HomeMy WebLinkAboutOAK 140 - PDP200009 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEMINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES.
o: 970.224.5828 | w: ripleydesigninc.com
RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521
July 8, 2020
Project Narrative
Oak 140 - Project Development Plan
Design/Development Team
Land Owner, Commercial Property Manager/Owner and Equity Contributor: Downtown
Development Authority (DDA)
Developer, Residential Property Manager/Owner: Housing Catalyst
Architect: Shopworks Architecture
Planner/Landscape Architect: Ripley Design
Civil Engineer: JVA
General Contractor: I-Kota Construction
Previous Project Name
Spark
Project Site & History
The site is located at 140 East Oak Street at the northwest corner of Oak Street and Remington
Street in Old Town. Montezuma Fuller Alley is adjacent to the site on the west serving
properties along Remington Street as well as properties that face College Avenue. There is a
shared access drive on the north side of the building site that separates the property from
Equinox, a local brewery, tap house and music venue.
The project site is 25,330 square feet or 0.581 acres, which now includes the parcel located at
143 Remington St. The property was first developed in 1907 as a Fort Collins branch of the
Young Men’s Christian Association (YMCA). In 1939, the building was purchased for use as the
Fort Collins Elks Lodge. The Elks Lodge underwent many architectural changes over the years
and the building was eventually demolished in 2012. For the past eight years, the property has
remained vacant.
Applicable Zoning, Codes and Standards
Zoning District: D (Downtown)
LUC District: Downtown District
LUC Subdistrict: Historic Core
Neighborhood Plan: Downtown Plan 2017
Overlay Zone: Transit-Oriented Development (TOD)
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
Land Use Code Modifications for additional building height and for reduced setback at the
second story along Montezuma Fuller Alley are proposed as part of the PDP Submittal.
A Concept Plan was submitted on May 7, 2020, followed by a Conceptual Review Meeting held
on May 21, 2020. Subsequently, a Neighborhood Meeting was held June 9, 2020 and the
proposal was reviewed by the City’s Landmark Preservation Commission on June 17, 2020.
Additional information regarding neighborhood outreach efforts appears later in this narrative.
Proposed Land Use
Housing Catalyst is a Fort Collins, mission-driven real estate developer that designs, builds and
serves communities with homes that are affordable in Northern Colorado. In partnership with
the DDA, Housing Catalyst is proposing to build 79 affordable dwellings in a mixed-use building
that will include general office and/or retail space on the ground floor, as well as outdoor
amenity spaces.
This new downtown community is true to the missions of both the DDA and Housing Catalyst —
being good stewards of their neighborhoods, creating communities that benefit all, and building
community while inspiring change. It also aligns with priorities of the City Council and Chamber
of Commerce: creating affordable housing in a highly desirable location. It’s a unique affordable
community targeting people who are part of the downtown workforce.
The first floor will contain commercial and office spaces, which will be maintained and owned by
the DDA. The second floor will be a parking garage with three floors of apartments above that.
Housing Catalyst will form a tax credit partnership to develop, own, and manage the housing.
Project Summary
Proposed Building Area: 95,443 sf
Dwellings: 43,502 sf (79 dwelling units)
Commercial Area: 6,542 sf
Proposed Parking Area: 26,949 sf (66 spaces)
Circulation, leasing, amenity space 18,450 sf
Height 5 stories (57’-9”)
Apartment Types and Income Qualifications
31 one-bedroom/studio units 70-80% AMI
31 one-bedroom/studio units 30-50% AMI
7 two-bedroom units 70-80% AMI
10 two-bedroom units 30-50% AMI
Circulation and Parking
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 main residential entrance of the building will face Remington Street to the east, and the
primary vehicular access into the 2nd level parking garage will come off of the shared access
drive to the north. Placing the primary parking entrance off this shared drive meets code
requirements. It also maximizes the 1st level store frontage along Remington St, Oak St, and
Montezuma Fuller Alley, which aligns with the context of the surrounding neighborhood.
Additional parking to support the commercial spaces will be located on the ground-floor and will
be accessed from Montezuma Fuller Alley.
As part of this project, the existing trash enclosure servicing businesses along Montezuma
Fuller Alley will be relocated to the northwest corner of the property. This enclosure will continue
to be owned and managed by the DDA. The proposed building will include a trash room for the
trash and recycling needs of the building’s tenants and residents, which will contain four 3-yard
dumpsters for trash and recycling.
Parking Summary
On-Site Parking Required:
47 Residential Parking Space
7-12 General Office – Retail Spaces
54-59 Total Parking Spaces
On-Site Parking Provided:
57 Residential Parking Spaces
9 General Office – Retail Spaces
66 Total Parking Spaces
Bike Parking Required:
96 Residential Bike Parking Spaces
4 General Office – Retail Spaces
100 Spaces Required (60% enclosed, 40% fixed)
Bike Parking Provided
63 Enclosed (Internal to Building)
40 Fixed (Exterior wall and ground mounted racks proposed)
103 Total Bike Parking Spaces
The residential parking requirement applies TOD parking standards per LUC Section
3.2.2(K)(1)(a)1. and allows for a 50% reduction in parking for those units which are equal to or
less than the 60% AMI. The general office/retail parking requirement includes the TOD Overlay
Zone Exemption per 3.2.2(K)(2)(c), which allows for the exemption of 25% of the gross leasable
floor area.
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
Architectural Design
The architecture will consist of a 5-story structure, with residential housing located on the 1st and
3rd through 5th stories. The four residential units on level one will each have a raised patio space
facing Remington street. Access to these units will be through the main residential lobby, with
no direct access to each unit from Remington St. The 2nd story will contain the primary parking
garage for the building, and an additional parking area will be located on the ground floor. Note
that underground parking was explored; however, the specific site logistics and configuration
make this option cost prohibitive. A 3rd level terrace will be provided as any amenity space for
residents and tenants of the building. Site furnishings, raised planters, and special paving
designs will also be incorporated into the streetscape to activate the intersection at Oak and
Remington.
The design of the site and architecture will embody the enthusiasm that our team holds to
provide downtown Fort Collins with a well-executed affordable housing project through the use
of imaginative forms and materials. This design has been materialized through the intent of
complementing the surrounding neighborhood while sparking curiosity and imagination for what
we believe will be a wonderful addition to our community. Through multiple neighborhood
outreach efforts, conceptual review meetings with City staff, and a meeting with the Landmark
Preservation Commission, the building has evolved into what is shown today.
To address massing compatibility, an averaged stepback of at least 10’ will occur along both
Remington and Oak Streets at the 3rd level which will provide an appropriate scale transition to
opposing blocks. Additional stepbacks will be provided at the 5th story in two locations – at the
northeast corner of the building facing Remington St. and at the southwest corner of the building
facing Oak St. We believe this exceeds the expectations of LUC Section 4.16(C)(3)(a):
Stepbacks may be continuous or may vary with a twenty (20) foot stepback counting towards
the calculation of the required ten (10) foot average.
The proposed building will be fully sprinklered using a NFPA13 sprinkler system. In addition, our
team has confirmed that the minimum requirements for fire flow of 1500 gpm at 20 psi are met,
and can provide additional documentation upon request.
Site Drainage and Stormwater Treatment
Detention will not be provided on site as is typical for Old Town District redevelopments.
The site currently drains via sheet flow to the east, and discharges into Remington Street
through a sidewalk chase and into the curb. The drainage design will utilize the existing 30-inch
storm lateral which is connected from an existing Oak Street inlet on the south side of the site.
Storm water runoff will be treated through LID planter beds located on the 3rd level terrace, and
will be designed to meet the City’s criteria to the maximum extent possible.
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
Neighborhood Outreach
Housing Catalyst and the Downtown Development Authority (DDA) are committed to thoughtful,
transparent, and inclusive public outreach. Utilizing national best practices and tools developed
specifically for affordable housing development, Housing Catalyst traditionally works to uncover
any key issues and stakeholder desires at the beginning of the process. With a long-standing
reputation for quality and transparent public outreach, we are proud to continue this commitment
for Oak 140. The strategy to involve the community in the planning and design process is
underway.
Over the past few months, Housing Catalyst, the DDA and Shopworks Architecture have jointly
conducted numerous individual and small group stakeholder meetings via Zoom. Beginning with
the most direct stakeholder, the owner of 143 Remington, the effort began with a tour of
Housing Catalyst’s most recently completed development at Village on Horsetooth. Following
the tour, a number of sit-down meetings allowed the team to gain valuable historical information
as well as hear a variety of current contexts and listen to any concerns and key considerations.
With design underway, the team now maintains a regular bi-weekly meeting to secure regular
feedback and maintain ongoing communication with this key stakeholder.
In addition, the team created a map and matrix of all surrounding property owners to schedule
meetings with as many owners as possible. To date, the Development Team has hosted eight
individual and small group meetings (in addition to the regular meetings with 143 Remington
Owner), and provided an update to the DDA Board of Directors on May 14, 2020. The small
group format allowed for detailed review of the site plan and architecture while also gaining
valuable feedback about the project. Each meeting also created the opportunity to form
relationships and build community around a shared passion for downtown Fort Collins.
In addition to the project outreach underway, Oak 140 is the culmination of years of community
outreach efforts. The Downtown Development Authority hosted a multi-day charrette in 2016 to
hear from downtown stakeholders and community members about their interests, concerns, and
vision for the property at 140 E Oak Street. It became evident through that process that there
was a significant need and desire for affordable housing for people working in and around
downtown. In March 2017, the City of Fort Collins adopted the Downtown Plan. The Plan
describes a renewed vision and policy direction for the future of downtown. “Thousands of
people shared their dreams for the future of Downtown, and the renewed vision presented in
this Plan reflects a community conversation about how we want to guide the next stages of
Downtown’s success.” (Downtown Plan Executive Summary, 2017). This community
conversation resulted in several relevant policies, including additional housing and more
housing types downtown and higher density and quality building design.
The proposal by Housing Catalyst and the DDA to bring forward a mixed-use project with
ground-floor commercial space and 79 affordable apartments in a beautifully designed building
is a specific effort to implement the community’s vision.
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
Development Phasing Schedule
Construction is scheduled to begin Spring 2021 and be completed by Summer 2022