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HomeMy WebLinkAboutWATERFIELD ODP - ODP130002 - REPORTS - PLANNING OBJECTIVESWaterfield ODP City Plan — Principles and Policies Page 9 of 9 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 crosswalks. Proposed streets are all interconnected. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www. ripleydesigninc.com 307 Waterfield ODP City Plan — Principles and Policies Page 8 of 9 The MMN area in the ODP proposes a minimum density of 7 dwelling units per acre as required by the Land Use Code. Principle LIV 43: Enhanced Travel Corridors will be strategic and specialized Transportation Corridors that contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Enhanced Travel Corridors will provide high frequency/ high efficiency travel opportunities for all modes linking major activity centers and districts in the city. A multi -family project is planned near the intersection of two enhanced travel corridors (Timberline and Vine). Policy LIV 44.5 - Interconnect Trails/Paths Integrate a trail/path system that connects open lands, parks, and water corridor areas, excluding motorized vehicles (except emergency and maintenance vehicle access). Pay special attention to environmentally sensitive trail design, location, and construction. The developer is working with the City Parks Department to locate an east -west community recreation trail through the CDP along the east and north. TRANSPORTATION Principle T 2: Investments in Enhanced Travel Corridors and within Activity Centers will encourage infill and redevelopment. Policy T 2.1 - Economic Opportunity and Development Enhanced Travel Corridors will support expanded economic opportunity and development generally, as well as particularly in targeted redevelopment areas and activity centers within the city. Development of the Waterfield ODP will include the New Vine Drive enhanced travel corridor helping the City meet its transportation objectives. 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. The Waterfield ODP is designed to be pedestrian friendly with street sidewalks, mid -block connections and recreation trails provided to encourage walking and bicycling between the various land uses in the neighborhood. 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 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com 306 Waterrield ODP City Plan — Principles and Policies Page 7 of 9 b. Middle schools should be located to serve four to eight neighborhoods. Students of these schools should be able to walk or bike to school along safe streets and bikeways. c. Where appropriate, schools should be located in conjunction with Neighborhood Centers, Neighborhood Commercial Districts, and/or small neighborhood parks. d. Schools should be placed at important visual focal points, such as where street or open space vistas terminate. e. Develop a process to be used when school facilities are considered for closing or repurposing, taking into consideration such factors as the following: neighborhood and community impacts; uses that will provide a positive community benefit; retaining the facility for public purposes; and neighborhood and community input. The Applicant has worked extensively with the Poudre School District to locate an elementary school site within the proposed development. The school site will take access from a local street and be located adjacent to a neighborhood park,site in order to share parking and recreation areas. Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood serving uses. Policy LIV 28.1 - Density Low Density Mixed -Use Neighborhoods will have an overall minimum average density of four (4) dwelling units per acre, excluding undevelopable areas. This minimum density for parcels 20 acres or less will be three (3) dwelling units per acre. The LMN portion of the ODP will have an overall minimum average density of four (4) dwelling units per acre. Policy LIV 28.2 - Mix of Uses Include other neighborhood -serving uses in addition to residential uses. Although the actual mix of uses in each neighborhood will vary, Low Density Mixed -Use Neighborhoods may include the following: . Principal uses: Predominantly detached single-family homes; however, may include a range of duplexes, townhomes, and small scale multi -family dwellings (twelve or less units per building). e Supporting uses: Places of worship, day care (adult and child), parks and recreation facilities, schools, and small civic facilities. In addition to these uses, a mix of other complementary uses is permitted within designated Neighborhood Center, including the following: neighborhood -serving market, shops, small professional offices or live -work units, clinics, or other small businesses in addition to the list of secondary uses listed above. Retail uses will be permitted only in a designated Neighborhood Center. Home occupations are permitted provided they do not generate excessive traffic and parking or have signage that is not consistent with the residential character of the neighborhood. The CDP will provide an appropriate mix of housing types including paired homes, alley -loaded lots, single family and multi -family residential projects. The Waterfield neighborhood will also include a neighborhood center, a school, a park and a natural area for residents to enjoy. 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. Thinking outside of the box for over two, decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com 305 Waterrield ODP City Plan — Principles and Policies Page 6 of 9 • Prohibit gated -street entryways into residential developments to keep all parts of the community accessible by all citizens. This development will not have any gated entryways. • On long blocks, provide intermediate connections in the pedestrian network. There are intermediate connections for pedestrians mid block through a landscaped open space. These connections are also made between the development and school and wetland. • Provide direct walkway and bikeway routes to schools. There is a mid -block open space to allow students direct access to the school and park. • 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. This Overall Development Plan follows the City's Master Street Plan to build portions of road within the site which will extend and connect the desired street pattern. 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. When the blocks become large due to site layout there are intermediate connections for pedestrians mid block through a landscaped open space. These connections are also made between the development and school and wetland. Policy LIV 22.1- Vary Housing Models and Types Provide variation in house models and types in large developments, along with variations in lot and block sizes, to avoid monotonous streetscapes, increase housing options, and eliminate the appearance of a standardized subdivision. The housing models and types will be discussed in more detail as the Project Development Plans are submitted. 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 23.1 - Provide Neighborhood Parks and Outdoor Spaces Locate neighborhood parks or other public outdoor spaces within walking distance of homes. Design outdoor spaces in conjunction with streets and walkways to be attractive, formative, purposeful parts of any land development and not merely residual areas left over from site planning for other purposes. Aim to mostly surround public outdoor spaces with streets or house fronts in order to provide public visibility and monitoring of the area and promote safety. The developers propose to dedicate property to the City's Parks Department for the development of a City owned neighborhood park. Principle LIV 24: School facilities will remain integral parts of neighborhoods and the community. Policy LIV 24.1 - Coordinate Design, Planning and Siting of Schools Work with the Poudre and Thompson School Districts and private and charter schools to ensure that planning and siting of new schools and community facilities, such as libraries, parks, day care facilities, recreation facilities and programs, adult education facilities, and cultural facilities, are coordinated. Collaborate with the School Districts in the design, planning, and siting of new schools, and the operation, retention, and repurposing of existing schools, in accordance with the following: a. An elementary school should be located to serve every two to four neighborhoods and be situated so students can easily walk or bike to school along safe routes with low traffic and with direct walking connections from the neighborhoods served by the school. Forcing a child to walk along an arterial street to reach a new elementary or middle school should be avoided. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com 304 Waterfield ODP City Plan — Principles and Policies Page 5 of 9 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, drainageway enhancements, and other small, uniquely landscaped spaces. 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. 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. Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas. are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. 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. Policy LIV 19.1- Land Use Designations Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use and transportation decisions. The Waterfield Overall Development Plan is consistent with the goals and objectives of the City's Structure Plan. The Neighborhood Center provides employment, retail and commercial opportunities within one-third mile of the housing. The proposed school site and, park site also contribute to the desired Land Uses within the low density zone district. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. 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. The streets proposed within the Waterfield ODP all connect to the larger street network. • Utilize multiple streets, sidewalks, and trails to connect into and out of a neighborhood. This project will construct a portion of the 4-lane arterial New Vine Street, plan for the future Timberline Road and connect Turnberry Road from New Vine to Conifer. Along with streets there will be a 10' wide community trail along the north side of the property. • Design neighborhoods streets to converge upon or lead directly to the common areas in the neighborhood, avoiding routes onto arterial streets. Where ever possible streets have a direct view into common open space. Thinkina outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1 www.rip!eydesigninc.com 303 Waterfield ODP City Plan — Principles and Policies Page 4 of 9 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. This project includes a mixture of MMN and LION zoning districts. The ODP is consistent with the City's Structure Plan in terms of residential densities proposed for the future. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 - Encourage Variety in Housing Types and Locations Encourage a variety of housing types and densities, including mixed -used developments that are well - served by public transportation and close to employment centers, shopping, services, and amenities. This project proposes several different housing types. The development is proposed to include three housing types in the LMN area: paired homes, alley -loaded lots and single family lots. In addition, the ODP includes a multi -family site adjacent to the existing Bull Run apartments. With the proposed neighborhood center, residents of the project will be within a quarter of a mile of shopping, a school, park, and employment areas. 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. 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. A ten foot wide median is planned for a street running east and west. The curb shall be cut at regular intervals so that stormwater may enter the median freely. The median will be functional as well as visually appealing. 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. Street trees will line all of the local roads and additional plant material shall be located along open space corridors. 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 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com 302 Waterfield ODP City Plan — Principles and Policies Page 3 of 9 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 to the management of activities in floodprone areas. Policy ENV 18.2 - Manage Risks Seek to minimize risk to life and property by structural and non-structural design or modification of actions in the floodplain where it is not otherwise practical to place structures and human activities outside of the floodplain. Discourage new development in the 100-year floodplain to avoid additional modifications and structural controls. This project is not within the floodplain. 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. Policy ENV 19.1 - Employ a Watershed Approach to Stormwater Management Design stormwater systems to minimize the introduction of human caused pollutants. Pursue educational programs and demonstration projects to enhance public understanding of pollution prevention efforts. Design tributary systems for water quality control with appropriate use of buffer areas, grass swales, detention ponds, etc. Include receiving water habitat restoration and protection in stormwater master plans in conjunction with habitat mapping efforts. Policy ENV.19.2 - Pursue Low Impact Development Pursue and'implement Low Impact Development (LID) as an effective approach to address stormwater quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land planning and engineering design approach with a goal of minimizing the impact of development on urban watersheds through the use of various techniques aimed at mimicking predevelopment hydrology. 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. Policy ENV 20.4 - Develop Public/Private Partnerships Employ public/private partnerships to optimize the balance between stormwater management and compact development. Take advantage of opportunities to combine stormwater management needs from both public and private lands. A focus of this development will be stormwater quality. The northeast portion of the site will drain into a ten foot wide planted median which will filter out the suspended solids from the water. It will then travel west through a series of open space areas into the wetland. The intent is to clean the water but not to infiltrate until it reaches the wetland. The south portion of the site will drain into a planted detention pond to the south. The MMN district area shall have a series of grass swales to convey the water to the wetland. I COMMUNITY AND NEIGHBORHOOD LIVABILITY Principle LIV 6: Infill and redevelopment 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 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesignine.com 301 Waterrield ODP City Plan — Principles and Policies Page 2 of 9 Within this development there is an irrigation fed wetland. It is non -jurisdictional however we intend to maintain and enhance the area. The grading within the development will direct storm water flows into this wetland. The project will incorporate several water quality features to remove suspended solids from the water while allowing the water to flow into the wetland. The wetland/natural area will be enhanced through weed removal, diverse native plantings and long term maintenance. Policy ENV 1.2 -Regulate Development along Waterways Use development regulations, such as setbacks from natural features and performance standards, to conserve and protect natural resources along the Poudre River, Spring Creek, Fossil Creek, Boxelder Creek and other waterways. An average of a 100 foot buffer shall be enhanced along the perimeter of the wetland. Any impacts or encroachments by the development shall be mitigated above and beyond the baseline vegetation enhancement. Principle ENV 4: The City will pursue new opportunities to provide multifunctional open lands. Policy ENV 4.1 - Improve Connectivity Explore opportunities for land conservation partnerships between Stormwater, Parks and Recreation, Transportation, and Natural Areas departments to provide and enhance trail corridors to connect open lands, to enhance wildlife habitat and corridors, and to improve bicycle and pedestrian access to schools, parks, natural areas, rivers, shopping areas, and neighborhoods. A multi -use recreation trail is planned adjacent to Timberline Road and along the northern boundary of the site, eventually connecting to the community/regional trail system. Within the site, there will be many smaller corridors to move people from the neighborhood into the park, school site and opens space surrounding the wetland. Policy ENV 4.3 - Improve Water Quality and Detention Explore opportunities for Stormwater, Parks and Recreation and Natural Areas departments to partner on acquiring lands to incorporate stormwater systems that improve water quality and contribute to the ecological functioning of urban watersheds. A focus of this development will be stormwater quality. The northeast portion of the site will drain into a ten foot wide planted median which will filter out the suspended solids from the water. Storm flows will then travel west through a series of open space areas into the wetland. The intent is to clean the water but not to infiltrate until it reaches the wetland. The south portion of the site will drain into a planted detention pond to the south. The MMN District area shall have a series of grass swales to convey the water to the wetland. Policy ENV 4.6 - Utilize Corridors Provide public access, promote wildlife movement, and link neighborhoods, parks, and activity centers, commercial centers, and streets through a network of open lands and trails along streams, drainageways, and irrigation ditch corridors, where compatible with natural habitats, utilizing environmentally sensitive trail design. A multi -use recreation trail is planned adjacent to Timberline Road and along the northern boundary of the site, eventually connecting to the community/regional trail system. Within the site, there will be many smaller corridors to move people from the neighborhood into the park, school site and opens space surrounding the wetland. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com 300 land planning ■ landscape architecture ■ urban design ■ entitlement July 31, 2012 Waterfield Overall Development Plan (ODP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 STATEMENT OF APPROPRIATE CITY PLAN PRICIPLES AND POLICIES ECONOMIC HEALTH Principle EH 1: The City will pursue development of a vibrant and resilient economy that reflects the values of our unique community in a changing world. Policy EH 1.1 - Support Job Creation Support the enhancement of the community's economic base and job creation by focusing on retention, expansion, incubation, and recruitment efforts that bring jobs and import income or dollars to the community, particularly businesses in the adopted Target Industry Clusters. Within the Waterfield Overall Development Plan, a Neighborhood Center is planned which will add jobs to north Fort Collins. It is anticipated that within the neighborhood center there will be an elementary school, a day-care center and possible other commercial development. ENVIRONMENTAL HEALTH Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Policy ENV 1.1 - Protect and Enhance Natural Features Use regulatory powers to conserve, protect, and enhance the resources and values of high value biological resources such as wetlands, riparian'areas, and wildlife habitat by directing development away from sensitive natural areas. When it is not possible to direct development away from sensitive natural resources the development will be integrated into these areas to minimize impacts and mitigate any losses. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com 299 Waterfield ODP - Planning Objectives September 26, 2013 Page 2 of 2 a ten foot wide, east -west, community bike trail is proposed adjacent to Timberline Road and along the northern border of the site. The alignment of this trail will be coordinated with the Parks Department during the PDP process. The original development plan for the Waterfield site included the now existing Bull Run apartments, and another smaller scale multi -family project, as well as single family houses. The current ODP without the Bull Run Apartment project included will provide four housing types including multi -family housing on the 11 acres re -zoned to MMN in 2009, paired housing, alley -loaded houses and traditional single family lots. The Land Use Code requires sites over thirty acres in size in the LMN district to include four housing types. A Modification Request to allow three housing types instead of four in the LMN portion of the site is attached. As a result of Vine Drive shifting to the north, part of Merganser Drive will be removed and straightened to allow a full movement intersection with New Vine Drive. This also allows the streets to intersect at 90 degrees. Turnberry Road will be constructed between New Vine Drive and Conifer Street to service the school and park sites as well as to provide access to the proposed neighborhood center. Access points into the southern portion of the site include the existing Merganser Drive and a second point of access from existing Vine Drive further to the west. In addition, there will be a new local street connecting to Timberline Road approximately 530 feet north of New Vine Drive. The ODP proposes to enhance the existing wetland/natural area so that it can be a valuable shared resource for the residential neighborhood, the park and the school. Observation wells drilled at the site in June of this year revealed that the depth to ground water ranged from 3.5 to 15.5 feet. Cedar Creek, environmental consultants hand drilled additional holes within the wetland area and found ground water closet to the surface but still at least 12 inches below grade. Cedar Creek concluded that the existing wetland is not being fed from ground water, but exists because of surface flows, from rainfall and irrigation of adjacent agricultural fields. The wetland is a low spot on the property with no existing outfall. The ODP proposes to direct storm water flows to the wetland area through a series of bio-swales. This strategy will provide water quality treatment of storm flows and help maintain the wetland. Along with the bio-swales and wetland an existing detention pond along the southern portion of the site will also be renovated and utilized. A neighborhood center is proposed in the northwestern portion of the site adjacent to the future Conifer Street. We believe this location for a neighborhood center will not only serve this property but is also centrally located to serve future projects to the west and to the north. Anticipated uses within the neighborhood center could potentially include a limited indoor recreational use (yoga, dance, Pilates, etc.) daycare center, offices, a church, a public facility like a fire station or mixed -use dwelling units. The first phase Project Development Plan will be submitted upon approval of this ODP and construction will begin in the spring of 2014. The future phases of the ODP shall be planned and constructed as the market demand allows. 298 land planning ■ landscape architecture ■ urban design ■ entitlement September 26, 2013 Waterfield OVERALL DEVELOPMENT PLAN Planning Objectives The Waterfield development was initially planned in 1997 and at that time the entire site was zoned LMN. The Project Development Plan included a variety of housing types, a.school site, a park site, a , neighborhood center and a natural area around the wetland. In 2003, the Waterfield development plan was modified to eliminate lots proposed north and west of the wetland area to allow the City's Natural Resource Division to purchase the natural area. While the vesting for the 1997 and 2003 Project Development Plans have lapsed, many decisions regarding future development of the property have been made. A school site, a park site, and.future street right-of-ways were dedicated in anticipation of developing a residential community in the future. Since 2003 several changes have occurred that affect the future development of the site. The most significant changes are: • The alignment of Vine Drive on the Master Street Plan has shifted to the north, dividing the development plan with a four -lane arterial street with a 115-foot right-of-way and designated as an enhanced travel corridor. • The City's Natural Resource Department is no longer interested in acquiring the existing wetland/natural area on the site. • In 2009 the City changed the zoning on the existing Bull Run apartment site and approximately 11 acres north of it, to encourage multi -family housing at the intersection of the two enhanced travel corridors (Timberline and New Vine). The zoning was changed from LMN to MMN as part of the Mountain Vista Subarea planning process. Despite these challenges, the current developers of the site are excited about the opportunities that exist and have worked to create an Overall Development Plan (ODP) that satisfies the land use objectives contained in City Plan, as well as the development objectives of the Poudre School District (PSD) and the City's Parks Department. The 10-acre school site that had been dedicated with the 1997 development plan is now situated adjacent to the proposed New Vine Drive, a four -lane arterial street. This made the school site unacceptable to PSD. In a similar fashion the New Vine Drive cut through the previously dedicated park site reducing it's' size and eliminating the synergy that existed with the school and park sites -being adjacent to each other. The Applicant worked with the Parks Department and with PSD to change the location of their sites. The ODP proposes to trade the existing school site for a similar size parcel located to the north along future Turnberry Road. This site is located on a local street and is adjacent to both the wetland/natural area and the park site, restoring the synergy that was envisioned by the original developers. The current developers plan to dedicate additional property to the City's Parks Department resulting in an 8.1-acre park site. Both PSD and the Parks Department are in agreement with the proposed changes. In addition, 297