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HomeMy WebLinkAboutTHE FLATS AT HANSEN FARM - PDP220004 - 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 March 16th, 2022 The Flats at Hansen Farm Project Development Plan | Project Narrative Preliminary Design Review Date: 1/12/2022 Neighborhood Meeting Date: 2/24/2022 Existing Owners: Lorson North Development Corp & Caleb Development LLC 212 N. Wahsatch Ave., Suite 301 Colorado Springs, CO 80903 Applicant: Hansen MF, LLC 3665 John F Kennedy Parkway, Building 2, Suite 202 Fort Collins, CO 80525 What are you proposing/use? The Applicant is proposing to develop 255 dwelling units on Tract E, D, and L of the Hansen Farm Plat in a mix of seven (7) three-story multi-family buildings with a clubhouse and pool amenity area. The anticipated density is 24.56 du/ac. The property is located to the west of Timberline and to the north of Zephyr Road, on Tracts E, D, and L of the Hansen Farm Plat. The current and proposed zoning for the property is Medium Density Mixed-use neighborhood (MMN). The surrounding zoning is Low Density Mixed-Use (LMN) to the east, west, and north, with Neighborhood Commercial (NC) to the south. Bacon Elementary and the future ‘Bacon Park’ is located to the east across Timberline. Open Space existing to the north and north-west of the site, and another future park is to be located in the southwest corner at the intersection of Burly Tree Drive and Knobby Pine Drive. No modifications to the land use code are being proposed. What improvements and uses currently exist on the site? 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 is currently undeveloped. Storm and water service facilities have been accounted for as part of the Hansen Farm replat. Storm and water service stubs are available to both Tract E and Tract D. All right-of-way has already been dedicated and will not be required as part of this project development plan. Describe the site circulation (auto and pedestrian), parking and how it coordinates with the existing neighborhood: The 10.38 acre site is bisected by Burly Tree Drive. The development on Tract E (Hansen Farm Plat) will have three access points onto Burly Tree Drive and Knobby Pine Drive. Three points of access are proposed for the part of the development on Tract D onto Zephyr Drive, Burly Street and Twisted Root Drive. Two of the access points along Burly Tree Drive will align with Knobby Pine Drive and Twisted Root Drive. Parking is distributed off-street between Tract D and Tract E, with additional on-street parking shown along Knobby Pine Drive and Burly Tree Drive. The proposed multifamily buildings are oriented to face the public streets and sidewalks. Internal pedestrian circulation promotes connectivity, directness and continuity throughout the development and connects to public ROW and the adjacent neighborhood as applicable. All of the building entries are within 200 feet of a public sidewalk with the exception of the north and west buildings on Tract E that are located along a Major Walkway Spine (LUC 3.5.2 (D)(1)(b)) connecting to the public ROW. Describe site design and architecture: The site plan is designed to fit within the elongated north to south axis of the Tract E and Tract D orientation. The site detention is located within Tract L, in the northeast corner of Tract D, and has a large influence over the layout of the site. Tract L currently has a drainage easement over it and is rough graded for detention. The plan will utilize that area as detention per the intentions of the Hansen Farm Plat. The proposed layout focuses on externalizing the architecture to create an appealing street presence along all main roads while also attempting to maximize views for residents of both open space and internal amenities. Building entries are oriented to face the street to the maximum extent feasible (LUC 3.5.2 (D)) and the parking is located behind the buildings away from public view and oriented conveniently for residents. Resident amenity areas are located strategically to serve residents of separate buildings to encourage a sense of community. They are equally distributed between Tract E and Tract D. The clubhouse is a community anchor- point and is centrally located on the southeast corner of Tract E. The clubhouse will feature a fitness center, central club room, yoga studio and outdoor pool and pool deck. 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 building architecture will draw inspiration from a modern farm-house aesthetic. We plan to incorporate masonry and cementitious siding to create a simple yet attractive aesthetic across the site. The buildings will vary by adjacency as required by code but have a compatible look and feel to them throughout (LUC 3.5.2 (C)). Each building will feature multiple pedestrian access points - at 3 stories, we plan to create entries and first floor elements to activate and produce a pedestrian scaled environment along the street at each building. 431 parking spaces are required and the development is currently proposing 473 parking spaces, of which 414 are off-street. Vehicular parking spaces are distributed between tract E and tract D as effectively as possible. In addition, some of the buildings with tuck under garage spaces also accommodate enough space for tandem parking. While these tandem spaces are not included in any of the parking counts (per code), they will have the practical effect of providing more on-site parking. Bicycle parking is also provided at the required ratio of 1 space per bedroom. 448 bicycle parking spaces total are accounted for in enclosed spaces within garages and two bike barns, and as fixed surface spaces throughout the site. A naturalized landscape design and native plant palette will be incorporated to promote lower water use. Foundation plantings are proposed at all the buildings, tree stocking requirements are fulfilled, and street trees have been provided where applicable. The detention pond will be landscaped with a native seed and trees are grouped organically to help blend and naturalize slopes. No wetlands or natural habitat buffer zones encroach onto the site or will be impacted by the development of the tracts. How is your proposal compatible with the surrounding area? Hansen Farm ODP was approved in 2017 and underwent an extensive public approval process. The original ODP anticipated a maximum of 440 dwelling units for the Hansen Farm Plat, with 255 of those designated for the MMN area (the subject site). The Flats at Hansen Farm proposal is in compliance with the dwelling unit designation. This proposal in conjunction with the Hansen Farm Plat is well below the 440 maximum dwelling units originally anticipated. A TIS was prepared for the ODP, within which this proposal is in compliance. This proposal meets the intent of the MMN Zoning district. At 24.56 du/ac, the proposal is in compliance with the no cap density, and also meets the minimum density of 7 du/net acre of land for projects of less than 20 acres. Both the multifamily and clubhouse are considered primary uses for the zoning, and not secondary uses are proposed. The maximum building height allowable by code is 3 stories, which will not be exceeded. The Flats at Hansen Farm site is surrounded by open space to the north and north-west, and a future park directly adjacent to the south-west. The proposed project will add to housing diversity and attainability in the area. Since the project provides adequate parking and is in 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 compliance with the Hansen Farm ODP and TIS, we don’t anticipate any negative impacts to the surrounding neighborhood. We have taken great care to ensure that the high-quality architecture, thoughtful planning, landscaped areas, and upgraded amenities exceed minimum standards in the market and code, in most cases. Collectively, these elements will contribute to a beautiful community for its future residents and area neighbors alike. In addition, no modifications are proposed to the land use standards. Is water detention provided? If so, where? How does the site drain now (on and off site)? Will it change? If so, what will change? What is being proposed to treat run-off? Stormwater detention is provided by existing on-site and off-site ponds for Hansen Farm. The overall drainage concept will remain unchanged from what was approved with Hansen Farm. Water quality is accounted for by Hansen Farm, and LID is provided on-site. Do any existing structures have automatic fire sprinklers? Will the new structures have fire sprinklers? There are no existing structures. All new structures will be sprinkler as required per code. Are there any unusual factors and/or characteristics are present that may restrict or affect your proposal? There are no unusual factors that we are aware of at the present time. Neighborhood Meeting Summary The neighborhood meeting was held on February 24, 2022. Primary issues related to the project that were brought up during the meeting include: traffic impacts on Timberline Road, compatibility of 3-story multifamily buildings with area single-family neighborhoods, existing zoning concerns, proximity of buildings (too close) to Timberline Road. Concerns are addressed and summarized below: Transportation/Traffic: A TIS was performed with the Hansen Farm ODP in 2017 and identified frontage improvements along Timberline and a new traffic signal at Timberline/Zephyr intersection based on all phases of the development. A right-in-right out is proposed for the Twisted Root Intersection. Pedestrian level of service was also included in that analysis. The widening of Timberline is part of the City Capital Construction project that is scheduled to start mid-2022. An updated traffic study is not required as part of this proposal, as this site was included in the Hansen Farm ODP TIS. 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 A community trail connection will be made to north of this property by way of sidewalk and street networks. A trail underpass for the Mail Creek Trail is currently under construction as part of the Timberline widening project and will connect to the broader City of Fort Collins trail system. Project Related: As it relates to compatibility and bulk standards, all aspects of the proposal meet the Land use Code. The site is currently zoned The Medium Density Mixed-Use (MMN); the zoning has been in place for many years and was approved through Council. No rezoning is being proposed with this project. The MMN Zone District allows for up to three stories in building height. A mix of housing was approved as part of the Hansen Farm ODP, and Multifamily was specifically proposed for this area, with a unit count on the subject site equal to what is being proposed. The zoning is consistent with the City Plan and Fossil Creek Reservoirs Area Plan policy direction for new neighborhoods. The proposed buildings provide architectural variety as required by LUC 3.5.2 that promotes distinctly different building models. 3-story multifamily buildings also exist near the site to south. The buildings are oriented to face Timberline and provide connecting entrance walkways to the street sidewalk. By function of this, buildings are located along the required setback and face Timberline right-of-way. Have you previously submitted an application? The applicant has submitted a preliminary design review application with the staff meeting held on January 12th, 2022. Prior to that the property was included as part of an Overall Development Plan presented by a different applicant.