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HomeMy WebLinkAboutTHE STANDARD AT FORT COLLINS - PDP - PDP160035 - 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 October 19, 2016 The Standard at Fort Collins Planning Objectives The Standard is planned to be a student-oriented apartment complex that will include 240 dwelling units located on the southern edge of the Colorado State University (CSU) campus, across from the new stadium, with street frontage along Lake Street and Prospect Road. The apartment complex is planned to include 41 one-bedroom apartments, 32 two-bedroom apartments, 39 three-bedroom apartments, 74 four-bedroom apartments, and 54 five-bedroom apartments. The Applicant, LCD Acquisitions, LLC (referred to as Landmark or Landmark Properties in these documents), is the contract purchaser of multiple individual parcels to consolidate for development of the project. Location and site characteristics The 4.23-acre project fronts on both Prospect Road and Lake Street directly across from the CSU campus and is located within the City’s High Density Mixed-Use Neighborhood (HMN), the Transit-Oriented Development (TOD) Overlay Zone and a Targeted Infill and Redevelopment Area. The site is currently the location of several aging single-family houses along Prospect Road and Blue Ridge Apartments on West Lake Street, but as is evident from the property’s zoning and City Plan designations, it is located in the heart of the area envisioned for redevelopment as higher density housing for CSU students. In addition to is direct adjacency to the CSU campus, the property is in close proximity to the College Avenue commercial corridor, neighborhood commercial center at the Prospect/Shields intersection, the Campus West area, and the City’s trail system that provides connections to services, employment, parks, open space and recreational opportunities all over the community. The site is located in a transition area between existing single-family residential homes, existing and proposed multi-family residential developments, neighborhood churches and centers, and the CSU campus. While the proposed multi-family residential use of this site does not conflict with the surrounding area, the applicant has taken additional steps to ensure compatibility among the varying kind of residential and neighborhood uses that exist nearby. These steps are outlined throughout the Planning Objectives narrative. Access Vehicular access to The Standard will be exclusively from Lake Street via a private drive that provides access to the parking structure. The private drive/alley is also intended to serve 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 pedestrians and bikes and will include special paving, pedestrian-scaled lighting and other site amenity features planned to promote safety and visual interest. While vehicular access is only proposed from Lake Street, pedestrian and bike access will connect the public sidewalk along Prospect Road to the public sidewalk on Lake Street providing a north-south connection through the site that takes advantage of the planned Prospect Road Pedestrian Crossing. The north- south connection is also being designed to accommodate emergency vehicle access through the site. Improved and widened Sidewalks along Lake Street and Prospect Road will be connected to the building entrances and courtyards at several locations, to promote convenient access to the public street sidewalks. There will also be a pedestrian and bicycle connection between The Standard and The Slab to promote connectivity in the neighborhood and direct and convenient access to the CSU campus. Site Plan The Standard will include two multi-family buildings; Building A will front on W. Prospect Road and Building B will front on W. Lake Street. In total, the project includes 240 dwelling units in 1, 2, 3, 4, and 5-bedroom configurations. The overall gross density is 56.7 dwelling units per acre. A 595-space parking garage is provided on site for residents, guests, and leasing office visitors. The parking garage is located on the south side of Building B and is screened from views from the public streets. The provided parking meets the City’s requirement for 0.75 spaces per bed in the TOD. Bicycle parking is provided at a rate of one space per bed. 60% of the bike spaces on site will be located in an enclosed space. The Standard will include approximately 11,000 square feet of outdoor open space in three south-facing courtyards at Building A along Prospect Road. These courtyards maximize exposure to sunlight, allow sun light into more units and provide space where the students can enjoy the outdoors all year long. The courtyards are designed as functional gathering spaces, which include special paving, generous landscaping, outdoor lighting, internet access, and a variety of seating opportunities and activity areas. The proposed courtyard programming provide areas of passive space to study or quietly enjoy the outdoors as well as providing active common areas that allow for social gathering and activities. Building B of The Standard will include an rooftop outdoor pool or a combination of hot tubs together with tables and chairs for relaxation, conversation, meals and games; a recreation room with pool tables, seating, and large screen TV's; an exercise and fitness center; and courtyard areas interior to the building. Building B will also incorporate amenity space for other student needs including a computer lab and study rooms. The Applicant will be responsible for maintenance of all on-site open space, landscaping, drives, walkways, landscaping and recreational areas. An activated north-south alley through the site will connect Lake Street and Prospect Road. This alley will function both as emergency vehicle access, and as a way for students to move safely through and around the site on foot or by bike. Pedestrian connections are provided to both Lake Street Apartments and The Slab. Landscape 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 project will include as much open space as possible in order to achieve several goals and objectives. Building setbacks along both arterial streets provide a significant amount of landscape between the buildings and the street edge. The proposed streetscapes along the project frontages are designed in accordance with the City street standards and corridor concept plans and such streetscapes include street trees, lighting, sidewalk, and bike lanes. The spaces between the public right-of-way and the buildings are designed to make a visual transition from the sidewalks to the building entrances. The landscaping plan for the courtyards and on-site includes hardy, low maintenance plants that will provide a sustainable landscape for many years to come. Architecture The architectural character of The Standard is intended to serve as an aesthetic bridge between the character of the adjacent existing residential neighborhood, the other approved student housing communities in the immediate vicinity, and the campus architecture. This is accomplished by reflecting the mid-century residential character of the homes in the neighborhood and using design characteristics such as horizontal trim lines, warm, natural color selections and fenestration detailing that relate to the craftsman and mid-century homes. The design will feature warm materials like paneling and siding as well as residential-inspired massing such as gables and porches, while introducing natural stone along with spare, contemporary detailing. This will give the development a distinctive residential architectural expression that complements, but does not mimic the style of the existing homes or the adjacent student housing developments. The varying heights of Building A and Building B of The Standard provide a transition between the Sheely neighborhood, the other proposed student-oriented developments in the area, and the CSU Campus. Both buildings are 3-stories at the building frontage have a stepped back transition to 5 stories away from the right-of-way. The 3-story height is similar to The Slab which is directly to the east of the project. Lake Street Apartments is proposed to be a 5-stories and is located north of Building A and west of Building B. Design strategies from the West Central Area Plan have been employed to break down the scale of the development and integrate the development with the multiple building types in the surrounding area. These include separating development in to two buildings on the site and providing massing breaks and courtyards on W. Lake Street and W. Prospect Drive. The streetscape along W. Lake Street is enhanced by Commercial space, as well as leasing and amenity spaces that create activity along the sidewalk with storefront, awnings and outdoor seating. Community Outreach A neighborhood meeting was held on August 23, 2016 at Plymouth Congregational Church. Questions, comments and responses were noted and are available to citizens, staff and decision-makers. The Developer met with representatives of the Plymouth Congregational Church on September 20, 2016 to discuss the Church’s interest in gated access for their parking lot to minimize cut through traffic, shading of a portion of the Church’s parking lot in winter months, as well as fencing and landscaping concepts adjacent to the Church site. 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 City Plan Principles and Policies The Standard District - Project Development Plan (PDP) is supported by the following Principles and Policies found in: City Plan Fort Collins, Colorado Comprehensive Plan Adopted February 15, 2011 ECONOMIC HEALTH Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas: Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment: Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to Infill development and redevelopment. Emphasize new policies and modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. Located within the Targeted Infill and Redevelopment Area, this project will accomplish exactly what is envisioned by the City’s plan by concentrating higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity where infrastructure already exists. Redevelopment of this property will provide needed student housing adjacent to the CSU campus, improve pedestrian linkages that are currently either poorly defined or nonexistent altogether, and contribute to the economic viability of the nearby Campus West commercial district. ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES Policy ENV 8.6 – Prevent Pollution: Promote prevention of air pollution at its source as the highest priority approach in reducing air pollution emissions. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). The Standard will provide housing for 788 students located within easy bike and walking distance of the CSU Campus, Transfort stops, and other activity centers. The site is an ideal 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 location for student housing because it will encourage students to use alternative modes of travel and help reduce vehicle miles traveled. Development of high-density student housing at this location will help the City reach their goals of encouraging alternative modes of travel. Principle ENV 9.1 – Promote Alternative and Efficient Transportation Fuels and Vehicles: Promote alternative and efficient transportation fuels and vehicles that improve air quality. Invest in infrastructure throughout the City to support alternative fuel vehicles and promote the use of such vehicles through education and incentives. The Standard will promote alternate and efficient transportation fuels and vehicles that improve air quality by providing electric vehicle parking stations within the parking deck. Policy ENV 13.1 – Raise Awareness: Provide education and promote the City’s goals for reducing all types of municipal solid waste (MSW) at the source and diverting discarded material from landfill disposal. Policy ENV 14.1 – Divert Waste: Identify and develop viable, sustainable strategies designed to accelerate the community’s ability to meet or surpass the adopted goal of diverting 50% of the community’s waste stream from disposal in landfills. Solid waste will be reduced at the source by the use of separate collection bins for refuse and recyclables. Policy ENV 17.4 – Construction Waste Reduction: Encourage activities that help divert debris from construction-related activities. Explore the feasibility of requiring any City-subsidized projects to employ reduction and solid waste diversion practices that reduce the volume of material sent from city construction sites to landfills for 
disposal. Construction waste reduction is one of many sustainable building practices that will be evaluated during the design and construction processes. Policy ENV 19.2 – Pursue Low Impact Development: Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land planning and engineering design approach with a goal of minimizing the impact of development on urban watersheds through the use of various techniques aimed at mimicking predevelopment hydrology. Policy ENV 20.2 – Follow Design Criteria for Stormwater Facilities: Utilize stormwater facility design criteria that follow national Best Management Practices (BMPs). The stormwater management strategy for The Standard will implement the latest strategies for stormwater quality treatment and low-impact development, none of which currently exists for the subject properties. The stormwater detention and low-impact development facilities proposed with The Standard will provide a noticeable drainage improvement from both a flood management and water quality perspective and will help to relieve existing localized drainage problems in Lake Street. 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 PRINCIPLES AND POLICIES The principles and policies in this section carry forward the City Plan vision for a community with a compact land use pattern within a well-defined boundary, adequate public facilities, and development paying its share of costs of necessary public facilities and services. GROWTH MANAGEMENT Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Principle LIV 3: The City will coordinate facilities and services with the timing and location of development and ensure that development only occurs where it can be adequately served. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. The Standard is located within the City’s Growth Management Area where it can adequately be served by streets, utilities, and urban services. Furthermore, the property is located within the Targeted Infill and Redevelopment Areas, which the City has determined to be a priority for future development, capital investment, and public incentives. Both Lake Street and Prospect Road are slated for significant street improvement projects in upcoming years. The Developer will be dedicating twenty-one (21) feet of additional right-of-way along Prospect Road to facilitate these improvements as well as a 15’ Utility Easement along Prospect Road and a 9’ Utility Easement along Lake Street.. The proposed development will also contribute to these street improvements by constructing ultimate sidewalks, installing street trees, and through substantial fees paid into the City’s street oversizing fund. It is estimated that $3-4 million in connection, permit, and impact fees will be assessed by the City to ensure that the Developer shares its cost of providing public facilities and services for the development. INFILL AND REDEVELOPMENT City Structure Plan Map Principles and Policies for Districts and Neighborhoods, as applicable. Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill: Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map (See Figure 
LIV 1). The purpose of these areas is to:  Promote the revitalization of existing, underutilized commercial and industrial areas.  Concentrate higher density housing and mixed-use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity.  Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips. 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  Promote reinvestment in areas where infrastructure already exists.  Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. By locating in a Targeted Infill and Redevelopment Area, The Standard will be achieving many of the City’s specific objectives for infill development:  The Standard will concentrate higher density housing in a location that will be served by high frequency transit and that can support higher levels of activity.  The Standard is a higher density, multi-family residential development oriented toward CSU students. Its location directly adjacent to campus will enable students to access the campus, jobs, and services with fewer and shorter auto trips.  The Standard will provide reinvestment in an area where infrastructure already exists.  The Standard will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. Policy LIV 5.4 – Contribute to Public Amenities: Explore options for private development to help contribute to the additional public amenities needed in areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas into distinct places with identifiable character and more marketable frontage that promotes redevelopment. Needed amenities usually include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new secondary streets; and landscaping and signage for identity and wayfinding. Options for helping developers with these amenities include tax increment financing, improvement districts, and context-sensitive design and engineering standards for streets and development. The Standard will help transform the area along Lake Street and Prospect Road into a pedestrian- and bike-friendly street with detached sidewalks, detached bike lanes, and street trees. In addition to the improvements within public rights-of-way, the development will provide a much-needed mid-block connection between Lake Street and Prospect Road via a north-south alley through the site. Proposed public amenities will include pedestrian improvements such as streetscapes, plazas, pedestrian scale lighting; and signage for identity and wayfinding. In addition, both North-South and East-West Pedestrian connections are provided to both Lake Street Apartments and The Slab. Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.2 – Seek Compatibility with Neighborhoods: Encourage design that complements and extends the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. 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 Standard has been designed in accordance with the guidelines provided in the West Central Area Plan, the High Density Mixed-Use Neighborhood District (H-M-N) requirements and the new construction design requirements of LUC Section 3.4.7 regarding Historic and Cultural Resources. The structures will be a maximum of five stories above grade and are stepped down to 3-stories at street frontage. Roof forms will be a combination of flat and sloped roofs. Building A along West Prospect Road has been designed with open south-facing courtyards fronting onto the street that break up the mass and create the sense of three separate smaller buildings. The courtyards will serve as active, outdoor-use areas for the residents. Residential doorways, that are adjacent to and accessible from the street, will be provided on both the Lake Street and Prospect Road facades. The street facades of both buildings will be articulated using pitched roof forms and gables, as well as residential porches, in order to break up the massing of the structure and comply with the sloped height plane requirements from the street-side building setback lines. All street- facing building walls will be set back an additional one foot for each two feet of wall or building over 35 feet in height in accordance with the zone district requirements. Landscape elements will be used to define the front yard zones and make the visual transition from the sidewalks to the residential entrances. The architectural character of The Standard is intended to serve as an aesthetic bridge between the character of the adjacent existing residential neighborhood, the other approved student housing communities in the immediate vicinity and the campus architecture including the new CSU football stadium that is currently under construction. This is accomplished by reflecting the mid-century residential character of the homes in the neighborhood and using design characteristics such as horizontal trim lines, warm, natural color selections and fenestration detailing that relate to the craftsman and mid-century homes. The design will feature warm materials like paneling and siding as well as residential-inspired massing such as gables and porches, while introducing natural stone along with spare, contemporary detailing. This will give the development a distinctive residential architectural expression that complements, but does not mimic the style of the existing homes or the adjacent student housing developments. HOUSING Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations: Encourage a variety of housing types and densities, including mixed-used developments that are well- served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 7.2 – Develop an Adequate Supply of Housing: Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Policy LIV 7.4 – Maximize Land for Residential Development: Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy LIV 7.6 – Basic Access: Support the construction of housing units with practical 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 features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory–related abilities. Policy LIV 7.7 – Accommodate the Student Population: Plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well served by public transportation. The Standard offers students a high density, unique housing option that provides off campus living in an exciting urban environment. The development is designed with their needs in mind and offers safe, convenient, comfortable, and cost-efficient housing for the average student. The complex is planned to include 41 one-bedroom apartments, 32 two-bedroom apartments, 39 three-bedroom apartments, 74 four-bedroom apartments, and 54 five-bedroom units. Accessible living units will be provided for handicapped students. Most importantly, the project is adjacent to campus. It is also close to a variety of goods and services available at the Campus West commercial area and the nearby CSU market. Parking facilities will be provided on site for bikes and cars and future Transfort stops to be located on Lake Street and Prospect Road per the West Central Area Plan. The rooftop amenity area will include an outdoor pool or combination of hot tubs along with associated amenities. The project will also include a recreation room with pool tables, TV's, and other games; fitness center, clubroom, a computer lab, and numerous study rooms for both individual and groups. In addition, the on-site amenity and recreation areas, students living at The Standard are two blocks from the CSU athletic fields and three blocks from Moby Arena and the CSU Rec Center. The project is also located within easy biking distance from City Park, which includes 172 acres of open space with sport fields, a lake, natural areas, a swimming pool, playground, and a golf course. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.4 – Retain Existing Affordable Housing: Retain affordable housing options in existing neighborhoods so that long-term residents can “age in place” and to meet the housing needs of various household types. The Standard addresses the need for affordability in several ways:  Locating high-density housing for students where they can access the campus, shopping, employment and recreational opportunities without using an automobile is a key component of reducing living expenses. The Standard will allow 788 students to live in a location where they can easily get along without owning a car. This is not only highly desirable from an environmental perspective but also makes going to college more affordable to students on a budget.  High-density multi-family housing helps to achieve affordability because land costs and infrastructure costs are spread over more units.  The Standard will provide energy efficient 4- and 5-bedroom units that lower the student’s utility costs making the living unit more cost-efficient. These units are also more efficient in that the design for one kitchen per 4 people requires fewer materials 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 than one kitchen per 2 people. This reduces the overall cost and allows for the higher density units to be rented for less per bedroom. Policy LIV 9.1 – Increase Efficiency and Resource Conservation: Reduce net energy and water use of new and existing housing units in order to conserve natural resources, and minimize environmental impacts.  The Standard will provide 4- and 5-bedroom units which are more efficient in terms of material usage and are also more energy efficient. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units indicates that electricity usage is on average 21.25% more efficient when comparing a 4-bedroom unit to two 2- bedroom units. In other words, the same four people use less electricity when housed in a 4-bedroom unit vs. splitting into two 2- bedroom units. Likewise, natural gas is estimated to be 55.13% more efficient.  Additionally, fewer construction materials translates into less environmental impact from a construction standpoint.  The landscape plan proposed for The Standard is intended to provide an attractive and sustainable landscape for many years to come. Plants are selected for hardiness, low water consumption and ease of maintenance. Xeriscape principles regarding plant material selection, soil amendments, mulches and irrigation will be incorporated throughout.  The Standard will evaluate numerous green building practices during the design and construction phase which may include water saving fixtures. COMMUNITY APPEARANCE AND DESIGN STREETSCAPES Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets: Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to 
serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or 
distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. (Also see the Transportation chapter.) Both Lake Street and Prospect Road are slated for significant street improvement projects in upcoming years. The Developer will be dedicating twenty-one (21) feet of additional right-of-way along Prospect Road to facilitate these improvements as well as a 15’ Utility Easement along Prospect Road and a 9’ Utility Easement along Lake Street.. The proposed development will 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 also contribute to these street improvements by constructing ultimate sidewalks, installing street trees, and through substantial fees paid into the City’s street oversizing fund. The proposed streetscape adjacent to the project site is designed in accordance with the City street standards, allowing for a parkway, street trees, lighting and a detached public sidewalk (and detached bike lane on Lake Street) located within the public right-of-way. The layout is simple, interconnected, and direct. The spaces between the public right-of-way and the buildings are integrated into the streetscape to create visually exciting and functional urban spaces. These urban spaces and adjacent courtyards and an alley connection between Prospect and Lake, include special paving, a variety of seating opportunities, pedestrian-scale lighting, trees and ornamental plant materials, bike parking and internet access for residents. The proposed north-south alley will provide a much-needed mid-block connection between Lake Street and Prospect Road. The future pedestrian crossing light to be installed by the City as part of the Prospect Corridor plan will likely align with this alley to allow pedestrians to cross the arterial street safely and connect to the CSU campus through the new pedestrian/bike friendly alley. Policy LIV 10.2 – Incorporate Street Trees: Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Street trees are used to reinforce, define and connect the spaces and corridors created by buildings and other features along both street frontages. Existing tree removal will be mitigated by planting trees that are larger than required on the site in locations where they will be both functional and attractive. Policy LIV 10.3 – Tailor Street Lighting While most of the lighting for The Standard will be provided by the public streetlights along the adjacent streets, the developer proposes to add pedestrian scale lighting where it is needed to provide good visibility and security during the evening and nighttime. This low-level pedestrian scale lighting will be located in the courtyards and along the Prospect/Lake alley connection. The lighting will be designed to achieve the desired illumination level and preserve “dark sky” views at nighttime, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Fixtures will be selected to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 – Design for Crime Prevention and Security Policy LIV 12.2 – Utilize Security Lighting and Landscaping Both buildings at The Standard are oriented to public streets. This orientation heightens visibility that not only helps with police surveillance, but will increase observation by residents who feel a sense of ownership in the community. The landscape on-site is designed to avoid hidden areas 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 near building entrances and along the Prospect/Lake alley connection. The parking garage interior will be well lit and the structure is designed to avoid “hiding” spaces. Security cameras are installed throughout the property for surveillance of the site and courtyard areas. The Standard provides a courtesy/security officer that lives on-site with free or reduced rent. Electronic keys control access to the building, amenity areas, elevators, apartment units, and bedrooms. LANDSCAPE DESIGN Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees types approved by the City Forester, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. NOISE POLLUTION MITIGATION Principle LIV 18: The City shall reduce noise disturbances and pollution through enforceable, measurable, and realistic noise standards, and careful consideration of potential noise impacts. Policy LIV 18.1– Enforce Noise Regulations: Prevent noise pollution through ongoing enforcement of community noise regulations and programs. The Standard will have full-time, on-site management who will patrol the property on a regular basis to prevent problems from occurring. Similarly, the Standard’s management policies are designed to eliminate noise problems before they happen. Residents are required to register group gatherings, pool hours are limited, and there are restrictions on the number of people that can be in the area at one time. In addition, the roof top amenity area has been located on Building B and away from the adjacent neighborhood residential areas and Plymouth Congregational Church. On-site management staff and the on-site security and courtesy officer monitors the development to ensure residents comply with their lease agreements and local noise ordinances. The Standard utilizes a “three-strikes” policy whereby residents are fined and eventually evicted for violating the community policies. APPLYING THE CITY STRUCTURE PLAN MAP Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community’s desired future. Policy LIV 19.1 – Land Use Designations - Utilize the City Structure Plan Map to set forth 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 a basic framework, representing a guide for future land use and transportation decisions. The Standard is consistent with the goals and objectives of the City’s Structure Plan. The high- density student housing project will replace existing substandard multi-family housing and aging single family residences along an arterial street with a compact urban development pattern that achieves the following objectives:  Locates high-density residential housing adjacent to the CSU campus and the new stadium so residents can study, recreate and take advantage of many student-oriented activities on campus.  Residents can conveniently access other activity centers in the community by using existing transit stops located near the development, including future Transfort stops to be installed as part of the West Central Area Plan. Encourages alternative modes of travel. With so many activities located within easy walking and biking distance, students will drive their cars less because it will be less expensive and more convenient to walk or bike. The result will be fewer daily trips and overall reduced carbon emissions. Principle LIV 20: Subarea and corridor planning efforts will be developed and updated as needed, tailoring City Plan’s citywide perspective to a more focused area of the community, such as individual neighborhoods, districts, corridors, and edges. The West Central Neighborhood Plan developed in 1999 and recently updated in 2015, incorporates policies and plans to direct development in the three square mile area west and south of the CSU campus. The Standard is proposed to be located in the High Density Mixed- Use Neighborhood (HMN) District. This area between Lake Street and Prospect Road is the only area in the City designated as HMN. The Standard Project Development Plan (PDP) is supported by the following Principles and Policies from the West Central Area Plan: LAND USE & NEIGHBORHOOD CHARACTER VISION Vibrant and diverse neighborhoods that provide a high quality of life LU1: Desirable, safe, and attainable neighborhoods that are a source of pride. LU 2: Conveniently located parks, trails, open space, services, and employment LU 3: New development that is compatible with existing development LU 4: A range of incomes and a wide variety of housing options LU 5: Well-integrated campus community LU 6: A collaborative design process that respects neighborhood concerns Policy 1.1: Promote good property maintenance and yard care practices to contribute to attractive, desirable neighborhoods (LU1).  The landscape plan for The Standard is intended to provide an attractive and sustainable landscape for many years to come. Plants will be selected for hardiness, low water consumption and ease of maintenance. Maintenance of the landscape will be provided by the property management through a contract with a local landscape management company or by on-site staff. 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 has frontage on the City’s Priority 1 (Prospect Road) and a Priority 2 (Lake Street) snow removal routes. The importance of keeping public sidewalks adjacent to these routes open is understood. Removal of snow and ice in accordance with City requirements will be provided by the property management via a contract with a local landscape management company or by on-site staff. The property management will also coordinate snow removal on walkways within the development.  Compactors and containers for refuse and recycling collection will be enclosed by the building and screened by overhead doors. Receptacles for the separate refuse and recycling chutes to the containers will be provided on each floor for resident use.  The property management will participate in applicable Neighborhood Services training programs when possible and will be responsible for staying current on building and property maintenance codes that are relevant to the site. Policy 1.3: Support programs and initiatives that seek to educate renters, landlords, and property managers, and long-time residents about living as part of a diverse community (LU1, LU5).  Residents will be encouraged to attend educational programs offered by Neighborhood Services and CSU Off-Campus Life related to the responsibilities of off-campus living and being a good neighbor. Attendance at educational programs offered by the City’s Police Services and CSU’s Police Department will also be encouraged.  As part of The Standard’s Residence Life program, the managers organize events related to their four areas of focus: Philanthropy, Academics, Wellness, and Social. Throughout the year this could involve a safety seminar or a partnership program with the university.  The property management team will work to be an active member of the West Central area by attending neighborhood meetings. Policy 1.4: Ensure that the West Central area remains a safe place to live, work, travel, and play for all ages (LU1, T4).  Perhaps one of the most important safety features associated with this project and others in the area is the inclusion of a safe pedestrian crossing light on Prospect Road, in coordination with the City’s Prospect Corridor plan. This will allow pedestrians to cross the arterial street safely and connect to the CSU campus through a pedestrian/bike friendly alley being created as part of the development of this project.  The outdoor courtyard spaces at The Standard are oriented toward the street to provide good visibility. Both the courtyards and parking garage are designed to eliminate hiding spaces and security lighting will be provided at night for these areas as well as along the proposed pedestrian/bike alley and driveway.  By providing an enhanced streetscape along Lake Street that includes detached sidewalks, detached bike lanes, and parkways, the project will improve the overall 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 quality, safety and convenience for pedestrians of all ages utilizing Lake Street. Similarly Prospect Road improvements will include detached sidewalks and parkway strips. Street crossings will be constructed with ADA accessible ramps and crosswalks. Policy 1.5: Construct new public improvement and upgrade aging infrastructure to better serve neighborhood residents (LU1, T4, T6).  As noted under Policy 1.4, the proposed streetscape improvements along Lake Street and Prospect Road will improve the overall quality, safety, and convenience for pedestrians. The Developer will be dedicating twenty-one (21) feet of additional right-of- way along Prospect Road to facilitate these improvements. The proposed development will also contribute to these street improvements by constructing ultimate sidewalks, installing street trees, and through substantial fees paid into the City’s street oversizing fund.  An 8” water line will be installed through the site and will provide a looped connection between the 6” main in Prospect Road and the 12” main in Lake Street. An 8” water main will also be installed to connect two 6” mains in Prospect Road. These improvements will help to improve the flow and overall reliability of the water system in the area. Policy 1.8: Maintain established, mature neighborhoods as areas of stability (LU1, LU4)  By providing safe, efficient, high quality, and high occupancy apartment units, The Standard will help to relieve the burden on surrounding neighborhoods while simultaneously helping to free up affordable rental housing stock to families and employees of CSU and to the greater community. By providing a managed student- oriented housing development, the project helps to reduce the number of student renters that may disturb traditionally single-family neighborhoods, preserve historic structures, and maintain neighborhood property values. Policy 1.9: Provide guidelines to ensure new development is compatible with adjacent neighborhoods (LU2, LU3, LU5, LU6). The developer has consolidated a number of under-utilized parcels to create a higher density multi-family development, oriented to CSU students, as intended for the HMN zone and envisioned by the Land Use & Neighborhood Character chapter of the West Central Area Plan (WCAP). The very limited HMN (created as a result of an earlier version of the West Central Area Plan), encourages up to five (5) story buildings to promote the efficient utilization of land and the use of alternative modes of travel. It is expected that redevelopment in this zone will result in a change of intensity. The design team has worked extensively to fulfil the City’s vision for the HMN zone and the West Central Area Plan as well as ensure compatibility with the adjacent neighborhood. The proposed height, mass and scale of The Standard is comparable to the recently approved multi-family developments in the vicinity and existing and new construction on the CSU 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 Campus. Taller, denser development is appropriate in this area as it was purposefully zoned HMN by the City in order to provide opportunities for high density student housing in close proximity to CSU. The growth trends at CSU, the market demand for more appropriate housing, and the strong local economy are all contributing to the fulfillment of City’s vision and goal for higher density development in this very limited HMN zone. These types of projects are only now coming to fruition as it is the first time since the HMN was established that all of these factors have been present at the same time. Finally, projects of this size are not found in other nearby residential areas because such areas are zoned for other types of residential uses. The size of The Standard’s buildings is also a result of the fact that the project provides structured parking. Structured parking is the preferred method, as opposed to large surcommercialface lots, particularly in the TOD and the HMN zone, where both the efficient utilization of land and higher density development is encouraged. The adjacent development and area context includes numerous existing and recently approved higher density student-oriented housing projects along W. Prospect Road and W. Lake Street, and the larger buildings, dormitories and stadium on the CSU Campus. Other adjacent developments include existing small and under-utilized parcels that envision significant redevelopment at HMN densities and heights. Compatibility and sensitivity with the existing neighborhoods is achieved in accordance with Figure 7 through the use of south facing courtyards, articulation of the building façade, stepback of the 4th and 5th floors of the building, and structured parking behind buildings. The development, although larger than others in the immediate vicinity, is located on more acreage than the adjacent developments. It is not significantly taller or denser (as measured in residential units per acre) than the surrounding proposed 5-story and 3-story developments. Significant measures, derived directly from the West Central Area Plan, have been employed to break down the scale of the development. These include separating the two buildings on the site, and providing massing breaks and courtyards on W. Lake Street and W. Prospect Drive. Building A and Building B are larger than some other buildings on the same block face, adjacent to the project or on the opposing block face, however, they are similar in size to other structures, e.g. the proposed developments known as The Slab and Lake Street Apartments, and much smaller than the new CSU stadium. To address the differences in size and height, the design team has incorporated articulation and subdivision of the buildings’ mass proportional to other structures. Section 3.5.1(C) must also be considered in the context of the design strategies contained in the West Central Area Plan, which were crafted specifically for redevelopment of multi-parcel lot consolidations in the HMN zone adjacent to W. Prospect Road and W. Lake Street. The scale of Building A and Building B provides a transition between the Sheely neighborhood and the CSU Campus, as envisioned by the West Central Area Plan. The 3-story step back along the south façade of Building A is similar in height to The Slab which is directly to the east of the project. The buildings step up to 5 stories and provides a transition to the 5- story Lake Street Apartments located north of Building A and west of Building B. The north façade of Building B is stepped down to 3-stories along the street frontage and provides another transition to the pedestrian scale of Lake Street and the adjacent 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 applicant believes that the overall mass, height, bulk and scale of Building A relates well to Prospect Road, a 4-lane arterial designated as an Enhanced Travel Corridor, as it has been designed in accordance with the West Central Area Plan strategies for achieving compatibility (See Figure 7). The residential neighborhood to the south is separated from The Standard by the Prospect Corridor, diminishing the impact of Building A’s height, mass and scale. It should also be noted that the residences in the Sheely neighborhood are not oriented to the north; the homes are either oriented toward Sheely Drive with views to the south and west, or are so far removed from W. Prospect is completely out of sight. Policy 1.11: Encourage a variety of housing types so that residents from all socio- economic levels may find suitable housing in the area (LU3, LU4, LU5).  The Standard will provide student-oriented housing close to the CSU campus. The development will offer one-, two-, three-, four-, and five-bedroom apartments. This makes housing more affordable as it allows students to share the cost of utilities with roommates. The 4- and 5-bedroom are also more efficient in that the design for one kitchen per 4 people requires fewer materials than one kitchen per 2 people. This reduces the overall cost and allows for the higher density units to be rented for less per bedroom. The ability to walk or bike to campus also helps to keep the demands on a students’ budget for transportation low. TRANSPORTATION & MOBILITY VISION A connected network that supports people safely walking, biking, or using public transit as a primary way to travel while balancing the need for efficient auto travel throughout the area. T1: Safe routes to school, CSU, and other major destinations. T2: Safe, reliable, arterial streets that are easy to cross and serve residents and commuters. T3: Option for residents to live without a car. T4: Reshaped and retrofitted streets that meet the needs of all ages, abilities, and modes. T5: Safe and efficient travel by car with adequate, convenient parking. T6: Improved transit service and convenient stops. T7: Easy access to transit (including MAX). Policy 2.1: Prioritize improvements that support safe routes to school and community facilities (T1, T2, T3).  The enhanced streetscapes along Lake Street and Prospect Road will provide detached sidewalks and bike lanes that will improve the overall quality, safety and convenience for pedestrians and bicyclists of all ages utilizing these roads.  The proposed north-south alley will provide a much-needed mid-block connection between Lake Street and Prospect Road. The future pedestrian crossing light to be installed by the City as part of the Prospect Corridor plan will likely align with this alley to allow pedestrians to cross the arterial street safely and connect to the CSU campus through the new pedestrian/bike friendly alley. Policy 2.2: Provide safe routes for bicyclists and pedestrians during snow events (T1, T2, 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 T3, T7).  The property management will provide snow and ice removal along public sidewalks in accordance with the City requirements. Policy 2.9: Pursue opportunities to retrofit arterial streets to improve aesthetics, minimize crossing distances, and improve safety, mobility, and comfort for all users (T4, OS3, OS5). Both Lake Street and Prospect Road are slated for significant street improvement projects in upcoming years. The Developer will be dedicating twenty-one (21) feet of additional right-of-way along Prospect Road to facilitate these improvements as well as a 15’ Utility Easement along Prospect Road and a 9’ Utility Easement along Lake Street.. The proposed development will also contribute to these street improvements by constructing ultimate sidewalks, installing street trees, and through substantial fees paid into the City’s street oversizing fund. Policy 2.11: Ensure adequate vehicle and bicycle parking is provided to serve new development and redevelopment projects (T5, LU3). The project will provide 0.75 parking spaces per bedroom in accordance with the Transit Overlay District (TOD) requirements for developments that rent by the bedroom. The parking garage will provide 595 vehicular parking spaces. One bicycle space per bedroom, or 788 spaces, will be provided within the development. At least 60% of these spaces will be located with the building/parking garage and therefore be covered. Additional bike parking will be provided in the pedestrian alley and other suitable locations on the site. Policy 2.13: Manage special events to minimize traffic and parking impacts on neighborhoods (T5, LU1). The Design Team has started a dialogue with the City and is attempting to contact CSU to discuss coordination of traffic during game days and other events at the new stadium. These discussions are focusing on providing emergency vehicle and resident access to the site during events. OPEN SPACE NETWORKS VISION A functional network of public and private lands and connects wildlife, plants, and people. OS1: Access to nature, recreation, and environmental stewardship opportunities. OS2: Parks and open spaces that offer a variety of settings and experiences. OS3: Attractive urban landscape that supports habitat, character, and shade. OS4: Preserved and enhanced wildlife habitat and corridors. OS5: Comprehensive and ecological approaches to stormwater management Policy 3.1: Ensure that residents are adequately served by parks and open space as infill and redevelopment occur (OS1, OS2, LU2). In addition to the on-site amenity and recreation areas that will be provided, residents of The Standard are within two blocks of the CSU athletic fields and three blocks from Moby Arena and the CSU Rec Center. The project is also located within easy biking distance from City Park, which includes 172 acres of open space with sport fields, a lake, natural areas, a swimming 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 pool, playground, and a golf course. The new CSU football stadium is currently under construction across from the development. It has recently been announced that the stadium project will also include new practice fields, an Agricultural Heritage Garden, and additional paths and tree identification guides within the existing arboretum located across the street from the proposed project. Policy 3.5: Provide for a variety of settings, experiences, and recreational opportunities in parks and open spaces (OS1, OS2). The rooftop amenity area for The Standard will include an outdoor pool or combination of hot tubs along with associated amenities. The project will also include a recreation room with pool tables, TV's, and other games; fitness center, clubroom, a computer lab, and study rooms for group study sessions. Courtyards on site are programmed to provide areas of passive space to study or quietly enjoy the outdoors as well as providing active common areas that allow for social gathering and activities. Policy 3.6: Improve safety in public parks, open space, and along trails (OS1, OS2, T1) Pedestrian scale lighting will be installed where needed to provide good visibility and security during the evening. This low-level pedestrian scale lighting will be located in the courtyards and along the Prospect/Lake alley connection. Courtyards will be gated and accessible to residents through key fob access. Security cameras are installed throughout the property for to allow for surveillance of the site and courtyards. The Standard provides a courtesy/security officer that lives on-site with free or reduced rent. Electronic keys control access to the building, amenity areas, elevators, apartment units, and bedrooms. Policy 3.10: Approach stormwater management comprehensively and at the system scale (OS5). The stormwater management strategy designed with The Standard helps relieve an existing localized drainage problem in Lake Street. There is no public storm sewer in Lake Street, and there are deficiencies in gutter conveyance capacity. At present, Blue Ridge Apartments drains into Lake Street without any stormwater quantity attenuation or water quality treatment. The drainage concept proposed with The Standard will implement the latest strategies for stormwater quality treatment and low-impact development, none of which currently exists for the subject properties. Additionally, major flows from the Blue Ridge Apartments site will be redirected to Prospect Road where gutter conveyance is less problematic. As such, the stormwater detention and low-impact development facilities proposed with The Standard will provide a noticeable drainage improvement from both a flood management and water quality perspective. Policy 3.11: Enhance and add to the urban tree canopy along streets and within neighborhoods (OS3, OS4, T4). Trees that will enhance and add to the urban tree canopy are proposed along both street frontages and along the pedestrian alley through the site. 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 PROSPECT CORRIDOR VISION Attractive and functional, well-integrated, mixed-use corridor that serves the mobility needs of nearby neighborhoods, CSU, and the community. P1: Safe and comfortable corridor for all modes of travel P2: Safe crossings P3: Attractive gateway to campus, downtown, and midtown P4: Seamless connection to MAX The West Central Area Plan provides conceptual plans for corridor improvements along Lake Street and Prospect Road. The Standard will provide twenty-one feet of additional right-of-way along Prospect Road, detached pedestrian and bicycle ways along Lake Street and a wide detached sidewalk along Prospect Road adjacent to the project site. These improvements along with those provided by the Lake Street Apartment project to the west and The Slab to the east will make a significant contribution to the attractiveness and livability of the neighborhood and help the City to move its Prospect Corridor Vision forward. These pedestrian ways will not only be convenient and safe, but will also be fun, attractive urban places that contribute to the character of the neighborhood. The proposed streetscape adjacent to the project site is designed in accordance with the City street standards and allows for a parkway, street trees, lighting, sidewalk, and bike lanes within the public right-of-way. The layout is simple, interconnected, and direct. The spaces between the public right-of-way and the buildings are integrated into the streetscape to create visually exciting and functional urban spaces. An alley connection between Prospect Road and Lake Street will provide an attractive, safe, and convenient pedestrian/bike connection from residential area located to the south to the CSU campus. As part of the proposed Prospect Road improvements, the City proposes to install a pedestrian light to prioritize pedestrians crossing Prospect Road. The proposed north-south alley will provide a much-needed mid-block connection between Lake Street and Prospect Road. The future pedestrian crossing light to be installed by the City as part of the Prospect Corridor plan will likely align with this alley to allow pedestrians to cross the arterial street safely and connect to the CSU campus through the new pedestrian/bike friendly alley. The future Transfort stops identified on the West Central Area plan along Lake Street and Prospect Road and in located near the project site will encourage transit use by residents of The Standard as well as other students living in the immediate vicinity. The transit stop will be easily accessible to pedestrians and bicyclists. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Policy LIV 21.2 – Design Walkable Blocks 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 Policy LIV 21.3 – Calm Traffic Policy LIV 21.4 – Provide Access to Transit The Standard is designed to become an integral part of the Prospect Corridor and Lake Street neighborhoods and create a transition between them. Design characteristics that contribute to this integration include:  The Standard is oriented to existing public streets and reinforces the historic block pattern in the neighborhood.  Currently the streets adjacent to the project site have less than ideal streetscapes. The Standard will provide detached pedestrian and bicycle ways along Lake Street and a wide detached sidewalk along Prospect Road adjacent to the project site. These improvements along with those provided by the Stadium Apartment project to the west and The Slab to the east will make a significant contribution to the attractiveness and livability of the neighborhood. These pedestrian ways will not only be convenient and safe, but will also be fun, attractive urban places that contribute to the character of the neighborhood.  Future Transfort stops on Lake Street and Prospect Road in the heart of The Standard project will encourage transit use by residents of The Standard as well as other students living in the immediate vicinity. The transit stop will be easily accessible to pedestrians and bicyclists.  An alley connection between Prospect Road and Lake Street will provide an attractive, safe, and convenient pedestrian/bike connection from residential area located to the south to the CSU campus. As part of the proposed Prospect Road improvements, the City proposes to install a pedestrian light to prioritize pedestrians crossing Prospect Road. NEIGHBORHOODS Neighborhood Design and Character Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.2 – Provide Creative Multi-Family Housing Design Policy LIV 22.3 – Offer Multi-Family Building Variation Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.6 – Enhance Street Design and Image Policy LIV 22.11 – Promote Neighborhood Upkeep and Property Maintenance Most student-oriented multi-family housing projects in Fort Collins fit a suburban model of three- story buildings with 16-24 units in each. The architecture of these buildings is nearly identical and typically include a centrally located clubhouse and pool as part of the plan. The buildings and associated surface parking are typically designed to create an enclave with an inward focus. 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 Standard offers a student housing model that is unique to Fort Collins. The project is designed to be highly urban in character and oriented to public streets with an outward focus. South facing courtyards located at Building A provide access to sunlight and opportunities for social interaction. The highly articulated street facades of the buildings change their relationship to the street in an undulating pattern of alternating intimate or expansive pedestrian spaces at the ground level. Building entries and courtyards are oriented to the neighborhood street sidewalk. The streetscape along W. Lake Street is enhanced by Commercial space, as well as leasing and amenity spaces that create activity along the sidewalk with storefront, awnings and outdoor seating. The architecture of the building offers a variety of building materials including masonry, siding, metal and glass in a variety of color and textures that make the modern architecture exciting and appealing while also providing similar elements to the surrounding neighborhood. The sizing of windows and doors as well as the articulation of other building design elements are careful to respect the human scale so that even though the buildings are large, they relate to the pedestrian and feel comfortable at the ground level. The stepdown of building height from 5 stories to 3 stories adjacent to the street level help to integrate the building height into the surrounding neighborhood consisting of single-family residences, future 3- and 5-story mulit- family developments on adjacent properties, and the adjacent church. The visual impact of the 5-story parking garage is mitigated by locating it inward on the site, so that it is not visible from surrounding public streets. The pedestrian areas at the ground level offer a variety of seating opportunities, upscale street furniture and unique landscape details. All these amenities occur within the framework of tree- lined public streets with detached pedestrian sidewalks. The on-site property management will coordinate upkeep and maintenance of the property and landscaping. Principle LIV 26: Neighborhood stability should be maintained and enhanced. Most existing residential developments will remain largely unaffected by these City Plan Principles and Policies. Policy LIV 26.1 – Maintain Existing Neighborhoods Policy LIV 26.3 – Promote Compatibility of Uses The Standard is located within the HMN District directly across from the CSU campus and the stadium on Lake Street and is separated from the single-family neighborhoods to the south by Prospect Road, an arterial street. The Standard is open to communicating and working with adjacent property owners to improve the safety, convenience, attractiveness and general livability of the immediate neighborhood, which includes a variety of student housing as well as commercial uses. By providing safe, efficient, high quality, and high occupancy apartment units, The Standard will help to relieve the burden on surrounding neighborhoods while simultaneously helping to free up affordable rental housing stock to families and employees of CSU and to the greater community. By providing a managed student-oriented housing development, the project helps to reduce the number of 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 student renters that may disturb traditionally single-family neighborhoods, preserve historic structures, and maintain neighborhood property values. Policy LIV 26.4 – Balance Resident Preferences with Communitywide Interests: In determining the acceptability of changes to parcels of land adjacent to existing residential developments, balance the adjacent residents’ preferences with communitywide interests. An open house neighborhood informational meeting was held on August 23, 2016 at the Plymouth Congregational Church. Concerns raised by adjacent neighbors are included building height, shading, increased traffic, access, parking and density. The Applicant listened to comments from the neighborhood and the design team has responded to their concerns where possible. A complete list of comments received at the meeting is attached with responses from the Design Team. Note that most of the comments received at the meeting are also discussed within this Planning Objectives narrative. The HMN District does not have a maximum density and the building heights proposed by The Standard are at or below the maximum building height of 5- stories. The project is replacing a substandard older multi-family project (Blue Ridge Apartments) and older single family homes with new, higher density, upscale, energy efficient, student housing across the street from the CSU campus. The project will provide 0.75 parking spaces per bedroom in accordance with the Transit Overlay District (TOD) requirements for developments that rent by the bedroom. The parking garage will provide 595 vehicular parking spaces. One bicycle space per bedroom, or 788 spaces, will be provided within the development. At least 60% of these spaces will be located with the building/parking garage and therefore be covered. Additional bike parking in the will be provided in the pedestrian alley and other suitable locations on the site. The trip generation of the project is expected to be lower than other multi-family projects due to the proximity of the site to CSU. A meeting with representatives of the Plymouth Congregational Church was held on September 20, 2016. Dialogue with the Church representatives is on-going as we continue to address issues including gated access for the Church to minimize cut through traffic, shading of a portion of the Church’s parking lot in winter months, fencing and landscaping adjacent to the Church site. Policy LIV 26.5 – Retain Differences among Neighborhoods: Retain the size and pattern of lots and blocks, building style, street design details, street and outdoor lighting, and landscape characteristics in ways unique to a given neighborhood as infill and redevelopment occur. The proposed project keeps the existing street and block pattern intact while adding street trees, upgrading the paving and generally enhancing the pedestrian experience. Policy LIV 30.3 – Improve Pedestrian and Bicycle Access: Improve pedestrian and bicycle connections within and to Commercial Districts as infill and redevelopment occur over time. (Also see the Transportation chapter.) 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  Provide direct access between commercial Districts and adjoining uses.  Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through parking areas, across streets, and along building frontages.  Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors.  Avoid superblocks, dead-end streets, and cul-de-sacs.  Coordinate with impacted neighborhoods to find context-sensitive solutions to address connectivity and neighborhood needs. The Developer will be dedicating right-of-way for the City’s Prospect Corridor project and incorporating detached sidewalks along Prospect Road and will provide pedestrian/bike friendly alley access between Prospect and Lake. Lake Street improvements will include a detached sidewalk and a detached bike lane. Combined these improvements will greatly improve pedestrian safety and connectivity in the neighborhood. Policy LIV 30.4 – Reduce Visual Impacts of Parking Policy LIV 30.5 – Parking Structures: Do not allow parking structures to dominate the street frontage. Other parking structure considerations include the following: a. Minimize interruptions in pedestrian interest and activity for parking structures fronting primary pedestrian streets with retail or other uses with a high level of walk-in clientele along the ground-level frontage. b. On other streets where a parking structure’s ground level will be occupied by cars, require a landscaped setback to soften the visual impact on the street and sidewalk. c. Use architectural elements to establish human scale at the street level along the frontage of primary pedestrian streets, plazas, and public spaces where practical. d. Incorporate architectural design that is compatible with adjacent buildings. e. Locate auto entrances so as to minimize pedestrian and traffic conflicts. f. Provide a safe and secure environment for both pedestrians and vehicular traffic. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots: To support transit use and a more pedestrian-friendly environment, reduce land devoted to surface parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses and reduce or eliminate minimum parking requirements for transit-supportive uses. Encourage alternatives such as structured parking, angled or parallel on-street parking, shared parking, and others as appropriate. Unlike the adjacent Slab and Lake Street Apartments developments, which have large surface parking lots, structured parking will be provided for The Standard. This dramatically reduces the amount of land devoted to surface parking, resulting in a more pedestrian friendly and convenient environment for residents. The visual impact of the 5-story parking garage is mitigated by locating it to the interior of the site so that is not visible from public streets. Lighting within the parking garage is designed so that the interior is well lit at night. The structure is designed to avoid “hiding” spaces. The elevator is located near Lake Street to promote safer egress since it is located along a busy public street. 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 CAMPUS DISTRICTS Purpose: Campus Districts include the various campuses of Colorado State University and Front Range Community College, which serve as centers of higher education in the City. In addition to being education, research and employment centers, these Campus Districts also include supporting retail and residential areas either on or adjacent to the campus. The location and surrounding development context of each Campus District varies; therefore, unique urban design and environmental concerns will need to be addressed for each. Principle LIV 37: The campuses of Colorado State University and Front Range Community College will be integrated into the community structure, and treated as prominent community institutions and major destinations served by the City’s multi- modal transportation system. Policy LIV 37.3 –Supporting Uses and Housing: Include student-oriented housing, retail, services, and entertainment designed to function as part of the Campus District. Form strong pedestrian and bicycle linkages throughout the district and provide connections to city systems beyond the campus. Policy LIV 37.4 –Campus District Edges: Development within Campus Districts should be compatible with surrounding uses and their design characteristics. Mitigate negative impacts on surrounding areas as development occurs. Policy LIV 37.5 –Transit: As primary multi-modal destinations within the city, serve all Campus Districts with high-frequency transit service. Transit service should link campuses. Develop transit stops as integral parts of the campus environment that serve as inviting gathering places for pedestrians, using materials of character and quality consistent with the desired image of the campus. Policy LIV 37.6 –Parking Structures: Where appropriate (as shown on campus master plans), use parking structures to reduce the areas covered by parking lots, thereby making space available for infill and redevelopment opportunities. The project is located in a targeted infill and redevelopment area, specifically called out in City Plan. It will provide higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. The development is located along Lake Street directly across from the CSU campus, providing safe convenient, attractive, energy efficient and cost-efficient units for CSU students. The proposed project is compatible with surrounding uses and the development will dramatically improve pedestrian connectivity and circulation in the neighborhood. In addition, the visual quality of the neighborhood will improve with the proposed high quality architecture and upscale streetscape improvements. The streetscape along W. Lake Street is enhanced by Commercial space, as well as leasing and amenity spaces that create activity along the sidewalk with storefront, awnings and outdoor seating. SAFETY AND WELLNESS PRINCIPLES AND POLICIES Policy SW 1.2 – Maintain and Enhance Fire Protection: Coordinate with Poudre Fire Authority (PFA) to foster fire and life safety as a priority within the city. Support the PFA 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 Strategic Plan and its mission to protect citizens and their property by being prompt, skillful, and caring. The Design Team has had several coordination meetings with representatives of the PFA to address fire and life safety issues on the site. Additional information for on-site access for fire trucks and high-rise building elements to be provided within the building has been provided to PFA for further review and discussion. Policy SW 1.5 - Maintain Public Safety through Design: Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. The outdoor courtyard spaces at The Standard are oriented toward the street to provide good visibility. The courtyards and parking garage are designed to eliminate hiding spaces and security lighting will be provided at night. In addition to safety measures through design, The Standard provides 24-hour, on-site management services including an on-site security and courtesy officer. Security cameras will be provided throughout the development for surveillance of the site and courtyards. Perhaps one of the most important safety features that this project and others in the area will be a catalyst for is the inclusion of a safe pedestrian crossing light on Prospect Road to allow pedestrians to cross the arterial street safely and connect to the CSU campus through a pedestrian/bike friendly alley created with this project. COMMUNITY WELLNESS Policy SW 2.3 - Support Active Transportation: Support means of physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy 
and safe use, as outlined in the Pedestrian Plan and Bicycle Plan Policy SW 2.4 – Design for Active Living: Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so 
that physically active modes of transportation are a desirable and convenient choice. Safety and Wellness policies are achieved by The Standard by virtue of locating high density housing in an area where tenants can walk or ride bikes to a variety of destinations including the CSU campus, the Campus West commercial area, and nearby parks and grocery stores. The Standard encourages the use of bicycles by providing convenient and secure bike parking spaces within the parking structure and at other locations on the project site. In addition, the proposed pedestrian streetscape improvements will encourage other neighborhood residents to use alternative modes as well. 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 TRANSPORTATION PRINCIPLES AND POLICIES Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility: Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities: Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.3 – Transit Supportive Design: Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. Policy T 3.4 – Travel Demand Management: Manage development in a manner that minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The Standard project will help the City achieve the above land use planning objectives related to transportation. The Standard is ideally located to encourage alternative modes of travel. The Standard will be providing streetscape improvements that will make walking and biking in the neighborhood safer, more convenient and more pleasant experience than it is now. Existing Transfort stops are located near the development and new stops will be provided on Lake Street and Prospect Road per the West Central Area Plan. Bicycling for transportation will be encouraged by providing 788 bike parking spaces on site, with at least 60% enclosed within the building/parking structure. Policy T 4.4 – Attractive and Safe Neighborhood Streets: Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well-designed streetscape, including detached sidewalks, parkways, and well- defined crosswalks. Policy T 4.5 – Infill and Redevelopment Areas: Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. The Standard will provide an attractive environment designed to be safe for pedestrians, bicyclists, and drivers. It will provide an upscale urban streetscape, including detached sidewalks, parkways, and well-defined crossings. The project is located in City Plan’s targeted infill and redevelopment area. Policy T 10.1 – Transit Stops: Integrate transit stops into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Provide transit stops within easy walking distance of most residences and destinations. 
Design and locate transit stops as an integral part of these origins and destinations and provide adequate lighting, security, pedestrian amenities, wheelchair accessibility, bicycle parking, and weather protection. Existing Transfort stops are located near the development and new stops will be provided on 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 Lake Street and Prospect Road per the West Central Area Plan. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 – Bicycle Facilities: Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist- oriented districts. Policy T 11.3 – All Ages and Skill Levels: Design a bicycle network that maximizes safety, convenience, and comfort for bicyclists of all ages and skill levels. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 – Connections: Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 – Pedestrian Network: Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.3 – Pedestrian Plan: The adopted pedestrian plan will be considered in the development of all transportation projects. Policy T 12.4 – ADA Compliance: Pedestrian facilities will comply with Americans with 
Disabilities Act (ADA) standards. Policy T 12.5 – Safe and Secure: Develop safe and secure pedestrian settings by developing and maintaining a well-lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Policy T 12.6 – Street Crossings: Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, 
signs, signals, and landscaping. Policy T 12.8 – Safety: The City will promote development of educational programs and appropriate utilization of traffic enforcement. Principle T 14: The City will be a responsible steward of transportation resources for multiple modes of travel, making it easy to choose transportation options that support a healthy lifestyle. By providing an enhanced streetscape along Lake Street that includes detached sidewalks, detached bike lanes, and parkways, the project will improve the overall quality, safety and convenience for pedestrians of all ages utilizing Lake Street. Similarly, Prospect Road improvements will include detached sidewalks and parkway strips. Street crossings will be constructed with ADA accessible ramps and crosswalks. TRAFFIC FLOW Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.1 – Level of Service Standards: The City will have current Level of Service standards positioned in alignment with transportation and land use goals. Policy T 25.3 – New and Existing Roadways: New roadways will be designed and 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 constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. Both Lake Street and Prospect Road are slated for significant street improvement projects in upcoming years. The Developer will be dedicating twenty-one (21) feet of additional right-of-way along Prospect Road to facilitate these improvements. The proposed development will also contribute to these street improvements by constructing ultimate sidewalks, installing street trees, and through substantial fees paid into the City’s street oversizing fund. The Traffic Impact Study has been prepared by Delich Associates. The results of the study will be reviewed with the City through the plan review process and modifications may be made to align with the City’s transportation and land use goals. The trip generation of the project is expected to be lower than other multi-family projects due to the proximity of the site to CSU where most of the students would be traveling. Policy T 29.1 – Bicycle Safety: The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect by and for bicyclists and by bicyclists for traffic laws. Policy T 29.2 – Pedestrian Safety: The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect for pedestrians and by pedestrians for traffic laws. Principle T 30: Programs that establish awareness of the environmental and energy use impacts of transportation choices and affect travel choices and behavior will be promoted. Policy T 30.1 – Energy Efficient and Environmentally Sensitive Transportation: Develop a program to promote energy efficient and environmentally sensitive transportation choices. The Standard is located in an area where students can easily walk or ride bikes to the CSU campus, to the Campus West commercial area, and to nearby parks and grocery stores. The applicant is dedicated to encouraging students to be environmentally responsible by promoting alternative means of transportation including walking, biking, public transit, and offering electric vehicle parking stations. The Standard will encourage the use of bicycles by providing convenient and secure bike parking spaces within the parking structure and at other locations on the project site. On- site air pumps and fix-it stations will be also provided for residents. Educating residents about bicycle use and safety will be part of The Standard’s message to new residents. Promoting energy efficient and environmentally sensitive transportation choices fits right in with the applicant’s student housing goals and objectives. 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 Neighborhood Meeting Comments Site Plan 1. Can we try save trees close to Prospect – particularly the large evergreens? Although we are unable to save the trees due to site constraints, we will be providing all required upsized mitigation trees on-site. 2. When will prospect be expanded? CITY 3. What is parking ratio? Where is parking located? Parking will be on site at a 75% parking to bedroom ratio. 4. Where will bike racks be located? a. Covered i. Outside of Building B Parking Deck ii. Level 1 of Building B Parking Deck iii. Within core space of Building A/B at Level 1 b. Non-covered i. Within the courtyards of Building A/B ii. Along the front elevation of both buildings 5. Setback between Plymouth and Building A is too small. The Setback along the West Façade of building A is increased from the 22’ Land Use Code requirement to 26’-37’. There is approximately 100 feet between the proposed building and the church building. 6. I don’t think there is enough parking. Parking has been provided in accordance with the Land Use Code (0.75 spaces per bedroom) This is a higher ratio than many of the comparable developments in the city. 7. Some variation in architecture of the wings along the building along prospect would be nice. We have updated the colors and materials along the front elevation of Building A (along W. Prospect Road). We have also added different architectural elements, such as Juliet Balconies, architectural columns, and large timber brackets, that will allow the building to relate more to Building B, while providing architectural variation along the facade. 8. Consider strong pedestrian and bicycle connection between Prospect and Lake. An activated bike/ pedestrian alley will connect Lake Street and Prospect road. This same alley will provide vehicular and emergency vehicle access. Traffic 1. Hawk signal needs to be closer to Transfort. CITY 2. Don’t want vehicular access to Prospect. There are only emergency access drives off of Prospect, no vehicular drives. 3. Pedestrian and Bike connections between Prospect and Lake is needed at multiple locations. A pedestrian and bike connection is being proposed between Lake Street and Prospect Road in the form of a shared activated alley. 4. Motorcycles speed on Prospect – we need more po+lice presence at night. CITY Civil Engineering 1. What is the relationship between all of the surrounding projects (The Slab and West Lake)? The Standard project will consist of two buildings, adjacent to West Lake Apartments fronting 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 Lake Street, and a second that is adjacent to The Slab and fronting Prospect. The Slab will be 3 stories and West Lake will be 5 stories. Both the buildings for this project will be 5 stories. There will be sidewalk connection between all projects. 2. Will you see the storm tech chambers? No. If used, the StormTech chambers would be buried underground 3. What is the relationship between shared access vs. emergency access off of Prospect? There are two emergency access ONLY drives off of Prospect Road. No shared or vehicular access is permitted. We approached the adjacent developer (the Slab) about a shared access. The interconnection would result in a loss of parking and it is not something they are interested in pursuing. 4. Flow of traffic through the site and on-site parking – how will that work? The site has been designed to allow for thru pedestrian traffic (walking and bicycling). There will be no thru vehicular traffic on site. Parking will be on site at a 75% parking to bedroom ratio. Within this parking number, 4% of the spaces will be dedicated to visitor parking, Future tenant parking, and shared parking (zip car). There will also be barrier gates within the parking garage to control/separate residential parking. 5. How do permeable pavers work? Permeable pavers are set upon layers of gravel and rock that allow rain water to be treated and stored underground. The joints between the pavers allow surface water to pass into the underground section. 6. What is the point of a monitoring well? The monitoring wells provide a means to access the underground sections below the pavers. They are utilized for inspection and maintenance. 7. What is the parking ratio and how will additional overflow parking work? Parking ratio: 75% parking to bedroom ratio. The developer is considering offsite parking for overflow. 8. How do you provide water quality? Water quality will be provided by a combination of filtration, infiltration, and a slowed release. Sand filters, StormTech chambers, and permeable pavement systems are among the methods proposed for water quality treatment. 9. What storm event do you design for? Flood protection measures are designed for the 100-year storm event. 10. What is a weir? A weir is a device used to measure, control, or direct open channel flow. 11. How tall is the parking garage? a. The Parking Garage is a total of 5 levels above grade Architecture 1. What can be done to address sound from the rooftop amenities? A 6’-0” barrier wall will be designed around the pool amenity deck to provide both security for tenants and sound protection for neighboring residents. 2. Will there be access from Prospect or Lake Street? The site has been designed to allow for thru pedestrian traffic (walking and bicycling). There will be no thru vehicular traffic on our site. 3. What is the linear frontage? Along Prospect Road: 430 feet; along Lake Street: 335 feet 4. Will the clubroom be enclosed or open-air? The clubroom will be an enclosed building on the 5th Level of the Parking Garage 5. Will there be pedestrian access through the block? Yes, in the form of a shared vehicular and bike/pedestrian alley. 6. Can there be more variation on the building elevations? 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 We have updated the colors and materials along the front elevation of Building A (along W. Prospect Road). We have also added different architectural elements, such as Juliet Balconies, architectural columns, and large timber brackets, that will allow the building to relate more to Building B, while providing architectural variation along the facade. 7. Can there be more relief on the west and east side of both buildings? We have allowed for relief along the front facades of both buildings. We have designed the east and west facades to have projections that will break up the façade so it is not a flat/tall facade. 8. What is the density? Gross density: 240 DU /4.23 AC = 56.74 DU/AC 9. Will this project be LEED certified? The developer is considering LEED certification 10. Will any solar collectors be used on this project? The developer is considering using solar collectors 11. Where will visitors park? Within the 75% parking ratio, 4% of the spaces will be dedicated to visitor parking, Future tenant parking, and shared parking (zip car). There will also be barrier gates within the parking garage to control/separate residential parking. 12. Is there enough parking? Yes, the project meets all minimum parking requirements through an on-site parking garage. 13. Vary prospect frontage architecture. We have updated the colors and materials along the front elevation of Building A (along W. Prospect Road). We have also added different architectural elements, such as Juliet Balconies, architectural columns, and large timber brackets, that will allow the building to relate more to Building B, while providing architectural variation along the facade. Note Cards 1. The Prospect Capitol project needs to a priority. CITY 2. What will happen to the trees on the property line Although we are unable to save the trees due to site constraints, we will be providing all required upsized mitigation trees on-site. 3. The city has to look at densities for this project. CITY 4. The cumulative impact of the project is too much. 5. Move Hawk signals on Prospect closer to Transfort Bus Stops and Spring Creek Trails (West). CITY 6. There is concern about pedestrians and bikes crossing Prospect at Sheely and using the Standard Alley to get to Lake. CITY 7. Change Prospect speed to 30mph. CITY 8. Do not change residential parking to two hour parking south of Prospect. CITY