Loading...
HomeMy WebLinkAboutH 25 MULTI FAMILY - PDP200004 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com February 19, 2020 City of Fort Collins – Planning & Development Services Attn: Ms. Meaghan Overton – Senior City Planner 281 North College Avenue Fort Collins, CO 80524 Re: H-25 Multi-Family: PDP and Plat Application Dear Ms. Overton, On behalf of the owner, Harmony 25, LLC, we are pleased to provide to the City of Fort Collins these Project Development Plan (PDP) and Subdivision Plat application materials for the project known as H-25 Multi-Family generally located at the southeast corner of the intersection of East Harmony Road and Strauss Cabin Road within the City of Fort Collins. The following information provides additional application details as required by City of Fort Collins.  Project Title: H-25 Multi-Family  Past Meeting Dates: o Concept Review Meeting: August 8, 2019 o Neighborhood Meeting: January 8, 2020  General Information: Proposed is a 296-unit multi-family residential community comprised of a mix of studio, one-bedroom, two- bedroom, and three-bedroom units at a density of ~18.9 dus/acre. The ~15.7 acre property is located at the southeast corner of East Harmony Road and Strauss Cabin Road and surrounded by the following uses: o North (across E. Harmony Road) – Arapahoe Bend Natural Area and the Harmony Park & Ride o East – Harmony Gardens, a gardening center and nursery o South – Undeveloped, consisting of open water created by past mining operations. o West (across Strauss Cabin Road) – The Wyatt Multi-Family residential development The property is zoned Harmony Corridor (H-C) and the multi-family residential uses proposed are permitted within this zoning district.  Owner: Harmony 25, LLC  Transportation Improvements Most required improvements to Strauss Cabin Road and Harmony Road were completed as part of the development of the Wyatt Development to the west (across Strauss Cabin Road). Additional sidewalk is being added adjacent to Strauss Cabin Road.  Neighborhood Meeting Follow-Up The neighborhood meeting held on January 8, 2020 was attended by approximately 10 members of the community. After Fort Collins Staff and the Applicant presented the proposed project, a majority of the questions were directed at Staff and centered around the process for approving this project and whether or not this use was permitted. Per direction from Staff this application process will follow the PDP/FDP and subdivision process in order to be approved. As evidenced by these applications, the Applicant intends to 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com follow this approval process. Staff also confirmed that the proposed residential uses are permitted for this property. Questions for the Applicant mainly focused on traffic, vehicular access, and project architecture. There were concerns voiced about the impacts to Straus Cabin Road and Harmony Road. The Applicant explained that a Traffic Study must be prepared and submitted during the application process that looks at the impacts of this development on the surrounding roads. Additionally, based on site constraints and vehicular access requirements it was explained that the access provided off of Strauss Cabin Road was the only one available at this time.  Site Design The site is designed to meet required setbacks and provide buffering along the perimeter where appropriate. Residential buildings have been pushed adjacent to Harmony Road and Strauss Cabin Road with the parking being internalized to the extent possible. The community is anchored around a centralized amenity area that includes the clubhouse/leasing center, resort-style pool and park/gathering spaces. The location of this highly amenitized area is located such that it is easily accessible to all residents. Additionally, a dog park for resident use is proposed on the east side of the property. Landscape character along the site exterior provides appropriate transitions to roadways and natural conditions. A mix of formal and informal design is provided that blends the formality and structure of the development of multi-family buildings with the natural, river corridor-like landscape found throughout this portion of the City. Community Architecture consists of five different apartment building types all with varying materials, rooflines, colors, and articulation to provide visual interest and variation between the building types. Vehicular access comes from Strauss Cabin Road at an entrance point that aligns with the development to the west of this project. An emergency vehicle only access is provided on the northwest portion of the site. Additionally, future access for the property to the south has been accounted for, with a stub off the main entrance provided to serve this future development. Pedestrian and bicycle connections are also provided throughout the community, linking all residential uses and amenities with adjacent, offsite connections.  Impacts on Natural Habitats Impacts to the existing natural features of the project site are minimal. As denoted in the included Environmental Characterization Study much of the site has been previously impacted by gravel mining operations and the earthmoving associated with those uses. A buffer has been provided for the area to the south from the existing water body, but that water body is slated to be removed in the near future. Additionally, the Applicant met with the City Forester to review the trees on site. In response, a tree mitigation plan has been included as part of this application that denotes trees to be removed due to development or deteriorating health as well as those trees to be preserved. Many trees, especially along the Harmony Road frontage are planned to be preserved and utilized as part of the landscape treatment for the community.  Transition Techniques o North – Adjacent to Harmony Road a minimum 80’ setback is provided. In this area enhanced landscaping is provided along with the preservation of many of the existing trees adjacent to Harmony Road. This area includes several existing easements and an irrigation canal, all of which make designing this area challenging. 244 North College Ave, #130 I Fort Collins, CO 80524 www.norris-design.com o East – This area contains existing use Harmony Gardens gardening center and nursery, but is mainly undeveloped. Some enhancing landscaping is provided in this area adjacent to the proposed buildings, otherwise, it is left unchanged. o South – This undeveloped area is comprised mainly of a body of water created during past mining operations. A buffer from this lake is provided, but this lake is planned to be removed in the future and this area is planned for future development. o West – Along Strauss Cabin a sidewalk has been added, as well as the preservation of an existing large cottonwood tree. Enhanced landscaping has been added in this area that compliments the rest of the community.  Development Phasing At this time, the entire H-25 Multi-Family project is anticipated to be developed in a single phase. We are excited to bring this project to the City of Fort Collin and look forward to working with you and the City throughout this process. Please feel free to reach out to me at 970.409.3414 or rmcbreen@norris-design.com with any questions or comments Sincerely, Norris Design Ryan F. McBreen Principal