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HomeMy WebLinkAboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 Enclave at Redwood - Project Information and Design Narrative Conceptual Review – 6/18/2020 Neighborhood Meeting – 7/29/2020 2nd Conceptual Review – 11/19/2020 Background This project is located on the same site as a former project called The Retreat, a student housing project that gained approval at the Planning and Zoning Board. That project included 739 bedrooms located in two-three story multi- family buildings. However, the applicant decided to not move forward. On June 18, 2020, the applicant had the first of two conceptual reviews for Enclave at Redwood, a single-familyattached/detached development. A neighborhood meeting was held on July 29, 2020. A second conceptual review was held on November 19, 2020 to show a slightly revised site plan using the same product type, minus the townhomes. The goal of the project is to look and feel like a single-family neighborhood and provide the benefits of a professionally manages and amenitized for-rent community. Existing Site The vacant site is located on the northwest corner of Suniga Road and Redwood Street. The Suniga Road right-of-way has been dedicated to the City of Fort Collins and the total acreage for the site is 27.85 acres. The parcel south of Suniga is not included in this proposal and is not a part of the project. Lake Canal boarders the property on the eastern edge with medium density multi-family housing (Northfield) currently under construction on the other side of the canal. Multi-family dwellings are located north of the site with a 45-50-foot-wide regional drainage way in between. A small single-family residential community called Redwood Meadows and a City-owned regional detention area boarder the site on the west. The site was originally platted as part of Redwood Village. The site is zoned Low-Density Mixed-Use Neighborhood (LMN) therefore allowing single family detached homes, two-family homes and others with a density up to nine dwelling units per acre. Proposed Use DHI Communities, a division of DR Horton, is proposing a single family, for rent product. The 232 units proposed is a gross density of 8.5 dwelling units per acre, which is below the allowed density of nine dwelling units per acre allowed in the LMN zone district. The project will include a variety of building models with diverse façade treatments. The single-family detached units and the two-family units are a product type the applicant is calling a “casita”. The dwelling is smaller than typical houses and only includes a garage on some of the units. All dwelling units are intended to be rented as a whole unit and not per bedroom. A 1-acre park is located in the center of the parcel and a future regional trail will be accommodated for along the Lake Canal. The project will use the adjacent neighborhood center located in Northfield to fulfil those standards. A clubhouse is located at the visible intersection of Suniga and Redwood and will include community amenities. Site Circulation and Access Primary access to the site is from Redwood Street. A full-movement intersection is located as far away from the intersection of Suniga as practical. A secondary vehicular connection is made to the existing stub of Lupine Drive through Redwood Meadows. The site plan proposes two public street connections to Northfield across the Lake Canal. Due to the site’s unique shape, the other streets will be street-like private drives with detached sidewalks and tree lawns. The owner of the rental community will maintain these private streets. Parking spaces are located on- street and off-street in parking courts which also serve as emergency access for perimeter access to the buildings. A bank of five garages terminates each parking court. A total of 49 parking spaces will be provided in garages, 164 in parking courts and the remaining 255 as on-street parking. A total of 468 parking spaces are provided and 407 are MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 required. Sidewalks will provide easy access from parking areas to the front doors of units. While some will need to navigate around buildings, none of the connecting walkways will exceed 200’ in length. Architecture The concept is detached multi-family with all the benefits of both. Residents won’t have a neighbor above or below them and everyone has a back yard, but maintenance is taken care of by the property manager. The casitas are arranged in small pods to create an intimate neighborhood. Shared entry walks lead from parking and public streets to front doors. This allows front doors to open to each other creating a sense of community. Along with the three housing types, several different façade treatments and color schemes will be used to ensure aesthetic variety. Stormwater detention, existing drainage patterns and treating run-off The overall site drains in an easterly direction. The project is proposing a stormwater detention pond located on the south side of the site adjacent to Suniga Drive. The grading of this pond will undulate to provide ecological value to wildlife and will be located within the natural habitat buffer zone. The stormwater management facilities will be designed with extended detention to provide standard water quality and will outfall into the existing NECCO outfall at a rate prescribed by the City. The project will also be designed to satisfy the City’s LID requirements. This project will extend the NECCO line from the northwest corner to the outfall. Impacts to natural features The irrigation ditch requires a 50’ natural habitat buffer zone from the top of bank. An Army corps jurisdictional letter determined that the Lake Canal is a water of the U.S. and that the northern drainage swale is not. The natural habitat buffer zone along the ditch will remain undisturbed until the City’s regional trail is constructed. We are not planning on encroaching in this area with buildings. The ditch natural habitat buffer zone will be maintained or modified as suggested within the ecological characterization study (ECS). The ECS that was completed in 2018 stated that a few inactive prairie dog holes were existing, but no wildlife was observed on site. A site visit will be performed to confirm this is still the case. Vegetation consisted of typical mixed-grass prairie, several Cottonwoods and the noxious weed Russian Olive. Additionally, no habitat for sensitive or specially valued species was found. Existing owner Richard F. Snyder 7500 S. Lemay Avenue Fort Collins, CO 80525 Proposed owner DHIC, LLC 1341 Horton Circle Arlington, Texas 76011