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HomeMy WebLinkAboutRIDGEWOOD HILLS - FDP230019 - SUBMITTAL DOCUMENTS - ROUND 3 - Project NarrativeSite Plan Existing Site The proposed project is located at the southwest corner of College Avenue and Triangle Drive and is bounded on the west side by the existing Ridgewood Hills neighborhood. To the south is existing undeveloped open space. The project site is approximately 35 acres and is undeveloped with no existing structures on site. The North Louden Ditch runs north to south through the site then makes a small jog to the east leaving the property and then back west before leaving the site in the far south west corner. The property also includes a few small wetland/wet meadow areas. The first wetland is isolated and is in the far north east corner (near the intersection of Triangle Drive and College Avenue) of the property. The second wetland area is located south of the intersection on the north side of the property and runs east to west and appears to be smaller than 1/3 acre. The third and largest wetland area is located on the far south side of the site and is over a 1/3 acre. We are awaiting determination regarding if any/all of the wetland areas are jurisdictional. The proposed site displays several limiting factors, from the ditch, wetlands, adjacent oil/gas facility to the unique and challenging shape of the property. The proposed plan accounts for all these factors and displays suitable and compatible uses to the adjacent and surrounding neighborhoods. Project Narrative RIDGEWOOD HILLS FIFTH FILING NTSPROJECT LOCATION Co l l e g e A v e / H i g h w a y 2 8 7 Carpenter Road Triangle Road Development Existing Ridgewood Hills neighborhood Existing Shenandoah neighborhood Tria n g l e D r i v e Avon d a l e R o a d PROJECT GOAL: The design intent of the Ridgewood Hills Fifth Filing is provide additional housing within this area of Fort Collins and is located within the MMN zone district. While the plan is dictated by the applicable zoning requirements in regards to density and other requirements - there has been careful planning and design to create a suitable transition towards the existing LMN areas to the north and west of the site. The most dense product (multi-family apartments) is located along College - furthest away from the existing single family area. The other product types (duplex and townhome units) are planned to be adjacent to the existing single family area. 1. PROJECT TITLE: Ridgewood Hills Fifth Filing 2. MEETING DATES: Preliminary Design Review Meeting: August 14, 2019 Neighborhood Meeting: October 7, 2019 3. GENERAL INFORMATION: Project Location: SW corner of Triangle Road and College Avenue - bounded by Longview Open Space to the south, existing Ridgewood Hills neighborhood to the west and the existing Shenendoah neighborhood to the north. Size: 1,516,028 SF/ 34.80 AC Existing zoning: Medium Density Mixed-Use Neighborhood District (MMN) Proposed zoning: Medium Density Mixed-Use Neighborhood District (MMN) Apartments: 24 Unit Apartment Building: (1 included on plans) • 15 (1) bedroom units • 9 (2) bedroom units 42 Unit Apartment Building: (2 included on plans) • 18 (1) bedroom units • 21 (2) bedroom units • 3 (3) bedroom units 48 Unit Apartment Building: (2 included on plans) • 40 (1) bedroom units • 5 (2) bedroom units • 3 (3) bedroom units Total Apartment Units - 204 Maximum building height: 40’ Duplex/paired homes: • 8 - Studio duplex units • 30 - (1) bedroom units • 54 - (2) bedroom units • 3 - (3) bedroom units • 20 - 2-story duplex units Maximum building height: 24’ Townhomes: • 8 - (3) plex units • 8 - (4) plex units Maximum building height: 39’ Project Narrative RIDGEWOOD HILLS FIFTH FILING 4. PROPOSED OWNERS: Goodwin Knight 8605 Explorer Dr. Suite 250, Colorado Springs, CO 80920 Applicant: Russell + Mills Studios Contact: John Beggs 506 S College Ave, Unit A Fort Collins, CO 80524 970-484-8855 jbeggs@russellmillsstudios.com 5. EXISTING OWNERS: Goodwin Knight 8605 Explorer Dr. Suite 250, Colorado Springs, CO 80920 6. TRANSPORTATION IMPROVEMENTS Vehicular access will be from two points of access. The first will be from the north off of Triangle Drive and will be an extension of Strausberg Road. This road is proposed to be a local connector with a 57’ right of way cross section. This road will also have a connection for the future commercial property to the south and east of the project. The second point of access will be from the west from Avondale Road. This will continue the existing collector road cross section from the west and will head to the south east portion of this project. The project has also planned for the proposed centerline shift of College Ave/ Highway 287. In speaking with CDOT, there are no immediate plans to implement the plans that propose the centerline shift. This directly impacts the property along the eastern property line between Triangle Drive and the Carpenter Road intersection. 7. NEIGHBORHOOD MEETING A neighborhood meeting was held on the evening of October 7, 2019 and was well attended by the adjacent neighborhoods. The neighborhood meeting notes have been attached as an supplemental document. The biggest concern that was heard at the meeting was in regards to traffic and its impacts to the existing neighborhood. Following this meeting we have had an additional meeting with two board members from the Shenendoah HOA. This meeting was in regards to aligning Strausberg and the amount of traffic and their concern was discussed again. The board members expressed a desire to connect this development to College Ave from Avondale Road. The applicant does not own this property, but has reached out to the owners of this land to discuss the possibility of constructing Avondale to College. The applicant and consultant has been unsuccessful in reaching the owner of the land to this point. During that meeting it was discussed that the applicant would continue to reach out and the City would attempt as well to discuss future possibilities. 8. SITE DESIGN The north area of the site will consist of the duplex units. They will consist of studio plus one and two-bedroom units. These units will front the local connector road and will have parking behind each unit. Some garages will be provided behind the units and will provide for more parking and storage for residents. Within this area a clubhouse will be provided. The clubhouse will have a pool and will serve as the neighborhood center for the development. Some non-residential uses will be provided, such as shared workspace, fitness studio or coffee shop. The exact use and square footage of all of these uses is yet to be determined. South of the duplex units will be the apartment area. This area will consist of two apartment buildings with 48 units in each for a total of 96 dwelling units. The apartments are a mix of studio, one and two bedroom units. The buildings will front the local connector as well and act as a suitable transition use between the future commercial development to the east of this area and the proposed uses within this neighborhood and the existing neighborhood to the west. Parking will be located behind the buildings and will include small garages for some of the residents. These will be located along the eastern property line and will Project Narrative RIDGEWOOD HILLS FIFTH FILING act as a buffer to the future commercial development to the east. The southern most portion of the site will consist of the townhome units. This area focuses on capitalizing on the open space to the south and will be a compatible transition between this project and the existing neighborhood to the west. These buildings consist of three separate dwelling units that have attached garages – these garages will be accessed by an alley entrance. Per the land use code these units will front along either a public street or open space and will be within walking distance of a public road. Pedestrian circulation will occur along public sidewalks along the street as well as an open space trail network that will connect the open space to the south to the existing neighborhood to the north. This trail network will be open to all residents and will connect to all open spaces within the neighborhood. We also intend this trail network to meet the needs for the trail connection that is outlined within the South College Corridor Plan. Open Space The project has several open space areas. These range from small pocket parks adjacent to the duplex units to larger areas within the large wetland area that will include walking trails and opportunities to interact with nature. A small playground area will be located adjacent to the clubhouse within the duplex area. This will be open to the entire neighborhood. Lighting All lighting within the residential area will meet City of Fort Collins requirements. A lighting plan has been submitted. Planting, Lawn, and Street Trees Street tree plantings will be located within the tree lawns with detached sidewalks. Native and low water plant species will be utilized throughout the site. Engineering/Utilities Stormwater detention will be handled throughout the site in smaller detention facilities. The site naturally drains to the north east where a large detention facility will be located before leaving the site and heading the east. Another large detention facility will be located on the SW corner of the site and will be paired with the wetland mitigation Under existing conditions, the 34.81-acre project site is currently undeveloped and consists of open fallow land. Vegetation on the project site consists of mostly invasive weeds and grasses. A section of the North Loudon Ditch bisects the project site. The project site currently drains from west to east at slopes ranging from 2% to 50%. The steeper slopes up to 50% occur adjacent to the east property boundary at South College Avenue. Offsite drainage areas from the west and north contribute drainage onto the site. These offsite areas will be routed through as part of the project development. The Ridgewood Hills development proposes to capture and detain on-site generated flows in detention ponds. Detention of the project site will be divided amongst three separate constructed ponds that will control release rates to allowable measures. Stormwater quality features will be constructed to satisfy the City of Fort Collins Low Impact Development (LID), and Natural Areas mitigation requirements. Utilities included water, sanitary sewer, and other dry utilities are proposed to serve the project. Extensions of existing mains will be required to distribute utilities to all areas of the development and will be dedicated as public utilities, where necessary. Private connections to existing and public infrastructure on and adjacent to the project will be made and extended to serve the multiple tracts and buildings. The owner and engineer will coordinate with the utility providers on construction of all utilities and meet the appropriate construction specifications of the providers. Louden Ditch The plan is proposing to pipe the existing North Louden Ditch on site. The ditch would be located within a 40’ easement. The easement would start at the north end of the site where the ditch enters the property, it would then run along the west edge of the site and eventually exit at the far south west portion of the site. This is consistent with a project that the client/owner is involved with north of this property – and the ditch company has agreed to similar conditions. 9. DISTURBANCES The project is proposing to mitigate for the two smaller wetland facilities located towards the northern portion of the site. This mitigation is planned to occur on site within the larger wetland area that’s located along the south side of the property. The large southern wetland area will be maintained and where needed enhanced to become an asset for not only this project but other Project Narrative RIDGEWOOD HILLS FIFTH FILING surrounding neighborhoods. 10. TRANSITION TECHNIQUES The project seeks to transition to both the surrounding neighborhoods and neighboring lot by its architectural character as well as fencing and planting along the north and west property lines. 11. ARCHITECTURE The architecture style is a mix of traditional and modern, but utilizes similar materials and colors that will complement the surrounding neighborhoods. Some example imagery of the architecture style has been included in the submittal. Compatibility with Surrounding Area The neighborhood character, layout and architecture will complement the surrounding neighborhoods and the mix of uses will create a compatible transition between the future commercial property and the existing neighborhoods to the west. For example, the apartments have been planned adjacent to the future commercial property to the east, while the townhomes have been planned adjacent to the existing neighborhood to the west. 12. PHASING SCHEDULE No phasing is proposed with this development. TRASH AND RECYCLING SERVICE: Trash and recycling services will be provided through large trash enclosures in the multi-family and duplex areas. The townhome units will have individual trash service -- this service will be through the alley behind the units. Project Narrative RIDGEWOOD HILLS FIFTH FILING