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HomeMy WebLinkAboutENCLAVE AT REDWOOD - PDP210004 - SUBMITTAL DOCUMENTS - ROUND 2 - 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-family attached/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. However, it was determined that the single family detached for rent product would not achieve the desired aesthetic with the required utility separations. Therefore, the project has been revised to a for-rent multi-family product. 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 multi-family, for rent product. The 240 units proposed is a gross density of 8.09 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 three housing types: 8-plex multi-family, 6-plex multi-family and 4-plex multi-family. The three building designs will stager along the street frontages to provide aesthetic variety. Additionally, each footprint will have several paint schemes to further diversify the façade treatments. All dwelling units are intended to be rented as a whole unit and not per bedroom. A 1.5-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 adjacent to the park at the intersection of Steeley Drive and the entry road. 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 is located within garages accessed by allies. All units except for those directly adjacent to the canal face streets and have sidewalks leading to front doors. Two buildings along Sunga have a sidewalk that wraps north to the local street which requires a 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 modification to the major walkway spine standard. There are also two buildings along the canal which the sidewalk exceeds 350’ and therefore requires a modification. Architecture The concept is a townhome look and feel with common maintenance across the property. Three distinctly different styles and footprints will complement each other with the common options for color schemes. Varied footprints, front door locations, rooflines, building materials, column styles and other architectural detailing will ensure variety along the streetscape. Stormwater detention, existing drainage patterns and treating run-off The overall site drains in an easterly direction. The project is proposing stormwater detention ponds located on the south side of the site adjacent to Suniga Drive, central to the site in the park area, and expanding the City’s stormwater pond northwest of the site. 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 except for construction of the City’s regional trail. 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). There is a wetland north of this property which has a portion of the natural habitat buffer overlapping onto this property. The wetland is very low value and was formed due to a drainage swale. 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 Statement of Planning Objectives This project complies with City Plan, adopted in 2019, and the Northside Neighborhood Plan, adopted in 2005, in the following ways: Within City Plan, this land is located within the Mixed Neighborhood District. “The Principal Land Uses being: Single- family, detached homes, duplexes, triplexes and townhomes” This project is providing for rent townhomes. City Plan also specifies that the density is to be “between five and 20 dwelling units per acre (typically equates to an average of seven to 12 dwelling units per acre)”. This project is eight dwelling units per acre, well within that range. Additionally, within the Key Characteristics / Considerations for new neighborhoods, City Plan describes the goal of providing opportunities for a variety of attached and detached housing options and amenities in a compact neighborhood setting. This project provides maintenance free living within a community that looks like owner occupied homes with community amenities for the residents. The site is along the enhanced travel corridor of Suniga Road and includes a portion of a regional trail. It also puts emphasis on the pedestrians with alleys and garages located to the rear of buildings. All characteristics of a Mixed-Neighborhood as described in City Plan. 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 proposed neighborhood complies with the principles and policies outlined in City Plan: Principle LIV 1: Maintain a compact pattern of growth that is well served by public facilities and encourages the efficient use of land. It is within the Growth Management Area, has adequate public facilities and will pay all applicable development fees. Principle LIV 2: Promote infill and redevelopment. The project sits in between an established single-family neighborhood to the west an established multi-family neighborhood to the north and a proposed multi-family neighborhood to the east. Principle LIV 3: Maintain and enhance our unique character and sense of place as the community grows. The project is proposing to construct the portion of the regional trail that is located on-site as well as a public park, clubhouse with pool and several other open green space areas. Principle LIV 4: Enhance neighborhood livability This development is expanding housing options and compatible with adjacent multi-family development. There is an adequate buffer between the single family homes to the west and this development. Principle LIV 6: Improve access to housing that meets the needs of residents regardless of their race, ethnicity, income, age, ability or background. This development is providing an entire community of for-rent townhomes that look and feel like owner occupied but with the amenities of multi-family. This will serve a new market of people who are looking for an alternative to apartments. Principle CR 2: Provide a variety of high-quality outdoor and indoor recreational opportunities that are accessible to all residents This project will construct a portion of the City’s regional trail system Principle ENV 1: Conserve, create and enhance ecosystems and natural spaces within Fort Collins, the GMA and the region. This project will provide the natural habitat buffer zones along the wetlands and ditch to ensure that these corridors will remain protected. Principle ENV 8: Create and maintain a safe, healthy and resilient urban forest. We are adding a significant amount of tree canopy that did not exist prior. Principle SC 1: Create public spaces and rights-of-way that are safe and welcoming to all users. All of our spaces are visible and lit to provide a sense of safety. The park is open on one long end to create sight lines into and out of the public space. Principle T 6: Support bicycling as a safe, easy and convenient travel option for all ages and abilities by building a connected network of facilities. Principle T 7: Support walking as a safe, easy and convenient travel option for all ages and abilities by building a connected network of sidewalks, paths and trails. We are providing bike lanes, bike parking within the garages, a regional trail and are located along the enhanced travel corridor of Suniga Road. Within the Northside Neighborhoods Plan, Chapter three describes the vision and goals for the future, those include: · Provide greater opportunities for community involvement · Improve health and safety- a high priority 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 · Enhance image and identity of the neighborhoods · Provide neighborhood services (rec facilities, social services, community meeting facilities) · Transportation system to provide a variety of mobility options · Connect trails to surrounding areas · Residential neighborhoods to have a strong “sense of neighborhood” and become more stable and cohesive · Provide livable and affordable housing · Make neighborhood public spaces attractive and accessible · Preserve and integrate open lands and natural areas w/ wildlife habitat · Improve accessibility of parks, trails and rec opportunities The Enclave at Redwood will accomplish these goals by creating a new cohesive neighborhood that embraces the existing character of the surrounding neighborhood and provides increased habitat preservation, connectivity, and safety while providing a new housing option for the community.