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HomeMy WebLinkAboutHARMONY 23 - PDP - PDP160031 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland 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 September 28, 2016 Harmony 23 PDP Planning Objectives Harmony 23 is a multi-family housing project proposed to be located at the southwest corner of Harmony Road and Strauss Cabin Road. In July of 2016, the Planning and Zoning Board approved a Modification to allow 100% secondary use (residential) on this site. Location and site characteristics The site is triangular shape with steep topography along the western edge. The Boxelder Ditch meanders through the middle portion of the site crossing under Strauss Cabin Road near the southern end of the site. An Ecological Characterization Study (ECS) has been prepared by Professional Wetlands Consulting, Inc., and was submitted 10 days prior to the PDP Submittal as required. The special features identified in the report include the Fossil Creek Reservoir Inlet Ditch (FCRID), and the Boxelder Ditch. The Boxelder Ditch Company intends to move their ditch to the eastern edge of the site parallel to Strauss Cabin Road, prior to the development of this project. The FCRID is located adjacent to the project site running along the western edge and is identified as a wildlife corridor. The site development will occur outside of the City’s recommended 50-foot buffer. Wetlands on the project site consist of 411 square feet of cattail wetlands which are proposed to be mitigated on site or by a fee in lieu to the City. Access Access to the property is from Strauss Cabin Road at two locations aligning with access points proposed on the Harmony & I-25 Overall Development Plan (ODP) approved in 2014. The first access point on Strauss Cabin connects to a street-like private drive ending in a roundabout centered on the clubhouse. Initially this access will allow full turning movements, however, it is anticipated that after full build out of adjacent properties it will become right-in/right/out only, and the second access point will be utilized to exit the site if residents need to travel north on Strauss Cabin Road. Site Plan 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 3-story buildings are generally oriented to the adjacent public streets or to the interior central green that includes the clubhouse and pool. The multi-family buildings include 24 and 36-unit buildings. In addition, the project proposes mixed-use buildings along the western property boundary. The mixed-use buildings consist of two dwelling units located on top of 5-car garages that also act as retaining walls in order to accommodate the steep slopes present along the western edge. In total, the project includes 364 dwelling units in 1, 2 and 3-bedroom configurations. The overall gross density is 14.6 dwelling units per acre. Parking is distributed throughout the site making it convenient for users. There are 635 spaces provided with 140 of those located in garages. Garages are distributed throughout the site acting as retaining walls along the western edge and providing visual relief in the larger parking lots. The parking count exceeds the City’s requirement by 38 spaces. Likewise, the amount of bicycle parking proposed exceeds the requirement by 65 spaces with 93 percent of those enclosed. Site amenities include a centrally located clubhouse with swimming pool that acts as a community gathering space encouraging social interaction. The clubhouse includes a great room/lounge, game room, sales office, cyber/business center, fitness facility, sauna, multi-purpose room for yoga and other classes, a bike share and repair space, and community mail center. Other site amenities include trails, a playground, dog park, dog wash facility, picnic shelter/decks as well as benches and/or seat walls at appropriate locations. The pedestrian circulation system provides attractive, convenient and safe connections between dwelling units, parking and site amenities. Landscape There is a tremendous amount of open space included in the site plan intended to achieve several goals and objectives. Building setbacks along both arterial streets average over 80 feet providing a significant amount of landscape between buildings and street edge. The corner at the intersection of the arterials has been left as open space in order to achieve the Harmony Corridor Plan goal of providing a gateway landscape that reflects the Poudre River riparian corridor. Cottonwood trees as well as native and indigenous plants will be utilized to convey the river landscape along both project street frontages. At the south end of the site another open space surrounded by a trail provides another opportunity for visual relief along the arterial street as well as providing recreational opportunities for residents. Architecture The architecture is derived from the dynamic topography of the site, which is at the transition of the upland bench to the alluvial fan of the Poudre River. The transition is reflected upstream in deep cut river bank walls and on to cliff edges of the Poudre canyon. This natural language of strong horizontals interrupted by vertical edges is the backbone of the unifying architectural character. The cottonwood trees which are located to the north of our site share similar design language of strong verticals and horizontal lines. This is depicted in our abstracted character study. 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 development is anchored by the central club house. The club house design and placement greets residents and guests as the form draws your eye to the activity areas beyond. The development is further activated by the diverse residential building types and orientation. With high design, longevity and low maintenance a goal; the architecture utilizes a mix of flat panel cementitious siding, horizontal metal accent panel, and large commercial glazing. The architectural elements of the residential buildings provide massing connections to the adjacent garage structure and loft buildings. The overall holistic scale of the development not only embraces the dynamic setting of the site however will be compatible in scale to the future adjacent commercial buildings. Community Outreach Two neighborhood meetings were held, the first on September 24, 2015 and the second on September 26, 2016. Questions, comments and responses were noted and are available to citizens, staff and decision-makers. City Plan Principles and Policies The project is supported by many City Plan Principles and Policies. Environmental Health is supported by providing wide naturalistic landscape setbacks along the arterial streets with two significant open spaces that allow for wetland development; provide water quality treatment and detention as well as recreational opportunities. In addition, the wildlife corridor along the FCRID is protected by a minimum 50-foot buffer with no development planned within the buffer zone. Community and Neighborhood Livability is achieved by the creation of a cohesive, distinct, vibrant and attractive neighborhood close to employment, shopping and recreational opportunities. The project adds to the supply of rental housing, helping to make housing choices available and more affordable. Preserving large areas of open space provides opportunities to make nature accessible in the City. Safety and Wellness is supported by encouraging residents to exercise by providing a continuous network of trails on-site that connect to sidewalks on adjacent streets and eventually to the City’s community regional trail through the Arapahoe Bend Natural Area to the north. Transportation policies are achieved by locating housing where residents can walk or ride their bike to places of employment, shopping and recreational opportunities.