Of those 158 units, 103 will be permanently_ affordable and 55 will be
market rate. Amenities within the residential buildings will include common sitting areas, multi -purpose
rooms, and common outdoor patio areas. Each building will also have an elevator and trash chutes on each
level. The community center will provide additional amenities including a caf8 and lounge adjacent to a
kitchen and self -serve coffee bar, a library with seating space, an exercise area, and common
restroom/changing rooms. The community center will also house the office for the full time property
manager and USPS mailboxes. Services coordinated by the property manager include maintenance
services, weekly activities, and trash pickup.
Summary of the modifications of standard:
1. Request for residential parking reduction.
2. Request for additional features in setback.
3. Request for reduction of side setbacks.
Summary of revisions for the Major Amendment
1.Overall density increase from 89 to 158 units.
2. Floor Area Ratios changing for all.
3. Plaza area between lots 4 & 5 B5 to be revised to community gardens.
4. Request for reduction in parking requirements.
5. Revised bedroom counts.
6. Increase width of sidewalk south of Lots 3 & 4 Block 5 from 7' to 8'.
7. Add sidewalks west of block 4, extension between Lots 1 & 2 Block 5, and along parallel spaces
north of Lot 2 Block 2.
vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the
completed documents in 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 should be described.
There is currently no variance to the criteria described.
vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural
habitat and features and or wildlife are being avoided to maximum extent feasible or mitigated
There are no conflicts between the land uses or disturbances to wetlands, natural habitat and features
and or wildlife according to the City of Fort Collins natural habitat and features map.
viii) Written narrative addressing each concern/issue raised at the neighborhood meeting (s), if a
meeting has been held.
A neighborhood meeting has not been held for this Major Amendment submittal.
ix) Name of project as well as any previous name the project may have had during Conceptual
Review.
The current name of the project is Union Place.
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Finally, the landscape that will become part of each private development within the master plan will be
designed using storm water runoff as an irrigation supplement. By creating bio swales and uniquely
contouring front and back yards, the storm water can be enjoyed by the gardens before either draining to
detention areas or percolating into the soils.
Statement of ownership and maintenance to the public and private open space areas:
applicant's intentions in regard to future ownership of all or portions of the project
development plan:
The property owner will maintain all public and private open space areas except for the regional
detention pond which will be maintained by the City.
iv) Estimate of number of employees for business, commercial, and industrial use
The maximum combined number of occupants for Lots 3 & 4 Block 5 could be 290 based on
Table 1004.1.1 of the 2009 IBC; however it is anticipated to be much lower. This is based on 100
gross sq. ft. of area per occupant for business areas for 29,000 sq. ft. of commercial space. There
will not be any industrial use on the property.
v) Description of rationale behind the assumptions and choices made by applicant.
Union Place is currently platted and approved as a mixed use community. Located on 10.2 acres at the
south west corner of West Willox Lane and Mason Street, this diverse 89 residential and 3 commercial unit
community will include single-family, multi -family, and mixed -use buildings with an eclectic mix of
architecture. This community is striving for LEED Neighborhood Development certification and consists
of market rate and affordable housing. Union Place will be an innovative template for future sustainable
developments in Fort Collins and beyond and contains the following amenities.
■ Walkable urban infill site near public transportation.
■ On -site recycling services for construction waste management.
■ Innovative storm water management practices. Through various methods and systems we will
virtually eliminate storm water piping by infiltrating the storm water as it crosses the site. Methods
used include bio-swales, infiltration trenches, micro detention ponds, permeable hardscapes, and
'others.
■ . -Pervious hardscapes to be used in some areas instead of standard asphalt or concrete. Concrete pavers
and other permeable products will be used along on street parking and alleys which allow for
,,substantial storm water infiltration.
■ Renewable energy component — Geothermal loop fields will be installed throughout the site for heating
and cooling all the buildings.
■ Site lighting with long life and low energy consumption such as high quality white light metal halide
lamps that will also meet dark -sky requirements.
■ Landscaping: Landscaping for Union Place will be one crucial aspect of the sustainable site design.
There will be a reduction in water needs from the city's water supply through the use of xeriscaping
throughout the site. Plantings beyond the city's standard will be used to showcase the possibilities of
native planting materials. Additional trees contribute to the natural shading of buildings and
hardscapes — thus reducing heat and cooling loads and heat island effect
The above listed amenities will remain in the request for a Major Amendment and Modifications of
Standard; however, there are a few primary revisions as part of this request. First is an overall density
increase from the originally approved 89 units to 158 units. This request includes the elimination of the
single family residences and triplexes for multi -family condominiums throughout the site and maintaining
one mixed use building. The other two of the mixed use building will be revised to commercial only. The
second main revision is related to modification of the parking standards. This modification requests a
reduction of parking spaces as required in the L.U.C. yet maintains the maximum required parking spaces
allowed in the L.U.C. for non-residential. The third item is related to setbacks and encroachments. A
number of the front, side, and rear setback are being modified to be more compatible with a higher density
project yet we are maintain the existing areas set aside as pocket parks.
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• Expanding or upgrading utility infrastructure
• Providing amenities that benefit the public including but not limited to streetscapes... that contribute
to a positive identity and image for the North College area. "
* Information taken from the URA's Agenda Item Summary dated March 24, 2009, as stated in Resolution
No, 015 Approving a Financial Agreement Between the Fort Collins Urban Renewal Authority and Union
Place, LLC, for Union Place
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.
The proposed landscape plan for Union Place is grounded in an environmental sustainable approach.
This is achieved by grading the property using micro -detentions and bio swales to help as a best -
management practice for storm water. In addition, all plant material has been chosen using drought -
tolerant and micro -climate selection process. This ensures that species are to be used that minimize the
need for water consumption, while providing the best landscape for human comfort. This is especially
true for the street tree environment.
The landscape plan is broken down in to three significant categories, all which are linked together
through a common landscape dialogue. All three categories are designed to complement one another,
ensuring a seamless transition of environmental significance. The categories include:
Willox Retail Frontage
Residential Streets and Parks
Urban Prairie
The Willox Retail Frontage has been designed to create a streetscape environment that if focused on
shade and human comfort, reduction of heat island effect, creation of an inviting `welcome mat' to the
development and seasonal color, while providing an inviting and vibrant retail atmosphere. The use of
drought tolerant street trees, to be planted every 30 feet on center, drought tolerant grasses and
impervious pavers will assist in providing the environment listed above. To reduce irrigation demand,
the plan anticipates using bubbler irrigation heads at the street trees, drip irrigation for all planting beds
and small spray heads to cover any turf areas. This will force the water to be placed directly on the plant
material needing it compared to over -spraying or evaporation.
The Residential Streets and Parks systems are designed to create environments that provide comfort and
safe accessibility. All Residential Streets are to be lined with drought -tolerant street trees, planted every
30 feet on center, with a variety of tree species allowing for variety in seasonal color and interest. This
will also contribute to the diversity of the urban forest. The under story will be drought tolerant, Enviro-
Turf. All of the neighborhood parks will be designed as depressed micro -detentions, which will assist in
the green -infrastructure proposed for the development. The depressed areas will be appropriately drained
and will be designed as green space for families and children to utilize for recreational activities. All of
the parks will be lined with drought tolerant trees, seating and pedestrian level lighting. It is the intent
that the streetscape system will be the green conduit that connects one park to the next. The plan
anticipates using bubbler irrigation heads at the street trees and small spray heads to cover any turf areas.
This will force the water to be placed directly on the plant material needing it compared to over -spraying
or evaporation.
The Urban Prairie system returns the native landscape of the Front Range to Union Place. The area
around the detention ponds and along the northern boundary is designed to incorporate a drought tolerant
prairie mix of 70% native grasses and 30% native wildflowers. In addition, a crushed gravel pathway is
anticipated to run through the prairie allowing for open jogging/walking as well as an interpretive
experience of the restored Front Range native landscape. Drought tolerant trees will be placed in
strategic locations to help create a diverse habitat. The Mason Road streetscape is designed to enjoy the
conditions of the restored prairie by meandering the sidewalk through this environment. On the north
side of the prairie, native evergreens are anticipated to help buffer the development from the adjacent
property. The plan anticipates using bubbler irrigation heads at the trees and spray heads for the prairie.
However, it is anticipated that once the prairie is 90% established, the irrigation will only be used during
extreme conditions.
Merten Incorporated • 2017 17`s Street Boulder, Colorado 80302 •720-304-0011
www.mertenine.com
Merten Incorporated
Merten Design Studio
Merten Construction
2017 17'' Street
Boulder, CO 80302
720-304-0011
Union Place — Statement of Planning Objectives August 16, 2011
i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan.
"The URA will only assist development and redevelopment projects that meet the identified
objectives of the respective Urban Renewal Plan (URP) area."
URA staff has identified the following components in conformance with the North College Urban
Renewal Plan and integrated into the Union Place project.
• "To facilitate redevelopment and new development by private enterprise through cooperation among
developers and public agencies to plan, design, and build needed improvements. " The proposed
project will be a private/public partnership that includes the completion of two street improvement
projects. The participation level on both private and public sides is high and quite involved.
• "To address and remedy conditions in the area that impairs or arrest the sound growth of the City. "
The North College corridor has been identified in City Plan as a Targeted Redevelopment Area GM-
8.1. Specifically identifying the criteria such as underutilized land,- areas undergoing positive
change; transportation opportunities; area where infrastructure capacity exists; and areas where
public investment is warranted from a policy perspective.
• "To effectively utilize undeveloped and underdeveloped land. " This parcel of land has been vacant
and its use has been limited based on the identified needs for a storm water detention pond and road
connection for Mason Street within the site. Both the storm water detention and the road consume a
large quantity of acreage that will remain undevelopable.
• "To improve pedestrian, bicycle, and vehicular circulation and safety. Pedestrian flow and safety is
a main concern in the North College area. This project will provide curbs, gutters, and sidewalks
along Willox Lane as well as the newly constructed Mason Street.
• "To ultimately contribute to increased revenues for all taxing entities. " The proposed property tax
increment generated from this project will ultimately increase the valuation of the surrounding area
and benefit all taxing entities.
"The URA will consider TIF for infrastructure needs normally required of development and
redevelopment projects if one or more of the following are met:
• The infrastructure is an extraordinary or usually costly remedy for blight factors.
• The project is for affordable housing.
• The infrastructure serves other development and redevelopment sites, facilitating further
improvements in the area. "
"The URA will also consider TIF for:
• Enhancements and amenities that benefit the public such as streetscapes, enhanced architecture and
building materials, special site improvements, etc.
• Projects that use the best available technologies and practices for renewable energy and/or energy
efficiency. "
"The URA's priorities for providing TIF to development and redevelopment projects within the North
College Corridor URP area are:
• Enhancing transportation infrastructure.
Merten Incorporated • 2017 17d' Street Boulder, Colorado 80302.720-304-0011
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