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HomeMy WebLinkAboutWILLOW AND PINE MULTI-FAMILY - PDP - PDP180006 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES223 Willow St. – Fort Collins, CO – PDP Submittal 1 Project Description The proposed project at 223 Willow consists of two 5 story multi-family apartment buildings and associated parking. The project is located within the River Downtown Redevelopment (RDR) zone district and is subject to Planning and Zoning Board (Type 2) Review. The parcel is currently used as a vehicle maintenance yard and has one concrete and metal building. Access to the site is from two curb cuts off Willow Street. One of the curb cuts align with Pine Street for the appearance of the continuation of Pine Street through our site. The other curb cuts is at the far north side of the property. Parking is proposed on the interior of the site as tuck under parking below the building, on a second-floor parking deck and on grade surface parking toward the rear of the site. The railroad tracks curve around the entire southwest side of the site. Zoning Codes Applicable to this site R-D-R River District Redevelopment Division 4.17 Old Town Historic District Division 3.4.7 TOD Transit Oriented Development Overlay Zone Division 3.10 Guidelines Applicable to site River District Design Guidelines Old Town Historic District Design Standards Willow Street Improvements Conceptual Design 2017 Fort Collins Downtown Plan Vision Narrative As we embark on another project in the River District core of Fort Collins, on a site that brings so much transitional history to the city, the vison for redevelopment of the site is to bring residential market-rate dwelling units on a site located in one of the oldest sections of the River District on the edge of Old Town (currently a dirt parking lot for utility vehicles). With the current enhancements and growth of the downtown towards the river along Linden: restaurants, hotel, parking garage, retail shops and offices; the residential units bring people to the urban core, activating the pedestrian focus of the storefront nature of downtown. The site permits for residential users to be located just outside of the retail/commercial activated streets, as well as providing the future residents with a connection to the Rec Center, the recreational trails along the river, as well as the museum just a couple of blocks away. The proposed development follows the guidelines of the River Redevelopment District and respects those of the Old Town Center. The building mass is articulated to reduce its impact to the neighbors and the pedestrians along Willow Street, following the citizens vison for increasing the density in the urban core and activation of pedestrian engagement in downtown. The building facades take their cues from existing buildings in the district as well as the proposed new infill and redevelopment projects contemporarily approved by the community for current development. The buildings use exterior materials readily found on other neighboring buildings. The new buildings allow a defined demarcation of the street right away by enhancing the proposed City Willow Street improvements to the street parking and sidewalks, by augmenting to the width from curb to building, creating storefront for all common amenities located on the buildings ground floor, articulating engaging porches for all ground units facing Willow as well as creating a small pocket park along willow at the Pine street 223 Willow St. – Fort Collins, CO – PDP Submittal 2 intersection. Vehicular parking is hidden from street view by placing it under the buildings and a second story deck that allows a third level roof deck amenity facing south with an abundance of sun light and extraordinary views of both downtown and the foothills. The exciting renaissance of the River District will be pleasantly encouraged by this proposed development on a blighted site. Following the revitalization of a very eclectic neighborhood with industrial and agricultural roots living in tandem with the trains that also shape the site, this new development encourages the visual articulation of buildings as defined by the community vision for an active and energetic downtown of which the River District is an important part of. Statement of Planning Objectives (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan. Many Principles and policies outlined in the Fort Collins City Plan are achieved with this project. The most significant are listed here: Economic Development The proposed project is on a site prime for redevelopment to further energize and River District. • 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 • Policy EH 4.2 Reduce Barriers to Infill Development and Redevelopment Environmental Health - Energy The proposed project is participating in the IDAP program and values energy efficiency above current code requirements. • Principle ENV 5: To reduce net community energy use for new construction from conventional fossil fuel sources, the City will expand on current efforts and develop new strategies for increased energy efficiency and use of renewable energy • Policy ENV 5.7 Offer Incentives Community and Neighborhood Livability - Infill and Redevelopment Policy The proposed project is located in the targeted redevelopment area and targeted activity center. • Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Area Map • Policy LIV 5.1 Encourage Targeted Redevelopment and Infill • Policy LIV 5.4 Contribute to Public Amenities Community and Neighborhood Livability - 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 • Policy LIV 7.4 Maximize Land for Residential Development Community and Neighborhood Livability - Districts The proposed project incorporates City promoted design approach to locate buildings along the street edge stepping the height of the building on upper floors back and locating parking on the interior of the site. 223 Willow St. – Fort Collins, CO – PDP Submittal 3 • Policy 30.4 Reduce Visual Impacts of Parking • Policy 31.2 Site Layout and Building Orientation (ii) 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. There are no wetlands or significant natural habitats within the boundaries of the site. The entire south west portion of the site is adjacent to the active rail road. (iii) 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. The developer will own and operate the apartment building and rent them to tenants. The owner will maintain the open space and the public plazas on their property and provide an accessible path for the Willow Street Frontage. (iv) Estimate of number of employees for business, commercial, and industrial uses. The developer will own and operate the apartment building employing a handful of property managers and maintenance staff. (v) Description of rationale behind the assumptions and choices made by the applicant. CURRENT SITE CONDITION The Property is currently a primarily undeveloped dirt lot with one existing garage storage building proposed for demolition and the remainder of the site is a dirt parking lot for utility vehicles. The railroad tracks curve around the entire southwest side of the site. Currently, a chain link fence encloses the entire property. The street includes parallel parking and the frontage is a landscape berm. The City proposed Willow Street Improvements have not been implemented on this portion of Willow Street. Two curb cuts provide access to the site, one of which is larger for trucks. ADJACENT PROPERTY USES The design approach to 223 Willow will be transformative to this neighborhood. It is cognizant of the rich history of this sites industrial character understanding the diversity of development since the original military post in 1864. We are energized by the opportunity the future presents with the River District’s current renaissance of re-development. A large variety of uses currently exist adjacent to the proposed project at 223 Willow including: a community center, residential for rent apartment, residential townhomes, a theater, industrial, commercial, a publishing company, restaurants, and senior living. SITE DESIGN The design approach to 223 Willow celebrates the appearance of the continuation of Pine Street through our site to maintain a view corridor to The Union Pacific Depot Building as a focal point from the River District. Separating the project into 2 buildings intentionally continues the historic grid system and the treatment of the drive with parking and a few trees resembles the feeling of a historic street. Along Willow Street, our design will enhance the City proposed Willow Street 223 Willow St. – Fort Collins, CO – PDP Submittal 4 Improvements for a cohesive design along the street front with a pedestrian focus, pocket park, trees, light fixtures and transparent building. BUILDING MASSING The design of the proposed project understands that diversity in width, height, setback, and use are appropriate in the River District and is a compliment to the long history of development ranging from single family homes to massive manufacturing buildings. On the ground floor along Willow Street the proposed building is setback +/-5' from the property line allowing for ample space to enhance the pedestrian experience and provides a similar setback from the street as the Bas Blue Theater and the Millhouse Apartments. The amenity spaces on the ground level feature storefront glass allowing for a transparent connection between these spaces and activates the street. Along Willow Street the proposed building steps back at levels 4 and 5 per the land use code requirements. With this gesture the height of the first 3 levels respects the Bas Blue Theater. The project has been split into 2 buildings allowing the appearance of continuing Pine Street through the proposed project. The width of Building B is similar to the width of Bas Blue. The width of Building A is similar to the neighboring Mill House project. The parking is visually subordinate located on the interior of the site. ARCHITECTURAL CHARACTER The proposed design at 223 Willow includes facades that are predominantly horizontal, with regularly punched windows, and subtle articulation compatible with the River District in a modern interpretation. Along Willow Street, and as the building turns the corners, the proposed primary building materials are genuine and durable including concrete masonry, brick, metal, and cement panel. On levels 2 and 3 the brick is stretcher bond brick which is the dominant building material of both Bas Blue and The Union Pacific Depot. The ground floor features a durable yet elegant concrete masonry with stretcher bond coursing and a larger percentage of glass than the floors above, highlighting the transparency of the ground floor. The corner focal points of the proposed project are wrapped with metal panels. Other elevations of the building continue the use of cement panels, metal, and lap siding. The lap siding as a secondary material reflects the residential nature of the project and a nod to the single family homes in the River District. On the ground floor, where the primary proposed material is concrete masonry, the proposed window detailing includes factory style divided lites, concrete sills and steel channel headers. On levels 2 and 3, where the primary proposed material on the Willow Street facades are brick, the proposed window detailing includes sloped rowlock course sills and soldier course headers. At the floor lines 3 brick course are recessed to create a horizontal band and shadow line. That same horizontal band is continued with an 8" cement board panel on the upper floors. The project includes hung balconies as an accent feature. The proposed detailing is simple and consistent with the industrial character of the district. (vi) 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. The submittal includes all required items for the Proposed Development Plan submittal as well as additional information to inform the reviewers of the design intent to the proposed project. 223 Willow St. – Fort Collins, CO – PDP Submittal 5 (vii) 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 proposed project will not disturb wetlands natural habitats or wildlife. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. The Neighborhood meeting was held on March 8, 2018. 1. Parking Concerns The proposed project will provide a minimum of .75 parking spaces per bed per the requirements of the TOD overlay zone. Many of the units are studios or one bedrooms and will likely only have one resident however the specific number of people living on the proposed property could vary. The proposed project is considering partnering with both a car share and bike share program. In addition, the City proposed Willow Street Improvements plan to incorporate diagonal parking to increase the street parking for visitors. 2. Is this project student housing? Are you expecting kids/families? The proposed project will be market rate apartments with a combination of studios, 1 and 2 bedroom units. 3. Proposed Development Schedule We anticipate construction to start summer of 2019. Hopefully in conjunction with the City Willow Street Improvements. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The Project name is: Willow Street Residence Previous names: 223 Willow Street, 232 Willow Street, Willow and Pine Multifamily (x) Parking narrative describing the parking demand generated with consideration of: the number of employees, tenants, and/or patrons; the amount and location of parking provided; where anticipated spill-over parking will occur; and, any other considerations regarding vehicle parking. The proposed project will provide a minimum of .75 parking spaces per bed per the requirements of the TOD overlay zone. Parking is proposed on the interior of the site as tuck under parking below the building, on a second-floor parking deck and on grade surface parking toward the rear of the site. Many of the units are studios or one bedrooms and will likely only have one resident however the specific number of people living on the proposed property could vary. The proposed project is considering partnering with both a car share and bike share program. In addition, the city proposed Willow Street improvements plan to incorporate diagonal parking to increase the street parking for visitors. 223 Willow St. – Fort Collins, CO – PDP Submittal 6 Name and Address of each owner of the Property within the boundaries of the development Plan area CA Residential Fort Collins, LLC c/o CA Ventures 130 E Randolph Street Suite #2100 Chicago, IL 60601 List of names of all general and limited partners and/or officers involved as either applicants or owners CA Residential Fort Collins, LLC Development phasing schedule The proposed project will not be phased. The design and construction of both proposed buildings will be concurrent. We anticipate construction to begin summer 2019. Hopefully in conjunction with the City Willow Street Improvements. Variance Requests Due to the vision of the Willow Street Improvements, this project is requesting a formal variance for the 9’ utility easement directly behind the right-of-way. This is constant with neighboring properties along Willow street. Draft Letter of Intent We are currently in the process of negotiating to run a sewer line through the adjacent Schrader property. We understand we need to document this agreement prior to the Planning and Zoning hearing. Building Height Review Analysis LUC 3.5.1(G) (a) Review Standards. 1. Light and Shadow. See Sheet A5 of the PDP submit. The street pattern is approximately 45 degrees off-axis from true north. The shadows from the proposed project do not adversely impact any of our neighbors properties for any consistent amount of time that would preclude use of solar energy or accumulation of snow and ice. LUC 3.5.1(G) (a) Review Standards. 2. Privacy The only neighboring property that has a close enough proximity to the proposed project to discuss privacy is the Millhouse Apartments. For approximately 110’ the east elevation of the proposed Building B is adjacent to the west elevation of the Millhouse Apartments. To provide both residences with privacy the proposed Building B is approximately 17-27’ away from the Millhouse Apartments. LUC 3.5.1(G) (a) Review Standards. 3. Neighborhood Scale The design of the proposed project understands that diversity in width, height, setback, and use are appropriate in the River District and is a compliment to the long history of development ranging from single family homes to massive manufacturing buildings. 223 Willow St. – Fort Collins, CO – PDP Submittal 7 Trash and recycling enclosure plan details and elevations We are working with Carol Steams from Veritas Waste to design the trash and recycling approach for this project. The proposed project is designed with trash chutes on floors 2-5 that collect in trash rooms below the podium level of the building. Adjacent to the trash chute on floors 2-5 is a cart for recycling items. The property facilities manager will transport the carts of recycling items to the trash and recycling rooms. The rooms are located near the southern stairs of both buildings A and B. The rooms are shown on the architectural site plan and elevations. Collection trucks never need to drive under the buildings. At the time of collection, the property facility manager will assist with a waster caddy to pull dumpsters out roll up doors to drive isle. The trash and recycling rooms are not visible from Willow Street and constructed of materials used on the building. Bicycle Parking Details The proposed project is designed with an unconditioned enclosed bicycle storage room at ground level under the parking ramp of Building A. The proposed racks in the enclosed bicycle storage room will be similar to Dero ultra-space saver squared. Bike racks are also provided along Building B adjacent to the entry drive aligning with Pine Street. The proposed biker exterior bike racks will be similar to Dero Helix. Both locations are convenient to the tenants as they would enter/exit the proposed project site. The proposed project is considering partnering with a bike share program. Fencing The existing chain link fence is proposed to remain as a barrier to the adjacent railroad tracks.