HomeMy WebLinkAboutZIEGLER - HARVEST PARK PDP - PDP120033 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESHigh level of quality, materials and architecturally consistent with the fabric of the nearby
neighborhoods, schools and other multi -family.
Proposed use will continue safe vehicle and pedestrian circulation on and adjacent to the site,
with an enhanced pedestrian crossing.
The Design contributes to enhanced open Space and Natural Areas.
There are no site access or development changes being requested.
There are no off -site improvements or extensions required for this site, all ACF, utilities and
infrastructure facilities are currently available.
There will be no significant or adverse impacts to the surrounding property owners.
Stephen J. Steinbicker, AIA, NCARB
LEED Accredited Professional BD +C
Architecture West, LLC
above it's current use/development, including continguity and a seamless blending with the surrounding
properties.
NEIGHBORHOOD MEETING ISSUES;
There were 3 specific issues discussed at the Neighborhood meeting, approx. 15 +- neighbors attended;
• On -site surface, 'Guest/short term' parking, on -street parking — Modifications; decreased east
5-Plex unit lengths and added 3 outside parking spaces, (increase from it to 14) the total
number of required (39) parking spaces are exceeded by 13 (52 total inside garages and
surface). On -street parking will be permitted along the west end of the County Fair Lane
extension.
• Landscape / fencing of the south Open/Natural areas along the Creek watercourse, concern for
student trespassing — Fencing not provided to maintain the open space feel and continuity to
the west wetland treatments. Having the site developed, residents occupying the units,
decks/balcony'eyes & observers' will mitigate the casual use by the students. Setback of the
buildings to the open space, will be maintained. Developer to incorporate any Staff
recommendations or changes...?
• West Harvest Park detention pond enhancement - Developer has agreed to provide 7 drought
tolerant trees in the HOA detention pond, with direction from the Resident's Board. A total of
15 trees will be provided on the south Lot 1 Development Plan, as replacement /'mitigation' for
lost trees on the north Lot 2 and as directed by the City Arborist.
There was limited discussion of building Architecture, residential density, Harvest Park thru traffic to the
Ziegler, CFL & Sabre Cat Drive intersection, of which there were no additional discussion, nor requests
for changes to the Project.
Additional meeting and discussions were continued with both HOA Representatives and Planning Staff.
These included clarification of the additional detention landscaping tree species and locations,
temporary construction easements from the HOA Board inside the detention pond, discussions about
the new development Residents possibly joining the current Harvest Park HOA, among other issues`.
PROJECT NAME;
Harvest Park /Ziegler Mixed -Use
LAND USES. CONFLICTS /MITIGATION;
Provides connectivity for pedestrians, students, bicyclists, vehicles from the Harvest Park
Neighborhood to Ziegler Road, an arterial Harmony Road, 1-25 and the entire City street system .
Provides access to employment centers, 3 PSD schools, City parks/open space areas and other
residential neighborhoods.
Removes a 'non -permitted use' from the residential character of the adjacent uses and
neighborhoods.
LIV 28.3 —Mix of Housing Types; N/A, this project is less than the 30 acres and is not required
to have a mix of housing types but does provide 2 unit types, each with differing colors and materials.
This project essentially becomes an extension, an infill project for the Harvest Park neighborhood which
does provide a mix of housing types. The existing development currently has a mix of housing types,
from SFR to attached townhomes. This project provides for compatible small scale multi -family
residential, privately owned and/or rentals, in 5 & 6-unit building types. Vehicular and pedestrian
connection to Ziegler Road, via the County Fair Lane extension will be provided through the site, as a
benefit for the entire neighborhood.
LIV 28.4— Neighborhood Center; The ODP allows for possible retail, services, office, clinic,
live/work options for development on the north parcel Lot 1, which will develop separately. It will not
be included as a use in the south parcel Lot 2, FDP. The development does have access to existing
Harmony Corridor Neighborhood & Community Commercial Developments, primarily to the north.
DESCRIPTION OF EXISTING AND PROPOSED AREAS;
EXISITING; The north area is currently occupied as a single family residence. The south
portion is operated as a commercial/industrial construction company with garage, shop, office
and exterior (fenced) yard storage, an existing non -conforming use.
PROPOSED; The ODP requests that the north parcel be any combination of residential, day
care, retail shops, offices, live -work, small businesses, home occupations or other uses
permitted in the LMN District. The south parcel requests approval of a 4 buildings, 5 or 6
dwelling unit buildings each, totaling 22 residential units.
EMPLOYEES — USES;
N/A - There are no commercial or industrial uses requested for the PDP/FDP, south Parcel B /
Lot 2, review/approvals.
ASSUMPTIONS AND CHOICES;
This project will act as a connecting and a completing 'thread' of residential development
consistent with the Harvest Park neighborhoods.
The Planning assumptions and choices are based on a compatible design that allows for an
extension/continuation of the adjacent residential, being compatible in residential use and character.
Essentially an 'In -fill' project, it will maintain the LMN zoning and provides access and multi -modal
connectivity of a County Fair Lane extension to Ziegler, schools, employment and other neighborhoods
to the east. The development will remove fencing on the entire south parcel, provide a best practices
BMP stormwater water -quality solution, will remove/vacate the current 'industrial', non -conforming use
and ultimately provide a greater natural open space, continuation, of the natural areas of McClelland
Creek to the west & south. Ultimately, this development has been designed for significant improvement
d
pond. The proposed stormwater system will break up the overall site basin into smaller sub -basins in an
attempt to meet the National Pollutant Discharge Elimination System NPDES guidelines.
ENV 19.2 — Pursue Low Impact Development; As previously mentioned, the project is not
required to follow the standard detention regulations for development. However, water quality will still
be achieved following the concept of Low Impact Development as much as possible while taking into
account the site constraints. The project will use small rain garden areas to treat as much roof runoff as
possible. There will also be a water quality pond just before the outfall of the site that will treat all
runoff that can't be routed to the rain gardens do to grading constraints. This pond will be relatively
shallow and shaped and landscaped to fit in with the natural area surrounding McClelland's Channel.
LIV 14.1— Encourage Unique Landscape; An existing site survey was completed with the City
Arborist, Staff Planner, Environmental Consultant and other City Staff. A plan was developed to
maintain healthy valuable landscaping while at the same time, confirm un-desirable species and/or
dead/dyeing plants, determined to be replaced. A mitigation plan will be a part of this project
Review/Approval, extending to both tracts, north & south, lower detention pond area and possible
enhancements to the west Harvest Park detention pond facilities. The center of the development
includes two central lawn areas with perimeter plantings of Chanticleer Pear trees and low stone
retaining walls that help to create a courtyard feel. Flagstone paving adjacent to the walls will provide a
patio and seating areas for residents and visitors. Adjacent to the courtyard areas, two living arbor walls
will be planted with vines to enhance the feeling of enclosure and to provide screening from the parking
areas. Near the southern property boundary a large setback is created to protect the McClelland Creek
drainage way to the south. Native trees, shrubs, and grasses will provide a visual and physical extension
of the creek habitat and ecosystem.
LIV 14.3 — Design Low Maintenance Landscapes; This final landscape plan will be designed for
maximum opportunities for low water, low maintenance plantings and mulch/shrub beds. A
combination of ornamental trees, shrubs, perennials and grasses are designed to create a layering effect
for year round interest, texture and color. The turf and native grass areas will be drought tolerant,
therefore requiring less water and maintenance. Existing Soils will be amended per Fort Collins
standards and a combination of rock and wood. mulch will be utilized to minimize weed growth and
retain moisture around plantings.
LIV 28.1— Density; The project will provide 22 D/u on 2.76 A., (gross) the overall density of the
PDP will be 8.0 du/A. exceeding the minimum of 3 du/A. .
LIV 28.2 — Mix of Uses; The CDP provides for a possible mix of multi -family and/or commercial
uses as permitted in the LMN Zoning District. The Principal uses will be residential. The local area
provides multiple levels of housing types but also parks and open space, schools, employment and retail
service/shopping centers, nearby. The project is adjacent to residential on the west & south, vacant
LMN property to the north and Park/School uses to the east.
r - 4
HARVEST PARK / ZIEGLER MIXED -USE
OVERALL DEVELOPMENT PLAN & PRELIMINARY DEVELOPMENT PLAN
FORT COLLINS, COLORADO
PLANNING OBJECTIVES
December 5, 2012
CITY PLAN PRINCIPLES AND POLICIES;
PURPOSE;
ENV 1.1— Protect and Enhance Natural Features; The project re -development will significantly
improve the natural open space areas at McClelland Creek. The proposed buildings were sited away
from the sensitive natural areas. Their location creates a varying buffer of approx. 150' from the
centerline of the watercourse. The storm drainage area will extend and increase the current open space
while serving as a distance buffer to the new buildings. Native trees, shrubs and grasses will be
integrated within the detention area so as to blend from the natural to the more formal landscaping, as
it approaches the residential units. Additionally, low water irrigation techniques will be utilized to
minimize water usage for the project.
ENV 1.2 — Regulate Development along Waterways; This project provides enhanced
development standards including setbacks to the buildings along the Creek buffer area, that enhance
and offer to improve the natural areas, existing vegetation, wildlife and protect the water course. The
stormwater detention area has been designed for multiple ponding areas that include water quality
measures in the final design.
ENV 18.1— Balance Environmental, Human and Economic Concerns; The site was designed in
consideration of the existing McClelland Creek drainage way, high-water mark and floodplain safety
considerations. This project will have no detrimental impact to the existing watercourse; the addition of
xeric and native landscape plantings within the detention areas will create a visual buffer and create a
seamless connection between the project and the existing natural areas. Through conservation,
protection and enhancement of the property's natural resources a functional and visually appealing
project will be available for users and visitors of the site.
ENV 18.6 — Modify Detention Requirements for Redevelopment; The City of Fort Collins has
agreed that detention is not required for this development because the peak flow coming off of the
proposed site occurs well before the peak flow in McClelland's Channel. Specifically, the peak flow
during the 100-yr storm event from the proposed site occurs at 35 minutes. According to the Master
Plan, the peak flow just upstream of the proposed site in McClelland's Channel occurs at 1 hour 11
minutes. Modifying the detention requirement will allow the site to keep the area adjacent to
McClelland's Channel more natural as opposed to creating a large hole in the ground for a detention