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HomeMy WebLinkAboutINNOVATION ISLAND - ODP - 40-05 - REPORTS - PLANNING OBJECTIVESinnovation Island is proposed to exceed the minimum net density of 5.0 dwelling units per acre by providing 9.4 dwelling units per acre (the gross density of 8.5 is well below the maximum of 12 dwelling units Per acre allowed for affordable housing developments). All homes face either a public street or a connecting walkway. Innovation Island includes provision for a non-residential component provisions will be made in the residential site design to interconnect the walkways and internal drive with the future proposed residential component non- , A playground area and generous open space Is included in the site design to provide recreational opportunities to the residents and their families. Innovation Island Overall Development Plan Planning Objectives 13 distributed throughout the development Is provided. While Innovation Island is designed as an affordable housing project, the architectural design goal Is to provide a level of consistency with the adjacent residential developments through usage of different materials and surface planes. Adjacent developments are primarily presented with front elevations. Garage dominated streetscapes have been reduced If not eliminated from the view of adjacent developments, facing inward and serviced by the Internal private drive. Outdoor lighting is provided along the internal pedestrian walkway and off street parking, scaled for the comfort and interest of the pedestrians while providing the minimum level of Wuminadon adequate for safety. PRINCIPLE LMN-1: Low Density Mixed4Jse Neighborhoods will have an overall minimum average density of five (5) dwelling units per acre, achieved with a mix of housing types. Policy LMN-1.2 Mix of housing Types and Lot Sizes. Builders and developers are encouraged to use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. At least two (2) housing types will be included in arty residential project containing more than thirty (30) acres. As the acreage of the residential project Increases, so will Increase. the number of housing types. This can be achieved In various ways, with a variety of housing types, including the following: a. standard lot singie-family houses pots over 6,000 square feet) b. small lot single-family houses pots 6,000 square feet, or less) c. duplex houses d. townhouses (attached housing) e. accessory dwelling units f. group homes g. multi -family housing (provided they are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to amaximum of four to eight dwelling units in a building) h. manufactured housing and mobile homes PRINCIPLE -2: The size, layout and design of a Law Density Mbced-Use Neighborhood should make it conducive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood Center. Policy LMN-2.2 Neighborhood Center. A neighborhood should be planned to Include other neighborhood -serving uses and features in addition to residential uses. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents. A Neighborhood Center will be no larger than 7 acres, and will include some of the following: recreation facility: school; children's and adults' day care; place of assembly and worship; small civic facility; neighborhood -serving market, shops, small professional offices, clinics, or other small businesses. Any such uses should have limited needs for signage and limited traffic attraction Into or through the neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or other outdoor space accessible to all residents. Policy LMN-2.5 Neighborhood Center Access. Access for pedestrians and bicyclists should be a priority. Policy LMN-2.9 Outdoor Spaces. Small neighborhood parks, squares and other common outdoor spaces will be included within new neighborhoods. These spaces should be attractive settings, highly visible and easily observed from public streets. Innovation Island Overall Development Plan Planning Objectives 12 PRINCIPLE AN-2: A wide range of open lands, such as snag Parks, squares, greens, play fields, natural areas, orchards and gardens, greenwa)% 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 AN4: Design policies for residential buildings are intended to emphasize creativity, diversit36 and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN-4.1 Multiple -Family Housing Characteristics. All multiple -family buildings should be designed to reflect, to the extent possible, 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 AN4.2 Multiple -Family Building Variation. Multiple -building projects should offer variation among individual buildings, yet stay within a coordinated overall "design theme." Variation among buildings should be achieved by a combination of different footprints, facade treatment, roof forms, entrance features, and in'speclalized cases, building orientation. Monotonous complexes of identical buildings will be discouraged, although there may be ways to achieve visual interest among substantially identical buildings with a high degree of articulation on each building, combined with variation in massing on the site. PRINCIPLE AN-5: Ali new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual Interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. Innovation Island is an infill project that is limited in size, with the residential portion defined by this development plan just over 3 acres. However, a playground area complemented with open space Innovation Island Overall Development Plan Planning Objectives 11 and passive recreation opportunities in an Interconnected framework that Is distributed throughout the urban area. Polity NOL-3.1 Corridors. Trails along streams, drainage ways, and irrigation ditch corridors should be dispersed throughout the city, provide public access, and link neighborhoods, parks, activity centers, commercial centers, and streets where environmentally appropriate and compatible with natural habitat values. Poky NOL-3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk gathering places should include "street furniture" such as benches, and be incorporated into urban designs for the Downtown District, Mixed -Use Districts, Commercial Districts, and Residential Districts throughout the City. Innovation Island is an infill project that is limited in size, with the residential portion defined by this development plan just over 3 acres. A playground area Is included In the site design to provide recreational opportunities to the residents and their families. PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN- l.l 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. Innovation island Overall Development Plan Planning Objectives 10 shadows. Lighting should be selected to reduce glare and preserve "dark sky" views of night sides. Landscaping should be designed to avoid hidden areas, Particularly where such areas may be used at night, such as near building approaches and entrances. While there are no public streets are anticipated In this development, a private drive servicing the residential usage will designed to meet private drive standards and include provision of attached and detached Pedestrian walkways, Tree lawns, used in conjunction with the detached sidewalks; will be provided to give greater visual setback. A fenced playground area will be proposed, with a network of Pedestrian walkways providing easy convenient access to recreational opportunities for residents of the development Residential lighting, controlled by either photo cell or motion detectors, is anticipated on the rear elevations. The non-residential area is located on the east side of the development, and will be pedestrian accessible from all units within the development. Further, two access points on Harmony Road are proposed, providing convenient access for nearby neighborhoods. PRINCIPLE HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.2 Housing Supply. The City will encourage public and private, forprofit and nonprofit 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. Polity HSG-1.5 Special Needs Housing. The housing needs of all special populations within the community should be met Residential -care facilities, shelters, group homes, elderly housing, and low-income housing should be dispersed throughout the Fort Collins urban area and the region. Polity HSG-1.6 Basic Access. The City supports the "Practical Housing for All" initiative; therefore housing units, including single family and multiple -housing units should be constructed with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory -related abilities. Innovation Island Is a Fort Collins Habitat for Humanity affordable housing project proposed to Provide a mix of 2, 3 and 4 bedroom single family attached units. The proposed 2 and 3 bedroom ranch units are a mix of type A and B accessible units, resulting in provision of a variety of housing to appeal to buyers seeking affordable housing. PRINCIPLE ENV-5: Natural habitatlecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. There are no notable wildlife habitat, riparian areas, wetlands or other important natural features present at this site. PRINCIPLE NOL-3.Our community's parks and recreation system will include parks, trails, open lands, natural areas and urban streetscapes. These "green spaces" will balance active Innovation Island Overall Development Plan Planning Objectives 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. Policy CAD-1-5 Street lighting. Lighting fixture design and illumination should be tailored to match the context of the street. Lighting levels should be designed to emphasize the desired effect and not the tight source, avoiding sharp contrast between bright spots and shadows, spillover glare, and preserving "dark sky" views at night time. a. The City should continue to explore new design options for the types of fbaures available for use within any street condition, which enhance the street environment by establishing a consistent style with height, design, color and finishes. b. Residential streetlight fixtures wi➢ be designed for human, pedestrian scale, while providing an adequate level of Illumination for safety. PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and gateway escapes should be designed to be functional, accessible, attractive, safe and comfortable. PoUcy CAD-2-1 Civic Buildings and Grounds. Civic facilities -- such as community buildings, government offices, recreation centers, post offices, plazas, libraries and schools -- should be Placed in central locations as highly visible focal points. The urban design and architectural quality should express permanence, importance, and respect for broad citizen preferences and community identity. Policy CAD-2.2 Public Space Design. Mixed -use commercial and civic design proposals should incorporate one or several design components related to public outdoor space Including pedestrian circulation, transit facilities, plazas, pocket parks, sitting areas, children's play areas and public art. PRINCIPLE CA": Security and crime prevention will continue to be important factors in urban design. Polity CAD-4.1 Crime Prevention and Security. A natural approach to crime prevention will continue to be important in 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. These qualities will continue to be fostered by the urban design of development. Anonymous environments, hidden areas, difficult access, etc. will be addressed and avoided. Policy CAD4.2 Lighting and Landscaping. Security lighting should generally be at low, even levels to create comfortable area -wide visibility and not highly contrasting bright spots and Innovation island Overall Development Plan Planning Objectives Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedesbian 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 dearly 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 ate. Commercial buildings should provide direct access from street comers to improve access to bus stop facilities. Policy T-5.3 Continuity. The City will provide a safe, continuous and understandable pedestrian network incorporating a system of sidewalks, crossings and trans throughout the community. Erin ' le T : 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 concert and character of the area, and provide for safety for all age groups and ability groups. Principle 1-7: 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: Innovation Island Incorporates many of the transportation principles and policies. Bounded by Harmony Road and Taft Hill, adjacent to existing residential developments, this location permits public transit to become a viable alternative to the automobile. In addition, bike lanes and walkways. are in place on Harmony Road, encouraging pedestrian and bicycle transportation alternatives. Access to the bike lanes and the external pedestrian walkways will be provided via the internal pedestrian walkways, featuring dearly marked cross walks. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the dtlzens 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-1.2 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 Innovation Island Overall Development Plan Planning Objectives Principles and Policies SPeclfic principles and policies of the Fort Collins City Plan that are addressed by the Innovation Island community are as follows: PRINCIPLE LU-1: Growth within the City will promote a compact development pattern within a well-defined boundary. Poky 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 PRINCLPi P LU-2: The City will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City -Wide Stricture. The City will adopt a city-wide structure of neighborhoods, districts, corridors, and edges as a means of cresting 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 emphasWng the special identity of each area. Innovation Island will support the compact urban form by achieving a proposed net density of t9.4 dwelling units per acre, achieving the minimum net density of 5.0 dwelling units per acre. The proposed gross density of t115 dwelling units per acre is well within the maximum gross density of 12 units per acre for affordable housing projects. The developer anticipates Inclusion of a playground and ample open space to create a sense of neighborhood for the residents. A non-residential parcel has been Identified as a part of this development. _PRINCIPLE T-1: The physics► organization of the city will be supported by a framework of transportation altematives that balances access, mobility, safety, and emergency response thmx1gh0ut the city, while woddng 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, parldng 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. 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. Innovation Island Overall Development Plan Planning Objectives PLANNING OBJECTIVES Innovation Island is a t4.4 acre multifamily residential development with an Instltut3m*Civic/Public and/or CommercialMetati usage incorporating the Principles and Policies of C7lyp/art The name "Innovation Island" was selected to highlight the innovation represented in this development. Fort Collins Habitat for Humanity, an affiliate of Habitat for Humanity International, is a Christian housing ministry whose mission is to build safe, decent, and affordable homes, in Partnership with families in need. Since 1993, 29 homes have been bulk in Fort Collins These homes have been bulk under the supervision of professional construction managers consistent with the quality and appearance of homes built In the existing and/or developing neighborhood. Land prices and availability within Fort Collins are forcing a change In strategy for the local affiliate. In order to continue this mission of providing affordable housing, the local affiliate is becoming a developer with the Innovation Island development project. This development project Is unique in that for the fast time Fort Collins Habitat for Humanity will build multi -family dwellings, drawing on the experience of the board members and staff. Both the Denver and Boulder affiliates have experience with the multi -family dwellings. In addition, a neighborhood center with commerdaVreta l usage is Included as part of the overall development (not a part of the residential Project Development Plan submitted concurrent with this Overall Development Plan). The result of this innovation is provision of 25-30 multifamily lots at a cost significantly under available developed lots Innovation Island provides an opportunity to explore many of the concepts of neotradidonal planning principles, of which C7ryp/an, in turn, embraces. Innovation island was planned with several design objectives: • Create a more attractive streetscape • Use rear loaded garages, avoid garage dominated streetscape • Use primarily inward facing rear load garages, providing attractive front elevations devoid of the dominating garage doors • Create a color palette that is visually appealing and exciting • Create a pedestrian friendly environment • Pedestrian walkways throughout development • Clean separation of residential and neighborhood center pedestrian and non -pedestrian flow • Create recreational and open space opportunities • Provide a fenced playground area • Provide open space on perimeter designed for recreation • Provide open space adjacent to each building • Provide a variety of unit types • Mix of ranch and two story units with Interesting architectural features • Mix of building configurations, including variety of number of units and mirroring of buildings As a result, Innovation Island creates an attractive neighborhood with an innovative approach to meeting the challenge of affordable housing needs in our community with an architectural design compatible with the adjacent neighborhood. Innovation Island neighbors will be presented with a community surrounded by a landscape buffer, with the majority of the front or side elevations of the units facing outward. This landscape buffer complements the fenced playground area and will be sufficient to be used as an open play area suitable for the resident's children. Innovation Island Overall Development Plan Planning Objectives