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HomeMy WebLinkAboutProject Narratives - 05/21/2025 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 Project Narrative | The Linden Basic Development Review 05/21/2025 Past Meeting Dates • Conceptual Design Review: 04/11/2024 Applicant: Realty Capital Residential, LLC Existing Owner: 360 Linden, LLC General Information Realty Capital is a property development firm founded in 1987 that has developed nearly 200 projects across Texas and Colorado. They specialize in acquiring, developing, and managing commercial and residential projects, often with a focus on mixed-use and master-planned communities. Their developments often integrate residential units with retail and recreational spaces, enhancing community and resident connectivity. Realty Capital has had a presence in the Western Slope of Colorado since 2011, primarily developing workforce housing in the Roaring Fork Valley between Aspen and Glenwood Springs. Realty Capital has completed five residential projects in this area, with one project incorporating deed-restricted affordable housing units to provide housing to meet the specific needs of the community. Their vision for this particular project is to develop, own and manage a mixed-use development in vibrant downtown Fort Collins. With the increased demand for housing in Fort Collins, the infill development of the site at 360 Linden St. seeks to provide more residential and deed-restricted affordable units in the housing stock while making efficient use of limited urban land. The mixed-use aspect of this project will enhance the character of the area, while contributing to a community where people can live, work and play. Site Context The project site is approximately 2.20 acres, consisting of one parcel located at 360 Linden St. and is situated at the southeast corner of Linden St. and Willow St. The project is located in the Downtown (D) Zone District, River Subdistrict and in the Transit-Oriented Development (TOD) Overlay Zone. There are a mix of uses surrounding the site. To the north and west, there are high-density multi-unit residences including Willow Street Residences and Confluence, as well as many restaurants, including Ginger and Baker, and other commercial businesses. To the east, there are several restaurants and more commercial uses. The site currently contains an office building and two (2) storage warehouse buildings, and the rest of the site is being used as a private parking lot. The existing buildings are proposed to be removed to accommodate 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 parking requirements and emergency access for this site. There is also a contract in place to either acquire a portion of the Harmony Mill property or obtain offsite easements. The applicant proposes to develop two buildings with 160 total dwelling units at 72.73 du/ac. Of those units, 32 will be affordable at 80% AMI. The first building will be a five-story mixed-use building with frontage on Linden St. and wrapping around to Willow St. It is proposed to have approximately 2,473 square feet of commercial space facing Linden St., 97 dwelling units, as well as a lobby/leasing office, coworking, fitness space, and a rooftop ‘sky lounge’ with a deck overlooking Linden St. The second building will be a five-story multi-unit building, fronting on Willow St and will provide 63 dwelling units. Both buildings will have elevators and interior bike storage. Revitalizing this site will further the vision for the River Corridor and compliment the Historic Core Subdistrict with the addition of market rate and affordable housing units. The Linden project will also support and contribute to the business economy, while creating a link to Downtown with a pedestrian-oriented street front and lively spaces. Proposed Site Design, Circulation & Parking The site design has been thoughtfully planned to balance the needs of residents, land use code requirements, and City plans and policy guidelines. The overall layout of the site is designed to provide building frontage along Linden St and Willow St, with surface parking behind the building. This emphasizes the building design and compatibility with the surrounding buildings, while screening vehicles from the street. Along with the residential units, commercial space on the ground floor of the corner building will provide activation of the streetscape along Linden, with a patio space and a pedestrian pass-through to the parking lot. The project provides an enhanced street frontage on Willow Street that will feature landscaping native to the River Corridor as well as a walkway design that feels inviting and enhances the pedestrian experience. The site will also have full tree-stocking and will incorporate landscaping throughout the site. In the Downtown District, Willow Street is considered mixed-use street frontage, so there is a 19 ft building setback required from the curb. Due to site constraints and 15 ft setback precedence with the surrounding existing buildings, we have submitted a modification request to provide a reduced setback of 15 ft. Although the overall setback will be reduced, there will be an enhanced streetscape to ensure that the public space is thoughtfully and functionally designed. There will still be a 10 ft accessible sidewalk, with an undulating 5 ft sidewalk amenity space to accommodate tree stocking along the street frontage and create a more interactive pedestrian experience. The main vehicular and pedestrian entrance to the site is between the buildings on Willow St, leading to the parking lot. Secondary vehicular access specifically for emergency access is located on Lincoln Ave. There are 144 proposed surface parking spaces off-street (including ADA spots). There are anticipated to be 45 additional on-street parking spaces (38 on Willow St. and 8 on Linden St.). These on-street parking spaces will be for 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 public use. The development will provide 222 total bike parking spaces, with 144 enclosed, in a secure room inside the buildings. Two trash and recycling enclosures are proposed on the west side of the building in central, screened areas in the parking lot - away from the main entry and public realm. Equal capacity for trash and recycling will be provided for residents and the commercial space. Architectural Design The project is comprised of two separate structures with a combined overall unit mix is 30% Studios, 31% 1- Beds, and 39% 2-Beds. Within the two buildings, there will be affordable housing units, market rates units, as well as commercial space. The massing and building articulation along Linden and Willow Street respects step-back requirements at both the second and third floor, averaging over 10ft across the site, while lower-level volumes are proportioned and detailed in response to historical context, including the four-story Harmony Mill building to the East and the single-story Union Pacific Railroad Depot directly to the south. Furthermore, both buildings create a pedestrian- friendly streetscape, by pulling back elevations along both Linden and Willow Streets, incorporating green space, street level entries for ground floor units and a commercial patio space. Each Type 3A, wood-framed structure will further reflect the historic context of the River District by incorporating high quality materials and detailing, such as brick and pre-cast concrete sills (Union Specific Railroad Depot & Harmony Mill), wood-esque residential entries and cementitious lap siding (the Confluence), Architectural Standing Seam (the Cache at Ginger & Baker), and Stucco (Godinez Building). Stormwater, Grading, & Utilities The Linden is proposing to have individual water and sanitary services for each building. A dedicated Irrigation meter pit is proposed. All utility services tie into existing mains within Willow Street. In terms of Stormwater, The Linden is proposing to sheet flow runoff to the center of the drive aisles. From there, the runoff is routed to Stormtech chambers for LID. Detention and standard water quality are provided in the Udall Detention Facility. Offsite flows are being routed through the site via a 42" HDPE pipe. All flows are routed to an existing 42" RCP pipe within Willow Street. The Linden is graded to adhere to ADA standards. Along Willow Street, stairs are proposed for the ground level units. Willow Street has been graded per LCUASS standards. Alignment with Fort Collins City Plan • Principle LIV1: Maintain a compact pattern of growth that is well served by public facilities and encourages the efficient use of land. o Policy LIV 1.6 - ADEQUATE PUBLIC FACILITIES 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 Locating a mixed-use, affordable housing project in the River District supports the efficient use of existing public facilities, such as water, sewer, transportation, and emergency services, which are already in place downtown. • Principle LIV 2: Promote infill and redevelopment o Policy LIV 2.1 - REVITALIZATION OF UNDERUTILIZED PROPERTIES This site presents an opportunity for revitalization through infill development of the existing surface parking lot. This will not only transform the site but also the adjacent public areas into vibrant, functional spaces that contribute to the community's economic and social health. o Policy LIV 2.2 - PRIORITY LOCATIONS FOR INFILL AND REDEVELOPMENT The Downtown District is identified as a priority location for infill and redevelopment, contributing to the housing and affordability goals. This project also supports City Plan’s goal to accommodate a diverse population in areas already served by infrastructure and amenities. o Policy LIV 2.3 - TRANSIT-ORIENTED DEVELOPMENT The site being in the downtown area as well as the Transit-Oriented Development (TOD) overlay district, it is well-served by bus transportation and has multi-modal routes for people to travel to amenities and services. • Principle LIV 3: Maintain and enhance our unique character and sense of place as the community grows. o Policy LIV 3.1 - PUBLIC AMENITIES This project incorporates public amenities such as the commercial patio space and an enhanced street frontage/pedestrian experience. These features contribute to the comfort and enjoyment of residents and visitors, aligning with the city's goal to design streets and public spaces with pedestrians in mind. o Policy LIV 3.2 - ACCESS TO OUTDOOR SPACES The project provides a commercial space that will allow people to sit and enjoy the outdoors with landscaping that connects people to nature. The enhanced streetscape along Willow St will include landscaping flanking both sides of the walk along Willow St. One of the buildings will also include a rooftop ‘sky lounge’ which includes a deck overlooking Linden St., allowing people to enjoy the outdoors. o Policy LIV 3.4 - DESIGN STANDARDS AND GUIDELINES The project adheres to the city's design standards and guidelines, promoting compatibility and redevelopment in the River District. 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 o Policy LIV 3.5 - DISTINCTIVE DESIGN The buildings feature unique architecture that reflects historic standards and compatibility for the area, avoiding standardized corporate designs. o Policy LIV 3.6 - CONTEXT-SENSITIVE DEVELOPMENT The project is designed to complement the surrounding area by considering building materials, architectural details, and relationships to streets and sidewalks. It is our intent to ensure that the development enhances the positive character of the River District and integrates seamlessly with existing structures. • Principle LIV 4: Enhance neighborhood livability. o Policy LIV 4.2 - COMPATIBILITY OF ADJACENT DEVELOPMENT The project is designed to respect the scale, form, and character of adjacent developments in the River District and Downtown. By incorporating transitional elements, such as complementary materials, and step-backs in the building form, the development fits into the surrounding context. o Policy LIV 4.3 - NEIGHBORHOOD SERVICES AND AMENITIES With the project being located Downtown, the area offers a blend of residential, commercial, civic, and recreational uses within walking distance. This supports residents' daily needs by reducing the need for car travel and fostering walkability. It contributes directly to the goal of integrating housing with commercial and nearby services. • Principle LIV 5: Create more opportunities for housing choices. o Policy LIV 5.1 - HOUSING OPTIONS The project increases housing diversity by adding higher density housing units in a mixed-use setting, helping to meet the needs of different household types, incomes, and life stages. It contributes to a broader range of options within the Downtown area, offering alternatives to single-family homes and supporting a more inclusive urban population. o Policy LIV 5.2 - SUPPLY OF ATTAINABLE HOUSING By including affordable units, the project directly expands the supply of attainable housing in a high-opportunity area. This helps address the City’s long-term affordability goals. o Policy LIV 5.3 - LAND FOR RESIDENTIAL DEVELOPMENT The project maximizes the use of land for residential development and makes efficient use of centrally located land by integrating housing into this infill site. o Policy LIV 5.5 - INTEGRATE AND DISTRIBUTE AFFORDABLE HOUSING 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 This project incorporates 20% affordable housing units at 80% AMI, which is thoughtfully integrated into a mixed-income, mixed-use development in a central and desirable location. o Policy LIV 5.6 - EXISTING NEIGHBORHOODS The development expands housing options in the Downtown area and is part of the overall vision by creating housing on underutilized lots within the existing neighborhood. • Principle LIV 6: Improve access to housing that meets the needs of residents regardless of their race, ethnicity, income, age, ability or background. o Policy LIV 6.1 - BASIC ACCESS This project provides housing units with access to an elevator and ADA accessible sidewalks that provide functionality to all ages and varying mobilities. o Policy LIV 6.7 – INCENTIVES With the project providing affordable housing units, it will qualify for reduced turnaround times in the Development Review process. The developer will keep in touch with the City on any other eligible programs that are available. • Principle LIV 9: Encourage development that reduces impacts on natural ecosystems and promotes sustainability and resilience. o Policy LIV 9.1 - EFFICIENCY AND RESOURCE CONSERVATION The building will have all electric utilities and will meet the current building and energy code regulations at time of Building Permit. o Policy LIV 9.2 - OUTDOOR WATER USE The landscape design has incorporated native plant materials, will utilize efficient irrigation, and plans to improve the soil before planting. o Policy LIV 9.3 - URBAN HEAT ISLAND EFFECT To reduce the urban heat island effect on this site, there will be sufficient tree stocking and landscaping around the building and throughout the parking lot. o Policy LIV 9.4 - SOLAR ORIENTATION The building, landscaping, streets, and public spaces have been oriented in a way that meets code requirements, while also taking into consideration the access to solar energy. 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 • Principle LIV 10: Recognize, protect and enhance historic resources. o Policy LIV 10.3 - INCREASE APPRECIATION OF VALUE The building has been designed with historic compatibility in mind, which contributes to the value of existing historic resources and contributes to the sense of place in Downtown and the River District. • Principle EH 1: Foster a vibrant, resilient and inclusive economy. o Policy EH 1.1 - EMPLOYMENT BASE By providing a commercial space for business on Linden St, the project supports and contributes to the enhancement of the community’s economic base and job creation. • Principle ENV 3: Transition from fossil to renewable-energy systems. o Policy ENV 3.2 - EFFICIENT BUILDINGS The building will have all electric utilities and will meet the current building and energy code regulations at time of Building Permit. o Policy ENV 3.3 – ELECTRIFICATION The building will have all electric utilities, which supports the transition from the use of natural gas to renewable electricity, helping to meet the City’s climate goals. • Principle ENV 6: Manage water resources in a manner that enhances and protects water quality, supply and reliability o Policy ENV 6.6 - LOW IMPACT DEVELOPMENT This project will provide Low-Impact Development (LID) within underground water quality holding cells located under the parking area. • Principle ENV 9: Protect human health, safety, wildlife habitat and the environment by limiting light pollution and protecting our night sky. o Policy ENV 9.3 - OUTDOOR LIGHTING The project will align with the lighting requirements in the code to balance efficiency and safety, and utilize best practices to include lighting where needed, with shielded fixtures directed downward. • Principle SC 1: Create public spaces and rights-of-way that are safe and welcoming to all users. o Policy SC 1.2 - PUBLIC SAFETY THROUGH DESIGN 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 project aligns with this policy in that it will provide a sense of security and safety throughout the site including buildings, parking areas and public spaces. It will utilize appropriate lighting, visibility and maintained landscaping. • Principle SC 4: Provide opportunities for residents to lead healthy and active lifestyles and improve access to local food. o Policy SC 4.2 - DESIGN FOR ACTIVE LIVING The project supports active living by putting people close to everything they need. There are parks, trails, shops, and transit all within walking or biking distance. Downtown already has great access to the Poudre River Trail, public art, and gathering spaces, so residents will have plenty of opportunities to stay active. • Principle T 1: Coordinate transportation plans, management and investments with land use plans and decisions. o Policy T 1.1 - DEVELOPMENT AND TRANSPORTATION INVESTMENT This project will provide an enhanced streetscape to improve the pedestrian experience, which will include installing sidewalks along Willow St, where they currently do not exist. The City of Fort Collins is concurrently designing a capital project on Willow Street, which will also support demands for multimodal travel. o Policy T 1.3 - DESIGN FOR ACTIVE LIVING The project promotes physical activity by being in area that is walkable, bike-friendly environment where people can easily get to work, shops, parks, and transit. Its Downtown location puts residents close to trails like the Poudre River Trail and includes features like sidewalks, bike parking, and public spaces that make being outside more inviting. o Policy T 1.4 - PUBLIC FACILITIES The project is designed to meet its transportation impact by providing the necessary public infrastructure like sidewalks and ADA-compliant ramps. Being Downtown, it connects to existing facilities and contributed to improving the network, in line with city standards. o Policy T 1.8 - SUSTAINABLE DESIGN The project includes features like durable sidewalk materials, native landscaping, and Low Impact Development (LID), which align with the City’s commitment to environmentally responsible design. • Principle T 2: Build and maintain high-quality infrastructure that supports all modes of travel. o Policy T 2.4 - STREET DESIGN CRITERIA 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 Street and sidewalk designs will meet current City standards and will align with ADA guidelines. o Policy T 2.5 - BUILDING IMPROVEMENTS The project supports this policy by coordinating its transportation-related improvements, like sidewalks, curbs, ramps, and street trees with the City’s adopted plans and Capital Improvement Plan (CIP). • Principle T 3: Lead transportation innovation by exploring and utilizing emerging and transformative systems and technologies. o Policy T 3.9 - ELECTRIC VEHICLES The project directly supports this policy by including electric vehicle (EV) parking spaces on- site, as required by city code. • Principle T 6: Support bicycling as a safe, easy and convenient travel option for all ages and abilities by building a connected network of facilities. o Policy T 6.4 - BICYCLING TO PROMOTE PHYSICAL ACTIVITY The project supports this policy by making bicycling a convenient option for residents and visitors. The project is in a bike-friendly part of downtown near existing trails like the Poudre River Trail and connects to many bikeways throughout the City. On-site bike parking, and enclosed bike storage for residents makes cycling easy and accessible. • Principle T 7: Support walking as a safe, easy and convenient travel option for all ages and abilities by building a connected network of sidewalks, paths and trails. o Policy T 7.1 - PEDESTRIAN FACILITIES The project directly supports this policy by incorporating ADA-accessible sidewalks, curb ramps, and pedestrian connections along its frontage and throughout the site. The development also helps improve connectivity and enhances the pedestrian experience by adding a sidewalk to Willow St. The Downtown location also encourages walking as a primary mode of transportation, reinforcing the City’s goal of building a more inclusive and walkable community. o Policy T 7.2 - SAFE PEDESTRIAN FACILITIES The project helps create a safe, secure, and comfortable environment for pedestrians by incorporating well-lit walkways, ADA-compliant ramps and sidewalks, and clearly defined pedestrian walkways. 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 o Policy T 7.3 - NEIGHBORHOOD STREETS FOR WALKING The project supports this policy by contributing to a well-designed, pedestrian-friendly streetscape along its frontage. Features like 10’ sidewalks, planters with landscaping and street trees, create a more attractive and comfortable environment for people walking or biking.