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HomeMy WebLinkAboutSPRING CREEK FARMS NORTH AMENDED OVERALL DEVELOPMENT PLAN - Filed GC-GENERAL CORRESPONDENCE - 2011-10-27VIGNETTE s t u d i o s �r March 9, 2011 Courtney Rippey City Planner Community Planning and Development 281 North College Avenue Fort Collins Colorado 80524 Dear Courtney The following is the applicant's response to the Spring Creek Farms ODP Conceptual Review Comments dated February 7, 2011. Please find attached copies of the ODP plans for your review. Comments: ZONING Contact: Peter Barnes, 970-416-2355, Pbarnes@fcgov.com 1. No comment WATER -WASTEWATER ENGINEERING Contact: Roger Buffington, 970-221-6854, rbuffington@fcgov.com 1. The overall utility plan submitted with the ODP appears to be adequate. Detailed comments will be provided with the next PDP submittal. Noted STORMWATER ENGINEERING Contact: Glen Schlueter, 970-224-6065, gschlueter@fcgov.com 1. A drainage letter documenting the general drainage plan is required with an ODP. John Gooch has already submitted a draft of the CDP drainage letter and has discussed our comments. He plans to submit the revised letter at this conceptual review meeting. 2. The conceptual review for future PDPs will include any detailed drainage design requirements. In general, the design of this site must conform to the drainage basin design of the Foothills Drainage Master Drainage Plan as well the City's Design Criteria and Construction standards. 3. The Stormwater development fee (PIF) is $6,313.00/acre ($0.1449/sq.ft.) for new impervious area over 350 sq.-ft. and there is a $1,045.00/acre ($0.024/sq.ft.) review fee. No fee is charged for existing impervious area. These fees are to be paid at the time each building permit is issued. Information on fees can be found on the City's web site at http:// www.fcgov.com/utilities/business/builders-and-developers/plant-investment-development-fees or contact Jean Pakech at 221- 6375 for questions on fees. Noted, a revisecl dr-aina(e letter is inch.rded with this submittal PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Principles and Policies Specific principles and policies of the Fort Collins City Plan that are addressed by the Spring Creek Farms North community are as follows: PRINCIPLE LU-1: Growth within the City will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. PRINCIPLE LU-2: The City will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City -Wide Structure. The City will adopt a city-wide structure of neighborhoods, districts, corridors, and edges as a means of creating identifiable places and achieving the goals of compact development that is well -served by all modes of travel. Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. Spring Creek Farms North is an infill development and as such promotes the compact development growth principle. Spring Creek Farms North is framed by existing neighborhoods such as Sidehill, Parkwood East, and other mixed residential and industrial development. PRINCIPLE T 1: The physical organization of the city will be supported by a framework of transportation alternatives that balances access, mobility, safety, and emergency response throughout the city, while working toward reducing vehicle miles traveled and dependence upon the private automobile. Policy T 1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand management plans that support effective transit, an efficient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. Policy T 1.2 Multi -Modal Streets. Street corridors will provide for safe, convenient, and efficient use of all modes of travel, including motor vehicles, transit, bicycles, and pedestrians. PRINCIPLE T 2: Mass transit will be an integral part of the City's overall transportation system. Policy T 2.1 Transit System. The City's public transit system will be expanded in phases to provide integrated, high -frequency, productivity -based transit service along major transportation corridors, with feeder transit lines connecting all major district destinations, consistent with adopted transit plans. Policy T 2.2 Transit Stops. Transit stops will be integrated into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Transit stops should be provided no more than 1 /4 mile walking distance of most residences Spring Creek Farms North ODP application March 9, 2011 5 to the extent feasible. The design and location of transit stops should function as an integral part of these destinations and provide adequate lighting, security, pedestrian amenities and weather protection. Policy T 2.3 Transit Route Design. The City will implement fixed -route transit services through a phased transition to a productivity -based system, where appropriate, consistent with the adopted transit plans. PRINCIPLE T 4: Bicycling will serve as a practical alternative to automobile use for all trip purposes. Policy T 4.1 Bicycle Facilities. The City will encourage bicycling for transportation through an urban growth pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence of motorized transportation in neighborhoods and other pedestrian and bicyclist -oriented districts. Facility design will also plan for: a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility design will be incorporated into new development and street construction projects -- linking to adjacent facilities. b. Bicycle access should be improved to major activity centers, schools and neighborhoods, and barriers removed in these areas to improve circulation. PRINCIPLE T 5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work and public facilities. Policy T 5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T 5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating markings, signage, lighting and paving materials. Other important pedestrian considerations include: a. Building entries as viewed from the street should be clearly marked. Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. c. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should be provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. d. Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities. Policy T 5.4 Sidewalks. Sidewalks will be designed, constructed, and maintained to provide safety, comfort, and a "walkable" community. New development will follow adopted design standards for sidewalk design. Older, existing streets will be retrofitted to provide improved, widened, or detached sidewalks in conjunction with capital improvement or maintenance projects. Principle T 6: Street crossings will be developed to be safe, attractive, and easy to navigate. Policy T 6.1 Street Crossings. The City will design street crossings at intersections consistent with adopted standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Crosswalks should be well marked and visible to motorists. They should be designed to fit and enhance the context and character of the area, and provide for safety for all age groups and ability groups. Principle T-7: The City will encourage the development of attractive and easy to navigate pedestrian facilities to create an interesting pedestrian network. Spring Creek Farms North ODP application March 9, 2011 6 Policy T 7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale improvements that fit the context of the area. The color, materials, and form of pedestrian facilities and features should be appropriate to their surroundings, as well as the functional unity of the pedestrian network, through means such as: a. Developing attractive improvements which enhance the character and pedestrian scale of the urban environment including streetscape design, vertical treatments, widened sidewalks, and furnishings. Principle T 8: The City will develop secure pedestrian settings by developing a well -lit inhabited pedestrian network and by mitigating the impacts of vehicles. Policy T 8.1 Security. Clear and direct lines of sight in pedestrian settings should be provided to increase the perception of security. Streets should appear inhabited to the greatest extent possible. New development should accommodate human activity and pedestrian use. Pedestrian -oriented lighting should be incorporated into neighborhoods, streets and other public places to enhance safety and security. Principle T 9: Private automobiles will continue to be an important means of transportation. Policy T 9.2 New and Existing Roadways. New streets will be designed and constructed to ensure an acceptable level of service. The City will maintain or enhance the quality of existing roadways. As an infill site, Spring Creek Farms North incorporates many of the transportation principles and policies, as permitted by the existing features and scale of the development. The site is immediately adjacent to Drake Road and Timberline Road, both arterials with public transportation available. In addition, the site has immediate proximity to the Power Trail, and is within a mile of the Spring Creek and Poudre River Trails. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and the adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of the City. Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street standards. Alternative street designs may be approved by the City where they are needed to accommodate unique situations, such as important landscape features or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility and maintenance requirements. Policy CAD-1.2 Street Layout. New streets will make development an integrated extension of the community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes. Multiple routes should be provided between key destinations. Streets should be located to consider physical features, and to create views and prominent locations for civic landmarks such as parks, plazas and schools. Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape. Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Canopy shade trees will constitute the majority of tree plantings, and a mixture of tree types will be included, arranged to establish partial urban tree canopy cover. Existing trees will be preserved to the maximum extent feasible. Spring Creek Farms North ODP application March 9, 2011 7 Spring Creek Farms North continues the public street system, which has been partially developed on site. Multiple publics are on site, that connect with adjacent public streets to provide easy access within and adjacent to the site. PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments that are well -served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the siting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts. Policy HSG-1.2 Housing Supply. The City will encourage public and private, for -profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple -family housing, including mobile homes and manufactured housing that is proportionately balanced to the wages of our labor force. Policy HSG-1.4 Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Spring Creek Farms North has the ability to provide for a variety of housing types with a mix of zoning designations and the accompanying density requirements. PRINCIPLE ENV 5: Energy efficiency and use of renewable energy resources will be encouraged, facilitated, and regulated in both the public and private sector through information and educational services, incentive programs, requirements, and enforcement of regulations such as the Energy Code. Policy ENV 5.1 Renewable Energy. The use of solar energy and other renewable resources are recommended energy sources. Policy ENV 5.2 Solar Access. The City will consider the use of solar energy systems and the protection of unobstructed sunlight to those systems resulting from proper planning, as contributing significantly to the public health, safety, and welfare of the citizens of Fort Collins. PRINCIPLE ENV 6: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins Policy ENV-6.1 Protection and Enhancement. The City's regulatory powers will be used to preserve, protect, and enhance the resources and values of natural areas by directing development away from sensitive natural features -- such as wetlands, riparian areas and wildlife habitat. When it is not possible to direct development away from natural areas, these areas will be protected in the developed landscape. Spring Creek Farms North as an infill project does not have any environmentally sensitive areas within its borders, or immediately adjacent to the site. PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN-1.1 Relationships to Residential Districts. A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed- Use Neighborhoods will be located around a Medium Density Mixed -Use Neighborhood which has a Neighborhood Commercial Center or Community Commercial District as its core. This provides nearby access to most things a resident or household need on an everyday basis. Spring Creek Farms North ODP application March 9, 2011 8 Policy AN-1.2 Street Networks. Neighborhood streets and sidewalks will form an interconnected network, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Dead ends and cul-de-sacs should be avoided or minimized. Multiple streets and sidewalks will connect into and out of a neighborhood. Streets will converge upon or lead directly to the shared facilities in the neighborhood. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut -through traffic. Street widths and comer curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. Policy AN-1.4 Street Lighting. Outdoor lighting should be scaled for the comfort and interest of a pedestrian, providing the minimum level of illumination adequate for safety. Lighting should be designed to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and shadows, spillover glare, or overhead sky glow. Policy AN-1.6 Pedestrian Network. A neighborhood should have a frequently connected network of walkways and bike paths, with small parks and outdoor spaces, benches, and other amenities as appropriate. On long blocks, intermediate connections in the pedestrian network should be provided, with a maximum distance of about 500 to 700 feet between walking connections. In particular, direct walkway and bikeway routes to schools should be provided. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into neighborhoods. Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks or other outdoor spaces located within walking distance of all homes. Outdoor spaces should be designed in conjunction with streets and walkways, to be a formative, purposeful part of any land development, and not merely residual areas left over from site planning for other purposes. They should be mostly surrounded by streets or house fronts, to maintain safety and visibility. PRINCIPLE AN-3: The City will require and assist coordinated neighborhood design efforts among separate development parcels. Policy AN-3.1 Overall Coordination. Any development proposal should be required to show that it forms or contributes to a neighborhood. If applicable, a development must contribute to a Residential District in terms of interconnecting streets, schools, parks, Neighborhood Centers, Neighborhood Commercial Centers, and open space systems, to the extent possible. Policy AN-3.2 Street and Outdoor Spaces. Where a pattern of streets and outdoor spaces is already established, a development plan will continue and extend the pattern. In the case of previously unplanned areas, the development plan will provide for its own pattern being continued and extended in the future. Policy AN-3.3 Neighborhood Edges. The edges of a neighborhood should be formed by features shared with the adjoining neighborhoods, such as major streets, changes in street pattern, greenways, and other features such as rivers, streams and major irrigation ditches. Landscaped outdoor spaces and trails may be used to create an attractive environment at a neighborhood's edge. PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Spring Creek Farms North ODP application March 9, 2011 9 Policy AN4.3 Single -Family Housing Characteristics. Variation in house models in large developments should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. Policy AN4.4 Lot Variation. Lot width and depth, in conjunction with block size and shape, should be varied in order to reinforce variety in building mass, avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. It is recognized that there may be ways a residential property can be custom -designed to mitigate the view of a protruding garage opening. The intent of these policies is not to limit such custom -designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. Spring Creek Farms North is intended to provide for a variety of housing types and styles. Specific architectural designs will be determined with each project development plan. PRINCIPLE LMN-1: Low Density Mixed -Use Neighborhoods will have an overall minimum average density of five (5) dwelling units per acre, achieved with a mix of housing types. Policy LMN-1.1 Calculating the Density. In calculating the overall average density of a residential project, areas which are undevelopable will be excluded from the density calculation. Undevelopable areas means those areas of a project which are to be publicly owned and/or dedicated, and/or not available for development (such as major street rights -of -way, various open lands, areas of geologic hazard, alleys, natural areas and water bodies). Policy LMN-1.2 Mix of Housing Types and Lot Sizes. Builders and developers are encouraged to use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. At least two (2) housing types will be included in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so will increase the number of housing types. This can be achieved in various ways, with a variety of housing types, including the following: a. standard lot single-family houses (lots over 6,000 square feet) b. small lot single-family houses (lots 6,000 square feet, or less) C. duplex houses d. townhouses (attached housing) e. accessory dwelling units f. group homes Spring Creek Farms North ODP application March 9, 2011 10 g. multi -family housing (provided they are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to a maximum of four to eight dwelling units in a building) h. manufactured housing and mobile homes PRINCIPLE LMN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it conducive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood Center. Policy LMN-2.1 Size of Neighborhood. A typical neighborhood will be an area about one-half ('/2) mile across, subject to adjustment for site -specific or pre-existing conditions. Policy LMN-2.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood - serving uses and features in addition to residential uses. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents. A Neighborhood Center will be no larger than 7 acres, and will include some of the following: recreation facility; school; children's and adults' day care; place of assembly and worship; small civic facility; neighborhood -serving market, shops, small professional offices, clinics, or other small businesses. Any such uses should have limited needs for signage and limited traffic attraction into or through the neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or other outdoor space accessible to all residents. Policy LMN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LMN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom -designed by its developer to reinforce the positive identity, character, comfort and convenience of its surrounding neighborhood. Policy LMN-2.5 Neighborhood Center Access. Access for pedestrians and bicyclists should be a priority. Policy LMN-2.9 Outdoor Spaces. Small neighborhood parks, squares and other common outdoor spaces will be included within new neighborhoods. These spaces should be attractive settings, highly visible and easily observed from public streets. The LMN land use designation within Spring Creek Farms North (Parcel A) is ideally located to provide a transitional land use between the higher intensity developments within the MMN district (Parcel B), and the lower density residential neighborhoods to the West of Spring Creek Farms North. A portion of parcel B has already been developed as the cities Police Facility. Parcel A will be developed to meet the standards of the LMN district, as well as other requirements within the Land Use Code. PRINCIPLE MMN-1: Housing in new Medium Density Mixed -Use Neighborhoods will have an overall minimum average density of twelve (12) dwelling units per acre, achieved with a mix of housing types. Policy MMN-1.1 Calculating the Density. In calculating the overall average density of a residential project, areas which are undevelopable will be excluded from the density calculation. Undevelopable areas means those areas of a project which are to be publicly owned and/or dedicated, and/or not available for development (such as major street rights -of -way, various open lands, areas of geologic hazards, alleys, naturalareas and water bodies). Policy MMN-1.2 Housing Types and Lot Sizes. Various housing types can fit this transitional, higher -activity location, including the following: a. small lot single-family houses (lots under 6,000 square feet) b. duplex houses Spring Creek Farms North ODP application March 9, 2011 11 c. townhouses (attached housing) d. accessory dwelling units e. group homes f. multi -family housing g. dwelling units stacked above or mixed with offices or work space These housing types can readily share streets and blocks with other uses, and offer opportunities for low- and medium -cost housing to be mixed with higher -cost housing and non-residential uses. Policy MMN-1.3 Non -Residential Uses. Secondary uses can fit this transitional, higher -activity location including the following: a. Parks and recreation b. Places of worship and assembly c. Civic uses d. Day care (adult and child) e. Offices and clinics f. Small businesses with low traffic and visibility needs such as service shops, studios, workshops, bed -and -breakfasts, and uses of similar intensity g. Neighborhood -serving retail uses PRINCIPLE MMN-2: The layout and design of a Medium Density Mixed -Use Neighborhood will form a transition and a link between surrounding neighborhoods and the Neighborhood Commercial Center, Community Commercial District, Employment District, or Industrial District. Policy MMN-2.1 Size. A Medium Density Mixed -Use Neighborhood should extend an average of about one - quarter (1/4) of a mile from the edge of the adjacent Neighborhood Commercial Center, Community Commercial District, Employment District, or an Industrial District, subject to adjustment for site -specific or pre-existing circumstances such as a major street, major drainage way, or existing development. Policy MMN-2.2 Relationships and Transitions at Edges. Non-residential uses and larger buildings of attached and multiple -family housing should be encouraged to be near the commercial core, with a transition to smaller buildings, such as duplex and detached houses, further from the core and closer to the surrounding lower density neighborhoods. Policy MMN-2.3 Building Orientation. Buildings will face public sidewalks or other public outdoor spaces that connect to streets, the commercial core and to transit stops. Parking lots must not be the primary focus of buildings. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy MMN-2.4 Block Pattern. A unifying pattern of streets and blocks, with buildings fronting the streets, will be strongly encouraged as an effective way to integrate housing with other uses to form a coherent, livable transitional area. Such a pattern incorporates attached housing types into the community fabric in a manner similar to detached houses, by facing buildings onto attractive neighborhood streets and sidewalks that are part of the community network. This block pattern will maximize other positive housing characteristics, including: a. individual identity b. easy way -finding for visitors c. more and better accessibility and personal mobility d. human scale e. a defined transition from front to back, thus providing a logical, rear location to incorporate parking and garages, service functions, and outbuildings for storage f. the security that comes with visibility from and to public streets g. the sense of community that comes with dwellings sharing a neighborhood street Policy MMN-2.5 Block Characteristics and Street Layout. While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous repetition of a basic grid pattern, or to follow topography. In order to be conducive to walking, block size should be determined by frequent street connections, within a maximum range of about 300 to 700 feet. The street network should lead to the adjacent Neighborhood Commercial Center and extend out into the surrounding Spring Creek Farms North ODP application March 9, 2011 12 neighborhoods. Selected streets should extend into and through the adjacent commercial area, providing ready access from all sides of the Center. Traffic calming measures will be used to support a desirable living environment. Policy MMN-2.6 Block Standards. Descriptive block standards will be developed as a way for the City to convey local preferences for pedestrian scale, mixed uses, pedestrian access along pedestrian frontage, and treatment of parking lots, to potential developers, site planners, architects, builders and/or lenders. It is recognized that there may be ways to create an alternative unifying system of public spaces, such as by defining blocks with major walkway spines in lieu of a street. It is not the intent of the policies for blocks to limit such creative alternatives if the functional characteristics described in Policies MMN-2.3, -2.4, -2.5 and -2.6 (above) canstill be maximized. Policy MMN-2.7 Overall Coordination. A unifying street and block pattern should be used to facilitate coordination between smaller parts of a neighborhood, providing places where small, individual development or construction projects can readily contribute to the evolution of the neighborhood. PRINCIPLE MMN-3: A Neighborhood Commercial Center will provide uses to meet consumer demands from surrounding Residential Districts for everyday goods and services, and will be a pedestrian oriented place that serves as a focal point for the surrounding neighborhoods. Policy MMN-3.1 Land Uses/Grocery Store Anchor. A grocery store, supermarket, or other type of anchor (e.g., drugstore), should be the primary functional offering of these Centers. A mix of retail, professional office, and other services oriented to serve surrounding neighborhoods are the secondary offerings. The Neighborhood Commercial Center will provide locations for some limited auto -related uses. Policy MMN-3.2 Surrounding Neighborhoods. The Neighborhood Commercial Center should be integrated into the surrounding Medium Density Mixed -Use Neighborhood, contributing to the neighborhood's positive identity and image. Residents should be able to easily get to the Center without the need to use an arterial street. Policy MMN-3.3 Urban Design Character. Buildings will be placed to form active commercial street fronts and other connecting pedestrian spaces. The visual dominance of parking should be reduced by breaking large lots into smaller blocks of parking, forming interior -block locations for parking, locating employee parking in less used areas, maximizing on -street parking, and using angled parking stalls. Parking lots should include generous shade tree planting and walkways that directly connect origins and destinations. Signs should be coordinated to reinforce unique identity and character. Policy MMN-3.4 Block Pattern. The pattern of streets and blocks in the surrounding neighborhood will be strongly encouraged to carry directly into and through a Neighborhood Commercial Center as a simple and sure way to achieve the urban design character described in MDN-3.3 (above) and integrate the Center with the surrounding neighborhood. Policy MMN-3.5 Building Height. Two- to three-story buildings are encouraged to reinforce the Neighborhood Commercial Center as a focal point of activity and increase the potential for mixing uses, such as locating dwellings or offices over shops. One story buildings will be permitted. Policy MMN-3.6 Central Feature or Gathering Place. A Neighborhood Commercial Center will include a comfortable, prominently located square, plaza, or other public gathering place with amenities such as benches, monuments, kiosks and public art. Other civic and recreation uses could be combined with the public gathering space. Policy MMN-3.7 Transit Stop. A Neighborhood Commercial Center will be considered a major stop on the transit network. Transit stop facilities will be integrated into the design of the Center, located and designed with the kind of access, services, and facilities needed by residents who have walked, bicycled, driven, or been driven to the Center. The transit stop will be directly connected to transportation corridors that serve other districts and the rest of the city. The stop will be designed to include the means and comforts for passengers to connect with their final mode of transportation to get home. The stop is the critical connection between the walkable neighborhood and the rideable transit system. Spring Creek Farms North ODP application March 9, 2011 13 Parcel B within Spring Creek Farms North is designated as being the MMN district. It is intended to be developed with a mix of civic, commercial and residential uses. It is also located immediately adjacent to transit stops and a neighborhood commercial center. Other development details will be provided with each Project Development Plan submittal. Spring Creek Farms North ODP application March 9, 2011 14 VIGNETTE Srl1Ci;OS PARK PLANNING Contact: Craig Foreman, 970-221-6618, cforeman@fcgov.com 1. No comments FIRE AUTHORITY Contact: Carie Dann, 970-219-5337, CDANN@poudre-fire.org 1. RESIDENTIAL AUTOMATIC FIRE SPRINKLERS An automatic sprinkler system installed in occupancies in accordance with Section 903.3 shall be provided throughout all buildings with a Group R (Residential) fire area. Residential or quick -response standard sprinkler heads shall be used in dwelling units and guest -room portions of the building. 2006 International Fire Code 903.2.7 2. REQUIRED ACCESS Fire access roads (fire lanes) shall be provided for every facility, building or portion of a building hereafter constructed or moved into or within the PFA's jurisdiction when any portion of the facility or any portion of an exterior wall of the first story of the building is located more than 150 feet from fire apparatus access as measured by an approved route around the exterior of the building or facility. This fire lane shall be visible by painting and signage, and maintained unobstructed at all times. A fire lane plan shall be submitted for approval prior to installation. In addition to the design criteria already contained in relevant standards and policies, any new fire lane must meet the following general requirements: • Be designed as a flat, hard, all-weather driving surface (asphalt or concrete) capable of supporting fire apparatus weights. Compacted road base shall be used only for temporary fire lanes or at construction sites. • Have appropriate maintenance agreements that are legally binding and enforceable. • Be designated on the plat as an Emergency Access Easement. • Maintain the required minimum width of 20 feet throughout the length of the fire lane (26 feet on at least one long side of the building when the structure is three or more stories in height). • If the building is equipped throughout with an approved automatic fire -sprinkler system, the fire code official is authorized to increase the dimension of 150 feet. 2006 International Fire Code 503.1.1, 503.2.3, 503.3, 503.4 and Appendix D 3. WATER SUPPLY Fire hydrants, where required, must be the type approved by the water district having jurisdiction and the Fire Department. Hydrant spacing and water flow must meet minimum requirements based on type of occupancy. Minimum flow and spacing requirements include: • Commercial and multi -family dwellings 1,500 gpm at 20 psi residual pressure, spaced not further than 300 feet to the building, on 600-foot centers thereafter • Residential within Urban Growth Area, 1,000 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter • Residential outside Urban Growth Area, 500 gpm at 20 psi residual pressure, spaced not further than 400 feet to the building, on 800-foot centers thereafter. • These requirements may be modified if buildings are equipped with automatic fire sprinkler systems. • 2006 International Fire Code 508.1 and Appendix B 4. CUL-DE-SAC A dead-end street cannot exceed 660 feet in length. The turn -around at the end of the street must have an outside turning radius of 50 feet or more, and an inside turning radius of 25 feet. Short fire lanes are permitted to facilitate a second point of access when the PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com Landscape, Open Space and Non -vehicle Circulation Elements Spring Creek Farms North includes open space and landscape elements, including the following: • A Small Neighborhood Park within Parcel A will provide common open spaces for the whole community. • Smaller scattered open spaces and greenbelts within individual parcels. a Ownership and Maintenance Each individual developer with be responsible for creation of an independent Owners Association that will maintain common elements within that particular development. The Owners Association will maintain the following elements. • Common Greens • Common open space elements • Private Driveways • Identification Signs Planning Rationale and Assumptions Spring Creek Farms North is designed as a cohesive neighborhood with a variety of housing opportunities supporting a wide range of lifestyles. Accommodations are made for all modes of transit including bikeways and pedestrian pathways, integrated with open space areas. Anticipated Development Schedule OPD Amendment Approval May 2011 Spring Creek Farms North ODP application March 9, 2011 15 VIGNETTE s o� street is longer than 660 feet. All structures beyond the 660-foot limit shall be fire sprinklered if a second point of access cannot be provided. FCLUC 3.6.2(B)(C); 3.6.6(1); 2006 International Fire Code 503.2.5, Appendix D103.3 and D103.4 5. DEAD-END FIRE APPARATUS ACCESS ROADS Dead-end fire apparatus access roads in excess of 150 feet in length shall be provided with an approved area for turning around fire apparatus. 2006 International Fire Code 503.2.5 and Appendix D103.3 and D103.4 6. TURNING RADII The required turning radii of a fire apparatus access road shall be a minimum of 25 feet inside and 50 feet outside 2006 International Fire Code 503.2.4 and Appendix D103.3 7. ADDRESS NUMERALS Address numerals shall be visible from the street fronting the property, and posted with a minimum six-inch high numerals on a contrasting background. (Bronze numerals on brown brick are not acceptable). If the numerals are mounted on a side of the building other than the side off of which it is addressed, the street name is required to be posted along with the numerals. 2006 International Fire Code 505.1 Noted: These will he specifically addressed with each PDP ENVIRONMENTAL PLANNING Contact: Lindsay Ex, 970-224-6143, lex@fcoov.com 1. No comments on the amended ODP. ENGINEERING DEVELOPMENT REVIEW Contact: Susan Joy, 970-221-6581, s,ioy@fcgov.com 1. No comments on the amended ODP. This project is responsible for all development requirements and fees at the time of PDP submittal. ELECTRIC ENGINEERING Contact: Janet McTague, 970-224-6154, jmctague@fcgov.com 1. Power is available on Charles Bockman and on Nancy Gray. We'll need to coordinate transformer and meter locations. Normal development charges will apply Contact: Courtney Rippy, 970-416-2283, crippy@fcgov.com CURRENT PLANNING 1. It appears that the police station is located where the plan shows the neighborhood park location. Where will the new location of the park? Please reference section LUC section 4.5 (D)(6) The park locution is noiv shown within Parcel A. The submitted ODP has been updated to rcfiect current built conditions. 2. Why the need for all allowable uses instead of just adding multifamily? Putting all allowable could be contentious with the neighborhood. This gives he landoivner• the tnost flexibility. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VIGNETTE s t u d i o s 3. LUC 4.5(E)(1)(a) requires the local street system to be interconnected in a manner that results in blocks of developed land bounded by connecting streets no greater than 12 acres in size. Making a note on the ODP may help clairify how you plan on addressing this standard. This has been addressed with a not on the plans. Specific street networks will not be knoi-vn until detailed PDP plans at-e prepared. The proposed development project is subject to a Type 2 (Planning and Zoning Board) review and public hearing. The applicant for this development request is required to hold a neighborhood information meeting prior to formal submittal of the proposal. Neighborhood meetings offer an informal way to get feedback from your surrounding neighbors and discover any potential hiccups prior to the formal hearing. Please contact me, at 221-6750, to assist you in setting a date, time, and location. I and possibly other City staff, would be present to facilitate the meeting. Noted the neighborhood meeting has been held 5. Please see the Development Review Guide at www.fcgov.com/drg. This online guide features a color coded flowchart with comprehensive, easy to read information on each step in the process. This guide includes links to just about every resource you need during development review. iVoted 6. This development proposal will be subject to all applicable standards of the Fort Collins Land Use Code (LUC), including Article 3 General Development Standards. The entire LUC is available for your review on the web athttp://www.colocode.com/ftcollins/landuse/begin.htm. Noted 7. If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of Standard Request will need to be submitted with your formal development proposal. Please see Section 2.8.2 of the LUC for more information on criteria to apply fora Modification of Standard. None are proposed at this time. 8. Please see the Submittal Requirements and Checklist at:http://www.fcgov.com/ developmentreview/applications. php. [Voted 9. The request will be subject to the Development Review Fee Schedule that is available in the Community Development and Neighborhood Services office. The fees are due at the time of submittal of the required documents for the appropriate development review process by City staff and affected outside reviewing agencies. Also, the required Transportation Development Review Fee must be paid at time of submittal. PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignettestudios.com VI ETTE studros Noted 10. When you are ready to submit your formal plans, please make an appointment with Community Development and Neighborhood Services at (970)221-6750. Noted Thank you for your time spent in reviewing these plans. If you have any further questions, please feel free to contact any of the team members. Yours Truly Terence C. Hoaglund RLA, ASLA, LEED AP PO Box 1889 Fort Collins, CO 80524 (970) 472-9125 www.vignetteStudios Com Spring Creek Farms North Second Amended Overall Development Plan Application and Narrative March 9, 2011 Prepared For: St. Charles Investment Company Prepared By: VIGNETTE s t u d i o s Spring Creek Farms North ODP application March 9, 2011 TABLE OF CONTENTS PROJECT DIRECTORY 3 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION 4 PREVIOUS PROJECT NAMES 4 PLANNING OBJECTIVES 4 Amended Overall Development Plan 4 Principles and Policies 5 Landscape, Open Space and Non -vehicle Circulation Elements 15 Ownership and Maintenance 15 Planning Rationale and Assumptions 15 Anticipated Development Schedule 15 Spring Creek Farms North ODP application March 9, 2011 2 PROJECT DIRECTORY Land Owners SC Residential, LLC SC Multifamily, LLC SC Farms, LLC SC investment Group, LLC 6300 S. Syracuse Way Suite 263 Englewood, CO 80111 (303) 740-8883 Contact: Steve McGuire Developer St. Charles Investment Company 6300 S. Syracuse Way Suite 263 Englewood, CO 80111 (303) 740-8883 Contact: Steve McGuire Site Planning & Landscape Architect Vignette Studios PO Box 1889 Fort Collins, CO 80522-1889 (970) 472-9125 (866) 902-4163 (fax) Contact: Terence Hoaglund Civil Engineer Aspen Engineering 238 Walnut Street Suite 200 Ft Collins, CO 80524 (970) 420-5345 Contact: John Gooch Traffic Consultant Matt Delich 2272 Glenhaven Dr. Loveland, CO 80538 (970) 669-2061 (970) 669-5034(fax) Contact: Matt Delich Spring Creek Farms North ODP application March 9, 2011 3 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION Stephen McGuire PREVIOUS PROJECT NAMES Spring Creek Farms North ODP PLANNING OBJECTIVES Spring Creek Farms North ODP is a ±55.3 acre infill mixed -use development incorporating the Principles and Policies of City Plan to create a cohesive mixed -use neighborhood that is a primary objective of City Plan. The development provides an opportunity to explore many of the concepts of urban planning principles in an infill site, of which City Plan also embraces. Spring Creek Farms North was planned with several design objectives: Create a pedestrian friendly environment • Provide an extensive pedestrian network throughout the development • Provide pedestrian connectivity to the adjacent neighborhoods to provide easy access for residents of the community. This will also provide access to alternative modes of transportation. Utilize existing site features to provide recreational and open space opportunities • Create an small neighborhood park to provide additional recreation amenities for this community and other communities within the Spring Creek Farms South ODP Minimize Impacts on adjacent residential properties (Parkwood East). • Even though the Burlington Northern Railroad provides a substantial buffer to Parkwood East, we can employ additional site planning techniques to further minimize impacts. As a result of these design objectives, Spring Creek Farms North is a well designed community adjacent to the vibrant mixed use corner developing around the intersection of Drake and Timberline, and will be an asset to the community as a whole. Amended Overall Development Plan This amended Overall Development Plan is intended to revise the land uses for Parcel A to allow all land used within the LMN zoning district. This is in response to current market conditions where there is a desire to construct multi -family buildings in this location, in lieu of single family attached or detached housing. Spring Creek Farms North ODP application March 9, 2011 4