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HomeMy WebLinkAboutSTONEBRIDGE GARDEN APARTMENTS PRELIM PUD - 82 93 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEStonebridge Garden Apartments Fort Collins, Colorado Page 8 6. To encourage patterns of land use which decrease trip length of automobile travel and encourage trip consolidation. Multifamily developments create quality residential communities where occupants are able to gain friendships due to the clubhouse facility. From this opportunity can lead to people carpooling to work and entertainment. 7. To increase public access to mass transit, bicycle routes and other alternative modes of transportation. This P.U.D. is providing a bike path along Harmony Road on its own site and in addition is extending the pathway to LeMay. 8. To reduce energy consumption and demand. The two and three story dwelling units are designed with common back walls and end walls with units above (below). This means 2 to 3 walls are not exposed to the outside with 50% of the ceiling and/or floors adjacent to conditioned space. This coupled with a 2" x 6" R-19 insulated wall system and an R-30 ceiling insulation system creates an extremely favorable environment to reduce energy consumption as much as 50% below detached dwelling units. 9. To minimize adverse environmental impacts of development. This P.U.D. land use design optomizes site development aspect with the site being nearly 60% open space with the major portion of the landscaping being located around the perimeter of the complex to enhance the Harmony Road corridor and Wheaton Drive. 10. To improve the design, quality and character of new development. The Stonebridge complex is extremely well designed with garages being incorporated into each building. The complex clusters around a functional clubhouse amenity for the tenants enjoyment. The exterior character is a low scale design of high quality stone and wood siding materials to enhance the surrounding area. 11. To foster a more rational pattern of relationship between residential, business, and industrial uses for the mutual benefit of all. This location totally benefits the surrounding mixed use land uses by being the "in between" transitional multifamily use. stonebrg.123 Collindale South II E PLUG L• 60°06'57" ARC a 604.26' R•57 CHC•N29441'52"W 576.89' !L CUR. 1 i II PLUG B PLUG F.H. TRACT IIC11 '- w� o 6 NET AREA= 6.22!8 ACRES- 358,141 SOUARE FEET a 15'I R C '^ GROSS ARE A•10.1238 ACRES- 440,990 5CUARE FEET --- --- — C - ---- - CAT( c F N M N lv N Q 181i1 Q N {A N O O o z M.H. EASEMENT FOR UTILITIES 1 24� RCi 6°GAS MAIN—�_ ANDJ�'98LN>y FHo z i 10 WATER LINE—� N 89.37'23' W 600.00' EDGE OF FAVEMENT �,rn1AN ISLANDS EDGE OF PAVEMENT (� <t.de c. -e v(%-ri.nC 0 /� 1 n- Stonebridge Garden Apartments Fort Collins, Colorado Pagel 0 h. High density residential uses should locate in planned unil developments or in close proximity to existing high density areas. Stonebridge P.U.D. is Phase 2 of Golden West, a mixed use P.U.D. adjacent to a similar apartment community of the same density. 27. Conclusion: The luxurious Stonebridge Garden Apartment Community is exactly what this mixed use P.U.D. needs, what best accommodates the site, and which is the least negative impact to the surrounding neighborhood. The overall superblock mixed use area is a complete development plan which includes lower density detached residential higher density multifamily, and a neighborhood retail center. The development is a viable rental complex and is totally appropriate to fit the comprehensive plan goals. This is a well planned development which buffers the more intensive uses to the south and east. The traffic will interface with the neighborhood retail centers peak periods and will provide uses for the adjacent retail center who can walk for services and goods without needing their vehicle to reduce energy demand. The on site open space meets the needs of the tenants. All criteria of the P.U.D./multifamily ordinance has been exceeded. Stonebridge Apartments will be a welcome addition to Fort Collins. stonebrg.123 Stonebridge Garden Apartments Fort Collins, Colorado Page g 12. To encourage development of vacant properties within established areas. The surrounding land is either currently built -out or under development. This vacant site is ready for being built now. 13. To protect existing neighborhoods from harmful encroachment by intrusive or disruptive development. Stonebridge Apartments are oriented away from the single family area with bermed landscaping around the perimeter and the single driveway entrance located towards Harmony Road away from the residential streets. 26. Land Use Compliance for Higher Residential Uses: a. Near the core area, regional/community shopping centers, CSU main campus, or the hospital; Stonebridge will be adjacent to a neighborhood retail center and across the street from a regional retail/commercial center. b. Within close proximity to community or neighborhood park facilities; park and recreation facilities are both nearby including Collindale golf course, and functional recreation uses are provided on site. C. Where water and sewer facilities can be adequately provided; this site is fully serviced by adequate infrastructure. d. Within easy access to major employment centers; the Harmony Road corridor has major employment opportunities within 3,000 feet. e. With access to public transportation, it is anticipated "Transport" will soon connect to LeMay and Harmony Roads. f. In areas with provisions for alternative modes of transportation. The Harmony Road corridor plan includes a bike path included in this development. g. The core area expansion plan should depict appropriate locations for higher density residential conversions. Not applicable. stonebrg.123 Stonebridge Garden Apartments Fort Collins, Colorado Page 7 25. P.U.D. Conformance: The purpose of #118-83 Land Development Guidance System for Planned Unit Developments is to improve and protect the public health, safety and welfare by pursuing the following objectives: To ensure that future growth and development which occurs is in accordance with the adopted elements of the Comprehensive Plan and all the planning policies of the City. This proposal meets the multifamily standards and the "Harmony Corridor Plan" includes the goals and policies of Fort Collins. 2. To encourage innovations in land development. The land use plan has introduced the concept of all parking being oriented to the interior of the site with the buildings screening view of parking from the perimeter of the site. 3. To foster the safe, efficient, and economic use of the land, transportation, public facilities and services. Stonebridge Apartments locates an optimum number of quality rental housing units into the market place on a major arterial roadway close to all services and major employment opportunities. 4. To facilitate the provision of adequate public services such as transportation, water, sewage, storm, drainage, electricity, open space, and public parks. This complex maximizes public services by its density and will be linked to bike pathways. When "Transport" extends bus service to Southeast Fort Collins this area will be totally accessible to the mass transportation link to town. 5. To avoid the inappropriate development of lands and provide for adequate drainage and reduction of flood damage. Stonebridge completes the "Golden West P.U.D." with the appropriate land use as the 10 year old original master plan envisioned. The multifamily complex is totally compatible with the adjacent Courtney Park project and is the appropriate transitional and use between the regional commercial uses to the south and the lower density residential uses to the north. stonebrg.123 Stonebridge Garden Apartments Fort Collins, Colorado Page 6 22. Traffic - Circulation: The driveway and parking layout is totally internal to the project for the parking to be out of sight from the complex perimeter. The complex is accessed by one driveway only; which adds to the sense of security with the drive passing the clubhouse full-time management facility. The traffic generated by the complex peaks at opposite times as the neighborhood retail center with traffic direction generally headed in opposite directions during rush hour. The entrance drive will align with the retail center entrance. All incoming traffic will primarily access the complex from Harmony Road without ever confronting the internal street system. The exiting traffic (50% of vehicle trips) will be divided between using Harmony Road directly off of Wheaton to proceed westerly. East bound traffic, comprising of 25% (or less) of the overall trips generated, will travel Wheaton, a collector street, back to LeMay or on Monte Carlo to McMurray Avenue. Monte Carlo is a "connector" street with no houses actually fronting on to it; therefore it can accommodate vehicles using it. It was reported in the neighborhood meeting school age children use Wheaton & Monte Carlo as a pedestrian way to and from school. These children will always use the sidewalk across the street from the complex, never encountering vehicles from Stonebridge. 23. Occupancy: Stonebridge occupancy will be mostly adults. However, school age children may comprise up to 10% (17) of the units. School capacity is adequate with Kruse Elementary having a capacity of 568 children and a current enrollment of only 481 children. A new junior high school is in process near Charter Hospital. 24. Landscaping Intent: The site is now at an elevation a few feet above Wheaton. The goal will be to grade the site to lower the buildings into the site. This will further reduce the buildings bulk, and also provide the source for extra dirt to construct sizable natural shaped berms throughout the open space. They will be from 3 to 7 feet high and landscaping will be featured on them in a natural pattern. The tree selection will be primarily evergreen's; where visual screening and buffering needs to occur with deciduous trees planted for avenue affect. Tree size will be sufficient to accomplish initial impact with trees being clumped to further enhance their presence. Evergreen trees will be from 6 to 10 feet with deciduous trees 2" to 2 1 /2" caliper being 12 to 15 feet tall. stonebrg.123 Stonebridge Garden Apartments Fort Collins, Colorado Page 5 All landscaped area, grounds and paved areas will be maintained by the apartment management company. Enclosed trash areas are incorporated with the free standing garages. Mail service will be handled from the management office with the office staffed daily. Two full-time employees will be on site. In addition, two site maintenance jobs will be created by this project. The full-time on site management will ensure enforcement of rules, security for tenants and protection for the surrounding property owners. 20. Project Rational: The upscale garden apartment completes the mixed use P.U.D. as it was originally planned, with this development buffering the single family neighborhood to the north from the regional commercial uses to the south. The multifamily use functions as a transition to the neighborhood retail center to the east and the balance of the adjacent neighborhood thereby being the only appropriate development. 21. Security/Site Lighting: The buildings will incorporate low intensity residential type incandescent lighting with walkways illuminated by 4 foot high lamp posts. The drive and parking areas will include residential design incandescent lighting fixtures on 10 foot posts to achieve a low intensity of specific light source, yet maintain adequate night security. There will be minimal off site light cast and the light system will be on timers. All balcony lighting is private and will be switched for use by occupants. stonebrg.123 Stonebridge Garden Apartments Fort Collins, Colorado Page 4 17. Appropriateness of Project: The Stonebridge Apartments are the correct use for the completion of residential portion of the mixed use P.U.D. The density is appropriate based upon the "density point basis," the site design which achieves nearly 60% open space, and the overall number of units being 12% less than the original density envisioned: Planned Constructed Phase 1 252 D.U. 248 D.U. Phase 2 119 D.U. 168 D.U. (proposed) Phase 3 154 D.U. 54 D.U. Total 525 D.U. 470 D.U. Actual fewer D.U. 55 The plan meets the city policy for high density residential projects and exceeds all requirements setforth in the zoning code. 18. Project Character: The buildings will be low profile with two story ends and higher two and one half story center sections. The roof will be a "hip" type - sloped inward from lower eave lines to reduce building mass. The heavy composition roof material will match Courtney Park "designer" shingles. Exterior materials will be warm earth tones of natural stone and siding to match the appearance of Courtney Park. Each elevation will feature one story roofed elements at all entrances for the purpose of gaining human scale. The balcony railings will be solid to match the siding to screen any balcony clutter from view from the surrounding area. 19. Project Features: Each unit includes side by side washer dryer, walk-in closets, pantry, linen closet and a balcony -patio storage to provide ample storage. The floor plans feature fireplaces, window seats, spacious rooms, luxury kitchens, and an eating bar. This combination responds to tenants needs of an upscale apartment community. The buildings are clustered around the clubhouse -on site management facility which provides dressing rooms, exercise room, lounge, and multipurpose room with service kitchen. The building includes management offices and a maintenance area. There is a large roofed patio overlooking the functional open area with an heated pool and spa with a cabana in the center green area. stonebrg.123 Stonebridge Garden Apartments Fort Collins, Colorado Page 3 14. Harmony Road Pathway: An 8'-0" wide path will be a part of the Harmony Roadway improvements. The developer will extend the pathway, at his expense, west to LeMay through the Courtney Park Apartment project. 15. Neighborhood Compatibility: The proposed multifamily complex completes the original residential use of the multisite mixed use P.U.D. initiated about 10 years ago. The Phase 2 development is bounded by the existing Courtney Park Apartments to the west, the Phase 3 residential site to the north, a neighborhood shopping center site to the east, and the Regional Retail and Office Park to the south, including a Pace Warehouse. The only common property is the existing apartment complex; which is of similar density, size, and character of the proposed Stonebridge Apartments. The remainder of the properties are across streets. The Phase 3 residential site was originally designated multifamily, the same as the subject property; however, it was ultimately built out as single family. The single family is orientated away from Wheaton Drive with a privacy fence along Wheaton Drive to provide their rear yard privacy. This proposed use is totally compatible with the surrounding area and the intent of the original approved P.U.D. 16. Neighborhood Input: The neighborhood meeting was very productive. The master land use plan as submitted addresses the primary adjacent single family concerns, namely 1) two story building elements facing Wheaton Drive, 2) smaller building massing perpendicular to the street with larger areas of open space around them, and 3) to extensively landscape the setback area along Wheaton Drive with berms to visually screen the buildings from their backyards. Their other issue was traffic, which has been addressed in the traffic report. The developer will provide additional trees along the single family fence to augment the existing landscaping on the northeast side of Wheaton Drive. stonehrg.123 Stonebridge Garden Apartments Fort Collins, Colorado Page 2 9. Parking: 296 spaces 210 surface & 86 garages; 50 within the 8 structures and 12 each in three buildings. Bicycles: 13 locations for 6 bikes each; a total of 78; adjacent to entrances. 10. Construction: .Wood frame - one hour - fire sprinkled structure, two and two and one half story construction; 1991 U.B.C. standards. All ground floor units handicap accessible and handicap adaptable, with 24 units handicap equipped (1 in 7). 11. Development Schedule: Planning and Design: November -December 1993 City Review December 1993-March 1994 Begin Construction April 1994 Complete First Building September 1994 Complete Project January 1995 The project will be constructed as one continuous project with occupancy of each building as it is completed. The landscaping and exterior of the complex, including walls, paving and site lighting will be finished by October 15, 1994. This schedule will prevent the site being barren dirt during any winter months. 12. Construction Hours/Site Access/Security: The site will be entirely security fenced during the build out of the project. Access will be from one entrance off of Wheaton Drive south of Monte Carlo with all construction traffic directed to Harmony Road. Construction will ,be limited to 7 a.m. to 7 p.m. weekdays and 8 a.m. to 6 p.m. weekends. 13. Harmony Corridor Plan: The goals and objectives of the Harmony Corridor Plan will be incorporated into the Stonebridge Apartment Complex; including the bike pathway. stonebrg.123 Stonebridge Garden Apartments Phase 2 of Golden West P.U.D. Fort Collins, Colorado 1. Land Owner: Bill Tiley, under contract to Jim Loftus d.b.a. Square Foot Development 4700 Walnut Street Boulder, CO 80301 (303) 449-1449 December 6, 1993 2. Legal Description: Tract C of the Collindale South ll, a subdivision of the City of Fort Collins, according to the recorded F6"hereof. 3. Location: Harmony Road at Wheaton Drive (N.W. corner) Fort Collins, Colorado 4. Land Area: 10.123 acres 5. Existing Use: Vacant 6. Proposed Use/Description: Luxury garden type multifamily rental attached dwelling units - 1, 2, & 3 bedrooms, 720 to 1,100 s.f. each in 8 two and three story buidrgs centered around a clubhouse pool and surrounded by landscapedgrounds. 7. Zoning: RP, Planned Residential District, P.U.D. review 8. Density: 168 dwelling units total - 147,000 s.f. gross floor area: 14 3BR 78 2BR 76 1 BR A total of 274 bedrooms Floor Area Ratio: 0.33 to 1.0 stoneorg.123