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HomeMy WebLinkAboutFORT COLLINS RESCUE MISSION - FDP230022 - SUBMITTAL DOCUMENTS - ROUND 2 - Project NarrativePage 1 of 5 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 November 1st, 2023 Fort Collins Rescue Mission | PDP Project Narrative Preliminary Design Review Date: 10.12.2023 Neighborhood meeting date : 3.2.2023 Owner Info: Fort Collins Rescue Mission, Inc 6100 Smith Road Denver, CO 80216 Review Process: The Fort Collins Rescue Mission will be undergoing a combined Project Development Plan (PDP) and Final Development Plan (FDP) process. The first round will utilize a PDP checklist, and all subsequent reviews will reference the FDP Checklist. The Fort Collins Rescue Mission is subject to a Type 2 review. Introduction: Since 2012, Denver Rescue Mission has been offering emergency shelter services in the City of Fort Collins through the Fort Collins Rescue Mission. During this time, the Fort Collins Rescue Mission has experienced an annually increasing need for shelter services for single adult men. Given the higher need, combined with increased demand for shelter during the COVID-19 pandemic, and the opportunity for increased levels of care, more space is required for Fort Collins Rescue Mission to maintain and improve upon the responsiveness and excellence of our work - meeting individuals at the physical and spiritual points of need. We envision this trauma-informed 24/7 shelter as the first step on the Housing First spectrum. The shelter includes a day -use area, as well as an overnight shelter area, that would provide over 200 beds. The 24/7 shelter would meet clients’ basic needs and provide them with resources to exit homelessness and enter permanent stable housing. The development will be designed through the lens of environmental stewardship and is anticipated to meet or exceed sustainability requirements. General Information The Applicant is proposing to develop a new, 44,000s.f., 2-story trauma-informed facility for individuals experiencing homelessness. The ground-up 24/7 shelter will contain a day-use area and an overnight shelter. The intent is to serve men by meeting their basic needs, while simultaneously providing a steppingstone to exiting homelessness. The current proposal includes more than 200 beds, a kitchen and dining area for guests, Page 2 of 5 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 large outdoor amenity, laundry facilities, administrative offices for staff and volunteers , and 35 parking spaces to accommodate staff, volunteers, and residents with vehicles. The 2.9 acre property is currently zoned Service Commercial (CS), and no change to the zoning is anticipated. The property is located within the North College Corridor Subarea along North College. The proposed use, a 24/7 shelter, is allowed in the zone district. An Alternative Compliance Request is included in this submittal package. The request is for a parking plan that complies with the supplemental parking study completed for this proposal. Existing Conditions The site is currently undeveloped. An Overall Development Plan (ODP) and a Project Development Plan (PDP) for the lot layout and infrastructure improvements to Mason Street along the property frontage are currently under review with the City of Fort Collins. Site Circulation: The site is situated one block west of College Avenue and will be accessed from Hibdon Court at the north end and off of Hickory Street from the south. The building is located along the west side and fronts Mason Street Right-of-Way that runs north to south along the property. Staff, volunteer, and guest parking is distributed into two lots, one to the north of the building, and another to the south. ADA crusher fines pathways connect each parking lot to the main entrance of the building. An all-weather surface emergency vehicle access road is proposed that connects the two parking lots along the west edge. The road will provide opportunities to increase visibility and views of the natural area to the west and cover the required fire perimeter access. Architecture: Shopworks began a trauma assessment for the design in July 2022, involving Fort Collins Rescue Mission guests, staff, and others. Insights from 96 community members (42 served, 54 providers) guided the process. An April 2022 assessment at Denver Rescue Mission with 42 guests and staff also contributed. The design journey applies Trauma Informed Design principles to enhance healing and well-being, emphasizing the use of natural materials for a sense of well-being, acoustic solutions that help mitigate noise, and calming lighting to enhance the ambient tones in the spaces. Other design considerations include: Page 3 of 5 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 • Security Considerations: Implementing cameras for safety. • Dignified Spaces: Creating areas that foster dignity and beauty. • Accessible Entrances: Welcoming entry points for everyone. • Diverse Shared Areas: Offering versatile spaces for various activities. • Private Dorms: Ensuring privacy and storage for guests. • Dedicated Staff Zones: Placing staff areas for effective supervision. • Prioritized Outdoor Spaces: Creating secure and serene patios. These principles collectively guide our design process to promote healing and well-being. The building itself is separated into two wings, one in the north and the other to the south, around a vestibule entry area. The southern wing will function as the day -use area with a cafeteria, administrative offices, and designated areas for volunteers a nd storage. The northern wing will have a second story and will house the overnight shelter. Currently, more than 200 beds are being proposed. Materials and building methods will be carefully considered to reduce overall energy consumption and ensure an environmentally sustainable product. The building will also be equipped with NFPA 13 for fire suppression. Site Design: The site layout is informed by the future Mason Street Right -of-Way, and the relative distance to the neighbors abutting the north property line. The building is located 78’ from the north property line, and a fence and landscaping will create a buffer to the neighboring property. The parking lot in-between will be lit with cut-off fixtures that help promote safety without compromising the privacy of the neighbors. The buffer area to the west is also acknowledged in the site design with the building being oriented on a north -south axis to limit potential impacts. The outdoor amenity areas are located on the west side of the building and will be bound by a secure 6’ tall fence. Principles of trauma-informed design will also be applied to the exterior amenity design to create a safe and welcoming space. The views out of the amenity space looking west toward the buffer area and foothills create an opportunity for the residents to benefit from the healthy influences of nature. Adequate exterior lighting will be provided to promote safety, but also be sensitive to no spill into the natural area buffer, meeting the requirements of section 3.2.4 of the LUC . Compatibility Careful consideration is given to the neighborhood context. The north wing of the building will be two -stories, and the south wing will be single-story. By creating the two separate wings, the overall massing of the building is also reduced. The main entry is accessed from Mason Street. A large outdoor amenity space will be situated to the rear of the building to limit visibility from the street. Adequate parking is provided on the property for all Page 4 of 5 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 staff and for those guests that do have vehicles. A parking analysis is provided with this submittal that further details the parking suitability. Site design will reflect a more urban character that aligns with the vision outlined in the North College Corridor Plan, including contemporary, semi-industrial building design and pedestrian oriented site frontage. The building is situated close to Mason Street, away from the western property line, adhering to the building build-to and setback requirements. While this is in part to create space for the Natural Habitat Buffer area and the City regional detention facility, this also offers a large buffer between the proposed facility and the existing neighborhood to the west across the future regional stormwater management facility. As mentioned above, the landscape along the north property line will be designed to promote privacy and create a soft transition to the neighbors. The future city detention facility will act as a buffer to commercial properties to the south. Stormwater Facility Detention will be provided in the regional Hickory Pond. Required LID treatment will be provided via rain gardens, one on the north side of the property and one on the south side of the property. Runoff will be conveyed via surface flows as well as storm drains. Drainage The site drainage is split with a portion of runoff draining to the north and a portion runoff draining to the south. Both the north and south sides of the site drain directly into the proposed rain gardens that border the property line. From the rain gardens runoff is conveyed to the Hickory Pond via underdrains and overflow weirs. Additionally, there is a small portion of the west side of the project site that does not get routed to the rain gardens. However, the Rescue Mission does meet the 75% new impervious areas being treated via LID methods. See the Drainage Report and Drainage Exhibit for additional information. Run-off Treatment Water treatment will be provided via rain gardens that are along the north and south side of the site. Fort Collins Rescue Mission is meeting the required LID treatment as specified in the Fort Collins Stormwater Criteria Manual. Impact to Natural Features The applicant team has met with both Environmental Planning and Forestry on site to discuss the Natural Habitat features. All mitigation for the natural areas and for the impacted trees are being addressed in the Page 5 of 5 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 Mason Street Infrastructure PDP. The applicant team acknowledges the value of the natural features adjacent to the site, and believe that the proximity to the shelter will provide many qualitative benefits for the guests and staff. Neighborhood meeting summary: - Questions regarding location/compatibility to the surrounding area: Homeless Shelter is an approved use within the Service-Commercial district. The design team will follow the Land Use Code to ensure all requirements of architectural and landscape compatibility are met. In addition, the Rescue Mission has a desire to work with neighboring folks to establish a working relationship and together finds ways that will promote safety and strong communication moving forward. - Questions regarding safety of the neighboring communities: Safety is a priority for this site, and will include safety lighting, fencing, and on-site surveillance. Questions regarding homelessness and safety of the community at -large are better addressed by the city and police department. - How can avoid negative impacts of having two hundred people coming and going? A traffic impact study has been prepared and the findings concluded that no intersection improvements would be triggered by the use. In addition, infrastructure improvements such as sidewalk connectivity and bike lanes will promote safe multimodal traffic in the area . The design team is also proposing several surveillances cameras along Mason, which will benefit both the community and the guests. - Is there a projected timeline for the shelter being built and what are the cost estimates? The current goal is to have the shelter open by the end of Summer 2025. Costs are estimated at $26,400,000 for the construction of the facility. The applicant team has also made additional outreach efforts to ensure that all neighbors would be represented. A second community outreach meeting was held for Spanish-speaking folks on June 14th, 2023. This meeting covered the same content as the required neighborhood meeting, but all material was translated into Spanish. Team members have also been in communication with several organizations and neighbors in the North College Corridor Area to help keep stakeholders informed.