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HomeMy WebLinkAboutVILLAGE ON HORSETOOTH (AFFORDABLE HOUSING) - PDP - PDP160025 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (13)1 Village on Horsetooth Fort Collins Housing Authority Statement of Planning Objectives August 17, 2016 Project Overview The Village on Horsetooth will be the first City Land Bank development in Fort Collins. The Fort Collins Housing Authority was selected to be the developer of the property and plans to develop 96 new units of affordable housing at the Village on Horsetooth. This project is a unique opportunity to create a healthy, sustainable, and vibrant community for low‐income individuals and families in a county severely impacted by recent natural disasters. Centered on a large community green, the Village on Horsetooth offers opportunity for healthy living and community connectivity. Apartment homes will be separated into nine (9) residential buildings, and all units will have outdoor space to enjoy the beautiful surroundings. FCHA is excited to move the Village on Horsetooth project forward to help address a critical community need. The community clubhouse will include a leasing office, programming space (for Resident Services and Kids’ Club), community room, fitness room and kitchen. The gross density will be 12 units/acre in compliance with the Low‐density Mixed‐Use Neighborhood (LMN) zone district. The traditional design includes 2‐story buildings with pitched roofs, covered balconies, and pronounced entryways to ensure compatibility with the surrounding neighborhood. The architecture of the buildings is drawn directly from the history of the site being used as former rodeo grounds and horse property. Features such as the use of wood material and barn red color offer a transition between old new. The modern farmhouse concept for the clubhouse demonstrates how the history of the site can provide inspiration while also being sensitive to the current surroundings. The character of the single‐family neighborhoods to the east and north includes traditional two‐story homes constructed in the 1980s and 90s. All of the residential buildings proposed will be two‐story to blend into the surrounding context. The eclectic design of the newer 2 townhomes to the west will help provide transition from the LMN zoning down to the surrounding Residential Low‐density (RL) District. Program Overview Village on Redwood will include 96 new units of affordable housing with units separated into nine (9) individual buildings surrounding a large community green. All nine (9) residential buildings are 2‐story, and the project will also include a 1‐story community clubhouse. The mix of unit types includes 1,2,3, and 4—bedroom units. Bedroom and Unit Mix 6 one‐bedroom/1 bath 66 two‐bedroom/1 bath 22 three‐bedroom/2 bath 2 four‐bedroom/2 bath Area Median Income (AMI) Target 43 units at 0‐30% AMI 53 units at 51‐60% AMI Total = 96 units (100% affordable) Unit amenities include:  In‐unit washers and dryers  Energy Star appliances – dishwasher, range, microwave  Energy efficient heating and air conditioning  Open floor plan  Balconies or patios Common area project amenities include:  Community building with two offices for property management and resident services, a fitness room, kitchen, great room with seating, patio and wireless connectivity  Covered and uncovered bike parking  A large playground  A community green sufficiently large for various games and other activities  A pedestrian/bike path that loops throughout the site  Bicycle storage and parking Location The location of the Village on Horsetooth property is ideal for multi‐family housing. Located within a healthy neighborhood and strong access to transit and recreation, the residents will 3 have the opportunity to thrive in a healthy and stable community. The property is also located close to FCHA’s Village on Cunningham Corner property, just a half‐mile to the east, making this ideal for FCHA to be able to effectively manage and provide services for residents. The property provides great access to community amenities, such as:  One mile from Fort Collins newest 100‐acre community park, Spring Canyon, with lighted tennis courts, picnic shelters, playground, splash pad, ball and sports fields, basketball courts, horseshoe pit, bike course, volleyball courts, a skate park and hockey ring, and a dog park. It is directly accessible via public transportation  About one mile from elementary, middle and high schools  Just over one mile from the MAX Horsetooth Station  Less than two miles from the newly redeveloped Foothills Mall  Additional shopping and services nearby at the intersection of College Avenue and Horsetooth Road FCHA believes that providing affordable housing in a strong, healthy, and stable neighborhood such as this will help promote the health and success of residents. Construction Type The Village on Horsetooth includes nine (9) buildings consisting of six (6) 2‐story buildings with twelve (12) units and three (3) 2‐story buildings with eight (8) units. The clubhouse will include a leasing office, great room, fitness room, and kitchen. All residential buildings will be type VB wood‐frame construction with R‐2 occupancy and NFPA 13R sprinkler system. The clubhouse will be a 1‐story Type VB wood‐frame construction with A‐2 and B occupancy and no sprinkler system. Sustainability Features The Project will be certified under the Enterprise Green Communities Guidelines by utilizing various green building techniques, including compact development, smart framing, high R‐values, water conserving features, energy efficient appliances and lighting, and compliance with Energy Star New Homes. The Village on Horsetooth will set aggressive energy efficiency goals and include high performance buildings. 1. City Plan Principles and Policies Achieved by the Proposed Plan A fundamental component of City Plan is to locate higher density affordable housing within close proximity to transit while utilizing sustainable building practices that incorporate environmental, economic, and human considerations. Many principles and policies outlined in City Plan are achieved with this project. The most significant are listed here: Policy LIV 7.1 – Encourage Variety in Housing Types and Locations 4 Village on Horsetooth is a mixed income apartment community. The development is located adjacent to a TransFort bus route (public transportation); and close to schools, parks, and trails. Policy LIV 7.6 – Basic Access Every unit in the Village on Horsetooth will follow Universal Design standards. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Village on Horsetooth is located a healthy stable residential and will be a mixed‐income apartment community. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community Policy LIV 14.2 – Promote Functional Landscape A functional landscape is being promoted by the incorporation of Rain Garden/ Bioretention areas that will slow‐down and filter the pollutants in stormwater run‐off. Policy 14.3 – Design Low Maintenance Landscape A low‐maintenance landscape has been incorporated into this project by establishing low‐water plant zones, low‐water turf areas, and native seed and wetland zones Policy LIV 28.2 – Mix of Uses As recommended for the Low Density Mixed‐Use Neighborhood District, the Village on Horsetooth includes small scale multi‐family buildings as the principal use of the site. Policy LIV 28.3 – Mix of Housing Types Adding multi‐family housing to the neighborhood is supported by the policies that encourage a mix of housing types in the LMN zone district. Policy SW 3.3 – Encourage Private Community Gardens in Neighborhood Design Community gardens for the residents are planned at Village on Horsetooth to help promote health, community, and sustainability. Policy LIV 44.4 – Utilize Buffers There is a 50’ buffer area from the Pleasant Valley and Lake Canal that will help preserve and protect the wildlife and vegeation within the buffer. The average buffer width is 135 feet. 5 2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPING, CURCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT. Proposed open space in the development proposal includes a large community green, tree‐lined walkways, buffer areas, rain gardens, and detention pond. FCHA will provide a walkway along the west side of the property from W. Horsetooth Road to Birmingham Drive. Buffer Area All areas within the Natural Areas buffer zone will be owned and maintained by the Fort Collins Housing Authority. Shrub Bed Area The shrub bed areas will function as a transition zone between high traffic areas such as the lawn, playground, clubhouse plaza, and sidewalks, as well as complimenting the areas directly adjacent to the buildings. Shrubs Beds on the perimeter of the site shall screen parking and adjacent properties. These areas will consist of a mix of groundcover varying between mulch and rock cobble. The plantings will be of low water use, low maintenance, showcase native Colorado flora, and provide an aesthetic quality to the site. This planting type serves as the transition between hardscape, select edges, some slopes, and the restoration area. The landscape serves two purposes: it celebrates our unique Colorado region, and it provides a sense of place and identity for the Village on Horsetooth. Characteristics of this zone are organic and rock mulch with distinctive Colorado perennial and ornamental grasses. These plantings have low water usage, low maintenance, improved wildlife value and iconic appearance. Lawn These areas will function as an amenity to the Village community by providing areas of both passive and active recreation for the residents. The lawn areas will pertain to heavy use in the common areas that serve all of the buildings on site. These areas are kept to a minimum due to high water and maintenance requirements. Used only in high traffic event areas, this is the highest water demand landscape treatment. This area is reserved for lawn areas used for outdoor informal play and medium volume foot traffic. These areas are kept to a minimum due to the high water and maintenance demands required 6 3. STATEMENT OF PROPOSED OWNERSHIP AND MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS; APPLICANT’S INTENTIONS WITH REGARD TO FUTURE OWNERSHIP OF ALL OR PORTIONS OF THE PROJECT DEVELOPMENT PLAN. Fort Collins Housing Authority and or its designated management agent shall have responsibility for owning and managing the property in accordance with the requirements of each lender, governmental agency and City of Fort Collins’ codes. Fort Collins Housing Authority and or its designated management agent shall perform all maintenance of the property, including all common areas, community gardens, parking lots, buffer areas, sidewalks, storm water infrastructure, and any other amenity and or feature on the property requiring upkeep. The City of For Collins shall only be responsible for typical ROW maintenance of infrastructure and snow removal within the public roadway. Stormwater Infrastructure Landscape maintenance and trash removal within stormwater infrastructure including detention ponds, swales, culverts, inlets, etc. shall be the responsibility of the Fort Collins Housing Authority. This maintenance shall include all mowing, weeding cleanout, removal of trash and debris and any other typical maintenance required in order to ensure stormwater infrastructure and features function according to their designed intent. Landscape All landscape maintenance within the property shall be the responsibility of and performed by the Fort Collins Housing Authority or designated contractor. Snow Removal FCHA (or designated contractor) shall perform snow removal on the property, including within all common areas, parking areas, and walkways. 4. ESTIMATE NUMBER OF EMPLOYEES FOR BUSINEESES, COMMERCIAL, AND INDUSTRIAL USES Staffing at Village on Horsetooth will include a Property Manager, Resident Services Coordinator, Caretaker, and Maintenance staff. 7 5. DESCRIPTION OF RATIONALE BEHIND THE CHOICES AND ASSUMPTIONS MADE BY THE APPLICANT Located within a stable residential neighborhood with strong bicycle, pedestrian, and transit access, the Village on Horsetooth is on opportunity to create a vibrant sustainable community for low‐income residents in a quality neighborhood. The site plan is designed to be sensitive to the history of the site as well as the surrounding context and to reduce the visual impact of the buildings on neighboring property owners. The buildings are oriented to frame Horsetooth Road and activate the internal community green space. The 2‐story buildings are mostly located to have direct access onto the internal community green. The floor plans and footprints take advantage of stacking design to maintain cost effectiveness while allowing for an interesting shape. The colors and materials selected are drawn from the history of the site as rodeo grounds and horse barns while adding visual interest and style that result in quality buildings for the neighborhood. Located within the Low Density Mixed‐Use Neighborhood District, this project exemplifies the purpose and standards envisioned for multi‐family development in the Land Use Code. The owner and design team used the zone district standards in guiding the site and building design for Village on Horsetooth. 6. The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The Planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. MODIFICATION REQUEST #1 – Connecting Walkway See attached Modification request. MODIFICATION REQUEST #2 – Block Requirements (3.8.30.D and 4.5 (E)) See attached Modification request. MODIFICATION REQUEST #3 – Privately owned park requirements See attached Modification request. REQUEST FOR ALTERNATIVE COMPLIANCE – Subarterial Street Connection See attached. 8 7. Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. The Village on Horsetooth project complies with the minimum 50’ buffer area standards for the Pleasant Valley and Lake Canal. The average buffer width is 135 feet. 8. Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. In an effort to be a good neighbor and maximize transparency, two neighborhood meetings have been held for the Village on Horsetooth. FCHA elected to send out notices well beyond the required 800’ notification area and included over 1,200 properties. Please see attached meeting minutes, which include FCHA’s response to all comments received. 9. Name of the project as well as any previous name the project may have had during Conceptual Review. The current project name is Village on Horsetooth.