HomeMy WebLinkAboutSTONEBRIDGE GARDEN APARTMENTS FINAL PUD - 82 93A - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEStonebridge Garden Apartments
Fort Collins, Colorado
28. Conclusion:
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The luxurious Stonebridge Garden Apartment Community is exactly what
this mixed use P.U.D. intended, 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 into the Comprehensive Plan
goals. This is a well designed development which buffers the more
intensive uses to the south and east.
The traffic will interface with the neighborhood Retail Center's peak
periods and will provide users for the adjacent retail center who can walk
for services and goods without needing their vehicle which will help 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.
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27. 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.
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.
h. High density residential uses should locate in planned unit
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.
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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.
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.
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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.
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.
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Most incoming traffic will access the complex from Harmony Road
without ever confronting the internal streets. 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 easily accommodate the vehicles using it. Information
was gained from the neighborhood meeting that pedestrians use
Wheaton & Monte Carlo to and from school. ,These children will use the
sidewalk across the street from the complex, never encountering
vehicles from Stonebridge.
25. Landscaping Intent:
The site is now at an elevation a few feet above Wheaton. The goal is
to grade the site in order to lower the buildings into the site. This will
visually reduce the buildings bulk, and also provide the source for extra
dirt used 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 type where visual screening
and buffering needs to occur; in addition deciduous trees will be planted
to create an "avenue" affect. Trees 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.
The open space amounts to nearly six acres of the property which is just
under 60% of the site. This space is mostly located around the
perimeter of the property to provide visual screening and appropriate
building setbacks from all adjoining streets.
26. 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:
1. 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.
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20. Project Features:
The buildings are clustered around the clubhouse with an on site
management facility. The complex 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 including a cabana in the center landscaped area. The two
functional areas total just over one half acre.
21. 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.
22. Open Space Calculation:
Site Area - 440,990 s.f.
100%
Building Coverage - 58,320 s.f.
13.3%
Garage (free standing) - 7,920 s.f.
1.8%
Clubhouse - 3,260 s.f.
0.7%
Driveways/Parking - 111,750 s.f.
25.3%
Open Space - 259,740 s.f.
58.9%
Functional Open Space - 25,500 s.f.
5.8% (10% of total)
23. 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.
24. Traffic - Circulation:
The driveway and parking layout is totally internal to the project to allow
the parking to be out of sight from the perimeter. The complex is
accessed by one entrance only; which adds to the sense of security due
to the drive passing the clubhouse/full-time management facility. The
traffic generated by the complex peaks at opposite times of the adjacent
retail center with traffic direction generally traveling the opposite
directions during rush hour. The entrance drive will align with the retail
center entrance.
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18. Appropriateness of Project:
The Stonebridge Apartments are the correct use for completion of the
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 which is 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.(single family)
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.
19. 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 general 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
exterior siding and screen any balcony clutter from the view of the
surrounding area.
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 for project
management; 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.
Each unit includes side by side washer dryer, walk-in closets, pantry,
linen closet and a balcony -patio storage space 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.
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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 Avenue 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 approximately 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.
17. 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.
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9. Parking:
292 spaces (1.74 autos per unit average)
Note: 278 spaces required
206 surface & 86 garages
(50 within the 8 structures and 12 each in three buildings)
Note: 11 spaces handicap
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, which will be extended to LeMay Avenue to the west.
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JUNGE/RETCH/ASSOCIATES/ARCHITECTS/PLANNERS
RIPLEY ASSOCIATES/CONSULTING PLANNERS
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
February 7, 1994
2. Legal Description:
Tract C of the Collindale South II, a subdivision of the City of Fort
Collins, according to the recorded plat thereof.
3. Location:
Harmony Road at Wheaton Drive (N.W. corner)
Fort Collins, Colorado
4. Land Area:
10.123 acres
5. Existing Use:
Vacant - undeveloped
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 buildings
centered around a clubhouse and exterior pool with cabana; and
surrounded by landscaped grounds.
7. Zoning:
RP, Planned Residential District, P.U.D. review
8. Density:
168 dwelling units total -
12 3BR
14 2BR double master
66 2BR standard
76 1 BR
Average unit size:
A total of 272 bedrooms
Floor Area Ratio: 0.32 to
142,960 s.f. gross floor area:
1,100 s.f.
1,070 s.f.
910 s.f.
720 s.f.
851 s.f.
1.0
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