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HomeMy WebLinkAboutFISCHER PROPERTIES - FDP230010 - 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 Fischer Properties Final Development Plan | Project Narrative 03.15.2023 Past Meeting Dates Preliminary Design Review Meeting: 08.04.20221 Neighborhood Meeting Date: 02.07.2022 Type 1 Hearing Date: 01.09.2023 PDR project name: 1215 Shields St Multi Family & Single Family Development Existing Ownership All of the subject properties part of this proposal are under the same ownership of Fort Collins local Mr. Erik Fischer. Mr Fischer, spent his childhood growing up up on one of the eastern parcels and his sister pastures her horses on the western- most parcel of the site to this day. The Fischer’s have an immense connection to the site and Mr. Fischer is committed to realizing the redevelopment that he began five years ago. Proposed Ownership The nine (9) single-family detached lots, poposed on the western side of the site, are intended to be sold at market rate to separate buyers or home builder. The buyer(s) will be responsible for building individual, compatible, homes per the Fort Collins Land Use Code Section 4.4. It is the intent of Mr. Fischer to continue ownership of the multifamily component of the development, although ownership in name will be transferred to 1215 S. Shields, LLC. Mr Fischer is exploring management options for the product. Overview and Background The applicant, is proposing to utilize the two existing zoning districts: Low Density Residential and Neighborhood Conservation, Buffer District - to develop nine (9) single-family detached lots and a multifamily building comprised of 77 apartments. In total, the 86 dwelling units are proposed to be sold at market rate. 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 5.39-acre development will be within the allowable density and height requirements of each respective zoning district on the property. As with many infill projects, the proposed development will be replat to align with the design intent and guidance prescribed in the Land Use Code. The site is parked to match the conditions set by the 2020 rezone of 1185 and 1201 Westward Drive. No modifications are anticipated with this project. The project site has gone through the historic preservation review process and has been determined as ineligible for landmark designation. A PDF of the determination is provided with the PDP submittal materials. Current Site Conditions The existing site is roughly 5.39 acres and consists of seven separate parcels located directly West of S Shields Street, directly South of Westward Drive, directly East of Del Mar Street, and North of Springfield Drive. The western 1.93-acre is zoned as Low Density Residential (R-L) and is presently used as horse pasture. The eastern 3.46 acres consist of six (6) parcels that are zoned Neighborhood Conservation, Buffer District (N-C-B). Colorado State University is adjacent east of the site, across the arterial road South Shields Street. Mature tree canopy exists along South Shields Street. Site Access and Circulation For the multifamily component of the development, primary vehicular access to the site will come from Westward Drive, a local street that connects to the arterial South Shields Street. The applicant is working with the neighbor to the south of the multifmaily project to provide an emergency access easement that will provide secondary access via Springfield Drive. Vehicular access to the nine (9) single- family detached lots will be achieved via a local street. This proposed public drive will be perpendicular to Del Mar Street and will align with the existing Lakewood Drive. As a condition tied to the rezone of two existing lots owned by the applicant (a 2020 rezone from R-L to N-C-B), one off-street vehicular parking space is provided per bedroom on the multifamily portion of the site. This condition is met through a compact parking lot design that provides 122 parking spaces for 122 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 bedrooms. Please note that this standard is higher than what is required by the Fort Collins Land Use Code, specifically, for the forty-five (45) two-bedroom units that would normally require 1.75 parking spaces per dwelling unit. The intent of this is to reduce any perceived negative impact to on-street parking along Westward Drive, after the proposed development is constructed. Pedestrian access will be achieved through multiple sidewalk connections from Westward Drive, S Shields Street, and Del Mar Street. Additionally, a sidewalk connection is made from the single-family detached portion of the project and the multifamily component. Site Design The site design for Fischer Properties has included the invisioning of a compact, efficient development that maximixes the opportunities the site can provide to future residents and the existing neighborhood. Proposed single-family resdiental lot are compatible with the exisitg neighborhood and zoning district, while completing the existing layout alluded to by the adjacent street network. The proposed multifamily building follows the contextual setback of Shields Street while providing a transition from the high intentisty road to Low Density Residential (R-L). The Fischer Properties development will utilize the amenity and open space areas to provide a vibrant addition to the exisitng neighborhood. Potential programming for the amenity areas include efficient gathering spaces, BBQ, fire pit, and outdoor games. Connectivity to the adjacent street are provided so pedstrians can easily have North/ South and East/ West connections. Open space areas are to be planted heavily with trees, shrubs, 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 areas are provided on the south side of the multifamily building in three separate locations. Surface bike parking is equally spaced throughout the multifamily component of the project. 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 Architectural Design The project includes a total of 77 units containing studio, 1 bed, and 2 bed units. The project was developed in order to be more compatible with the surrounding buildings where the larger 3-story mass is on the east side of the project site with the scale, massing, and height being reduced as the project moves to the west towards the single family residences allowing for aesthetic cooperation. The eastern portion of the site contains the 3-story, larger mass building relating to the larger, taller buildings of the those directly east on the CSU campus. Rather than a single building mass, the building design contains three (3) dominant massing components to reduce the visual impact on the residences to the west of the site. The western portion of the project site contains a 2-story building intended to begin its relationship with the single-family residences to the west. The building wings are oriented to the north and south allowing for sun exposure and light drive from the south into the exterior courtyards separating the various wings. This separation also creates a breakdown of scale of the overall building where only the gable ends of the building are prominent on the south. The design utilizes a variety of scalar components on the elevation to enhance its compatibility standards with the single-family neighborhood setting to the west and across Westward. Those elements include, but are not limited to, various roofs containing cupolas to provide scaled components reducing the length of the long roofs; projected balcony/deck features set against the larger gable ends to reduce the visual impact and reduce the scale; recesses at the balcony/decks along the façade to provide articulation and shadow against the building. The project uses multiple and varied window sizes and configurations as an additional scalar approach to the building design. A variety of larger windows are placed as focal points on the building façade while smaller ones are used to punctuate select areas of the building façade. This approach is similar to the development of the many of the single-family homes surrounding the project 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 A variety of quality materials are employed such as manufactured limestone at the base of the building and at the balconies and decks as well as cedar soffits that provide a visual warmth. Additionally, other various exterior materials are used to provide additional scale breakdowns similarly to the residences to the north, west, and south of the project. The project uses stone, stucco, horizontal lap siding and vertical board and batten. These materials are configured and developed into specific compositions to provide further visual breakdowns to the overall scale against the backdrop of the building. Compatibility Careful consideration was given to the neighborhood context of the project, dating back to the rezone of 1185 and 1201 Westward Drive. The intent of the Neighborhood Conservation, Buffer District (N-C-B) is to provide a transition between residential neighborhoods and more intensive high traffic zones that have been given the designation in accordance with an adopted subarea plan. Having the multifamily building sited appropriately to Shields allows for a higher density product to buffer the noise of the arterial road while easing intensity as the development transitions in the Low Density Residential (R-L) district. The multifamily building is also setback 60’-0” to comply with the historic contextual setback of Shields Street. As discussed above in Architectural Design section, the proposed multifamily building transitions in height (East to West) from three stories to one-story to two- stories as the building approaches the existing neighborhood. Other architectural design measures were used to take inspiration from the existing neighborhood by incorporating adjacent building materials, roof forms, and variance. A traffic study was conducted as part of the PDP requirements. Conclusions of that traffic impact study show that all intersections involved with the proposed development will continue to operate successfully without adding infrastructure such as turn lanes, signals, etc. The proposed development is feasible from a traffic engineering standpoint and local traffic generated as part of the development will be compatible with the neighborhood. 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 Stormwater and Wastewater Strategy Careful consideration has been made to handle stomwater on site. Low impact Design (LID) features such as rain gardens are used in multiple locations to provide sotrmwater detention. These locations include between the single-family detached housing and multifamily, as well as within the 60’ setback of Shields Street and the multifamily building. Additionally, some stormwater detention chambers are provided under the multifamily parking in order to slow stomwater flow leaving the site to public stormwater facilities along Shields. An existing sanitary sewer flows South to North and bisects the properties near the zoning boundary line. Perpendicular connnections are made to this sewer in order to service the multifamily building and proposed residential lots. Water service is to be provided through connections with existing lines within right-of-way (ROW) along Westward Drive and Del Mar Street. Neighborhood Meeting Discussion Points A Neighborhood Meeting was held on February 7th, 2022. Some of the main concerns discussed by attendees were parking, sustainability requirements, and development guidelines of the single-family detached products within the area zones as Low Density Residential (R-L). Regarding parking discussions, the neighbors brought a variety of questions to the table inquiring about parking requirements and how a surface lot will look from the outside looking in. As described previously, a condition of the rezone of 1185 and 1201 Westward Drive from Low Density Residential (R-L) was to supply one off-street parking space per bedroom. The proposed site plan is compliant with code requirements and parked according to the conditions of the rezone. In our discussions at the Neighborhood Meeting, the design team informed neighbors of the expense that underground parking causes and how costs don’t offset the expense until a 5+ story height is achieved. As the design of the development progresses, the design team will look at fencing options that pair with landscape screening to ensure adjacent neighbors are screened from the multifamily lot’s surface parking. 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 Another subject that was brought up at the Neighborhood Meeting was sustainability within the development. Energy efficiency was a topic of conversation, and while the multifamily building is proposed to meet all codes related to the most recent building code efficiencies, LEED accreditation is not expected to be achieved with the development. Questions of the sizing of “natural areas” and stormwater detention were asked. A cul-de-sac is a preferred method of access to the single-family lots due to fire truck turnaround requirements and block sizing limiting the number of access points connecting east towards Shields. Native plantings will be incorporated to the extent feasible. Additionally, the proposed site plan is compliant with stormwater best management practices and the Land Use Code related to open space. Lastly, the project providing market rate housing, and affordable housing will not be provided with this redevelopment. Finally, the last prevalent topic stemming from the Neighborhood Meeting involved development standards and guidelines for the Low Density Residential (R-L) district. Even though the existing single-family lots are notably wider than that of the proposed single-family lots, the proposal is in compliance with the district bulk standards. Previous Development Projects Associated with the PDP · Fischer Rezone (2020) – Rezoning Request for 1185 & 1201 Westward Drive · 1215 Shields St Multi-Family & Single-Family Development, PDR210012