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HomeMy WebLinkAboutSPRING CREEK FARMS NORTH, FILING THREE (PARK) - PDP - PDP120012 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVEa 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. Ownership and Maintenance This park will be maintained by an Owners Association that will maintain common elements within that development. The Owners Association will maintain the following elements. • Common Greens • Common open space elements 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 PDP Approval June 2012 Spring Creek Farms North Third Filing Application April 18, 2012 10 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 N-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. Spring Creek Farms North Third Filing is intended to provide the private park within Spring Creek Farms North. This park is centrally located within the development and fronts on Joseph Allen Drive, making it easily accessible to all residents. Spring Creek Farms North Third Filing Application April 18, 2012 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 .NV : 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. 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 Spring Creek Farms North Third Filing Application April 18, 2012 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-]: 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 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 Third Filing Application April 18, 2012 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. 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, comer 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. 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. Spring Creek Farms North Third Filing Application April 18, 2012 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 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. Spring Creek Farms North Third Filing Application April 18, 2012 PREVIOUS PROJECT NAMES PLANNING OBJECTIVES Spring Creek Farms North Third Filing is a t1.06 acre private park within the Spring Creek Farms North ODP. This park is intended to satisfy the requirements of the MMN and the LMN zoning districts, as well as the CDP itself. Since various parcels of the ODP are being sold to other builders/developers, this park is being submitted as a stand alone submittal. 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. 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 -2: The City will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Spring Creek Farms North Third Filing Application April 18, 2012 4 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 NA LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION Stephen McGuire Spring Creek Farms North Third Filing Application April 18, 2012 3 TABLE OF CONTENTS PROJECT DIRECTORY 3 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION 3 PREVIOUS PROJECT NAMES 4 PLANNING OBJECTIVES 4 Amended Overall Development Plan 4 Principles and Policies 4 Landscape, Open Space and Non -vehicle Circulation Elements 10 Ownership and Maintenance 10 Planning Rationale and Assumptions 10 Anticipated Development Schedule 10 Spring Creek Farms North Third Filing Application April 18, 2012 2 Spring Creek Farms North Third Filing Preliminary Development Plan Application and Narrative April 18, 2012 Prepared For: St. Charles Investment Company Prepared By: VIGNETTE s t u d i o s Spring Creek Farms North Third Filing Application April 18, 2012