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$Page 1: 2020 0820 ConceptualReviewPacket...3ODQQLQJ =RQLQJ %RDUG (Type 2) 5HYLHZ 5XVV /HH UXVV OHH#ULSOH\GHVLJQLQF FRP 6SULQJ &UHHN 0XOWL )DPLO\ &'5 3ODQQHU 0HDJKD 2YHUWRQ (QJLQHHU 0DUF 9LUDWD$
(MMN)

(Type 2)

https://zoom.us/j/98519694703

N Grant AveSycam

ore St

©

428 N G

rant Ave

Carriage H

ouse

These map products and all underlying data are developed for use by the C

ity of Fort Collins for its internal purposes only, and w

ere not designed or intended for general use by mem

bers

of the public. The City m

akes no representation or warranty as to its accuracy, tim

eliness, or completeness, and in particular, its accuracy in labeling or displaying dim

ensions, contours,

property boundaries, or placement of location of any m

ap features thereon. THE

CITY

OF FO

RT C

OLLIN

S M

AK

ES

NO

WA

RR

AN

TY O

F ME

RC

HA

NTA

BILITY

OR

WA

RR

AN

TY FO

R

FITNE

SS

OF U

SE

FOR

PA

RTIC

ULA

R P

UR

PO

SE

, EX

PR

ES

SE

D O

R IM

PLIE

D, W

ITH R

ES

PE

CT TO

THE

SE

MA

P P

RO

DU

CTS

OR

THE

UN

DE

RLY

ING

DA

TA. A

ny users of these map

products, map applications, or data, accepts sam

e AS

IS, W

ITH A

LL FAU

LTS, and assum

es all responsibility of the use thereof, and further covenants and agrees to hold the City harm

less

from and against all dam

age, loss, or liability arising from any use of this m

ap product, in consideration of the City's having m

ade this information available. Independent verification of all data

contained herein should be obtained by any users of these products, or underlying data. The City disclaim

s, and shall not be held liable for any and all damage, loss, or liability, w

hether direct,

indirect, or consequential, which arises or m

ay arise from these m

ap products or the use thereof by any person or entity.

1 inch = 83 feet

_̂

£¤ 287

£¤ 287

£¤ 287

UV 14¬« 1

§̈¦ 25

§̈¦ 25§̈¦ 25

Douglas

Vine

Mountain Vista

Mulberry

Trilby

Lemay

Shields

Harm

ony

Taft Hill

Prospect

Horsetooth

Drake

Timberline

NC

M

LMN

N Grant Ave

N Loomis Ave

Sycamore St

Cherry St

Aerial Site M

apVicinity M

ap

Zoning Map

1 inch = 250 feet

1 inch = 19,081 feet

CO

NC

EPTUAL R

EVIEW:

AP

PLIC

ATIO

N

Com

munity D

evelopment &

Neighborhood Services – 281 N

College Ave –

Fort Collins, C

O 80522-0580

Developm

ent Review

Guide

–STEP 2

of 8

GeneralInform

ationAll proposed developm

ent projectsbegin

with C

onceptual Review

.Anyone w

ith adevelopm

ent ideacan schedule

aC

onceptual Review

meeting to get feedback

onprospective

development ideas.

At thisstage, the

development idea does

not needto be finalized orprofessionally

presented.H

owever, a

sketchplan

andthis

applicationm

ust besubm

itted toC

ityStaffpriorto

theC

onceptual Review

meeting.

Them

oreinform

ationyou

are able toprovide, the

betterfeedbackyou

arelikely

to get fromthe m

eeting.Please

beaw

are that anyinform

ation submitted m

aybe considered

a publicrecord,

available forreview by

anyone who

requestsit, including the m

edia.

Conceptual R

eviews

arescheduled on three

mornings

permonth on a

“first come, first served”basis

.One 45 m

eetingis

allocatedperapplicantand

onlythree conceptual review

sare

done each m

orning.C

omplete

applicationsand

sketchplans

mustbe

submitted

toC

ity Staff.

Application materials

must be

e-mailed to

[email protected]

.Ifyou donot have access

toe-m

ail, otheraccom

modations

can be made

upon request.

At Conceptual R

eview, you

will m

eet with Stafffrom

a numberofC

itydepartm

ents, suchas

Com

munity

Developm

ent andN

eighborhoodServices

(Zoning, Current Planning, and D

evelopment R

eview Engineering), Light and

Power, Storm

water,

Water/W

asteW

ater, AdvancePlanning (Long R

ange Planningand

TransportationPlanning)and

Poudre Fire Authority.C

omm

entsare

offered bystaffto assist you

inpreparing the detailed com

ponentsofthe

project application.There is

noapproval ordenial ofdevelopm

ent proposalsassociated w

ith Conceptual R

eview.

At the meeting you w

illbe presented with

a letterfromstaff, sum

marizing

comm

entson yourproposal.

*BO

LDED

ITEMS

AR

ER

EQU

IRED

**The

more

infoprovided,

them

oredetailed

yourcom

ments

fromstaff

will

be.*C

ontactNam

e(s)andR

ole(s)(Pleaseidentify

whether C

onsultantorOw

ner,etc) ________________________

______________________________________________________________________________________

BusinessN

ame

(ifapplicable)______________________________________________________________

YourMailing

Address____________________________________________

_________________________

Phone Num

ber______________________Email Address

_______________________________________

Site Address orD

escription(parcel# ifno address)___________

_________________________________

_______________________________________________________________________________________

Description

ofProposal(attach additional sheetsifnecessary)_____________

_______________________

_______________________________________________________________________________________

_______________________________________________________________________________________

ProposedU

se______________________________

ExistingU

se_____

____________________________

Total Building Square Footage___________

S.F.Num

berofStories______

LotDim

ensions_______

______

Age ofany

ExistingStructures

_____________________________________________________________

Info available onLarim

erCounty’s

Website:http://w

ww

.co.larimer.co.us/assessor/query/search.cfm

Ifanystructures

are50+

yearsold, good quality,colorphotos

ofall sidesofthe structure are required

forconceptual.

Is your property in a Flood Plain? Yes

No

If yes, then at what risk is it? _______________

____

Info available on FC M

aps:http://gisweb.fcgov.com

/redirect/default.aspx?layerTheme=Floodplains.

Increase in Impervious Area __________________________________________________________ S.F.

(Approximate

amount ofadditional building, pavem

ent, oretc.that will cover existing bare ground to be added to the site)

Suggested items for the Sketch Plan:

Property location and boundaries, surrounding land uses, proposed use(s), existing and proposed improvem

ents (buildings, landscaping, parking/drive areas, w

atertreatment/detention, drainage), existing natural features (w

ater bodies,w

etlands, large trees, wildlife, canals, irrigation ditches), utility line locations (if know

n), photographs (helpful but not required).Things to consider w

hen making a proposal: H

ow does the site drain now

? Will it change? If so, w

hat will

change?

David

Kaplan,Designer

ElevatedD

esignBuild

144R

acquetteD

r.

970-682-8363dave@

elevateddesignbuild.com

428N

GrantAve

New

detachedStudio

addedAD

Uduplex

5942

52.5'x140.69

40years

594sf

DRAWING DATE:

DRAWN BY:

DK /JK

REVISIONS:1

DATE:

ISSUE SET:

BUDGET SET

23

CHECKED BY:

DK

07/20/2020

FILE NAME:

Fox-Budget-V.3.107.20.2020

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PROJECT DESCRIPTION LIST OF DRAWINGSDESIGN and CONSTRUCTION of a NEWSINGLE FAMILY RESIDENCE at:428 N. Grant AvenueFort Collins, CO 80521

A-1 COVER SHEETA-2 SITE PLANA-3 MAIN FLOOR PLANA-4 SECOND FLOOR PLANA-5 NORTH and SOUTH ELEVATIONSA-6 EAST and WEST ELEVATIONSA-7 SECTIONS A and BA-8 SECTIONS C and DA-9 SECTION E

E-1 ELECTRICAL/LIGHTING PLANS

Elevated Design Build144 Racquett Drive,Fort Collins, CO 80524

Phone: (970) 682-8363Email: [email protected]: Dave Kaplan

GENERAL CONTRACTOR

ENGINEER (T.B.D.)T.B.D.

Email:Phone:Contact:

ARCHITECTURAL DESIGN

CODE:OCCUPANCY:SQUARE FOOTAGE: 594 sf

594 sf

378 sf

CODE:CLIMATE ZONE:HEAT SOURCE:R-VALUE CEILINGS:R-VALUE EXTERIOR WALLS:R-VALUE FLOORS:R-VALUE BASEMENT WALLS:U-FACTOR DOORS:U-FACTOR WINDOWS:

2018 IRCSINGLE FAMILYMAIN FLOOR

DECKS

2018 IECCZONE 5bFORCED AIR FURNACER-49 MIN.R-21 MIN.R-30 MIN.R-15 MIN.U-.32 MIN.U-.32 MIN.

DESIGN CRITERIA

ENERGY CODE COMPLIANCE

T.B.D.

Phone:Email:Contact:

OWNERDave Fox428 N. Grant AvenueFort Collins, CO 80521

Phone: (970) 723-5446Email: [email protected]

ABBREVIATIONSAFF ABOVE FINISH FLOORARCH ARCHITECTBO_ BOTTOM OF _BLKG BLOCKINGBRG BEARINGCMU CONC MASONRY UNITCLG CEILINGCO CASED OPENINGCOL COLUMNCONC CONCRETECONT CONTINUOUSCONST CONSTRUCTIOND DRYERDIM DIMENSIONDN DOWNDR DOORDS DOWNSPOUTDTL DETAILDW DISHWASHERDWGS DRAWINGS(E) EXISTINGEA EACHELEC ELECTRICALELEV ELEVATIONEQ EQUALEQUIP EQUIPMENTFOC FACE OF CONCRETEFOM FACE OF MASONRYFOS FACE OF STUDFP FIREPLACEFIN FINISHFD FLOOR DRAINFLR FLOORGA GAGEGALV GALVANIZEDGC GENERAL CONTRACTORGYP GYPSOM BOARDG.L. GLU-LAMHB HOSE BIBHDWR HARDWAREHORIZ HORIZONTALHR HOUR

ID INSIDE DIMENSIONIN INCHINSUL INSULATIONINT INTERIORMFR MANUFACTURERMAX MAXIMUMMECH MECHANICALMIN MINIMUMNTS NOT TO SCALEOC ON CENTEROD OUTSIDE DIMENSIONOPP OPPOSITEPL PLATEPLYWD PLYWOODPT POINTR RADIUSRE REFERENCE/REFER TOREFR REFRIGERATORREINF REINFORCED/INGREQD REQUIREDRM ROOMRO ROUGH OPENINGRS ROUGH SAWNSF SQUARE FEETSHWR SHOWERSIM SIMILARSTL STEELSTRL STRUCTURALSQ SQUARETBD TO BE DETERMINEDTF TIMBER FRAMETHK THICKTO_ TOP OF _TYP TYPICALUNO UNLESS NOTED OTHERWISEVERT VERTICALW WASHERWDO WINDOWW/ WITHW/O WITHOUT∠ ANGLEØ DIAMETER℄ CENTERLINE

A. THE LOCATION OF ALL DEVICES SUCH AS VALVES,METERS, CLEAN-OUTS, SWITCHES, EQUIPMENT,ETC. MUST BE APPROVED BY THE OWNER AND THEARCHITECT IN THE FIELD PRIOR TO INSTALLATION.FAILURE TO OBTAIN APPROVAL FOR ALL SUCHDEVICES MAY RESULT IN RELOCATION OF THEDEVICES AT NO COST THE OWNER.

B.

GENERAL NOTES:

CO

VER

SH

EET

TITL

E:

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SCALE:

SHEET NO:

A.11

N / A

©

ELEVATED DESIGN BUILD144 RACQUETTE DRIVE,FORT COLLINS, CO 80524

5'-0

"S

ETB

AC

K5

'-0"

SET

BA

CK

15'-0"SETBACK

5'-0"SETBACK

NEW CITY APPROVEDTELEPHONE SETBACKPER FILE:

7'-0" 7'-0"

NEW STUDIO594 S.F.

6'-0

"

3'-0116"

612"

UTILITY EASEMENT

DRAWING DATE:

DRAWN BY:

DK /JK

REVISIONS:1

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ISSUE SET:

BUDGET SET

23

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4'-0

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18

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18

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5'-1

1 1

3/1

6"

23

'-11

13

/16

"

7'-5

1/2

"8

'-1 1

/8"

108'-11 3/8'SECOND LEVEL SUBFLOOR

124'-5/8"T.O. BEAM @ WALL

100'-0"MAIN LEVEL SUBFLOOR

SCALE: 1/4" = 1'-0"

BULK PLANE

4'-0"

6'-0"

123

1' 0'

SIT

E P

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SCALE:

1

SHEET NO:

A.22

23

1" = 10'-0"

SCALE: 1" = 10'

SITE PLAN

©

4

10'


4'-8 1/2"

WALL LEGEND

INTERIOR FINISH SCHEDULE

KITCHEN

12'-412"

12

'-0"

15

'-0"

OFFICE

BATH 1

MUDROOM

9'-712"

27

'-0"

BENCH

22'-0"

8'-1

1/8

"7

'-5 1

/2"

6'-5

13

/16

"

UP

DECKABOVE

DA.8

EA.9

CA.8

A.7A

A.7B

1' 0'

SCALE: 1/4" = 1'-0" 594 S.F.

MAIN FLOOR PLAN V.310'

PROGRESS

DRAWIN

G ONLY

NOT FOR

CONSTRUCTIO

N

7'-1

"

STORAGEUNDERSTAIRS

LIVING

5'-7

"6

'-5"

AWNINGABOVE

ENTRY

CLOSET

WINDOW SCHEDULE (WINDOWS BY: ?? )

EXTERIOR DOOR SCHEDULE (DOORS BY: ?? )

INTERIOR DOOR SCHEDULE (DOORS BY: ?? )

9'-2

"5

'-10

"

3'-7

12"

4'-8

"

2'-0

"

3'-8

12"

2'-0

12"

8'-0

"4

'-111

2"

6'-712"

3'-0" 3'-2" 5'-7" 3'-712"

4'-3

"3

'-11

"3

'-10

"

4'-0" 3'-9" 3'-3" 3'-3" 2'-3" 5'-6"

7'-9" 6'-6" 7'-9"

22'-0"

2'-8

"

4'-0

"

14'-0"

10

'-11

"1

0'-1

0"

5'-3

"

27

'-0"

14'-0"

2'-8

"

6x6 POST(TYP)

30" RANGE

30

" SIN

K2

4" D

W3

0" FR

IDG

E

3'-1

"

A.31

SCALE: 1/4" = 1'-0" 594 S.F.

HALL @ STAIR2

36x36

A.31

DRAWING DATE:

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REVISIONS:1

DATE:

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WINDER STAIR1

BENCH

UP101

2"

1'-0"

1'-1

18"

1'-0"

1'-2"

63

16"

6 516 "

812"

1'-0

"1'-4 3

4"

WASTEDRAIN

MA

IN F

LOO

R P

LAN

- V.3

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TITL

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SCALE:

SHEET NO:

A.33

1/4" = 1'-0"

© 2020


STUDIO

PRIVACY WALL

DECK

PROGRESS

DRAWIN

G ONLY

NOT FOR

CONSTRUCTIO

N

SCALE: 1/4" = 1'-0" 544 S.F.

SECOND FLOOR PLAN V.3

AWNING OVERDOOR BELOW

WALL LEGEND

INTERIOR FINISH SCHEDULE

WINDOW SCHEDULE (WINDOWS BY: ?? )

4'-0

"

DA.8

EA.9

CA.8

A.7A

A.7B

12'-412"

12

'-0"

15

'-0"

9'-712"

27

'-0"

22'-0"

4'-3

"

5'-7

"6

'-5"

9'-2

"5

'-10

"

5'-5

"5

'-10

"1

'-10

"

4'-0" 3'-9" 3'-3" 3'-3" 3'-9" 4'-0"

7'-9" 6'-6" 7'-9"

22'-0"

14'-0"

4'-2

1/2

"6

'-1"

11

'-3"

27

'-0"

14'-0"

5'-5

1/2

"

5 1

/2"

36" HIGH RAIL

DOWN 15RISE = 7 316"RUN = 10 1 2"

1'-8

"2

'-1"

COLUMN SEESTRUCTURAL

ROUGH IN FORFUTURE BATH

DRAWING DATE:

DRAWN BY:

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REVISIONS:1

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ISSUE SET:

BUDGET SET

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©

ELEVATED DESIGN BUILD144 RACQUETTEZ DRIVE,FORT COLLINS, CO 80524


123'-11 13/16"PEAK OF ROOF

100'-0"MAIN LEVEL SLAB

PROGRESS

DRAWIN

G ONLY

NOT FOR

CONSTRUCTIO

N

SCALE: 1/4" = 1'-0"

NORTH ELEVATION

SCALE: 1/4" = 1'-0"

SOUTH ELEVATION

123'-11 13/16"PEAK OF ROOF


108'-1 1/8"T.O. MAIN LEVEL WALLS

EXTERIOR FINISH SCHEDULE

T.O. DECK108'-11 3 8"

36" HIGH RAIL



121'-9 1/2"T.O. WEST WALL PLATE

116'-4 7/8"T.O. NORTH WALL PLATE

DRAWING DATE:

DRAWN BY:

DK /JK

REVISIONS:1

DATE:

ISSUE SET:

BUDGET SET

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FILE NAME:

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1/4" = 1'-0"

©


PROGRESS

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N

SCALE: 1/4" = 1'-0"

EAST ELEVATION

SCALE: 1/4" = 1'-0"

WEST ELEVATION

123'-11 13/16"PEAK OF ROOF


121'-9 1/2" T.O. SOUTH WALL PLATE



T.O. DECK108'-11 3 8"


4'-0"

1'-6"

6'-0

"

1'-6"

4'-0"

PRIVACY WALL

123

123

123'-11 13/16" PEAK OF ROOF





T.O. DECK108'-11 3 8"


EXTERIOR FINISH SCHEDULE

36" HIGH RAIL

PRIVACY WALL

DRAWING DATE:

DRAWN BY:

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REVISIONS:1

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ISSUE SET:

BUDGET SET

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©


7'-2"

2'-0" 2'-0"

4'-0"

2'-0" 2'-0"

4'-0"

PROGRESS

DRAWIN

G ONLY

NOT FOR

CONSTRUCTIO

N

SCALE: 1/4" = 1'-0"

BATH 1 FACING SOUTH

SCALE: 1/4" = 1'-0"

SECTION A

7'-5

1/2

"

KITCHEN

STUDIO

BATH 1MUD RM.

ATTIC

STORAGE/UTILITYUNDERSTAIRS

FRAMEDLANDING @TREAD #9

BENCH

STUDIO

ATTIC

LIVING

MAIN ROOF ASSEMBLYCOMPOSITE SHINGLE ROOF -

UNDERLAYMENT PER MANUF. RECOMMENDATIONS - ICE & WATER SHIELD @ EAVES -

58" OSB SHEATHING -

9 1 2" I JOISTS -

MONO-SLAB ASSEMBLY4" CONCRETE SLAB OVER -

R10 RIGID INSULATION -4" CLEAN GRAVEL -

EXTERIOR WALL ASSEMBLYFINISH PER SCHEDULE -

WRB -2x6 FRAMING -

INSULATION PER LOCAL CODE -1

2" SHEETROCK -

COVERED PORCH SLAB

PORCH ROOF ASSEMBLY- COMPOSITE SHINGLE ROOF- UNDERLAYMENT PER MANUF. RECOMMENDATIONS- ICE & WATER SHIELD @ EAVES- 2x6 T&G DECKING- TIMBER SUPPORT FRAME & KNEE BRACES

- 6" CONCRETE SLAB ON GRADE


123'-11 13/16"PEAK OF ROOF








CROWNMOLDING

B

A

36x36SHOWER

DOWN 15RISE = 7 316"RUN = 10 1 2"

SECOND FLOOR ASSEMBLY- 3 4" T & G PLYWOOD SUBFLOOR- 9 12" I JOISTS PER ENGINEER- 1 2" SHEETROCK CEILING

36" HANDRAIL

DRAWING DATE:

DRAWN BY:

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REVISIONS:1

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BUDGET SET

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©


PROGRESS

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N

SCALE: 1/4" = 1'-0"

LIVING TO WEST

SCALE: 1/4" = 1'-0"

STAIR TO WEST


STUDIO

ATTIC

LIVING


STUDIO

ATTIC

OFFICE

C

D

123'-11 13/16"PEAK OF ROOF





T.O. DECK108'-11 3 8"


123'-11 13/16"PEAK OF ROOF





T.O. DECK108'-11 3 8"


1'-6"

4'-0"

1'-6"

4'-0"

15 RISERSRISE = 7 316"RUN = 10 1 2"

PRIVACY WALL

PRIVACY WALL

123

12

3

MAIN ROOF ASSEMBLYCOMPOSITE SHINGLE ROOF -

UNDERLAYMENT PER MANUF. RECOMMENDATIONS - ICE & WATER SHIELD @ EAVES -

58" OSB SHEATHING -

11-7 8"I JOISTS -

MONO-SLAB ASSEMBLY4" CONCRETE SLAB OVER -

R10 RIGID INSULATION -4" CLEAN GRAVEL -

EXTERIOR WALL ASSEMBLYFINISH PER SCHEDULE -

WRB -2x6 FRAMING -

INSULATION PER LOCAL CODE -1

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DECK ASSEMBLY- 1" COMPOSITE DECKING- 2x JOISTS PER STRUCTURAL- TIMBER BEAM PER STRUCTRUAL

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DK /JK

REVISIONS:1

DATE:

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ike@M

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.Anyone w

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419C

anyon,Suite200,FortC

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80521(970)224-5828

[email protected]

9723240001;9723239003;9723239002

Seeattached

narrative

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ily/Mixed-U

seU

ndevelopedTBD

3&419.55

ACno

existingstructures

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orethan

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August 6, 2020

Waterm

ark at Spring Creek

Project Narrative

(a) What are you proposing/use?

Waterm

ark Residential is proposing to construct 348 Class A multi-fam

ily dwelling units, along w

ith approxim

ately 3000 square feet of comm

ercial space and is proposing to leave an out lot for approxim

ately 6000 square feet of comm

ercial space in a future phase located near the intersection of Stuart Street and Shields Street.

(b) What im

provements and uses currently exist on the site?

The site is currently undeveloped.

(c) Describe the site circulation (auto and pedestrian), parking and how it coordinates w

ith the

existing neighborhood.

Primary vehicular access is from

Shields Street at the signalized intersection at Stuart Street. A street-like private drive w

ith diagonal parking is proposed to connect from Shields Street to Hobbit Street. The

Spring Creek Trail is adjacent to the site along the east and south. The Trail in combination w

ith the Spring Creek drainage prevents vehicular access to the south and to the east. Standard parking spaces are provided in the quantities required by the LUC w

ith up to 40% com

pact spaces proposed.

Two points of pedestrian and bike access to the Trail are proposed along the east side of the project.

Waterm

ark plans to review other possible trail connections w

ith Northern engineering once survey is com

plete and grading can be reviewed for a safe connection that is not too steep. A detached sidew

alk, street trees and a bus stop exist along Shields Street and detached w

alks and street trees are proposed along the street-like private drive.

(d) Describe site design and architecture.

This upscale multi-fam

ily project is designed to be visually attractive within the context of the com

munity

and neighborhood. Safety and convenience of residents is also a primary design objective. To that end

buildings are placed along streets where possible w

ith parking located behind, away from

public view but

convenient for residents.

Other factors that affected the site plan include:

A forty-foot w

ide, existing sanitary sewer easem

ent that crosses the site east to west located to

the north.

A twenty-foot w

ide, existing waterline easem

ent that crosses the site east to west located to the

south.

The need for a street connection from

Shields to Hobbit. The existing cul-de-sac right-of-way on

Hobbit Street determined the logical connection point.

Tw

o zone districts exist on the site. The majority of the site is zoned M

MN – M

edium Density

Mixed-Use Neighborhood, w

hile approximately 6 acres to the southw

est is zoned NC – Neighborhood Com

mercial. M

ulti-family buildings in the M

MN zone cannot exceed three

stories, while M

ixed-Use buildings in the NC zone can be five stories.

The City requires Natural Habitat Buffer Zones along the east and south sides of the project. A 100-foot developm

ent setback is required from Spring Creek on the south and a 50-foot

development setback is required from

the eastern drainage.

The proposed project consists of a 348-unit, Class A multifam

ily residential rental comm

unity divided betw

een one 4-story mixed use building and nine 3-story, garden style w

alk-up buildings. The garden style buildings have 3 points of pedestrian access at sidew

alk entrances along the parking side of the buildings. Each access point enters an enclosed corridor. The exterior of the buildings consists of a m

ix of m

aterials and a neutral color scheme to tie into the natural landscape and are com

plimentary to existing

Fort Collins developments including the neighborhood to the east. Tim

ber accents, fiber cement lap

siding and stone are used as shown in the enclosed elevations. The units feature spacious, open floor

plans, walk out balconies or porches, in unit w

asher and dryer and high-end finishes. The required bike parking w

ill be designed to allow for 60%

covered parking within the m

ultifamily buildings. The architect

is looking into space in the enclosed corridors and units to meet code requirem

ents. The unit m

ix will be approxim

ately 40% one bedroom

s, 50% tw

o bedrooms and 10%

three bedrooms per

the table below. The exact unit m

ix will be designed once PDR com

ments are received and addressed.

R

entable

N

o. of Square

Unit Type

U

nits Feet

A1

One Bedroom

One Bath

84 Units

682 SF A

2 O

ne Bedroom O

ne Bath 54 U

nits 754 SF

B1 Tw

o Bedroom Tw

o Bath 102 U

nits 1,045 SF

B2 Tw

o Bedroom Tw

o Bath 72 U

nits 1,173 SF

C1

Three Bedroom Tw

o Bath

18 Units

1,243 SF

C2

Three Bedroom Tw

o Bath

18 Units

1,360 SF

Totals / Wtd. A

verages 348 U

nits 965 SF

The comm

unity will also have various am

enity areas, including a pool, grill stations, an integrated clubhouse in the 4-story building w

ith recreational and leasing space, and dog park. Tenants will have

ample surface parking provided w

ithin the property, with covered detached garage parking options. O

ne trash and recycling enclosure is located near the Hobbit Street connection. W

atermark’s Property

Managem

ent Division will offer full valet trash service so that residents are not required to take their

refuge to the enclosure. (e) How

is your proposal compatible w

ith the surrounding area?

In 2017 the site was re-zoned to reduce the am

ount of land zoned NC and increase the MM

N portion. The zoning w

as approved along with Conditions designed to ensure com

patibility with the adjacent

neighborhood. The Conditions require a buffer and transition between m

ulti-family buildings and single-

family hom

es in the adjacent neighborhood. The maxim

um num

ber of multi-fam

ily dwelling units is

capped at 365 and the “rent-by-the-bedroom” leasing m

odel is not allowed.

The proposed Waterm

ark Residential project responds to these conditions in following w

ays:

W

atermark is proposing 348 m

ulti-family dw

elling units, substantially below the 365 cap.

The m

ulti-family units are proposed to be upscale and not m

arketed to students.

No 3-story multi-fam

ily buildings directly face the neighborhood.

While the end of Building E is visible from

the neighborhood, the nearest single-family hom

e is 193 feet aw

ay and the applicant is comm

itted to landscape screening on the east end of Building E.

O

ne-story garages are placed along the eastern edge of the project to create a transition of building height, as w

ell as to buffer the neighborhood from parking lot headlights and sounds.

The garages are substantially setback creating a natural area along the Spring Creek Trail that exceeds City requirem

ents. Waterm

ark will provide berm

ing and enhancement plantings that

will provide high quality w

ildlife habitat and further buffer the neighborhood.

The student-oriented Landmark Apartm

ents exists north of the project site. Both Landmark and

Waterm

ark are multi-fam

ily projects with sim

ilar size buildings. Landmark Apartm

ent residents will

benefit if Waterm

ark is built because the proposed street connection to Hobbit will allow

them to

access Shields Street at a signalized intersection. Currently their access on to Shields Street is unsafe for left turn m

ovements.

(f) Is water detention provided? If so, w

here?

Yes. Stormw

ater detention will be provided at the southeast corner of the site, as depicted on the

conceptual site plan.

(g) How does the site drain now

(on and off site)? Will it change? If so, w

hat will change?

The site currently drains from w

est to east/southeast into the Canal Importation Channel and into Spring

Creek. General drainage patterns will be m

aintained. Off-site flow

s are not expected to influence, nor be affected by, this developm

ent.

(h) What is being proposed to treat run-off?

A combination of LID techniques and extended detention w

ith water quality capture volum

e are anticipated

(i) How does the proposal im

pact natural features?

Natural Habitat Buffer Zones (NHBZ) and enhancements are provided along the east and south sides of

the project. While developm

ent is proposed to encroach into the NHBZ, the project provides additional NHBZ area that far exceeds the encroachm

ent.

Waterm

ark intends to minim

ize the disruption inside the buffer space. The area is to remain in a natural

state. Clearly defined trail connections will be m

ade and the development w

ill block locations where

people were cutting through and creating dirt paths to Shield’s Street.

(j) Do any existing structures have automatic fire sprinklers? W

ill the new structures have fire

sprinklers?

There are no existing structures. New structures w

ill be sprinklered per code.

(k) Are there any unusual factors and/or characteristics are present that may restrict or affect your

proposal?

Waterm

ark has worked through m

ultiple iterations of the site plan in order to closely match and im

prove in certain locations the previous rezoning plan supported by the neighbors to the east.

(l) Have you previously submitted an application?

Waterm

ark has not submitted a previous application. Several developm

ent proposals have been brought forw

ard over the years, the most recent one being Spring Creek M

ulti-Family PDR200002 in M

arch 2020.

(m) W

hat specific questions, if any, do you want addressed?

1. W

ill the City staff support a Modification for Building D on the w

est side, not meeting the

pedestrian connectivity standard?

2. W

atermark proposes to use the space north of the 4-story m

ixed-use building for a neighborhood pocket park adjacent to the Neighborhood Com

mercial District. This park along

with plaza area on the south side of the 4-story building are intended to fulfill the requirem

ent to provide a “central feature or gathering place” in the NC District. The pocket park is only partially w

ithin the NC District, however, the applicant believes the large open space area w

ould allow the

landscape architect more flexibility for a better com

munity park space adjacent to Shields Street.

Would City staff agree that the pocket park and plaza space on the south side of the 4-story

building fulfills the requirement w

ithout the need for a Modification?

3. Are there any repaym

ents for previous public street improvem

ents?

4. Has the City storm

water departm

ent completed the cleanout of Spring Creek along the southern

portion of the development? If not, w

hen would this occur?

5.

Will the City im

plement and install the traffic signal arm

for the westbound m

ovement out of the

development on Stuart Street?

6.

How w

ill cost responsibilities be determined for signal changes at Stuart and Shields?

7. Is the Storm

water Utility am

enable to a “beat the peak” analysis (similar to Landm

ark Apartm

ents Expansion) and/or full-spectrum detention?












Documents

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