HomeMy WebLinkAboutOLD TOWN NORTH FIFTH FILING - MA190074 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEland planning g landscape architecture g urban design g entitlement
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g
www.ripleydesigninc.com
Old Town North Fifth Filing
Project Narrative - Minor Amendment
October 15, 2019
Introduction
The project area for Old Town North Fifth Filing includes lots M-1 through M-4, garage lots G-1 through
G-4, Tract-B, Tract-H and Tract-F of the original Old Town North Final Compliance Plan. The site is
currently zoned Community Commercial - North College District (C-C-N) and includes vacant,
undeveloped lots. It is located at the south-east corner of Jerome St. and Suniga Rd. There are existing
townhomes south-east of the project (lots M-5 through M-12), fronting Osiander St. These are accessed
by an existing alley that connects to Osiander St. This project is being submitted as a Minor Amendment
for the reconfiguration of the site and a Basic Development for the replat. All dedications are provided
with the final plat, and easement vacations and new easement definitions and dedications are noted on
the final plat.
Site Design
The proposed design includes three new townhomes on lots M-2, M-3 and M-4. Lot M-1 is enlarged by
adjusting west boundary of Tract F. This allows for a larger mixed-use building on lot M-1. Four garage
units are proposed in lots G-1 through G-4 with no adjustments to lot boundaries.
The two-bedroom townhomes (lots M2, M-3 and M-4) are three stories tall (34’-10”) with the front doors
facing Jerome St. The balconies for each unit are on the third level and also face west. The back doors
for these units face east, with access through a private patio and sidewalk along the alley. Parking for
these units is discussed in detail below.
The two-story mixed-use building (30’-0”) includes 1,934 square feet of leasable commercial space on the
first level and two multi-family units on the second level. The use for the first level will depend on market
demand after construction. However, the owner envisions this space being used as a small coffee shop
or non-fast food restaurant. The main entrance for the commercial space faces Jerome St. with a
secondary entrance on the east side of the building. A third entrance on the east side of the building
serves as an entrance for a potential kitchen. Depending on the tenant a potential fenced in patio may be
required. This potential fence is shown on the plans.
The multifamily units on the second level include one (1) two-bedroom unit and one (1) one-bedroom unit.
The balcony for the two-bedroom faces Jerome St. and the balcony for the one-bedroom faces Suniga
Rd. Both units are accessed by one set of stairs on the east side of the building.
The proposed design for trash and recycling includes one large enclosure in the south-east corner of lot
M-1 with access via the existing alley. With one (1) three-yard dumpster for trash and one (1) three-yard
dumpster for recycling, it is intended to serve the new residential and commercial uses for the site. Private
bins for each townhome are not being proposed to minimize the amount of stops during pickup times, but
Old Town North Fifth Filing
Project Narrative – Minor Amendment
Page 2 of 2
Thinking outside of the box for over two decades.
401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g
www.ripleydesigninc.com
could be added in the future if needed. Additionally, the dumpsters could be upsized in the future to four-
yard if needed without modifying the enclosure design.
The remaining portion of Tract-F will be developed in the future
Parking
Parking requirements for the residential and commercial uses are met with four (4) one-car garages, three
(3) parallel parking stalls and fifteen (15) standard stalls between the existing alley and Suniga Rd. With
the actual use for the first-floor commercial space yet to be determined, the most intensive, realistic use of
a restaurant is assumed in calculating parking requirements. Calculations for parking requirements are
shown on the cover page of the submittal package.
Of the four garage units, one will be available for the two-bedroom multi-family unit and three will be
available for the townhomes. The three parallel parking spaces are also available for the townhomes. The
remaining standard parking stalls are for a potential restaurant use and additional resident/visitor parking.
One van-accessible handicap parking stall is provided. All parking is accessed via the existing alley.
Architecture
The project consists of two buildings: a three-plex of townhome-style units, and a mixed-use building on
the corner which has commercial space on the ground level and two residential units above. The three-
plex is three stories in total height with low-pitched shed roofs, matching the floor plans, style, height, and
materials of the existing townhomes existing along Jerome. It includes upper roof decks and rear fenced
patios, again matching the existing fourplexes along Jerome.
The mixed use building is a two-story structure consisting of a mix of shed roofs and flat roofs and
matches the architecture of the existing townhomes. The main floor plan is commercial space and has
higher ceilings which makes it almost as tall as the adjacent 3-story residential three-plex. The same
materials (stucco, stone, cement siding ) are being used on this building and the new three-plex which are
consistent in both materials and colors to the existing townhomes on the block. The overall design for
both buildings is consistent in the size and character of the Old Town North Neighborhood.
Drainage and Utilities
Site grading and drainage design is in conformance with the original Old Town North Phase 1 drainage
and erosion control report. Site grading is shown on the Final Grading Plan with the Utility Plans. Water
services will be tapped from the existing Old Town North 8" water mains. A new sewer main in the
existing alley will be installed to service these Fifth filing units. The main will be extended to the east for
ultimate service to Tract F. Separate water and sewer services have been provided for the residential use
and the commercial use.
Existing Trees
There are five existing trees on site, two street trees along Osiander St. and three street trees along
Jerome St. Both trees along Osiander are being removed, as one is too close to the existing stop sign
and one is in poor health. One mitigation tree is proposed along Osiander with a second mitigation tree
elsewhere on site. One tree along Jerome is being removed as it is too close to the existing stop sign. It
will be replaced by a mitigation tree that meets separation requirements. Mitigation trees are proposed at
the new City standards per coordination with Forestry.
Tree locations for the capital improvements along Suniga were coordinated with the City’s project
manager, Tracy Dyer. No adjustments were needed to the proposed Suniga street trees. Locations and
species were referenced for site tree placement and species selection.