HomeMy WebLinkAbout2908 S TIMBERLINE RD MULTI-FAMILY DWELLINGS - FDP210028 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
December 22, 2021
City of Fort Collins – Planning & Development Services
Attn: Mr. Kai Kleer – City Planner
281 North College Avenue
Fort Collins, CO 80524
Re: 2908 S Timberline Multi-Family: FDP and Plat Application
Dear Mr. Kleer,
On behalf of the owner, Timberline Church, and applicant, Tetrad Property Group, we are pleased to provide to the
City of Fort Collins these Final Development Plan (FDP) and Subdivision Plat application materials for the project
known as 2908 S Timberline Multi-Family generally located to the east-southeast of Timberline Road behind the
existing Timberline Church within the City of Fort Collins. The following information provides additional application
details as required by City of Fort Collins.
• Project Title: 2908 S. Timberline Multi-Family
• Past Meeting Dates and Approvals:
o Concept Review Meeting: March 12, 2021
o Neighborhood Meeting: May 3, 2021
o Planning & Zoning Board PDP Approval: November 18, 2021
• General Information:
• Proposed is a 180-unit multi-family residential comprised of 1-, 2-, & 3- bedroom units on 9.9 acres at a
gross density of ~18.2 du/ac. A minimum of 18 units will be dedicated for use by Colorado State
University to provide housing for employees of the University at the 80% AMI level, with the goal of
providing up to 60 units at the 80% AMI level. The applicant has committed to entering into a binding
legal agreement to provide the minimum affordable units with the knowledge that more will be provided
if funding allows. The remaining units are intended to provide workforce housing and will be available
for-rent to the greater Fort Collins community. As part of the new community an updated private drive is
proposed as well as, multiple amenity spaces, and increased trail and walk connectivity both on and
offsite.
The property surrounded by the following uses:
o North – Existing low-medium density residential uses
o East – Existing low-medium density residential uses, Foothills Channel ditch, and Rendezvous Trail
o South – Foothills Channel ditch and Rendezvous Trail, and then beyond that is existing multi-family residential
o West – Existing Timberline Church and vacant Colorado State University property
The property is zoned Medium Density Mixed-Use and the multi-family residential uses proposed are
permitted within this zoning district.
• Owner: Timberline Church
• Transportation Improvements
The existing private road that rings the outer edge of the Timberline Church property is being updated to
private road standards that will include a parkway/tree lawn and detached walked in the area immediately
244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com
adjacent to the newly proposed community.
• Neighborhood Meeting Follow-Up
The neighborhood meeting held on May 3, 2021 was attended by approximately 15-20 members of the
community plus several members of Fort Collins Staff and the Applicant team. At the meeting, Staff and the
Applicant team gave presentations about the approval process and the proposed project. A majority of the
questions centered around the potential for adverse traffic impacts and user impacts to the surrounding
neighborhood. The Applicant team explained that traffic impacts will be studied as part of the approval
process by City Staff and any additional future improvements. A traffic study was created and analyzed
during the PDP review process and was determined to be adequate for this development. In addressing the
comment about impacts on the surrounding neighborhood, this new community is determined to provide
amenities and services to its residents, so it is difficult to determine impacts on the surrounding
neighborhood. The Applicant and Owner are committed to being good neighbors and will continue to work
with the surrounding community to understand their concerns and find practical solutions.
• Planning & Zoning Board Meeting – PDP Approval
On November 18, 2021, the Fort Collins Planning & Zoning Board reviewed the Preliminary Development
Plan proposal. At the meeting the board considered 3 modification requests and an alternative compliance
request that provide an attainable development model for this affordable housing community. These
requests are described further in this report. The board considered the community benefit of this proposal,
and voted unanimously to approve the proposed PDP and modifications with no additional conditions.
• Site Design
The property this community is proposing to be developed is oddly shaped, being long and linear while
being in a half moon shape, which provides for many design challenges. We believe the Application
presented works to address these challenges to the extent possible and have requested modifications only
where absolutely necessary.
As previously noted, the existing private drive on the property is being improved as part of this new
community, with tree lawn/parkway and detached walk being added on the side of the private drive adjacent
to the residential units. A total of 7 buildings are proposed. These buildings have been oriented to this
private street as appropriate.
The site is designed to meet required setbacks and provide buffering along the perimeter where appropriate.
The longer, linear nature of the project lends it self to multiple, smaller amenity areas as opposed to a
central gathering space. Proposed are 3 dispersed amenity areas to be enjoyed by residents. Features in
these different areas will be amenitized individually but will include such features as fire pits, seat walls,
moveable seating, picnic areas, planter pots, grills, and space for lawn games. A new trail connection is
also provided along the east property line, which will connect to the existing Rendezvous Trail and the
property to the east.
Landscape character along the site exterior provides appropriate transitions to roadways and natural
conditions. A mix of formal and informal design is provided that blends the formality and structure of the
development of multi-family buildings with the natural, corridor-like landscape found adjacent to this site.
Community architecture consists of varying materials, rooflines, colors, and articulation to provide visual
interest and variation between the building types. The architecture will fit into the diverse community and
character already found within the existing adjacent neighborhoods.
Vehicular access comes from Iowa Drive on the north and from Timberline Road through the existing
Timberline Church entrance. Pedestrian and bicycle connections are also provided throughout the
community, linking all residential uses and amenities with adjacent, offsite connections. This trail network
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will benefit the future residents of this community as well as those in the greater neighborhood, formalizing
informal trails that have developed over the years on the currently vacant property.
Parking provided on-site will meet the standards set forth in the Fort Collins land use code.
• Impacts on Natural Habitats
As denoted in the included Environmental Characterization Study impacts to the existing natural features of
the project site are minimal. There is the Rendezvous Trail and Foothills Channel ditch adjacent to one side
of the site. A minimum 50’ buffer has been provided adjacent to this canal and mature vegetation. This
area will be landscaped in accordance with Fort Collins standards and any adverse impacts are minimal.
The Applicant team met with Staff on site to review and identify any potential concerns and all impacts have
been mitigated within this application.
• Development Phasing
At this time, the entire 2908 S Timberline Road Multi-Family project is anticipated to be developed in a
single phase.
• Modification Requests
As previously noted, due to the unique shape of the property as well as the desire to provide workforce
housing and a portion at 80% AMI, three modification requests are necessary in order to make this project
successful. They are as follows:
1. LUC 3.8.30(C) Access to a Park, Central Feature or Gathering Place.
2. Section 3.8.30.(B)(4) Lot pattern.
Section 3.8.30(F)(4) Entrances. Entrances shall be made clearly visible from the streets and public
areas through the use of architectural elements and landscaping.
Section 3.5.2(D)(1) Orientation to a Connecting Walkway. Every front facade with a primary entrance
to a dwelling unit shall face a connecting walkway with no primary entrance more than two hundred
(200) feet from a street sidewalk.
Section 3.5.2.(D)(2 ) Street-Facing Facades.
3. Section 3.8.30 (F)(2) Variation Among Buildings
• Alternative Compliance Request
In addition, the location of the revised Natural Habitat Buffer Zone has triggered an alternative compliance
request in order to meet the minimum lighting standards for the parking areas. The alternative compliance
request is for the following:
o Section 3.2.4 Lighting Context Area. The maximum horizontal illuminance at the Natural Habitat
Buffer Zone is 0.0.
As noted above, all modification requests and alternative compliance request were approved by
the Planning & Zoning Board on November 18, 2021.
We are excited to continue this project with the City of Fort Collins. Please feel free to reach out to me at
970.409.3414 or rmcbreen@norris-design.com with any questions or comments
Sincerely,
Norris Design
Ryan F. McBreen
Principal