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HomeMy WebLinkAboutOLD TOWN NORTH, 3RD FILING - PDP - PDP160017 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Old Town North Third Filing Planning Objectives: The site plan: The Third Filing of Old Town North is a residential development situated on 5.836 acres between Suniga Road and Osiander Street, zoned Community Commercial North College (C-C-N). The project consists of twenty-eight single family detached lots along Osiander Street and twenty-four two-family attached lots along Suniga Road. Vehicular and emergency access will be through a twenty foot public alley aligned between the single family and two-family attached lots with connections to Osiander Street and Blondel Street. The project will have a Type 1 Project Development Plan review. The higher density two-family attached homes and landscape tract provides a buffer to the single family homes from Suniga Road for the Old Town North neighborhood. The two-family attached buildings have varied setbacks from the Suniga right-of-way ranging from forty-two to fifty-five feet. This creates a large landscape buffer between the two-family attached lots and Suniga while also providing a linear park along the front façade of the development. The main pedestrian access is from Suniga through multiple connections to the public sidewalk meandering in front of the two-family attached units. In addition, there is a midblock access between the single family detached homes to Osiander Street that opens to a more formal green court/ gathering area. Fundamentally, this project arranges two dwellings as upper and lower units, fitting the definition of Two Family Dwelling, but also combines two of the “Two Family Dwellings” into one building. This creates a “Two-Family Attached” arrangement. Two-Family Attached is not currently a use defined in the Land Use Code, but City Staff has provided an Administrative Interpretation to find that the proposed arrangement is a reasonable combination of two permitted uses, two family dwellings and single family attached dwellings. Each two story building consists of two, fee simple lots that each contain two dwellings. Each two-family attached lot has an approximately 500 square foot studio unit and a two car garage on the ground floor. Above the studio and garage there is an approximately 1,000 square foot, two bedroom unit. The two car garage belongs to the two bedroom unit, while there is off street parking provided throughout the development for the studios. Access to the upper unit is provided through internal staircases, while access to the lower unit is provided on the sides of the building. There are two different unit types that will add variation to Suniga and help break up regimented form through the alley. All two-family attached buildings face Suniga Road. Addressing for the two-family attached units is such that each lot gets the main address and the upper unit is “A” and the bottom unit is “B” (ex. 100A Suniga Rd. and 100B Suniga Rd). Address identification is provided on both Suniga Road frontage and alley frontage. The concept of a two-family attached use is that an owner will be able to buy the studio, garage and two bedroom unit as one piece of property and then can decide to use one or both of the units. If the owner decides not to inhabit both units, they can then rent out the unit that they are not inhabiting. By attaching two, two-family dwellings together the project is able to achieve a higher density which is outlined in the City Plan as a way to “foster efficient land use, support a mix of housing types, increase efficiency of public utilities, streets, facilities, and services, and accommodate multiple modes of travel (including vehicle, bus, bike, and walking).” The City Plan also indicates that “higher density development is encouraged in Community Commercial Districts to support their role as Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com hubs of the City’s high-frequency transit system and to promote an active, pedestrian-friendly environment.” The twenty-eight single family detached lots are thirty-five feet wide to match the lots across Osiander, and vary in depth from eighty-five feet to ninety feet. All single family homes are setback fifteen feet and face Osiander. At a minimum, there are five different housing types to maintain variation on the streetscape, each with a porch. Single family homes also have a large outdoor patio located on the second story above the garage. As stated above, vehicular access is from the alley. Architecture: The architectural intent of the project is to develop unique elements at each two-family attached home making them clearly identifiable. That said, the overall architectural features are compatible bringing a synergistic look to the overall project. The eclectic mix of Old Town North’s modern-style homes and craftsman cottages are reflected in the proposed homes with a mix of gable, shed and flat roofs grounded by a heavy brick base, as well as stucco massing with areas highlighted by cementitious siding in either horizontal, vertical or panel systems. The architectural elements are carried through on all four elevations and work to break down scale massing while highlighting entry features and decks and balconies. The second floor balconies are depicted at the primary entry point. The exterior elements will be low maintenance timeless materials that tie to the adjacent context of Old Town North. Detention and storm water: The project ties into the NECCO storm system in place along Suniga and utilizes the regional detention pond to the north of Suniga. It is anticipated that the flows from this project will beat the peak flow within the public storm system along Suniga. Utilities: Similar to the existing Old Town North development, the utilities come from both the-right-of way along Osiander Street and Suniga Road, as well as from the proposed public alley. Conclusion: The Third Filing of Old Town North is a Type 1 PDP with no requests for modifications or variances to the Land Use Code. The project includes twenty-six single family detached lots, twenty-four two-family attached lots and a public alley for access. The single family lots along Osiander Street connect to the existing character of the neighborhood through similar lots sizes and architecture, while adding at least five new housing types to Old Town North. Suniga is faced by higher density units and a linear open space with pedestrian connection to create a buffer and transition to the rest of Old Town North.