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HomeMy WebLinkAboutTHE OVERLOOK - PDP - PDP160011 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (26)land planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com March 30, 2016 Planning Objectives The Overlook PDP The 3-acre site is located east of JFK Parkway (JFK) just south of Horsetooth Road. Two points of access are planned. One from JFK aligned with the Great Western Bank entry on the west side and a second point of access from a private drive located just south of the US Bank building. The undeveloped property slopes to the east and overlooks The Landings residential community. A small-scale office complex is located to the north, The Wharf at the Landings condominiums are located adjacent to the property on the east, the Larimer No. 2 canal borders the site on the south and commercial development exists on the west side of JFK Parkway. The Applicant believes the site is ideally suited for residential development and is proposing to create a unique project that fits into a market niche aimed at young professionals and empty nesters desiring quality apartments for rent. A high density residential project fits well as a transitional land use between the lower density residential areas to the east and the commercial development to the west. The site is just over a quarter of a mile from the MAX which would provide convenient transportation to Downtown and to the University. The Foothills Mall is also within easy walking distance and provides a variety of shopping, dining, and entertainment experiences as well as employment opportunities for residents. Trader Joes, a popular grocery store, is less than one half mile away while Warren Park and Collindale Golf Course, approximately one mile to the east, and Landings Park, one-half mile to the south provide a variety of recreational opportunities within walking and biking distance. We believe these uses combined with employment opportunities in the area make this location ideal for apartment living. The site is zoned E-Employment and is adjacent to the Transit Overlay District (TOD), but is not within the TOD area. The Employment District is intended for a variety of uses including mixed use dwellings The proposed building is a mixed use dwelling with commercial on the ground floor and residential above. The building has two wings connected by a bridge which will house the building’s exercise facilities. The south wing is a 4-story residential building with 38 dwelling units. The northern is wing is a 4-story building with 67 dwelling units stacked above commercial uses which occupy the first floor spaces that face JFK Parkway. The commercial tenants envisioned for the first floor are expected to include a variety of uses that will enhance the neighborhood. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The site and architectural design offers several opportunities for outdoor recreation and leisure activities. There are two roof decks with outdoor grills and seating. In addition, the site offers three outdoor recreational areas. The first is a plaza along JFK Parkway. This plaza offers large paved areas for group gatherings as well as seating and landscape. Along the south side of the north wing, there is a passive recreation area consisting of informal walkways, xeric gardens and seating. Along the south side of the south wing, a tiered patio and open greenspace have been provided for a combination of both active and passive recreation. The site is adjacent to the Central Area of the Midtown Plan and is in sync with goals and objectives of that Plan. The creative design and sustainable objectives that this project embodies are exactly what the Midtown Plan encourages. The project will provide exciting urban spaces, connectivity, and will support the MAX rapid transit system which is currently under utilized. The residential buildings are modern and sensitively designed to break-up mass, emphasize views and promote an active urban lifestyle. The design takes advantage of the sloping site by locating parking under and behind the buildings, making the automobile convenient yet subordinate to pedestrian activity. The parking is open air on the east side of the site, but fully enclosed on the side facing JFK. The project site currently surface drains to the east/northeast. Runoff generally flows towards Horsetooth Road and Landings Drive, passing through portions of the Wharf at the Landings, the Shores Office Park, and Fort Collins National Bank P.U.D. The site falls within the 37-acre upstream basin identified in the 1980 Supplemental Drainage Report for Fort Collins National Bank P.U.D. While historic undeveloped runoff was generally accounted for as downstream developments were designed and constructed, a means to outfall the property was not provided. As such, this development proposes to construct an off-site private storm drain, which would extend from the northeast property corner, under the bank parking lot, and into the series of ponds and stormwater pipes residing northeast of the bank and flowing east along Horsetooth Road. Warren Lake will remain the ultimate receiving waters. On-site detention will be provided to mitigate the increased impervious area resulting from this development. The maximum allowable release rate will be limited to the 2- year historic flow during the 100-year developed event. On-site stormwater quality and Low-Impact Development (LID) measures will also be provided, in accordance with governing regulations. The owner and design team have worked hard to fit this project into the parameters of the Land Use Code. No modifications or alternative compliance requests are being made at this time. City Plan Principles and Policies achieved by the project include the following: Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com  Community and neighborhood livability policies having to do with compact urban development, safe attractive neighborhoods, creating housing options for all household types and income levels, and creating an attractive community image.  Safety and Wellness policies having to do with providing opportunities to lead active and healthy lifestyles, and providing a safe place to live, learn and play.  Transportation policies having to do with providing access to alternative modes of transportation.