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HomeMy WebLinkAboutSupporting Documentation - 08/20/2025 (2) MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 Project Narrative | Switchgrass Crossing Basic Development Review March 26, 2025 Revised August 20th, 2025 Past Meeting Dates • Preliminary Design Review: 12/04/2024 Applicant/Owner: Volunteers of America, Douglas Snyder Existing Owner: Housing Catalyst, LLC General Information Volunteers of America is one of the nation’s oldest and largest developers of affordable dignified housing for seniors. The goal of this project is to provide 100% affordable housing units to seniors at 30%-60% AMI. The site is in an ideal midtown location, within close proximity to amenities and services. Housing is a critical need in the community, and by developing underutilized land that permits higher density residential uses, we can provide more people with a place to call home. The subject site is situated at 3800 S Mason St , on approximately 1.4 acres and consists of one parcel located on S Mason St, between W Horsetooth Rd and W Troutman Pkwy. The site is located in the General Commercial (CG) Zone District as well as the Transit-Oriented Development Overlay (TOD) district. Multi-Unit Dwellings are a permitted use and apartments are a permitted building type in the zone district. Senior housing is a great fit for this location as it contributes to a mix of uses in the area, adding more housing to an area containing mostly commercial businesses. The location is also ideal for affordable housing as it is within ¼ mile of a Safeway grocery store, and within ½ mile of other restaurants, amenities, and retail. Directly around the site is IBMC College to the south, a car dealership to the east, Mason Place to the north, and across Mason to the west is an animal hospital. The Max Guideway and Mason Trail run parallel to Mason St to the west, offering multi-modal travel options for residents to access other areas of town. Proposed Site Design, Circulation & Parking The VOA Switchgrass senior housing project has been thoughtfully crafted to embody both a timeless aesthetic and a sense of connection to the surroundings and community, providing residents with a comfortable, enriching environment for years to come. The site is proposed to be developed with forty-five (45) residential units and fifty-one (51) total bedrooms. The residential units will be housed in the one building on site, which will also contain indoor amenities such as a common kitchen, fitness center, mail, and lounge areas. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 There are two main vehicular access points into the development to the north and south of the building, which creates circulation to the loading/drop off areas and parking lot; the loop also provides a fire lane to meet PFA requirements. In terms of pedestrian access, there is a widened sidewalk surrounding the building, allowing residents to easily access Mason St as well as enter the building in multiple secure locations. Positioned at the main entrance is a covered waiting area that welcomes visitors and residents. Inspired by the comforting atmosphere of a front porch, the front entry and waiting area provide a sheltered space for those arriving or waiting to be picked up. The overall layout of the site is planned to create a sense of place for residents, including two outdoor amenity areas. The main private outdoor amenity area is strategically placed at ground level on the east side. The amenity space is designed to serve as an extension of the home, like a patio, creating an inviting, casual area where residents can unwind and connect. The outdoor space features elements such as raised garden beds, seating and art features that encourage relaxation and community. Accessible raised garden beds provide an opportunity for residents to engage with nature in a rewarding way. A carefully placed art piece serves as a focal point, paired with a tranquil fountain that enhances the overall ambia nce. The area also includes a small walking path for residents to meander, fostering a sense of connection among neighbors. The second amenity area is an outdoor rooftop lounge on the third floor that accommodates seating and tables. A small dog run is also situated in the southeast corner of the parking lot. Parking is intentionally placed on the south and west sides of the building to allow the building to front the street and buffer the parking area from Mason St. The project is proposing to provide forty-seven (47) long- term parking spaces and twelve (12) ADA spaces. With the growing demand for electric vehicles, the parking lot also includes EV-ready spaces to support the future of electric transportation. An indoor bike parking room with thirty-two (32) bike spaces is provided on the north side of the building, with easy access for maneuvering bikes onto Mason St, and another twenty (20) bike spaces are provided around the building. A trash and recycling facility is provided for residents on the ground level in a room just north of the outdoor amenity space, with the intent for employees to roll out the dumpsters to the curb for collection by the trash/recycling service. The design team has made thoughtful programmatic decisions to both activate Mason Street and acknowledge the Midtown Mater Plan. These include: providing an outdoor courtyard, a continuous pedestrian walk throughout the site, nodes along Mason Street for pedestrians to sit, several instances of art, and a cohesive exterior aesthetic. The design team is working to preserve the mature trees along Mason Street, which in turn has informed the layout of the public sidewalk. Bump-outs along the sidewalk create opportunities for people to stop and interact, adding a sense of vitality along Mason Street. Benches along the walkway offer inviting spaces for residents and passersby to sit and engage with the space between the public and private realms. The Midtown Plan also has a vision of weaving in a motif symbolizing the Midtown area, and as part of this project we plan to stamp it into brick frame on the northwest side of the building, creating a tangible connection to the area. Architectural Design MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 The proposed building is four (4) stories, with a general overall height of 50 feet and is intentionally designed in an “L” shape to accommodate for the outdoor courtyard/amenity area intended to be tucked away from the street. The site is surrounded by industrial architectural influence, as well as another multifamily building directly adjacent to our property that incorporates warm stone, metal and pops of color. The design approach took many of these ideas into consideration to not compete with our neighbor, but instead compliment it to provide an appropriate pedestrian-level scale along Mason Street. The color palette is timeless and cohesive with the surrounding buildings with warm brown and grey shades of brick, painted cement board , and lap siding. Canopies will provide ample shade further enhance the pedestrian scale of the entry sequence with the use of color and a tongue & groove ceiling. In response to the Transit-Oriented Development Overlay Zone, the building design uses a colorful band and brick detailing and steps back at the upper levels in order to provide a pedestrian scale. We have focused on the pedestrian with many overhangs to provide shade and gathering areas. The project is also prioritizing energy efficiency with our fully electric design approach. A post-occupancy review of VOA’s successful senior housing building called Cadence was performed in order to enhance the details of this property. We have responded to the community’s feedback with design elements such as: the courtyard, pet relief area, enlarged canopies for shade, garden beds, more parking with emphasis on more accessible parking, a barrier free drop-off zone, a bike maintenance area, and a fourth floor outdoor amenity deck. The interior building and units have also been adjusted to respond to resident needs. Stormwater, Grading, & Utilities The existing site is mostly impervious pavement (existing use is a parking lot) and drains untreated and un- detained to two inlets on the west side of the site that outlet to the public main in Mason St. Our proposed drainage approach will incorporate three (3) small water quality ponds that will treat stormwater prior to being released to the public main. Additionally, our site will promote infiltration by sheet flowing a large portion of the roof drainage across the landscape in the courtyard. A large portion of the building roof will be routed to downspouts and then drain across the landscaped courtyard. This use of disconnected impervious areas will promote infiltration of stormwater flows and pretreatment upstream of the water quality ponds. There is no existing building and therefore existing utilities don’t currently exist on site. The proposed sanitary sewer, domestic water and fire service lines will connect to the existing sewer and water mains respectively within Mason St. The site will be primarily graded to drain to the southern water quality ponds via sheet flow across the courtyard and drive lanes and channelized flow in the concrete pan on the east side of the drive lane. The northernmost portion of the site will drain south to inlets that will lead to storm sewer that outfalls at the northwest water quality pond. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 Switchgrass Crossing has been designed to meet and exceed all land use code standards and aligns with the City’s housing goals and comprehensive plans. In addition to meeting the land use code requirements and aligning with comprehensive plan goals, this project contributes positively to the community by addressing the critical housing needs of elderly residents. This development will provide much-needed affordable and accessible living and amenity spaces to the community. As highlighted in the housing Strategic Plan, "Elderly residents and residents with disabilities also have a difficult time finding housing that is accessible for their physical needs. This is a mismatch between the housing that people need and the housing that is available in Fort Collins." Our project will help bridge this gap, offering a solution that benefits the community by creating an inclusive and accessible housing option for seniors. Alignment with Comprehensive Plans City Plan • Principle LIV 2: Promote infill and redevelopment. o Policy Liv 2.3 – TRANSIT-ORIENTED DEVELOPMENT: Require higher-density housing and mixed-use development in locations that are currently, or will be, served by BRT and/or high - frequency transit in the future as infill and redevelopment occurs. Promote a variety of housing options for all income levels. • Principle LIV 3: Maintain and enhance our unique character and sense of place as the community grows. o Policy LIV 3.1 - PUBLIC AMENITIES: Design streets and other public spaces with the comfort and enjoyment of pedestrians in mind. Incorporate features such as plazas, pocket parks, patios, children’s play areas, transit facilities, sidewalks, pathways, “street furniture” (such as benches and planters) and public art as part of development projects. o Policy LIV 3.2 - ACCESS TO OUTDOOR SPACES: Incorporate Nature in the City principles and other outdoor amenities into the design of high-density projects, particularly in areas lacking convenient and direct access to nature. o Policy LIV 3.5 - DISTINCTIVE DESIGN: Require the adaptation of standardized corporate architecture to reflect local values and ensure that the community’s appearance remains unique. Development should not consist solely of repetitive design that may be found in other communities o Policy LIV 3.6 - CONTEXT-SENSITIVE DEVELOPMENT: Ensure that all development contributes to the positive character of the surrounding area. Building materials, architectural details, color range, building massing, and relationships to streets and sidewalks should be tailored to the surrounding area. • Principle LIV 4: Enhance neighborhood livability. o Policy LIV 4.1 - NEW NEIGHBORHOODS: Encourage creativity in the design and construction of new neighborhoods that: Provides a unifying and interconnected framework of streets, MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 sidewalks, walkway spines and other public spaces; Expands housing options, including higher density and mixed-use buildings; Offers opportunities to age in place; Improves access to services and amenities; and Incorporates unique site conditions. o Policy LIV 4.2 - COMPATIBILITY OF ADJACENT DEVELOPMENT: Ensure that development that occurs in adjacent districts complements and enhances the positive qualities of existing neighborhoods. Developments that share a property line and/or street frontage with an existing neighborhood should promote compatibility by: Continuing established block patterns and streets to improve access to services and amenities from the adjacent neighborhood; Incorporating context-sensitive buildings and site features (e.g., similar size, scale and materials); and Locating parking and service areas where impacts on existing neighborhoods— such as noise and traffic—will be minimized. • Principle LIV 5: Create more opportunities for housing choices. o Policy LIV 5.1 - HOUSING OPTIONS: To enhance community health and livability, encourage a variety of housing types and densities, including mixed -used developments that are well served by public transportation and close to employment centers, shopping, services and amenities. o Policy LIV 5.2 - SUPPLY OF ATTAINABLE HOUSING: Encourage public and private sectors to maintain and develop a diverse range of housing options, including housing that is attainable (30% or less of monthly income) to residents earning the median income. Options could include ADUs, duplexes, townhomes, mobile homes, manufactured housing and other “missing middle” housing types. o Policy LIV 5.3 - LAND FOR RESIDENTIAL DEVELOPMENT: Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice . o Policy LIV 5.5 - INTEGRATE AND DISTRIBUTE AFFORDABLE HOUSING: Integrate the distribution of affordable housing as part of individual neighborhoods and the larger community. o Policy LIV 5.6 - EXISTING NEIGHBORHOODS: Expand housing options in existing neighborhoods (where permitted by underlying zoning) by encouraging: Infill development on vacant and underutilized lots; Internal ADUs such as basement or upstairs apartments; Detached ADUs on lots of sufficient size; and Duplexes, townhomes or other alternatives to detached single-family homes that are compatible with the scale and mass of adjacent properties. • 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: Support construction of housing units with practical features that provide access and functionality for people of all ages and widely varying mobilities. o Policy LIV 6.2 - SPECIALIZED HOUSING NEEDS: Plan for populations who have specialized housing needs. Integrate residential-care and treatment facilities, shelters, permanent supportive housing, group homes and senior housing throughout the GMA in areas that are well served by amenities and public transportation MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 • 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: Reduce net energy and water use of new and existing buildings through energy -efficiency programs, incentives, building and energy code regulations, and electrification and integration of renewable energy technologies. o Policy LIV 9.2 - OUTDOOR WATER USE Promote reductions in outdoor water use by selecting low-water-use plant materials, using efficient irrigation, improving the soil before planting and exploring opportunities to use nonpotable water for irrigation . o Policy LIV 9.3 - URBAN HEAT ISLAND EFFECT: Encourage the use of site and building features, such as shade trees and reflective materials, to reduce heat absorption by exterior surfaces, provide shade or otherwise mitigate the urban heat island effect. o Policy LIV 9.4 - SOLAR ORIENTATION: Orient buildings, streets and public spaces to take advantage of active and passive solar energy. Consider factors such as landscaping, window placement, overhangs and building location to heat homes, reduce snow and ice buildup on neighborhood streets and to enhance the comfort of public spaces. • Principle CR 1: Build Fort Collins’ identity as a thriving cultural and creative destination by supporting an inclusive and equitable arts, culture and creative community. o Policy CR 1.1 - EQUITY AND INCLUSION: Through the arts, foster an inclusive and equitable cultural and creative community that represents all residents. o Policy LIV 1.5 - DYNAMIC IDENTITY: Build Fort Collins’ creative, arts and culture brand identity and visibility; communicate it effectively to the community, the region and beyond. • Principle CR 2: Provide a variety of high-quality outdoor and indoor recreational opportunities that are accessible to all residents. o Policy CR 2.1 - RECREATION OPPORTUNITIES Maintain and facilitate the development of a well-balanced system of parks, trails, natural areas and recreation facilities that provide residents and visitors of all races/ethnicities, incomes, ages, abilities and backgrounds with a variety of recreational opportunities. • Principle ENV 1: Conserve, create and enhance ecosystems and natural spaces within Fort Collins, the GMA and the region. o Policy ENV 1.3 - NATURE IN THE CITY: Conserve, protect and enhance natural resources and high-value biological resources throughout the GMA by: Directing development away from natural features to the maximum extent feasible; Identifying opportunities to integrate or reintroduce natural systems as part of the built environment to improve habitat in urbanized areas and expand residents’ access to nature; Utilizing green infrastructure to manage stormwater and increase greenspace in public right-of-ways and as part of public and private development; and Supporting the use of a broad range of native landscaping that enhances plant and animal diversity. • Principle ENV 3: Transition from fossil to renewable-energy systems. o Policy ENV 3.2 - EFFICIENT BUILDINGS: Support continuous improvement in efficiency for existing and new buildings through incentives, reporting requirements and energy codes. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 o Policy ENV 3.3 – ELECTRIFICATION: Support a systems approach to transition from the use of natural gas to renewable electricity in buildings and for transportation. • Principle ENV 8: Create and maintain a safe, healthy and resilient urban forest. o Policy ENV 8.1 - HEALTH OF THE URBAN FOREST Practice sound arboriculture practices, including diversification of species; monitoring and managing insect and disease impacts (e.g. emerald ash borer); and preparing for unanticipated events such as drought, e xtreme weather and the long-term effects of climate change. • 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: Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces and streets through creative placemaking and environmental design considerations, such as appropriate lighting, public art, visibility, maintained landscaping and location of facilities. • Principle SC 4: Provide opportunities for residents to lead healthy and active lifestyles and improve access to local food o Policy SC 4.1 - ACTIVE TRANSPORTATION: Support means of active transportation (e.g., bicycling, walking, using wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy and safe use, as outlined in the Pedestrian Plan and Bicycle Plan. o Policy SC 4.2 - DESIGN FOR ACTIVE LIVING: Promote neighborhood and community design that encourages physical activity by establishing easy and equitable access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so that active modes of transportation are a desirable and convenient choice. • Principle T 1: Coordinate transportation plans, management and investments with land use plans and decisions o Policy T 1.1 - DEVELOPMENT AND TRANSPORTATION INVESTMENT: As development occurs, consider making concurrent transportation investments to support increased demands for multimodal travel o Policy T 1.2 - LAND USE CONTEXT: Consider the land use context for transportation projects by incorporating design that is sensitive to existing and future land uses; considering environmental, scenic, aesthetic and historic values; and evaluating the potential equity impacts of projects. o Policy T 1.3 - DESIGN FOR ACTIVE LIVING Promote neighborhood and community design that encourages physical activity. o Policy T 1.4 - PUBLIC FACILITIES Continue to require that development projects provide public facilities in accordance with their traffic and transportation impact and required standards. • Principle T 3: Lead transportation innovation by exploring and utilizing emerging and transformative systems and technologies. o Policy T 3.9 - ELECTRIC VEHICLES: Encourage, prioritize and support the purchase of electric vehicles through the design, management, outreach, education, policy updates, broad -based MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 coordination, incentives and operations of streets and wayside infrastructure such as electric- vehicle charging stations. • 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 6.1 - CONNECTED BICYCLE FACILITIES: Build and maintain bicycle facilities that form a continuous and dense low-stress bicycle network with seamless connections to public transit, bike share and other shared-mobility vehicles, schools, neighborhoods, community destinations and the regional bicycle network. • 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 Implement ADA-accessible pedestrian facilities as detailed in the Pedestrian Plan and Sidewalk Prioritization Program. o Policy T 7.3 - NEIGHBORHOOD STREETS FOR WALKING: Provide an attractive, safe environment for pedestrians, bicyclists and drivers on neighborhood streets with well-designed streetscapes, including detached sidewalks, parkways and well-defined crosswalks Housing Strategic Plan • Vision: “Everyone has healthy, stable housing they can afford” o Everyone: Challenges Fort Collins to assess who does and does not have healthy, stable, or affordable housing today and design strategies to ensure a person’s identity or identities is not a predictor of whether they, or our community, achieve this vision. o Healthy Housing: Addresses physical and mental well-being inside and outside of the home. o Stable Housing: Recognizes housing is the most important platform for pursuing all other life goals (known as “Housing First”), and that a secure place to live is a fundamental requirement for quality of life and well-being. o Afford(able) Housing: Ensures an adequate supply so community members do not spend more than 30% of their incomes on housing. • Applicable Outcomes: o Increase housing supply and affordability o Increase housing diversity and choice o Improve housing equity o Preserves existing affordable housing o Increase accessibility • Applicable Strategies: o Promote inclusivity, housing diversity, and affordability as community values o Extend the city’s affordability term o Refine local affordable housing goal o Create additional development incentives for affordable housing o Explore/address financing and other barriers to missing middle and innovative housing development MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 236 Linden Street, Suite A | Fort Collins, CO 80524 Midtown Plan • Vision: o Mix of uses and activities that serve a broad spectrum of the community . o Streets will be inviting to pedestrians and bicyclists, with attractive street edges, and active urban plazas and spaces. o Signature features, including public art and civic facilities, will be located strategically throughout the area and serve as identifiers for smaller sub-areas within Midtown and invite year-round use. o New development will be of high quality, sustainable urban form that supports a pedestrian environment. • Applicable Objectives: o A sustainable district o A vibrant mix of uses o Distinctive Character Areas (Central Midtown) o Excellence in Design o Interconnected Multi-Modal Circulation o Inviting Streetscapes