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HomeMy WebLinkAboutSEVEN GENERATIONS MULTIFAMILY - FDP230008 - 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 Seven Generations Multifamily Final Development Plan | Project Narrative 03.01.2022 Past Meeting Dates Conceptual Review Meeting: 07.23.2021 Neighborhood Meeting Date: 08.22.2022 Planning & Zoning Commission Hearing: 12.15.2022 CR project name: 3221 Eastbrook Dr Multi Family Dwellings Existing Ownership The subject parcel of this proposal is under the existing ownership of the original Seven Generations developer – Sustainable Real Estate LLC. David Sitzman of Sustainable Real Estate LLC may be contacted at 3500 John F Kennedy Pkwy, Suite 220 Fort Collins, CO with inquiries. Proposed Ownership The subject parcel is proposed to be purchased and owned by Black Timber Land Company, a Fort Collins-based firm, upon final approval of entitlement drawings and recordation. Contact information for Black Timber can be found on the Development Review Application, submitted with this application. Black Timber is anticipating to continue ownership post-construction. Overview and Background The applicant is proposing to utilize the existing zoning, Employment (E) to develop an infill mulitfamily building with seventy-three (73) proposed dwelling units that are to be sold at market rate. The application was subject to a Major Amendment process and Type 2 review before the Planning and Zoning Commission to update the proposed use on site - as the parcel was previously entitled as an office park in 2007. The Planning and Zoning Commission appoved the multifamily use at the December 15th, 2022 hearing. 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 modification is provided with this application to develop a residential use on the property because the Employment district limits the gross percentage of secondary uses allowed per each development plan to 25%. The modification request is made with the conclusion that the lack of continued development on the parcel over the previous fifteen years indicates the market does not demand additional primary uses on this property- as was initially entitled in 2007. Rather, the parcel could serve a benefit to the community by providing a secondary use that complements existing primary uses within the district. The Planning and Zoming Commission found this analysis to be correct, and approved the modification at hearing. The 2.90-acre development will be of the allowable density and height requirements of the Employment district. As with many infill projects, the proposed development will utilize existing infrastructure present on site. Current Site Conditions The existing site is roughly 2.90 acres and consists of one parcel located directly east of the Union Pacific Railroad, south of city-owned open space, west of Eastbrook Drive, and north of existing offices. Fort Collins High School is a major landmark, two blocks east of the site across Timberline Road. The pacel is in an “L” shape with a small parcel existing northeast of the “L”. This smaller parcel is occupied by an approximate 10,000-square foot medical office building which houses several pediatric doctors and dentists. The two parcels combined make up the greater Seven Generation Office Park which was entitled in 2007. The two parcels share a common vehicular access point. Built with the medical office building (off-site) were initital improvements (on-site). These initital improvements include: drive aisles and parking stalls (although not striped), stormwater facilites, undeground utilities, a natural habitat buffer with robust plantings, and a trash enclosure. Mature tree canopy exists along the north, west, and south sides of the property. 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 Site Access and Circulation Vehicular access to the site will come from Eastbrook Drive, a local street that connects to the arterial East Horsetooth Road. Access points are already pre- determined as drive aisles were previously constructed on-site with the construction of the adjacent medical office building. The applicant is working with the neighbors to the northeast to ease parking concerns and allocate spaces for the medical offices. The exact details of what spaces are to be allocated and how many will be discussed over the next few months and the entitlement process. A robust pedestrian circulation sytem is proposed with the major amendment. Connecting sidewalks may bring future residents east to Eastbrook Drive on the north/south sides of the proposed mulitfamily building. These circulation routes are connected through the site as the walk wraps the exterior sides of the multifamily building and it’s entrances. An existing connection is maintained to the north of the site connecting future residents to the Vermont Trail. On the interior (northeast sides) of the multifamily building, a pedestrian plaza is proposed to create an amenitized gathering space for both future multifamily residents and the employees and patrons of the adjacent medical offfices. While the pedestrian plaza is not accessible to common vehicles, the plaza will double as an aerial access path/ staging area for emergency services. Site Design The site design for Seven Generations Multifamily has the dual responsibility to utilize existing infrastructure and provide a vision for compact, efficient development. Given that the drive aisles and parking were already constructed, combined with the need to be sensitive toward the verdant existing natural habitat buffer (to the west), lead to the majority of improvements within the interior of the site (or the northeastern portions of the parcel). Thus, the proposed multifamily building is sited in a manner that follows the intent of the building layout proposed in the 2007 approved plans. The multifamily building also follows the contextual setback of the existing medical office building adjacent to the property. The Seven Generations Multifamily development will utilize the gathering space area to provide a vibrant addition to the existing neighborhood. Specifically, the 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 proposed pedestrian plaza will have a unique opportunity to utilize urban design pinciples and provide a shared amenity for future residents, adjacent employees, and patrons. Potential programming for the amenity areas may include include a BBQ area, outdoor games, formal and informal seating, outdoor work stations, and artistic site lighting. Materials within the plaza will relate to the proposed multifamily building to create a sense of cohesion on site. Connections from the plaza have been provided so pedestrians can easily gain access from the parking areas, adjacent medical offices, and Eastbrook Drive. Landscape areas are to be planted heavily with trees, shrubs, and ornamental and native grasses to increase the biodiversity and aesthetic quality of the development. Bike parking facilities will be dispersed thoughout the site. Enclosed bike parking is to be provided within the proposed building – adjacent to entrances and under covered overhangs. Surface bike parking is allocated north of the multifamily building and along the western portion of the site. Architectural Design The Seven Generations Apartment building is a proposed 3-story apartment building, incorporating a mix of forty-four (44) one-bedroom units and twenty- nine (29) two-bedroom units, for a total of 73 units and 102 beds. The units are accessed via an interior corridor connecting the three stairways at both ends and at the corner of the “L” shaped building. The main building entries are located at the east end of the south wing, and at the southwest corner. Secondary entries are provided at the north end of the west wing and the inside corner of the building accessing the central plaza area. Vertical bike racks will be located inside the building near the elevator and with close access to the central plaza and the power trail to the north. Exterior covered bike racks will also be located at both the east and north entrances. All mechanical equipment will be placed on the roof of the building, providing a clean aesthetic around the site. The overall architectural design reflects the surrounding commercial office buildings and complements these buildings with a modern aesthetic. The architectural design incorporates varying vertical elements to break up the length of the building and reduce the repetitive nature that is typically seen with multi- 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 family buildings. The building’s roof design combines flat roof, parapet and projecting shed roof elements. The stairways and entries to the building use a bold color palette and large panels of glass that wrap the corners to provide visibility and transparency for the residents. The entries will be covered by a steel framed canopy hung from the building, which uses both form and function to create a strong sense of entry while reducing the scale of the stair towers and providing residents protection from the elements. The parapets at the stairways are sloped to pay homage to the existing Seven Generations office building to the north, further integrating the new building into the existing site. The walls and balconies adjacent to the stairs use lighter contrasting colors with large slider windows for a clean look that complements the modern style of the building. The proposed materials include brick, stucco, lap siding and vertical board and batten siding. When placing the materials around the building, care was taken to ensure that the design was cohesive, and no façade was identical to another. The projected deck elements and roof covers accentuate the design further, both by providing a horizontal break in plane and reducing the scale of these elements. The nine corner units incorporated on the highly visible outside corners and ends of the building provide large wraparound decks which are supported by angled columns that converge at the projected roof cover, creating a unique design element that makes this project stand out in the multi-family housing market. Stormwater and Wastewater Strategy Much of the site’s utility infrastructure was previously installed with the initial phase of development. This inlcuded the water main loop and services (looped from Eastbrook Dr), sanitary sewer main and services (outfall to the north), and stormwater infrastructure. Majority of the existing infrastrusture will be preserved to provide service to the proposed development. The site generally drains from southeast to northwest. An existing water quality pond is located in the northwest corner of the site which is well established with mature vegetation. The intent is to limit the site distrubance and protect the existing water quatlity pond. To satisfy the current Low Impact Development requirements, and offset any additional water quaility requirements due to a slight increase in impervious area, additional stormwater quality enhancement will be 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 provided by below grade filtration galleries. The site’s stormwater outlets into the open space north of the site and the Foothills Master Drainage Basin.