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HomeMy WebLinkAboutREDTAIL PONDS - PDP - PDP130030 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES1 Redtail Ponds Permanent Supportive Housing Statement of Planning Objectives September 10, 2013 Project Overview Redtail Ponds (the Project) will be a permanent supportive housing community with sixty (60) units on the site located at 5046 Fossil Boulevard in South Fort Collins. The Project is designed to meet the special housing needs of homeless individuals with disabilities, homeless veterans, and other low-income individuals. Onsite supportive services will be provided to help promote independence. Redtail Ponds is Larimer County’s first permanent supportive housing development. The local Homeward 2020 Ten Year Plan to End Homelessness identifies supportive housing as the critical tool to address homelessness in the community. Fort Collins Housing Authority (FCHA) has taken the leadership role in developing sustainable partnerships and funding sources to ensure the supportive housing project and the residents will be successful over the long term. The program, design, location, and financing for Redtail Ponds are modeled on national best practices and based on the concept that combining services with housing for homeless individuals with disabilities will help promote stability and independence. The permanent supportive housing model is supported by local, state, and national funders because it has proven effective. Studies show that approximately 80 percent of homeless people with disabilities who are given the opportunity to move into supportive housing stay for a year or more, and many who leave progress to independent settings. Studies have also shown that supportive housing performs well compared to other LIHTC projects, and the model is financially solid according to Enterprise Community Partners, Inc and the Corporation for Supportive Housing. The site is located on approximately 3 acres of land just south of Woodley’s Fine Furniture at the intersection of Conejos Road and Fossil Boulevard. The site is located within the South College Corridor Plan area. The Plan developed in 2009 incorporates policies and plans for the 608 acres along the South College Corridor from Harmony Road to Carpenter Road. Redtail Ponds is proposed to be located in the transit-oriented district where high intensity uses, increased densities, and high quality design is encouraged. To ensure an active transit station area, the plan calls for a vibrant, walkable, residential, office, and retail district near the South Transit Center (transit station) with building heights of 3-6 stories. Redtail Ponds will be located 1 block south of the South Transit Center with direct access via Fossil Boulevard. The proposed internal walkways will tie in with the existing sidewalks along Fossil Boulevard and Conejos Road. There is also a connection from Conejos Road directly to the Mason Trail. There is no additional right-of-way needed for the proposed project. 2 The proposed apartment community consists of one 4-story L-shaped building with access from Fossil Boulevard. The site is currently undeveloped and extends from the Fossil Blvd/Conejos Road intersection on the west to S. College/US 287 on the east. It is also bordered by big box retailor, Woodley’s Fine Furniture to the north, and one existing office building and parking lot in the Cameron Park Office Park to the south. A street like private drive with detached sidewalks, pedestrian lighting, and diagonal parking will provide the vehicular and pedestrian access to the building. A welcoming front plaza with street trees, bench seating, walkways and landscaping will separate the street from the front of the building. There will be 35 surface parking spaces for vehicles and a covered “bike barn” for 66 bicycles. Since the property is within the TOD Overlay District, no minimum residential parking is required; however, adequate parking for the population and employees is being provided. Many of the residents will be transit or bicycle dependent. The site location is within close proximity to the Mason Trail, the South transit Center, and a retail center. The construction type is V-A, four-stories of woodframing above a post tension slab foundation. The building consists of four program components: residential dwelling units, communal amenity spaces, supportive programming spaces, and a (future) commercial kitchen component. The building will be 51,572 gross square feet. A community outdoor recreational space will be constructed with the interior courtyard facing South and East. A (future privately funded) community garden will be located west of the building. Access to the bike trail and open space to the West and South will be provided. The proposed modern architecture is intended to contribute to an active and eclectic station area. The Project is expected achieve a minimum of 69 points under the Enterprise Green Communities Guidelines by utilizing various green building techniques, including compliance with Energy Star Highrise guidelines, energy efficient appliances and lighting, and smart meters to track energy usage. The building will be designed to accommodate the installation of PV and solar hot water panels in the future. Landscaping will include mostly native xeriscaping, rain gardens, and a minimal amount of turf. Native habitat will be emphasized to compliment the nearby Redtail Grove Natural Area. Site lighting will be energy efficient and designed to minimize light pollution. The project will be built in a single phase. 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: 3 Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Redtail Ponds is a mixed income apartment community with onsite supportive services for the residents. The development is located one block from the South Transit Center (public transportation); 0.2 mile from Walmart (shopping, grocery, and pharmacy), and along the S College Corridor (employment, services, and retail). Policy LIV 7.6 – Basic Access Redtail Ponds will provide 40 units of permanent supportive housing to homeless individuals with a disability. Every unit will follow Universal Design standards. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Redtail Ponds is located in south Fort Collins just west of S. College Avenue where there is not currently a concentration of affordable housing. Redtail Ponds itself will be a mixed-income apartment community, contributing to the health and stability of the neighborhood. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community A major component of sound landscape design is use of native and locally adapted species. These plants assure low maintenance, better health, improved wildlife value, and low water use. The Redtail Ponds Permanent Supportive Housing development makes extensive use of some of these less common but wonderfully adapted and beautiful species. Policy LIV 14.1 – Encourage Unique Landscape Features Redtail Ponds makes use of extensive areas of native and adapted plantings. A significant rain garden area in a large parking median creates a naturalized landscape as the entry statement at the front door. Naturalized bioswales along the south portions of the site further enhances this celebration of native Colorado plants and their healthful benefits while the sloped beds facing College Avenue displays native species in a bold ornamental fashion. Policy LIV 14.2 – Promote Functional Landscape The Redtail Ponds Permanent Supportive Housing development creates a great example of a functional landscape, having created a large area for urban agriculture, plant selections for visual interest as well as ecological benefits, education and wildlife value. This project includes walks for strolling along the naturalized areas, an outdoor shade structure, and lawn for passive recreation. Along with a large civic lawn, numerous shaded benches and small informal gathering areas encourage social interaction and nature contact. Keeping the principals of CPTED (Crime Prevention Through Environmental Design) in mind, plantings are kept low when adjacent to walks, plazas and drives. Uniform lighting and lines of sight encourage comfort and safety 24 hours a day. This project creates and environment supportive of territoriality, surveillance, access control, image/maintenance, activity support and target hardening. Policy 14.3 – Design Low Maintenance Landscape Native and adapted plant species are used extensively at the Redtail Ponds Permanent Supportive Housing development. These plants assure low maintenance, better health, improved wildlife value, and low water use. Our water budget for the site averages 4.60 gallons per square foot, 69% below the City target of 15 gallons per square foot and saving 953,000 4 gallons annually. Also, the site grading avoids the maximum slopes of 1V:3H resulting in both better plant success and less erosion. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots. The amount of land dedicated to parking at Redtail Ponds is minimal and angled parking is being utilized. Policy LIV 31.7 – Housing - Incorporate a variety of housing options in Commercial Districts as infill and redevelopment occur over time. Located in the General Commercial District, Redtail Ponds will be utilizing an infill lot for higher density residential development within ¼ mile of the S. Transit Center. Locating 60 new units of housing within close proximity of transit will help promote ridership. Policy LIV 34.2 – Mix of Uses. Redtail Ponds will be introducing higher density residential into a commercial area thereby achieving a healthy mix of uses as envisioned for the General Commercial District. Policy SW 3.3 – Encourage Private Community Gardens in Neighborhood Design Community gardens for the residents are planned at Redtail Ponds to help promote health, community, and potential job training for residents. Adherence with South College Corridor Plan – Subarea Plan South College Corridor Vision: Creating a desirable living and working environment for residents means more banks, restaurants, and shops catering to daily needs. Additional housing will increase market support for neighborhood-serving retail uses. New residential development will occur on vacant or underutilized lands. Existing neighborhoods will remain largely unchanged. With additional residential growth and neighborhood services, the Corridor will become a more complete district where all citizens - business owners, employees, and residents alike - have the opportunity to live near where they work, shop, and recreate. From Fossil Creek to Harmony Road, we envision a transit-oriented district. Here the Corridor will capitalize on Mason Corridor and Transit-Oriented Development (TOD) opportunities: high intensity uses, increased densities and high quality designs. The Mason Corridor will act as a catalyst for economic development, pedestrian-environments, and enhanced transit service. Figure 17 - Concept sketch of a cross-section for transit oriented development across College 5 LU 2.3 - Residential Development. As recommended in the Subarea Plan for the South College Corridor, Redtail Ponds will provide 60 new residential units to help support both the transit and the neighborhood serving retail uses. LU 3.2 - Transit-Oriented Uses. At 20 dwelling units/acre, Redtail Ponds is making efficient use of an infill site that will enhance the South Transit Center station area. Providing a mix of residential, commercial, and office land uses housing will contribute to greater activity levels and en enhanced station area. CAD 1.3 - Architectural Character. The overall image will continue to be defined by unique storefronts in individual buildings. While quality materials will continue to be important, creative building forms and a mixture of materials may be introduced to provide an eclectic ambience. Without a determined architectural context for the area, there is an opportunity for Redtail Ponds to utilize excellent design and high quality materials to create a vibrant and eclectic ambience. ND 1.3 - Green Infrastructure. Redtail Ponds will include permeable pavers in the diagonal parking along the street-like private drive that promote infiltration and act as a water quality feature for storm water. The open space within the landscape island between the diagonal parking areas will also act as a bioswale promoting infiltration. In addition, there will be open swales where possible that will also promote infiltration prior to being captured and piped to the water quality pond. The water quality pond will capture and treat the stormwater from the site. The pond will have a controlled release rate that will allow pollutants and sediment to settle out prior to being conveyed off site. 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 formal courtyard area, tree-lined walkways, and native plantings. The plan is designed to preserve as many significant trees as possible and enhance open space. The enhanced open space includes a courtyard, community gardens, bocce court, walking paths, and sidewalk connection to the Mason Trail. 66% of the total project area is proposed as open space. The following information details each opens pace area within the proposed plan, including safety, maintenance, and irrigation plans. RESTORATION AREA - All areas within the Natural Areas buffer zone and blending into the project area to the west will consist of native plantings ideally suited to our ecology and supporting the native faunas' shelter and food needs. Representative trees include Cottonwoods, and Netleaf Hackberry and shrubs will included Three-leaf Sumac, Boulder Current, Sand Plum, etc. Safety - Plants and boulders will be selected to avoid creation of hiding places near pedestrian paths while enhancing wildlife value elsewhere. 6 Maintenance - Once established this zone will require no maintenance. Irrigation - Temporary drip irrigation to woody plants will be used in this zone for establishment only. Plant materials will not require supplemental water once established. Areas with differing sun exposure must be on separate valves. XERIC PLANTING AREA - This planting type serves as the transition between hardscape, select edges, some slopes, and the restoration area. The landscape of zone A serves two purposes: it celebrates our unique Colorado region, and it provides a sense of place and identity for the Redtail Ponds housing. Characteristics of this zone are a distinctive Colorado stone and native plants character with xeric water demands, low maintenance, improved wildlife value and iconic appearance. Surface treatment is stone mulch, river cobbles (3''-8'' dia.) and wood chip mulch (at groundcover areas). Planting bed edges will be delineated with 1x6 TREX™ headers. In parallel, this planting zone is used to clearly delineate the FCHA properties and communicate a commitment to community and sustainability. This zone uses native or adapted species for creation of a sustainable landscape. Sun exposure in this zone is expected to range from full sun to partial shade. Safety - Plants and boulders will be selected to avoid creation of hiding places near pedestrian paths while keeping sightlines open for all vehicular traffic. Maintenance - Once established this zone will require semi-annual pruning, and annual replenishment of wood mulch (groundcover areas only), and vacuuming leaves from stone mulch and river cobble areas. Irrigation - Drip irrigation will be used in this zone. Plant materials should not require supplemental water once established. Areas with differing sun exposure must be on separate valves. 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. Safety - These small areas will be designed to stay lower than 4-feet in height and tend to discourage hiding due to the wet soils. Edge safety will be a design consideration since the planting area is often more than a few inches lower than the adjacent pavement. Maintenance - Once established this zone will require semi-annual pruning, and annual vacuuming of leaves from stone mulch and river cobble areas. Irrigation - Automatic pop-up irrigation spray or stream rotor heads will be used exclusively in 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. If turf is used in low traffic sunny areas, alternatives such as fescue or buffalo grass turf will be considered. Trees installed in this area must include 5-foot diameter by 4-inch depth organic mulch rings. 7 Safety - Turf areas are the best landscape areas at avoiding hiding places, keeping sightlines open and reducing trip hazard. Maintenance - Turf areas require mowing regularly, whenever the grass blade is 50% of cutting height. Never remove more than 1/3 of total grass blade length at one time. Cut grass to as tall a length as practicable. Fertilize in spring and fall. Apply herbicides only as needed to minimize invasive weeds. Irrigation - Automatic pop-up irrigation spray or stream rotor heads will be used exclusively in this zone. URBAN AGRICULTURE AREA - This privately funded community garden/ tenant use area is composed of community vegetable and flower gardens, picnic areas and related community use structures. Zone C demonstrates commitment to community, support for local food, and an appreciation of the healthful benefits of gardening. Raised planting areas are recommended to delineate areas of use and responsibility, reduce unwanted through traffic, and maintain a defined boundary. These areas should be fenced and provide storage lockers for garden tools and supplies. Potable water hose bibs should be installed in regularly distributed locations at 100-foot intervals for convenient use by gardeners. Consideration should be given to limiting hose bib use with automatic control valves connected to an irrigation controller, avoiding accidental water use overnight. Safety - Plants are selected to avoid creation of hiding places near buildings and pedestrian paths while keeping sightlines open. Maintenance - Once established this zone will require semi-annual pruning, and annual replenishment of wood mulch. Irrigation - Drip irrigation will be used in this zone for permanent plantings. Plant materials will require ongoing supplemental water. All weather commercial grade hose bibs with irrigation control valve installed to restrict hours of operation should be installed within 50 feet of all community garden areas. XERIC MASSING - Durable xeric mass plantings on steep slopes characterize these areas. Once established, these areas will provide a low maintenance bold planting statement highlighting the tessellated form of the earthwork along College Avenue. Maintenance - Once established this zone will require semi-annual pruning, and annual replenishment of wood mulch. Irrigation - Drip irrigation will be used in this zone for permanent plantings. Plant materials will require ongoing supplemental water. All weather commercial grade hose bibs with irrigation control valve installed to restrict hours of operation should be installed within 50 feet of all community garden areas. 8 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 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 for Redtail Ponds will include 9.5 full time employees, including a Program Manager, Property Manager, Case Managers, a Case Aide, and Maintenance staff. 5. DESCRIPTION OF RATIONALE BEHIND THE CHOICES AND ASSUMPTIONS MADE BY THE APPLICANT Located within the Transit Oriented Development Overlay District, this project exemplifies the purpose and standards envisioned for this district in the Land Use Code. The opportunity to provide housing with onsite supportive services for homeless individuals with a disability, homeless veterans, and low/moderate income individuals on an infill site within close proximity to transit, trails, and retail is also an exciting step in achieving the goals set forth in the Fort Collins Ten Year Plan to End Homelessness. 9 The site plan is designed to reduce the visual impact of the building on neighboring property owners and to maximize buffer space between US 287 and the building. The building is oriented to take advantage of views to the south and west and provide clear access to the sidewalks along Fossil Boulevard and the Mason Trail. The entrance of the building is oriented to the front walkway and the L-shaped building design allows for a single point of entry to control access to the building. The ground level is larger than the 3 stories above to provide visual articulation while accommodating the programming space for supportive services. There is communal space for the residents on each floor, and there are two stair towers for improved safety and access. The floor plan and footprint take advantage of stacking corridors and units 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 an appropriately vibrant building for the TOD area. Located within the General Commercial District and the Transit Oriented Development Overlay 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 Redtail Ponds. Applicable Fort Collins Land Use Code Sections Division 3.5 Building Standards 3.5.1 Building and Project Compatibility (B) General Standard. New developments in or adjacent to existing developed areas shall be compatible with the established architectural character of such areas by using a design that is complementary. In areas where the existing architectural character is not definitively established, or is not consistent with the purposes of this Land Use Code, the architecture of new development shall set an enhanced standard of quality for future projects or redevelopment in the area. Compatibility shall be achieved through techniques such as the repetition of roof lines, the use of similar proportions in building mass and outdoor spaces, similar relationships to the street, similar window and door patterns, and/or the use of building materials that have color shades and textures similar to those existing in the immediate area of the proposed infill development. Brick and stone masonry shall be considered compatible with wood framing and other materials. Architectural compatibility (including, without limitation, building height) shall be derived from the neighboring context. The proposed development is situated off of South College Ave near the intersection with East Harmony Road. The immediately neighboring buildings which set the standard for compatibility and the context can be classified into three groups: 1. Industrial and Big Box Buildings (Buildings to the North of the Property) Woodley’s, the adjacent neighbor immediately north of the site is primarily a flat-roofed warehouse. The building’s massing is large and bulky, square, roughly 20’ tall. The furniture outlet store is constructed out of pre-cast panels (1970’s or 80’s) with an exposed aggregate finish. There are little to no windows except for the remodeled stucco entry. There are additional warehouse type buildings to the northeast and further north of the proposed building. These warehouses are similar in massing and 10 scale as Woodley’s but utilize metal panels in lieu of precast panels as the primary exterior material. Some block walls are used. 2. Retail Buildings (Buildings to the East) Across South College Avenue to the east, there is a “strip” mall retail center. The retail center is composed of mainly storefront, stucco, and a low flagstone veneer base. A portion of the retail center seems to be vacant and in poor condition. As Industrial/commercial buildings, they lack residential architectural elements and integration of elements/strategies for breaking down mass and scale. They are one story buildings with tall ceilings and are “blocky” in nature. Exterior articulation is limited and fairly uniform in use of material except for use of color. Most of the surrounding buildings are neutral in their specific color palette with exception to the Carpet Exchange which has very bright and multi-colored signage. 3. Office Buildings with Residential Character The business park to the south is the most “residential” in character of all the surrounding development. The cluster of buildings have sloped roofs and their facades are constructed of brick and stucco along with wood/vinyl siding painted with earth tones of grayish blues and sage greens. In addition, a new Transit Center is being constructed north of the proposed building. The new building is architecturally modern; its main design elements are combination of concrete and glazing surfaces that are housed under a “butterfly” roof design. The materials utilized are concrete, metal roofing/trim and exposed painted steel beams and columns while also incorporating regional and local masonry materials. As a result of the diverse adjacent building types, materials and uses, there is no clear “standard” to base the compatibility of the design. As such, the proposed development understands “compatibility” as a broader interpretation of the requirement for “sensitivity of development proposal in maintaining the character of existing development”. The proposed project achieves compatibility through the following ways: 1. Control of scale, mass and bulk of the structure (see section C, etc) 2. Vehicular traffic, circulation, access and parking impacts ( see Section 3.5.2 Residential Building Standards, subsection B) 3. Landscaping, buffering and open space features (see section H) In addition, the proposed building initiates an architectural dialogue with buildings in its massing and design elements. They include: • Flat and angled roofs at the main building: The angles roof/shading element references the new transit center as well as the older buildings in the business park with saw-tooth roof design. • Bike barn and the entry canopy utilize angled roofs and columns referring again to the new transit center. (C) Building Size, Height, Bulk, Mass, Scale. Buildings shall either be similar in size and height, or, if larger, be articulated and subdivided into massing that is proportional to the mass and scale of other structures, if any, on the same block face, abutting or adjacent to the subject property, opposing block face or cater-corner block face at the nearest intersection. 11 The proposed building is taller than neighboring buildings. It achieves compatibility through articulation and subdivision of massing in the following ways: • Use of Stair Towers: The stair towers are taller and articulated as vertical massing elements breaking the length and mass of building into smaller blocks (elaborate) • Horizontal shading element and columns: Most of the building elevation except for the west elevation utilizes a horizontal shading and vertical repetitive columns which “layers” and enriches the elevation of the building. These elements provide shadow line, scalar differentiation and repetition that further break down the massing and scale of the building. At the west elevation, change in material (brick at the office area and the stairs), differentiating colors and projecting, angled roof/column entry canopy are used to break down the massing and scale. • Projections and reliefs. The proposed building will utilize awnings that will serve to articulate the facades and add shade for the residential units. The variation in the elevation planes that help to break down the massing of the building is related to the interior program/functions of the building. For example the laundry rooms, stair towers, public gathering spaces are expressed differently as architectural forms to achieve a building elevation/massing that has a richer, visually more interesting composition. (D) Privacy Considerations. Elements of the development plan shall be arranged to maximize the opportunity for privacy by the residents of the project and minimize infringement on the privacy of adjoining land uses. Additionally, the development plan shall create opportunities for interactions among neighbors without sacrificing privacy or security. There are two existing buildings adjacent to the proposed building to the north and south. The building to the north, Woodley’s Fine Furniture, does not have any windows on the south face of the building, and there is a deliberate buffer area between the buildings as a result of the angled L-shape layout. The lack of windows and separation will minimize the infringement on privacy of Woodley’s. The office building to the south at 108 Coronado Court experiences a significant grade and distance separation from the Redtail Ponds property. The proposed building is 75 feet away from the southern property line where the 108 Coronado Court office is located. This point is also a corner of the building, so there would not be windows facing south at this location. The elevation of the 108 Coronado Court building is 4,990’-4991.2’ on the north side. The proposed Redtail Ponds building has a finished floor elevation 4,998’, thereby providing a natural privacy barrier through the grade difference. (E) Building Materials. (1) General. Building materials shall either be similar to the materials already being used in the neighborhood or, if dissimilar materials are being proposed, other characteristics such as scale and proportions, form, architectural detailing, color and texture, shall be utilized to ensure that enough similarity exists for the building to be compatible, despite the differences in materials. The proposed building will utilize following materials: CFB (cement fiber board), masonry (brick ) and metal siding. The materials are similar or compatible with adjacent structures. The majority of the proposed building will be composed of painted cement fiber board. The detailing of this material will be different in varying locations. In some areas, the cement 12 fiber boards will take on a lap siding characteristic as our neighbors to the south. In others, the CFB will be cut to form panels, varying in size and color. Brick will be used at the stair tower and the first floor at the west elevation. Use of metal siding references the industrial building to the north and west of the property. The metal roofing and steel columns at the entry canopy and shading elements around the building as well as the bike barn, refers to the materials and style of the new transit center. (2) Glare. Building materials shall not create excessive glare. If highly reflective building materials are proposed, such as aluminum, unpainted metal and reflective glass, the potential for glare from such materials will be evaluated to determine whether or not the glare would create a significant adverse impact on the adjacent property owners, neighborhood or community in terms of vehicular safety, outdoor activities and enjoyment of views. If so, such materials shall not be permitted. There are no proposed reflective materials that would create excessive glare. (3) Windows. (a) Mirror glass with a reflectivity or opacity of greater than sixty (60) percent is prohibited. (b) Clear glass shall be used for commercial storefront display windows and doors. (c) Windows shall be individually defined with detail elements such as frames, sills and lintels, and placed to visually establish and define the building stories and establish human scale and proportion All mirror glass will have a reflectivity or opacity less than sixty (60) percent. Clear glass will be used for commercial storefront display windows and doors. Windows will be defined with carefully designed "reveals" that act as sills and lintels that visually establish and define the building stories and establish human scale and proportions. (H) Land Use Transition. When land uses with significantly different visual character are proposed abutting each other and where gradual transitions are not possible or not in the best interest of the community, the development plan shall, to the maximum extent feasible, achieve compatibility through the provision of buffer yards and passive open space in order to enhance the separation between uses. In addition to architectural compatibility efforts, the proposed building/development integrates building orientation/siting that maximizes buffer yards and passive open space. The building’s L footprint is intentionally set at an angle to create open space and buffer yards to both north and south properties. The building is also oriented to maximize solar access and southern, landscaped and garden spaces. The proposed building has a 20’ setback from the north property line at the narrowest point and extends to 123’-6” at the widest point. The setback from the south property line at its narrowest point is 62’-8” and 75’-0” at the widest point. The required setback is 15’ and with the exception of the “point” of the building that is 20’ from the north property line, the averaged setback of the building is multiple of the required setback. 13 3.5.2 Residential Building Standards (A) Purpose. The standards of this Section are intended to promote variety, visual interest and pedestrian-oriented streets in residential development. (B) General Standard. Development projects containing residential buildings shall place a high priority on building entryways and their relationship to the street. Pedestrian usability shall be prioritized over vehicular usability. Buildings shall include human-scaled elements, architectural articulation, and in projects containing more than one (1) building, design variation. The proposed development will utilize the street-like private drive off of Fossil Blvd as the primary “Street”. The building’s entry is clearly emphasized by a canopy with columns and its adjacency to the vertical, stair tower element. The building utilizes various strategies and elements to break down the scale and the massing of the building per responses to Section 3.5.1 Building and Project Compatibility. The building also incorporates “human scaled elements such as windows, doors, balconies, shading elements and columns”. In addition, the open spaces have been carefully crafted with landscaping and garden areas. To maximize the pedestrian connection to the overall street system in the neighborhood, the site plan incorporates a loop pedestrian system same as would exist on a residential cul-de-sac. This loop is a detached 6-foot wide concrete sidewalk, lined with street trees and pedestrian scale lighting. This same walk is attached where diagonal parking is planned. Along the drop-off plaza at the building entry the site plan incorporates street trees in tree grates, bike racks, benches and trash receptacles consistent with Fort Collins urban standards. 3.8.30 Multi-Family Dwelling Development Standards (A) Purpose/Applicability. The following standards apply to all multi-family developments and are intended to promote variety in building form and product, visual interest, access to parks, pedestrian-oriented streets and compatibility with surrounding neighborhoods. Multi-family developments in the Transit-Oriented Development (TOD) Overlay Zone are exempt from subsections (B), (C) and (E) of this Section. (F) Design Standards for Multi-Family Dwellings. (3) Variation of Color. Each multi-family building shall feature a palette of muted colors, earth tone colors, natural colors found in surrounding landscape or colors consistent with the adjacent neighborhood. The color scheme for the proposed building is drawn from the following: Various Greens: Various, muted green colors are drawn from the trees and various landscape elements that are adjacent to the property Accent Colors: Accent colors, rust and blue are used per section 3.8.30 Multi- Family Dwelling Development Standards subsection (F), item 7, Colors and 14 Materials. These bright colors are used as accents and trim as part of the strategy to break down the scale and massing of the building. White/Grey: These colors are drawn from palette of existing, adjacent buildings, in particular the buildings in the business park to the south of the property. (4) Entrances. Entrances shall be made clearly visible from the streets and public areas through the use of architectural elements and landscaping. (5) Roofs. Roof lines may be either sloped, flat or curved, but must include at least two (2) of the following elements: (a) The primary roof line shall be articulated through a variation or terracing in height, detailing and/or change in massing. (b) Secondary roofs shall transition over entrances, porches, garages, dormers, towers or other architectural projections. (c) Offsets in roof planes shall be a minimum of two (2) feet in the vertical plane. (d) Termination at the top of flat roof parapets shall be articulated by design details and/or changes in materials and color. (e) Rooftop equipment shall be hidden from view by incorporating equipment screens of compatible design and materials. The proposed building utilizes following elements at the roof lines. • (d) Termination at the top of the flat roof parapets are articulated as angled shading devices with change in color and materials. • (e) The Rooftop equipment that would be visible from the vehicular and pedestrian traffic will be hidden from view by incorporating equipment screens of compatible design and materials. (6) Facades and Walls. Each multi-family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human-scaled proportions similar to the adjacent single- or two- family dwellings, and shall not have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation may be accomplished by offsetting the floor plan, recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements. Façade and Walls utilize the following to break down massing/scale and enrich the design: • Use of Stair Towers: The stair towers are taller and articulated as vertical massing elements breaking the length and mass of building into smaller blocks (elaborate) • Horizontal shading element and columns: Most of the building elevation except for the west elevation utilizes a horizontal shading and vertical repetitive vertical columns which “layers” and enriches the elevation of the building. These elements provide shadow line, scalar differentiation and repetition that 15 further break down the massing and scale of the building. The vertical columns are placed approximately 22’ on center; the distance between the columns are approximately half the distance of 40’ allowed in the Code. • Projection and Reliefs: All sides of building elevations incorporate projections (cantilevered) and recessions to provide further breakdown of the mass and scale. These projections and recessions reflect the interior program and are further articulated by use of differentiating colors. (7) Colors and Materials. Colors of nonmasonry materials shall be varied from structure to structure to differentiate between buildings and provide variety and individuality. Colors and materials shall be integrated to visually reduce the scale of the buildings by contrasting trim, by contrasting shades or by distinguishing one (1) section or architectural element from another. Bright colors, if used, shall be reserved for accent and trim. The color scheme for the proposed building is drawn from the following: • Various Greens: Various, muted green colors are drawn from the trees and various landscape elements that are adjacent to the property • Accent Colors: Accent colors, rust and blue are used per section 3.8.30 Multi- Family Dwelling Development Standards subsection (F), item 7, Colors and Materials. These bright colors are used as accents and trim as part of the strategy to break down the scale and massing of the building. • White/Grey: These colors are drawn from palette of existing, adjacent buildings, in particular to the south of the property in the business park. • Accents colors are used selectively in keeping with the code and similar to the accents colors used in the commercial building to the east of the property. 3.10.5 Character and Image (1) Predominant exterior building materials shall be high quality materials, including but not limited to brick, sandstone, other native stone, tinted/textured concrete masonry units, stucco systems or treated tilt-up concrete systems. See response 3.5.1.E – Building Materials above. The proposed building will also meet this standard by utilizing the following materials: CFB (cement fiber board), masonry (brick ) and metal siding. (2) All building facades shall incorporate stone, stone veneer, brick, brick veneer, stucco, corrugated metal, wood and/or equivalent accent material in a manner that highlights the articulation of the massing or the base and top of the building. An all-brick building does not need to incorporate an accent material, though soldier courses and banding or other brick, stone or metal detailing are encouraged in order to subdivide masses and establish human scale. The proposed building incorporates brick and rusted corrugated metal panels to highlight the articulation. (5) Exterior building materials shall not include smooth-faced concrete block, untreated or unpainted tilt-up concrete panels or prefabricated steel panels. See earlier responses. 16 (A) Articulation. Exterior building walls shall be subdivided and proportioned to human scale, using projections, overhangs and recesses in order to add architectural interest and variety and avoid the effect of a single, massive wall with no relation to human size. The exterior wall uses the following in order to add architectural interest and variety and avoid the effect of a single, massive wall with no relation to human size: • Every elevation includes a projection, overhang, and or recess that break up the mass and scale of the wall. Such elements are scaled off of or based on windows, floor heights or other human scale elements. • Most the elevations utilize horizontal, projecting, shading devices that provide additional breakdown of massing and gives the building additional sense of scale • The South and North elevations utilize columns in front of the exterior wall at about 22' on center. This "layer" of exterior columns add an additional element of interest, scale and rhythm to the building elevations. The column design motif is also expressed in the bike barn and the entrance canopy. Also see response to 3.5.1(C) Building Size, Height, Bulk, Mass, Scale (B) Rooflines. Flat-roofed buildings shall feature three-dimensional cornice treatment on all walls facing streets or connecting walkways, or a rail at the top of the wall of a usable rooftop deck, unless the top floor is stepped back to form a usable roof terrace area. A single continuous horizontal roofline shall not be used on one-story buildings. Accent roof elements or towers may be used to provide articulation of the building mass. To the maximum extent feasible, a minimum pitch of 6:12 shall be used for gable and hipped roofs. Where hipped roofs are used alone, the minimum pitch shall be 4:12. The project includes two accent stair towers above the roof line to help articulate the building mass. Butterflied roof lines are also incorporated over the building entry, on the west elevation, and on the bike barn. Termination at the top of the flat roof parapets are articulated as angled shading devices with change in color and materials. (C) Materials and Colors. (3) Predominant or field colors for facades shall be low reflectance, subtle, neutral or earth tone colors. The use of high-intensity colors, black or fluorescent colors shall be prohibited. (4) Building trim and accent areas may feature brighter colors, including primary colors, and black, but neon tubing shall not be an acceptable feature for building trim or accent areas. See response to 3.8.30.F.7 above. (F) Design Standards for Multi-Family Dwellings (6) Facades and Walls. Each multi-family dwelling shall be articulated with projections, recesses, covered doorways, balconies, covered box or bay windows and/or other similar features, dividing large facades and walls into human-scaled proportions similar to the adjacent single- or two- family dwellings, and shall not have repetitive, undifferentiated wall planes. Building facades shall be articulated with horizontal and/or vertical elements that break up blank walls of forty (40) feet or longer. Facade articulation may be accomplished by offsetting the floor plan, 17 recessing or projection of design elements, change in materials and/or change in contrasting colors. Projections shall fall within setback requirements See response to 3.8.30.F(6) Facades and Walls above.