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HomeMy WebLinkAboutTHE GROVE AT FORT COLLINS - PDP - 16-10B - REPORTS - CORRESPONDENCE-HEARING (27)Policy T 12.4 — ADA Compliance Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards. The Grove PDP is planned to be ADA compliant. Policy T 12.5 — Safe and Secure Develop safe and secure pedestrian settings by developing and maintaining a well -lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Detached sidewalks are provided along all public streets within the project where adequate lighting is provided. Policy T 12.6 — Street Crossings Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Along Rolland Moore Drive within the Grove PDP curb bulges are proposed at intersections with crosswalks to slow vehicle speed and enhance pedestrian safety. Policy T 13.1 — Complete Network Develop a complete street network with access and connectivity to and through corridors in accordance with the Master Street Plan. . Policy T 13.2 — Neighborhood Traffic Provide a complete street network that minimizes through traffic on collector and local streets in neighborhoods. With the development of the Grove PDP, Rolland Moore Drive is planned to be extended from Shields Street to Centre Avenue completing a collector street linkage proposed on the City's Master Street Plan. and Rolland Moore Park is located a short distance to the west . The site is located where students can easily walk or bike to campus and access to the Mason Street BRT is also convenient. Transportation Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 — Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 — Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.4 — Travel Demand Management Manage development in a manner that minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The Grove PDP is directly supported by the above policies. The PDP promotes pedestrian mobility, encourages bicycling as a form of transportation, and minimizes automobile dependence by locating close to the CSU campus, parks, the Spring Creek Trail and near the Mason Street BRT. Policy T 4.3 — Interconnected Neighborhood Streets Neighborhood streets will be interconnected, but designed to protect the neighborhood from excessive cut -through traffic. Policy T 4.4 — Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well - designed streetscape, including detached sidewalks, parkways, and well-defined Policy T 4.5 — Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. The design of the Grove PDP has been sensitive to transportation policies related to interconnectivity. Alternative Compliance is requested to avoid the planned extension of Northerland Drive which would require crossing the floodway and disturb high quality existing wetlands, as well as potentially promote cut -through traffic in a residential neighborhood. Likewise the project avoids crossing a wildlife corridor associated with the Larimer Canal No. 2. On the other hand neighborhood streets proposed within the development will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well -designed streetscape, including detached sidewalks, parkways, and well-defined crosswalks. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 — Connections Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 — Pedestrian Network Develop a complete pedestrian network in ETCs and Activity Centers. The pedestrian network proposed in the Grove PDP connects students living within the development to other buildings and recreational activities on -site. The system of tree -fined, detached sidewalks along all the public streets allow students or other neighborhood residents to easily find their way around and through the Grove PDP on their way to other activity centers such as the Gardens on Spring Creek or Rolland Moore Park. The street sidewalk system connects with Shields Street to the west, to Centre Avenue on the east and to the Spring Creek Trail north of the project site. between existing medium density (5-10 DU/AC) residential development and the commercial core of the Natural Resource Research Campus. The project's net density at 14.3 DU/AC is less than other student housing projects located near the University. In addition the wetland/drainage located north of the developed portion of the project is being preserved as a buffer between the existing lower density neighborhood and the student housing project. This buffer area that ranges from 110-400 feet wide mitigates the inherent life style differences between these two residential communities. Principle LIV 37: The campuses of Colorado State University and Front Range Community College will be integrated into the community structure, and treated as prominent community institutions and major destinations served by the City's multi -modal transportation system. Policy LIV 37.3 —Supporting Uses and Housing Include student -oriented housing, retail, services, and entertainment designed to function as part of the Campus District. Form strong pedestrian and bicycle linkages throughout the district and provide connections to city systems beyond the campus. Parcel C of the Overall Development Plan for CSURF Centre for Advanced Technology has been designated for student housing since the 1980s. CSURF has recognized and agrees with City policies that student housing should be located close to the CSU campus. This site has been reserved for this purpose. Students living at the Grove will be able to conveniently walk or ride bikes to campus. In addition, the students can readily access a trail system that leads to the Mason Street BRT which enables them to access activity centers City wide. Principle LIV 44: Open Lands, Parks, and Water Corridors form an interconnected system that provides habitat essential to the conservation of plants, animals, and their associated ecosystems; serves the needs for drainage and water conveyance; and provides opportunities for recreational, educational, environmental, transportation, and other activities. The Grove PDP preserves almost 10 acres of open space north of the development. An existing wetland/drainage on the north is being preserved along with a buffer. The natural area and buffer combined vary in width from 110 feet to 400 feet. The Larimer Canal No. 2 adjacent to the site on the south is a designated Wildlife Corridor on the City's natural areas mapping. The project provides a buffer along the canal and also proposes to establish native plantings that improve the habitat value of the area. Both areas illustrate the applicant's intent to provide open space and preserve an interconnected system that provides habitat essential to a healthy ecosystem, as well as appropriate water conveyance and drainage. Safety and Wellness Policy SW 2.4 — Design for Active Living Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so that physically active modes of transportation are a desirable and convenient choice. The Grove PDP proposes to provide student housing at a location where students can readily access parks and trails. There is a direct link from the project site to the Spring Creek Trail. The Gardens on Spring Creek is located adjacent to the site Policy LIV 22.5 — Create Visually Interesting Streetscapes All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk, and to minimize and mitigate the visual impact of garage doors, driveways, and other off-street parking. The residential buildings proposed in the Grove PDP are all oriented to tree -lined public streets with access to public sidewalks. Student outdoor recreation spaces are located behind the buildings. There is a vehicular parking space for each student as well as bicycle parking that far exceeds the City's requirements. `This project would be a good example to include in the Design Manual which provides examples and explanations of the intent behind Land Use Code standards pertaining to apartment complex developments. " Clark Mapes, Advanded Planning Policy LIV 22.6 — Enhance Street Design andlmage Enhance prominent connecting streets in neighborhoods by forming circles, squares, medians, or other special places to recall history, give identity, and calm traffic. Tree -lined streets and boulevards with inviting, landscaped walkways, parkways, and medians, will add to the image of these districts as safe and comfortable places to live. The Grove PDP enhances the street design and image of Rolland Moore Drive by incorporating street trees, detached sidewalks, bike lanes, curb bulges, crosswalks and rain gardens into the design. These features will not only make the streetscape visually attractive, but will be convenient and safe for pedestrians and bicyclists. Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and community gardens, greenways, and other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods and the community as a whole. Policy LIV 23.2 — Integrate Natural Features Protect valuable natural features, including creeks, significant trees and wetlands, and integrate them into the overall design of a neighborhood as shared amenities. The Grove PDP preserves approximately 10 aces of wetland drainage and associated buffers north of the development. Native trees, shrubs and grasses are used to create structural diversity and enhance the wildlife habitat value of the existing natural area. The project also proposes to enhance the wildlife corridor adjacent to the Larimer Canal No. 2 with native plantings. Principle LIV 29: Medium Density Mixed - Use Neighborhoods include a mix of medium -density housing types, providing a transition and link between lower density neighborhoods and a Neighborhood, Community Commercial or Employment District. Policy LIV 29.1 — Density Housing in new Medium Density Mixed -Use Neighborhoods will have an overall minimum average density of twelve (12) dwelling units per acre, excluding undevelopable areas. The minimum density for parcels 20 acres or less will be seven (7) dwelling units per acre. The Grove PDP meets all the land use and development standards contained in the MMN District. Policy LIV 29.5 — Transitions Encourage non-residential uses and larger buildings of attached and multiple -family housing near the commercial core, with a transition to smaller buildings, such as duplex and detached houses, closer to surrounding lower density neighborhoods. The Grove PDP represents a classic and altogether appropriate land use transition student resident or as a member of the larger neighborhood and community. The site plan provides bicycle and pedestrian connections to the existing Spring Creek bicycle and pedestrian trail system located north of the project. The Spring Creek Trail is one of three main urban regional trail systems serving Fort Collins. The trail system provides extensive recreational opportunities as well as access to a variety of activity centers. Pedestrian and bicycle connections are emphasized because the proposed student housing is so close to the main CSU campus. The site is located near an existing Transfort bus stop, and near the Mason Corridor BRT. Providing pedestrian and bicycle connections to the mass transit stations further encourages the use of alternative modes of transportation. In summary, the Grove PDP will provide enhanced bicycle and pedestrian connectivity within the PDP and beyond. The pedestrian and bicyclist will be able to access parks, recreational opportunities, schools, commercial uses, and employment uses, within the section mile Policy LIV 21.2 — Design Walkable Blocks 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, determine block size by frequent street connections within a maximum length of about 300 to 700 feet. The Grove PDP meets the Block Size and Structure criteria contained in the MMN District in the LUC. Policy LIV 21.3 — Calm Traffic Design neighborhood streets so as to discourage excessive speeding and cut -through traffic. Design street widths and corner curb radii to be as narrow as possible, while still providing safe access for emergency and service vehicles. Utilize frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures to slow and channel traffic without unduly hampering convenient, direct access and mobility. Curb bulges are incorporated into the streetscape along Rolland Moore Drive to act as a traffic calming devices and increase pedestrian safety. The intersection widening and rain gardens also enhance the visual quality of the streetscape. Policy LIV 21.4 — Provide Access to Transit Provide transit stops in high visibility locations, such as Neighborhood Centers or Commercial Districts, where they may be conveniently accessed by residents from the surrounding neighborhood. Transit stops should be easily accessible to pedestrians and bicyclists. The site is located near an existing Transfort bus stop at the intersection of Centre Avenue and Rolland Moore Drive. The Mason Corridor BRT is also easily accessible via the existing bike trail system that goes under Centre Avenue. Policy LIV 22.2 — Provide Creative Multi - Family Housing Design Design smaller multi -family buildings to reflect the characteristics and amenities typically associated with single-family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. Policy LIV 22.4 — Orient Buildings to Public Streets or Spaces Orient residential buildings towards public sidewalks or other public outdoor spaces that connect to streets, the commercial core, and transit stops. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. sustainable landscape for many years to come. Plants are selected for hardiness, low water consumption and ease of maintenance. Xeriscape principles regarding plant material selection, soil amendments, mulches and irrigation will be incorporated throughout. Principle LIV 18: The City shall reduce noise disturbances and pollution through enforceable, measurable, and realistic noise standards, and careful consideration of potential noise impacts. The site plan for the Grove PDP was carefully designed to orient high activity areas away from the residential neighborhoods. That is why the pool complex, central green and sport courts are located to the interior of the project so that the surrounding apartment buildings will buffer sounds associated with these activities. Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community's desired future. The Grove PDP is consistent with the City's Structure Plan as well as the MNM and E zone districts. Principle LIV 20: Subarea and corridor planning efforts will be developed and updated as needed, tailoring City Plan's citywide perspective to a more focused area of the community, such as individual neighborhoods, districts, corridors, and edges. The City's West Central Neighborhood Plan, an Element of City Plan, was adopted in 1999. The Grove PDP exemplifies many of the goals, policies and plans that resulted from that planning effort. Policy LIV 21.2 — Establish an Interconnected Street and Pedestrian Network Establish an interconnected network of neighborhood streets and sidewalks, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Provide convenient routes to destinations within the neighborhood: • Avoid or minimize dead ends and cul-de-sacs. • Utilize multiple streets, sidewalks, and trails to connect into and out of a neighborhood. • Design neighborhoods streets to converge upon or lead directly to the common areas in the neighborhood, avoiding routes onto arterial streets. • Prohibit gated -street entryways into residential developments to keep all parts of the community accessible by all citizens. • On long blocks, provide intermediate connections in the pedestrian network. • Provide direct walkway and bikeway routes to schools. • Continue and extend established street patterns where they are already established. In the case of previously unplanned areas, establish a new pattern that can be continued and extended in the future. The Grove PDP provides vehicular street connectivity to Centre Avenue in two locations on the east and to Shields Street on the west via Rolland Moore Drive. The resulting extension of Rolland Moore Drive provides vehicular connectivity with neighborhoods to the west that currently does not exist. With the extension of Rolland Moore Drive , Bridgefield Lane provides vehicular connectivity between the neighborhoods north of the PDP and the other land uses in the square mile. The PDP provides for striped bicycle lanes on Rolland Moore Drive and provides appropriate width for bicycle travel on the other streets proposed in the development. In addition, the current development plan includes an off-street bicycle trail through the proposed student housing project increasing the convenience and safety of riding bicycles through the project as a provides the opportunity for community surveillance. Policy L IV 12.2 — Utilize Security Lighting and Landscaping Provide security lighting at low, even levels to create comfortable area -wide visibility and pedestrian security, not highly contrasting bright spots and shadows. Design landscaping to avoid hidden areas, particularly where such areas may be used at night, such as near building approaches and entrances, transit stops and stations. The public streets in the Grove PDP will be utilizing residential scale City street lighting. Ornamental trees are used where larger canopy trees would conflict with street lighting. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 — Encourage Unique Landscape Features In addition to protecting existing natural features, encourage integration of unique landscape features into the design and architecture of development and capital projects. These unique features may range from informal and naturalized to highly structured and maintained features. Some examples include tree groves within a project, stormwater facilities that become naturalized over time, walls with vines, drainage way enhancements, and other small, uniquely landscaped spaces. The Grove PDP includes two natural areas. There are approximately 10 acres located north of the developed portion of the project that include wetlands and a major drainage way that accepts stormwater from several sources. The edge of this natural open space is enhanced with a variety of native plant material including trees, shrubs and grasses that not only create a visual buffering for the project but create structural diversity that improves the wildlife habitat value of the area. A wildlife corridor associated with the Larimer Canal No. 2 borders the development along its southern edge. Again the Grove PDP landscape plan proposes native plant materials intended to increase visual appeal and habitat value. Unique rain gardens are proposed along Rolland Moore Drive that contribute to the visual appearance of the streetscape as well as perform an important stormwater function. Policy LIV 14.2 — Promote Functional Landscape Incorporate practical solutions to ensure a landscape design is functional in providing such elements as natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers, safety, and enhancement of built environment. Consider and address practical details such as sight distance requirements and long-term maintenance in landscape design. The landscape plan includes street trees, foundation plantings, and special interest areas like the rain gardens. Bluegrass is kept to a minimum, however, a large turf area is centrally located in the project to give students an opportunity for playing sports orjust hanging out in the sun. All areas of low visual interest like parking areas, ground mounted mechanical equipment, trash/recycle areas and fencing, are screened or buffered with plant material. Policy LIV 14.3 — Design Low Maintenance Landscapes Design new landscaping projects based on maintainability over the life cycle of the project using proper soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements, trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can be achieved in both turf and non -turf planting areas, provided these areas are designed and installed to minimize weeds, erosion and repairs. The landscape plan proposed for the Grove PDP is intended to provide an attractive and The Grove PDP incorporates three public streets in the development that form a block pattern consistent with the objectives of the LUC. "The simple pattern of residential buildings facing onto tree -lined sidewalks, with street addresses, reflects the key standards in the LUC for a familiar, pedestrian -oriented neighborhood pattern in residential development. " Clark Mapes, Advanced Planning Policy LIV 10.1 — Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as "green" stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. The new public streets in the Grove PDP are designed in accordance with City street standards. The layout is simple, interconnected, and direct. The streets are well landscaped with street trees, turf median strips and accent plantings. Rain gardens are proposed along Rolland Moore Drive as a water quality measure that goes above -and -beyond the City's stormwater treatment requirements. Policy LIV 10.2 — Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Canopy shade trees selected from the City's Street Tree List make up the majority of the street tree canopy proposed for the Grove PDP. Ornamental trees are used where canopy shade trees would conflict with street lighting. Principle LIV 11: Public spaces, such as civic buildings, plazas, outdoor spaces, and parks will be integrated throughout the community and designed to be functional, accessible, attractive, safe, and comfortable. The Grove PDP provides outdoor space and project amenities centrally located and oriented away from adjacent residential neighborhoods. A pool complex, outdoor fireplace, volleyball and basket courts along with a large central green make up the outdoor amenities associated with the project. In addition, students living at the Grove have convenient access to community bike trails, Rolland Moore Park and The Gardens on Spring Creek. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 — Design for Crime Prevention and Security Employ a natural approach to crime prevention through the design and layout of new development. Natural crime prevention means the natural community surveillance that results from visibility and observation by citizens who feel a sense of ownership of the community. Foster these qualities through urban design and development patterns, avoiding and addressing hidden areas and those difficult to access. The development pattern illustrated in the Grove PDP, with buildings facing streets makes the project highly visible and within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.2 — Seek Compatibility with Neighborhoods Encourage design that complements and extends the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. The Grove PDP is not set within a residential neighborhood. It is located in a transition area between medium density housing (5-10 DU/AC) and a commercial area (NRRC Campus). By definition, a multi -family apartment project will look different than a single family residential neighborhood. While the Grove PDP is architecturally different it creates a compatible transition by continuing the City's network of detached sidewalks and tree -lined streets creating neighborhood blocks. The buildings utilize residential scale building materials as well as residential scale windows, door and architectural details. The high quality building materials are selected for easy maintenance and long term durability. The landscape plan and site amenities including a pool, tree lawns and sport courts reinforce the residential aspects of the project. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. The Grove PDP will offer students the ability to rent a bedroom in a complex designed to meet their needs as college students in a price range that is affordable for most college students and their families. Since the students living at the Grove could manage without a car because of its proximity to Campus and to other activity centers, it will be especially attractive to students on a budget. Policy LIV 7.2 — Develop an Adequate Supply of Housing 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. The vacancy rate for multi -family apartments is very low, 5.1 % according to recent reports by the Coloradoan. Vacancy rates for housing close to campus is likely to be even lower. There is a growing community need for student housing. Colorado State University plans to increase enrollment in the near future. If approved, the Grove PDP will add 612 individually rented bed room units to the supply for Fall 2012. Policy LIV 7.7 — Accommodate the Student Population Plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well - served by public transportation. The Grove PDP would add new housing near campus on a site well served by public transportation. Principle LIV 10: The city's streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. to the management of activities in flood prone areas. The Grove at Fort Collins is designed to avoid improvements and any grade changes in the floodway. The project adheres to Chapter 10 of the City of Fort Collins Municipal Code, as well as all applicable FEMA regulations. Large tracts of permanent open space are being dedicated as drainage easements to preserve floodplain conveyance areas and to protect flood prone areas. Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community's urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. The Grove at Fort Collins will preserve and protect over 12 acres of urban open space. Much of this area serves to treat and convey developed stormwater runoff from surrounding neighborhoods, as well as The Grove, prior to discharging into Spring Creek. Principle ENV 20: The City will develop an integrated stormwater management program that addresses the impacts of urbanization on the City's urban watershed. As part of that program, the City will implement requirements and strategies for multi -functional stormwater facilities that support density goals for development and redevelopment at a sub -watershed level. While stormwater quantity detention for the Grove occurs off -site, there are several on - site measures proposed for stormwater quality mitigation. A drainage swale and a water quality pond with native plantings are proposed in Outlot A to complement and enhance the existing wetlands and natural habitat along the northern property boundary. The first rain gardens proposed on new City collector street are intended to treat the runoff from Rolland Moore Drive as an above -and -beyond measure. Community and Neighborhood Livability Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Principle LIV 3: The City will coordinate facilities and services with the timing and location of development and ensure that development only occurs where it can be adequately served. The Grove PDP is centrally located within the City's "Infill" area. The site meets logical criteria for orderly planned development where infrastructure exists to serve it including, water, sewer, and a transportation network of streets, bikeways, and transit options. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. The developers of the Grove PDP will construct and pay for its share of the public streets within the development. Principle LIV 6: Infill and redevelopment June 1, 2011 The Grove at Fort Collins Project Development Plan (PDP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011. Environmental Health Principles and Policies Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Principle ENV 2: Open lands and natural areas within Fort Collins, the Growth Management Area, and the region will be conserved, preserved, and protected to provide habitat essential to the conservation of plants, animals, and their associated ecosystems, and to benefit the citizens of Fort Collins by providing opportunities for education, scientific research, nature interpretation, fishing, wildlife observation, hiking, and other appropriate recreation activities as well as protecting view -sheds. Principle ENV 4: The City will pursue new opportunities to provide multifunctional open lands. The Grove Project Development Plan is designed to protect and enhance natural areas. Street layout and building orientation create a compact development plan that avoids disruption of the wetlands located north of the project site. The buffer zone established along the wetlands exceeds the City's minimum requirements. In addition, the applicant is proposing to plant native grasses, shrubs and trees adjacent to the project edge to visually buffer the development as well as to create a more structurally diverse and enhanced wildlife habitat than what exists today. The Larimer Canal No. 2 lies to the south of the project and is designated as a wildlife corridor on the City's Natural Areas mapping. The project has provided more than a 50-foot buffer required by the Land Use Code (LUC). Disturbed areas will be seeded with native grasses and additional tree and shrub plantings will add to the ecological diversity of the corridor. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). The Grove PDP will provide housing for 612 students located within easy bike and walking distance of the CSU Campus, the Mason Street BRT and other activity centers. The site is an ideal location for student housing because it will encourage students to use alternative modes of travel and help reduce vehicle miles traveled. Principle ENV 18: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage for the preservation of floodplain values, adhere to all City mandated codes, policies, and goals, and comply with all State and Federally mandated laws and regulations related