HomeMy WebLinkAboutJOHNSON DRIVE APARTMENTS - PDP - PDP170034 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESJohnson Drive Apartments: Statement of Proposed Planning Objectives
255 Johnson Drive, Fort Collins, CO
August 30, 2017
This project shall be titled Johnson Drive Apartments - consisting of the following
components:
• Mixed-use development consisting of multi-family housing with ground floor
office/commercial/retail space.
• Garden and mezzanine level parking
This project is located within the GC District located within the TOD Overlay Zone.
Site Area Information
Parcel Size: 122,093 SF (2.80 AC)
Existing Parcel Designated as Public Right-of-Way Area: 17,555 SF (.40 AC)
Additional Public Right-of-Way Improvement Area: 787 SF (.02 AC)
Parking and Drive Area: 64,570 SF (1.48 AC)
Landscape Area/Open space: 34,737 SF (.80 AC)
Office Space: 3,934 SF
Dwelling Units: 192
Gross Density: 80 DU/AC
Net Density: 115 DU/AC
Project Description
Johnson Drive Self-Storage currently exists on the site as well as one single family
residence and three residential duplexes situated in the current Spring Court
Subdivision. All existing residences and Johnson Drive Self-Storage will be removed
from the proposed project site, and lots consolidated with the existing self-storage lot.
The project is located along the south side of Johnson Drive and East of Spring Court.
The project will be a mixed use development/retail space accommodating 192 units with
a total of 412 beds. Units range from 1, 2, 3 and 4 bedrooms. Rent will be charged per
bed and primarily marketed to university students who will benefit from the close
proximity to CSU, Spring Creek Trail system, access to alternative transportation, and a
wide variety of commercial businesses.
Commercial buildings border the project to the east, with natural areas and Creekside
Park bordering the north and south, and the MAX transit line to the west. Tenant access
is provided along Spring Court, with the project facing portion of the street meeting a
modified version LCUASS local connector roadway width and Right-of-Way
requirements with a 6’ walk in place of the typical 4.5’ walk. Emergency access is being
improved per PFA recommendations by enlarging the turn-around/cul-de-sac at the west
side of Johnson Drive.
The project will utilize internal storm water chambers to capture, treat and store storm
water and discharge based on the release rate to the Historic 2-year rate of all the
pervious area plus the 100-year rate of the existing imperviousness area.
The project will provide natural area restoration per City of Fort Collins recommendations
to the south of the property within the habitat buffer area adjacent to the Sherwood
Lateral Ditch. Buffer widths along the ditch vary from 21’ to 75’ and alternative
compliance for the 50’ natural area buffer requirement utilizing the aforementioned
habitat enhancement approach.
Architectural Description
The proposed mixed-use building provides garden level and mezzanine level parking,
with four floors of multi-family apartment units wrapping all sides of the building in a
massing configuration that creates courtyards facing all sides of the building for visual
relief as well as resident amenities. Roughly three thousand nine hundred thirty-four
(3,934) square feet of office/ commercial/ retail space will occupy the front northeast
corner of the building. The building will provide a raised entry with steps, ramps and
retaining walls/planting beds along the north and east sides to raise the building above
the base flood elevation, and providing additional human scale along the highest
anticipated pedestrian traffic area.
Building façade materials emphasize brick at the ground floor with a variety of additional
materials including concrete and architectural metals to enhance the exterior and
provide variety along facades. Refer to the submitted elevations and massing sheets
provided in the PDP submittal for specific materials and scale.
The building is anticipated to be treated with high-rise fire code treatments including
three stairwells with access to roof tops and fully sprinklered with FDC locations to be
determined.
Adjacencies
The project site is currently a self-storage facility with one single family residence, and
three duplexes which are bordered by a duplex residence, and two commercial
properties to the east, with Sherwood Lateral ditch, MAX transit line and Creekside Park
on the south, west and north sides.
Access, Vehicular/Pedestrian Circulation and Parking
Primary pedestrian access is provided from Johnson Drive and the Spring Creek Trail.
Vehicular access to parking is provided with one access point from Spring Court. The
only vehicular access point is located off of Spring Court. Spring Court will be widened to
meet the LCUASS local connector roadway width and Right-of-Way requirements with a
6’ sidewalk as recommended by City of Fort Collins Staff.
• 414 bike parking spaces are provided, 288 covered spaces, and 126
uncovered spaces.
• A total of 309 parking spaces with 7 handicap accessible spaces required,
255 parking spaces are provided based on parking mitigation elements
allowable within the Transit-Oriented Development (TOD) Overlay Zone.
o 10% reduction for Transit Passes for each tenant
o 10% reduction for Bike and Pedestrian Level of Service A
o Reduction of 5 spaces/1 car share, 6 car share cars available.
o Total reduction from mitigation, 75 spaces.
1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN
City Plan
ENV 1.1: Protect and Enhance Natural Features
A habitat buffer zone has been established by City of Fort Collins Environmental Planning department, the
project is installing all native plants to enhance the habitat corridor as well as other recommendations from
the Ecological Characterization Study.
LIV 4.1: Ensure Adequate Public Facilities
Access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the
developer. Project is an infill within existing city area.
LIV 5.1 – Encourage Targeted Redevelopment and Infill
This site is within Figure LIV1, Targeted Infill and Redevelopment Areas of the City Plan and meet this policy.
LIV 5.4 – Contribute to Public Amenities
This site will provide pedestrian plaza space at the corner of Johnson Drive and Spring Court and will
contribute sidewalks, street trees and parkways along edges. Also enhancing the existing pedestrian
underpass for the Spring Creek Trail at Creekside Park
LIV 6.1 – Types of Infill and Redevelopment in Residential Areas
In close proximity to CSU campus and the Mason Corridor this site will add commercial/retail amenities at
the ground floor, and additional needed residential living space for students and non-students.
LIV 6.2 – Seek Compatibility with Neighborhoods
Located in the GC district, the architectural design shall be in context of its surroundings with commercial
architectural forms and materials emphasized along Johnson Drive, massing and articulation along all sides
of the structure.
LIV 7.1– Encourage Variety in Housing Types and Locations
Multi-family attached housing will provide an additional housing type along the Spring Creek Trail Corridor,
and Mason Corridor in an otherwise commercial area.
LIV 7.2– Develop an Adequate Supply of Housing
Development helps to maintain an adequate supply of multiple-family housing near CSU campus.
LIV 7.7– Accommodate the Student Population
Located in proximity to CSU campus, Mason Corridor, and alternative transportation connections, the
project is accommodating the student population.
LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets
Private drives and well lit walkways with low-water use planting are included within the development.
LIV 10.2 – Incorporate Street Trees
9 additional street trees will be added along the adjacent ROW.
LIV 14.1– Encourage Unique Landscape Features
The building will have rooftop courtyards with planting and vine screens will be installed.
LIV 14.2 – Promote Functional Landscape
All planting will be designed with native/adaptive plants, emphasizing foundation planting and buffer planting
from the right of way to the structure and the habitat buffer zone along the south property line.
LIV 14.3 – Design Low Maintenance Landscapes
Native and adaptive planting and a minimized turf area will allow a minimum of maintenance. Shrub beds
will be maintained without excessive pruning or ‘snow-balling’ of shrubs.
LIV 22.5 – Create Visually Interesting Streetscapes
With native landscape and street trees the streetscape on Johnson Drive and Spring Court the streetscape
will be visually interesting and will provide foundation planting, anchoring the building to the site.
LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces
With the preservation and enhancement of the natural area at the south boundary, a seating area and trail
connection to the building provides a passive outdoor space.
LIV 23.2 – Integrate Natural Features
An existing stand of trees are to be preserved at the southeast corner of the property.
LIV 26.3 – Promote Compatibility of Uses
The multi-family attached building provides compatibility with the adjacent commercial uses to the east
through building articulation, massing and varying material elements.
2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL
HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS,
AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE
PROJECT.
The site plan works to preserve existing Siberian Elm trees along the southeast property
boundary. The habitat buffer zone will be enhanced to meet the City of Fort Collins
requirements by utilizing native plant species, and City approved seed mixes along the
Sherwood Lateral Ditch. Other enhancements will be followed per recommendations
from the ECS report.
3. MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS
The property owner or property manager shall perform all maintenance on private
residential/commercial lots. In addition, the property manager shall maintain all
sidewalks and landscaped common areas, and any other non-private amenity and or
feature.
The City of Fort Collins shall only be responsible for typical ROW maintenance of
infrastructure and snow removal within the roadway.
Storm water infrastructure
Landscape maintenance and trash removal within storm water infrastructure including
detention areas, swales, culverts, inlets, etc. shall be the responsibility of the property
owner/manager. This maintenance shall include all required mowing, weeding, cleanout,
removal of trash and debris and other typical maintenance required in order to ensure
storm water infrastructure and features function according to their designed intent.
Landscape
All landscape maintenance shall be the responsibility of the property owner/manager.
Snow Removal
The property owner shall perform snow removal ROW for sidewalks, entrance drives
and parking lot.
Trash – The property owner or tenant for each lot shall perform all trash removal.
4. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND
INDUSTRIAL USES.
Commercial – Currently estimated at 5 employees FTE.
5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES
MADE BY THE APPLICANT.
Several conversations with Engineering, Planning Staff and PFA staff have been held to
determine appropriate site entrance drives, building frontages and setbacks for the
mixed use development.
6. EVIDENCE OF COMPLETION FOR APPLICABLE CRITERIA.
Refer to Section 5 explanations.
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 primary land use conflict is between the multi-family use on-site and the adjacent
natural habitat to the south. This is addressed through establishing a habitat buffer zone
with City of Fort Collins Natural Areas and Environmental Planning Staff. In addition, the
development will enhance the existing habitat buffer with native plant material.
8. WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT THE
NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD.
The main concern voiced at the neighborhood meeting was traffic, and parking related
issues, which will be reviewed and resolved based on the traffic study recommendations.
A parking inventory on other comparable building types is being conducted this spring to
establish percent occupancy of the other structures. See attached exhibit A for more
information.
9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT
MAY HAVE HAD DURING CONCEPTUAL REVIEW.
This project shall be titled “Johnson Drive Apartments”. During Conceptual Review it was
titled “255 Johnson Drive”
10. DEVELOPMENT SCHEDULE
Summer 2018. Improvements on commercial lot will happen concurrently with residential
lot sale and improvement, as such development is contingent on sale of residential lot.
THE STATE
Total Beds Total Parking %Parking/
Bed
Occupied %Occupied Max
665 437 65% 337 77%
THE DISTRICT
Total Beds Total Parking %Parking/
Bed
Occupied %Occupied Max
650 467 72% 336 72%
Actual Parking Utilized = 51% of Bed Count
EXHIBIT A
Similar development closest to project site
Actual Parking Utilized = 52% of Bed Count
Similar developments with parking garages
EXHIBIT A