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HomeMy WebLinkAboutPOWERHOUSE 2 - FDP220015 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEProject Overview Powerhouse 2 Climate Solutions Campus (PH2) will be a low carbon / net-zero operation project built on a 4.97-acre brownfield site of blighted land that will transform an area with low-employment usage (truck parking, used truck sales, and auto repair) into a vibrant innovation research campus within the City of Fort Collins Innovation District.  The site is located north of the downtown historic district, in close proximity to the Cache a Poudre River, and adjacent to the Old Town North community. PH2 is being developed through a unique partnership comprised of Powerhouse 1 (PH1), Colorado State University, and Innosphere Ventures. Innosphere is a clean-tech focused entrepreneurship incubator located immediately adjacent to the PH2 property. The CSU Energy Institute/PH1 and Innosphere are currently engaged in work to provide innovation training in the energy sector to 12 surrounding states under a grant from the U. S. Department of Energy. PH1, PH2, and Innosphere will form the vertices of a contiguous “Triangle of Innovation” with the Cache la Poudre River and the Poudre River White Water Park running through the middle. PH2 will be used by; CSU students, faculty from diverse fields of the university system, and the CTE community; companies developing scalable climate solutions; and members of the community. PH2 will engage with the Fort Collins and regional community at large, but with particular focus on the North Fort Collins community which has historically been underserved with employment, educational, and cultural opportunities. The primary program focus of the building will be on the significance of climate change and how humans can modify their behaviors to reduce carbons impact on the planet. The building will be an educational tool promoting best building construction practices, building energy usage strategies and total systems analysis. PH2 will provide value to and serve the local community by providing a venue to host meetings of approx. 300 people; space to host local food based programs; hosting community outreach programming including energy systems, healthy cooking/eating, trade skills; construction skills; providing electric vehicle charging stations to over 100 vehicles for building occupants and community members on evenings and weekends as they enjoy the Poudre River White Water Park located directly across the street.  1)Project Title: Powerhouse2 Climate Solutions Campus The project was referred to as “Powerhouse 2” in the PDR application 2)Past Meeting Dates: PDR Meeting Date–October 20, 2021 Neighborhood Meeting Date–February 16, 2022 P&Z Hearing Date – November 17, 2022 3)General Information: Project Location–north of Vine Drive, east of College Avenue, west of Jerome Street, and south of Lake Canal OverallSize in Acres – 4.97 acres (gross), 4.62 acres (net) Existing Zoning– Downtown - Innovation Subdistrict Proposed Zoning – Downtown - Innovation Subdistrict Number of Dwelling Units - Zero Amount and type of Commercial Space 39,628 s.f. – office space 5,980 s.f. – conference space 79,694 s.f. – lab space 1,138 s.f. – employee cafe 5,374 s.f. – retail/local food market 5,103 s.f. (approx.) – building support 29,341 s.f. – circulation Number of Off-Street Parking Spaces – 161 spaces total (154 standard, 7 accessible) Number of On-StreetParking Spaces – 12(plans also include fire lane pull-out on Vine Drivenear the SE corner of the building. If this is not needed additional on-street parking could be provided) Number of Building Stories – Five (5) Stories Modifications approved by Planning and Zoning Commission Interior Parking Lot Landscaping – Trees not planted in islands where they would conflict with proposed solar canopies Off-street parking quantities –lower than office standards due to lab uses Building Height – additional height required for lab uses and mass timber construction Building Build ToLine – meets green edge requirements but code requirements for build to are confusing. Variance Requests Driveway spacing on Jerome Street Driveway spacing on Vine Drive Sanitary sewer clearance Vine Drive curb flowline gradient Depth to ground water in detention pond Minimum storm pipe size in the ROW Minimum cover over a storm pipe Minimum freeboard in the detention pond 4) Proposed Owners: Powerhouse 2 Development Company LLC Innosphere Ventures as manager/single member of LLC 5)Existing Owners: 202 E Vine Dr (Parcel # 9701300021) Owner: Powerhouse II LLC Address: 262 E Mountain Ave, Fort Collins, CO 80524 108 E Vine Dr (Parcel # 9701307003) Owner: Powerhouse 2 Development Company LLC Address: 320 E Vine Drive Ste 101, Fort Collins, CO 80524 704 N College Ave (Parcel # 9701307002) Owner: Powerhouse II LLC Address: 262 E. Mountain Ave, Fort Collins, CO 80524 6)Transportation Improvements:The site will feature on-site parking and pedestrian connections to College Ave., Vine Dr., and Jerome Street. The north half of Vine Drive will be improved between Jerome Street and College Avenue, including on-street parking, and an improved pedestrian crossing at the Vine Dr/Jerome St. intersection. The existing Transfort bus stop on College Avenue will be improved creating a modified Type III bus stop. 7)Concerns/Issues Raised at the Neighborhood Meeting. Question: One attendee asked if the building height could be reduced. Response: 5 stories are allowed in this zone district, and the facades have been stepped down along Vine and on the northwest end of the building to transition to neighboring properties. Question:The proposed bike trail along Lake Canal dead ends at College…what about going to west? Think outside boundaries – connectivity to Legacy Park. The connection across Vine is really important. Response:This is a bigger question that’s beyond the limits of this project, but there is an existing bike lane on the east side of College that can be accessed from the proposed trail. There is also an at-grade crossing of College at Vine Drive, and a grade-separated trail crossing in the Whitewater Park. Question:How many employees will the building accommodate? Response:Roughly 300 at full capacity. Question:An attendee asked Clark Mapes if the building fits the City’s height parameters? Response: Yes Question: Access to Legacy Park: new or enhanced access into Legacy Park? Status update on that? Response: City staff said they’re not sure but let’s connect outside of this meeting. Comment:One attendee mentioned that they strongly support the project. They just request pedestrian crosswalk at Jerome. Question: materials on façade? Response:Combination of stone, brick, architectural metal, wood, and high efficiency glazing Comment:parking shown seems insufficient for 300 employees. Comment/Question: Love the low carbon. How about reducing parking? Response:The plan meets the City’s minimum parking requirements. Comment: Go lower in height and parking. Comment: super excited about the project. Suggest using low carbon modes to limit traffic in the neighborhoods. Question:Is there also commercial space? Response: yes, on the ground floor on the east end of the building. Could be food service, small market, something like that. Serve the adjacent uses. Comment: voice support, extremely lucky to have this investment in our community. Applaud this effort, looks awesome. Comment/Question: Great project! Will there be E vehicle charging in the parking lot? Response: Absolutely. Comment:So impressed, thank you for making this investment. 8)Site Design: Parcels - The proposed project will be located on 3 parcels of land located on the northeast corner of College Ave. (US287) and East Vine Drive. The three parcels will be combined to create one parcel extending from College Ave., east to Jerome St. Existing and Proposed Land Uses - The existingland uses on the property are not compatible with the vision described in the Downtown Plan and the Land Use Code. The proposed project embodies many of qualities that the City envisioned in the Innovation Subdistrict and itwill establish an enhanced standard of design for future projects. Building Placement – ThePowerhousebuilding was placed at the southwest corner of the site near College and Vine to reinforce the urban qualities of the Downtown district, but it has been setback from the rights-of-way to establish a “green edge”.With its location on US HWY 287, the building will provide a gatewayDowntown Fort Collins and the Innovation District. There are two main entrances to the building. One entrance is oriented towards Vine Drive, and the other is located at the northeast corner of the building providing a convenient connection to the parking lot. Building Floor Elevation - The floor elevation of the building is elevated 2.56 feet above the 100-year flood elevation for flood protection.At this elevation, the finish floor is also elevated above the 500-year flood elevation. Solar Parking Canopies–many of the parking spaces in the east lot will be covered with cantilevered structures that include photo voltaic solar panels. The design of the solar canopies complements the style of the primary building and the industrial character of the Innovation District. Refer to the architectural plans. Vehicular Circulation–The property is served by three existing public streets. College Avenue and Vine Drive are classified as arterials, and Jerome Street isclassified a collector. The site plan includes proposed vehicular access points from each of the surrounding streets. The primary site access is located on Vine Drive and full movements are proposed at this driveway. The access on College Avenue will be converted to an emergency vehicle only access.The third access point is located on Jerome Street near the northeast corner of the property. The Vine Drive and Jerome Street vehicular access points will provide access to the parking lot. Pedestrian Circulation–Detached sidewalks are included along the abutting public streets in compliance with the LCUASS standards, however the sidewalk on the west side of Jerome Street has been widened to 10-feet because it will alsoserve as a public trail.Direct and safe pedestrian access is provided to both major building entrances without crossing a driveway.Private walkways and paths provide pedestrian access throughout the site, and accessible routes provide access to many of the building entrances. Outdoor People Spaces–Raised terraces and plazas surrounding the south, east, and north sides of the building provide many opportunities to work, study, socialize, and dine outdoors.Like the building, many of these spaces are elevated above the surrounding areas due to the floodplain. Public Trail-Prior to submitting the PDP, the applicants met with Park Planning to discuss potential public trailroutes and the Vine Drive crossing. After considering several options,Park Planning decided that agrade-separated crossing (underpass/overpass)isnot feasible at Vine Drive. So, an at-grate trail crossing isillustrated on the PDP site plan. The proposed Vine Drive crossing aligns with the existing trail on the south side of Vine in the Whitewater Park.For improved safety, Park Planningmay install a cross-walk and a Hawk signal at the Vine Drive trial crossing. The cost of the public trail improvements and crossing will be shared with the City. Lighting Site lighting is being designed to provide appropriate light levels while focusing on energy efficiency and minimizing impacts to adjacent natural areas and neighborhoods.   The main strategies include locating lights within the railings at walkways and stairs, utilizing steplights along the building façade, and providing pedestrian scale pole mounted fixtures where needed to serve parking areas.  The parking canopy will include exterior rated fixtures underneath the structure to illuminate the east parking lot. There is catenary lighting proposed for the plaza area to contribute to a walkable and informal atmosphere for that area. Landscaping The landscaping for the Powerhouse site is envisioned as an extension of Whitewater Park landscape, including the bluegrass tree lawn which is backdropped by a morenatural landscape. A “Green Street Edge” is provided along College and Vine. Native and/or water conserving plants will be used where appropriate. A forested area is provided north of the building mimicking CSU’s Sherwood Forest Rain Gardens will integrated into the landscape along the north and south edges of the property The detention and water quality basin located in the southeast corner of the site will have a natural appearance Educational opportunities may be integrated into the site highlighting different aspects of the landscape such as rain gardens, water treatment, native landscape, etc. Natural Habitats and Features in vicinity of the project Natural resources in close proximity to the site include the Cache La Poudre Riverand the Lake Canal 9) Disturbances to Wetlands, Natural Habitats, and Wildlife – A small segment of the Lake Canal is located on the Powerhouse property, but the proposed development will not impact or alter the existing wetlands. Most of the existing trees along Lake Canal are off property and will be preserved. However, Powerhouse would like to work with the City, Lake Canal, and the Jerome Street developer to clean up the existing landscape along Lake Canal. This could include tree pruning, removal of dead material, removal of non-natives (if appropriate),and understory cleanup. Currently, gravel parking areas border the south side of Lake Canal. After redevelopment occurs, anatural area buffer will be established providing additional wildlife habitat and buffering between the Powerhouse development and developments to the north and northeast. The existing street trees along College Avenue will be saved, but the plans call for removal of a few existing trees in other areas. Trees will be planted to mitigate loss of existing trees. Refer to the tree mitigation plan and the landscape plan. Theproposed landscaping is envisioned as an extension of the Whitewater Park’s landscape and newly landscapeareas mayserve as wildlife habitat. 10)Transition Techniques Building height/massing steps down on west and north An enhanced Natural Area Buffer is provided along the north property line abutting Lake Canal The east parking lot is setback behind naturally landscaped detention area along Vine Drive. Trail connections link surrounding areas to each other and to the whitewater park. 11)Architectural Design The proposed project will be a single 5 story building ofapproximately 166,000 s. f. The design will reflect the character established at the Powerhouse 1 facility located south of the proposed building, creating a campus atmosphere with the 2 buildings at each end of the campus and the Whitewater Park in the center. Extensive outdoor gathering spaces will be provided to expand the presence and impact of the Poudre River Whitewater Park located adjacent to the project. Plazas, shaded areas, porches, and shared parking with charging stations will be available to the public. The building will incorporate the appropriate architectural massing features representative of larger industrial type commercial buildings. Materials will very along facades to reduce the scale in addition to the appropriate fenestration patterns for the intended uses and energy considerations. The roof will be perceived as a flat roof with the appropriate screening for rooftop equipment. The allowable number of stories and the allowable height of the building will be within the allowable code standards for this subdistrict. Massing reduction on the west elevation of the building will be provided to comply with the 3 story height limits for the zoning district to the west of the property. The architectural material palette will consist of native stone, brick, architectural metal panels, exposed wood structural elements, and high-performance glazing systems. The color palette will be neutral tones. No reflective glazing will be used on the project. All equipment required for the operations of this facility, located on the exterior of the building, will be located within screened utility yards. The perimeter screening of the utility yards will be solid walls of similar materials used on the building façade and will be a min. of 8’ in height. The electrical transformer will not be located within a utility enclosure. Parking canopies will be provided at approximately 62% of the proposed parking. These canopies will be constructed using similar material to that of the building palette (i.e.: wood and metal). Canopies will provide shade, hail protection, and charging stations for facility patrons. Solar panels will be located on the canopies. 12) Development Phasing Schedule (if applicable). The project will be built in a single phase, including: Offsite improvements to Vine and Jerome, trails, required grading, storm management system, parking areas, and required utilities. The proposed building Exterior plaza’s, retaining walls, and hardscapes. Parking areas Exterior lighting Covered parking solar arrays. The quantity of arrays installed will be established with further development of the project budget Tenant spaces Landscaping And other improvements shown in the approve development plans Tentative Project Schedule Planning and Development Review (PDP&FDP) 403 days Tue 9/21/21 Wed5/4/23 Development ConstructionPermit (DCP) 41 days Thu 3/3/23 Tue5/5/23 PowerhouseBuildingPermit 62 days Thu 8/1/23 Mon 10/26/23 Construction 404 days Wed 9/18/23 Tue5/8/25