HomeMy WebLinkAboutBLOCK 23 MORNINGSTAR - PDP200006 - SUBMITTAL DOCUMENTS - ROUND 1 - DESIGN NARRATIVEPage 1
May 27, 2020
Project Information and Design Narrative
Project Title:
Block 23-Morningstar
Past Meeting Dates:
Preliminary Design Review meeting held on 2.1.2019
Neighborhood Meeting was held on 9.30.2019
General Information:
The proposed use for the site is a new mixed-use building. The building is 208,695 sq. ft.
and is four stories tall. The building encompasses the entire block and is bounded by
Cherry Street on the north, College Avenue on the east, Maple Street to the south and the
existing alley to the west. The north one-half of the building will house facilities for
independent living, assisted living and memory care residences. The south half of the
building will be a 19,027 sq. ft. ground floor retail space. Above the commercial space,
there are three levels of independent living residences and support spaces, including a
fourth-level amenity space with party, lounge and activity spaces accented by large outdoor
decks. The main entrance to the long-term care facility will be from the alley. The intent is
to create a strong connection from the parking garage to the main entrance using special
paving, planters, a drop-off area, and a covered porte-cochere. All loading, trash,
transformer, and generator locations are from the alley.
In addition, there will be a new four-story parking garage located at the southeast corner of
Cherry Street and North Mason Street. The garage entrance is located from the alley.
There will be a direct pedestrian connection from the garage to the main entrance of the
mixed-use building. The garage will contain 504 spaces and will be primarily used for the
residents of the long-term care facility and the visitors to the retail spaces.
The project will be designed to be compatible with the North Mason Sub area district of the
2017 Downtown Plan. The building materials palette is brick, fiber cement shiplap siding
and panel, accent fiber cement panels, glass, and accented metals
Proposed landscaping for the site will consist of street trees in tree lawns and foundation
plantings consisting of shrubs and ornamental grasses. Most of the outdoor activity spaces
for the long-term care portion of the building will be within open courtyards with some
rooftop activity. Because of the nature of the population, there will be no outdoor patios or
balconies. As proposed, the project will activate the street frontages by having walkways,
boulder seating, seat walls, pockets of landscape, and outdoor dining patios.
Building Details:
Ground = 53,229 sq. ft.
Second = 52,937 sq. ft.
Third = 52,807 sq. ft.
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Fourth = 50,442 sq. ft.
Total = 208,695 sq. ft.
Memory Care units = 28
Assisted Living units = 46
Independent Living units = 89
Total = 163 units
Parking:
Required per Land Use Code Section 3.2.2(k)(2)(a):
General Retail: Min. 2 / 1,000 sq. Ft. Max. 4 / 1,000 sq. ft.
Long-term Care facility: .33 / bed plus 1 per 2 employees on shift
.
Min. Max.
General Retail: 38 76
Long-term Care facility 91
Provided in adjacent parking garage:
General Retail 53
Long-term Care 100
Total spaces provided: 504
Proposed Owners:
Haseldon / Morningstar Fort Collins LLC