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HomeMy WebLinkAboutKECHTER FARM MIXED-USE TOWNHOMES - PDP210006 - 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 PPPProject Narrativeroject Narrativeroject Narrativeroject Narrative Kechter Farm MixedKechter Farm MixedKechter Farm MixedKechter Farm Mixed----Use TownhomesUse TownhomesUse TownhomesUse Townhomes –––– Project Development PlanProject Development PlanProject Development PlanProject Development Plan Design/Development Team Land Owner: Toll CO 1 LLC Developer: Black Timber Land Company Architect: Black Timber Land Company Planner/Landscape Architect: Ripley Design Inc. Civil Engineer: Norther Engineering Preliminary Design Review 1/27/2021 Project Site The site located on the south east corner of the E. Trilby Road/Lady Moon Drive and Ziegler Road intersection in the Kechter Farms PLD FIL1. Across E. Trilby to the north is Kinard Junior High School and the rest of the site is surrounded by the developed Kechter Farm. The project is 115,973 square feet (2.66 AC) and located in the Low Density Mixed-Use Neighborhood (L-M-N) district with no zoning changes proposed. The property is currently undeveloped with existing trees. Standards A Land Use Code Modification Request for an extended major walkway spine is proposed as part of the PDP submittal. The overall project density for this last phase of Kechter Farm is 10.15 dwelling units per acre. The LMN District allows an overall project density between 4 and 9 dwelling units per acre, however, a single phase may have a maximum of 12 dwelling units per acre, provided that the overall density doesn’t exceed 9 dwelling units per acre. The previous phases of Kechter Farm include 415 dwelling units on 167 acres of land resulting in a density of 2.5 dwelling units per acre. With this project the overall density becomes 2.6 dwelling units per acre. The lower density was allowed because the previous phases were developed in the County prior to annexation. When the original Kechter Farm was developed, it was approved with the stipulation that this parcel would contain land uses that together with Kinard Middle School would fulfill the requirement for a Neighborhood Center. As defined in the LUC, a Neighborhood Center shall consist of a combination of two nonresidential uses and an outdoor space. Kinard Middle School, along with a mixed-use dwelling unit comprise two nonresidential land uses and the pocket park proposed at the west end of the parcel fulfills the requirement for an outdoor space. 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 The site contains more than five buildings and provides three building types. They are comprised of four-plex, five-plex and a mixed-use building with five residential units and general office space. All front doors face a connecting walkway or major walkway spine. Proposed Land Use Black Timber Land Company is a local Fort Collins firm specializing in custom residential design and construction of single family attached developments. They are proposing 26 single family attached townhome dwelling units and a single, mixed-use dwelling for a total of 27 dwellings and 1,085 square feet of office space. The mixed-use dwelling is intended as a shared office space. The idea is to provide a flexible office space that could be leased, used as an office-share program for the residents, or become a live-work unit. The main floor of the unit acts as the office space with its own primary access. A residential unit occupies the second story of the unit, also with its own primary access. There is opportunity to provide a connection between the units, or not, depending on market conditions. The site also boasts 44,086 square feet of open space (38%), including a roughly 5,300 square foot gathering space. Project Summary Proposed Building Area: 39,777 square feet Dwellings: 38,692 square feet (27 dwelling units) Commercial: 1,085 square feet (general office) Open space and landscape: 43,398 square feet Circulation and Parking The 2.66 acre site has two vehicular access points. A right-in/right-out located on E. Trilby Road, approximately sixty feet west of the median in E. Trilby Road. The second access point is on Ziegler Road approximately 240 feet south of the E. Trilby Road and Ziegler Road intersection. The two access points are connected by a twenty-four-foot wide private drive that will provide garage access to all dwelling units proposed. Each dwelling unit has a two-car garage that faces the private road. In addition, there are eleven surface parking spaces, including 1 ADA space for the 1,085 square foot office space. The ADA stall and five off street parking stalls are located near the proposed mixed-use unit along with four bike parking spaces. All buildings are within 200 feet of a public sidewalk except for one four-plex that is located on the southern boundary of the site. A major walkway spine is proposed to provide access to these units. The major walkway spine is 17 feet longer than standard and for that reason, a modification request has been attached with this submittal. The site‘s connecting walkways and major walkway spine provide safe pedestrian travel throughout the site to the adjacent street sidewalks on E. Trilby Road and Ziegler Road. The major walkway spine also offers ADA access to multiple units on the site. Landscape Design This single-family attached townhome development is designed to be visually attractive within the context of the community and development. The site consists of shrub beds on both sides of primary entrances to all units. These shrub beds are designed to be attractive in both summer and winter. Full 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 tree stocking is provided for the units by planting ornamental or canopy trees 20’-40’ apart on the front façade of the buildings, as well as the right-of-way trees planted on E. Trilby Road and Ziegler Road. A pocket park with a gathering space and shade structure is provided on the west side of the site. The gathering space can be used for BBQ’s, outdoor games, and picnicking. Between the two southern buildings is an open lawn with screening provided by existing trees to be transplanted and proposed new trees. There are many existing trees on site which have been inspected by the Forestry Department. Feedback was given on which trees should kept on site and which need to be replaced. A total of sixteen existing trees are proposed to be transplanted and incorporated into the overall landscape design. Architectural Design The proposed architectural designs of the townhomes are intended to fir harmoniously within the surrounding area, while also yielding a sense of individuality for the development as a whole. An emphasis on the architectural form, massing, rooflines, and orientation of the exterior materials/textures are intended to provide uniqueness and variety between individual units. Though individual units of each building will have unique architectural features and a variety of floor plans, they are designed to assemble with one another in a manner which creates a coordinated building as a whole, in both form and function. Each unit will consist of a crawl space, three bedrooms, 2-1/2 bathrooms, a kitchen, a dining space, a living space, a laundry space, a rear-load two car garage, and a private covered entry patio. All units will be a maximum of 2 stories above grade with an overall building height of approximately 33’-9”. Although the eves are proposed to remain under 30’-0” in order to avoid aerial fire access requirements. Articulation in the massing and rooflines are intended to provide appropriate scale and proportion relative to other structures in the surround area. Exterior finish materials will consist of painted lap siding, painted board and batten siding, painted brick, stained timber framing elements, black or charcoal asphalt shingle roofing, and black gutters. The paint color will be a soft white, and the timber elements of the primary entrances will be stained with a rich and heavy tone to provide consistent and complementary contrast. The covered entry patios of each unit have been designed to emphasize a sense of privacy and individuality from adjacent units, while also providing an inviting approach relative to the pedestrian- oriented streets and walkways. The rear-load garages have been designed to provide at lest two massing/plane, roof, and material changes within the rear façade to provide appropriate scale, proportion and interest. Each garage will consist of a secondary entry into the exterior of the respective unit. The proposed buildings are designed and placed to meet the required 15’ minimum setback from Trilby Road and Ziegler Road, and the 8’ minimum setback from the back of property. All buildings are sprinklered.