HomeMy WebLinkAboutHABITAT PALM DRIVE - PDP - 22-05 - REPORTS - PLANNING OBJECTIVES40
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Habitat Palm Drive
Habitat for Humanity Fort Collins, Inc.
and designed with the kind of access, services, and facilities needed by residents who have walked,
bicycled, driven, or been driven to the Center. The transit stop will be directly connected to
transportation corridors that serve other districts and the rest of the city. The stop will be designed to
include the means and comforts for passengers to connect with their final mode of transportation to
get home. The stop is the critical connection between the walkable neighborhood and the rideable -
transit system.
This proposal meets the principals and policies of the MMN district by utilizing existing public facilities, street
networks and block patterns. This proposal will also provide a transitional use from the existing residential to
the neighborhood commercial, without impacting the existing character of the neighborhood.
Landscape, Open Space and Non -vehicle Circulation Elements
Since this is a single lot use, no common open space uses are proposed.
Ownership and Maintenance
Habitat for Humanity Fort Collins, Inc. will own and maintain the entire site including the buildings,
landscaping and off street parking area.
Neighborhood Meeting Response
No neighborhood meeting was required.
Planning Rationale and Assumptions
Habitat for Humanity — Fort Collins, Inc. wishes to convert this property from its current use as a residential
duplex to administrative office for itself. Currently there offices are located in the Habitat for Humanity thrift
store located near the intersection of Taft Hill Road and Harmony Road, approximately'/a mile south of this
site. Due to the growth of the Habitat for Humanity organization and the success of the thrift store, they have
outgrown that facility and are therefore in need of this proposed administrative office.
No exterior changes to the building are anticipated at this time, with interior changes being minor in nature.
At some point in the future, the hope is build or acquire a building for use as permanent administrative offices
and to convert this building back to residential uses.
Land Use Conflict Mitigation
The Developer will work with adjacent residences to mitigate what concerns they may have.
Anticipated Development Schedule
Project Plan Approval
Move in
Project Complete
Proposed Street Names
None, all streets are existing
May 2005
May -June 2005
June 2005
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Habitat Palm Drive
Habitat for Humanity Fort Collins, Inc.
public spaces, such as by defining blocks with major walkway spines in lieu of a street. It is not the
intent of the policies for blocks to limit such creative alternatives if the functional characteristics
described in Policies MMN-2.3, -2.4, -2.5 and -2.6 (above) can still be maximized.
Policy MMN-2.7 Overall Coordination. A unifying street and block pattern should be used to facilitate
coordination between smaller parts of a neighborhood, providing places where small, individual
development or construction projects can readily contribute to the evolution of the neighborhood.
PRINCIPLE MMN-3: A Neighborhood Commercial Center will provide uses to meet consumer
demands from surrounding Residential Districts for everyday goods and services, and will be a
pedestrian oriented place that serves as a focal point for the surrounding neighborhoods.
Policy MMN-3.1 Land Uses/Grocery Store Anchor. A grocery store, supermarket, or other type of
anchor (e.g., drugstore), should be the primary functional offering of these Centers. A mix of retail,
professional office, and other services oriented to serve surrounding neighborhoods are the
secondary offerings. The Neighborhood Commercial Center will provide locations for some limited.
auto -related uses.
Policy MMN-3.2 Surrounding Neighborhoods. The Neighborhood Commercial Center should be
integrated into the surrounding Medium Density Mixed -Use Neighborhood, contributing to the
neighborhood's positive identity and image. Residents should be able to easily get to the Center
without the need to use an arterial street.
Policy MMN-3.3 Urban Design Character. Buildings will be placed to form active commercial street
fronts and other connecting pedestrian spaces. The visual dominance of parking should be reduced
by breaking large lots into smaller blocks of parking, forming interior -block locations for parking,
locating employee parking in less used areas, maximizing on -street parking, and using angled
parking stalls. Parking lots should include generous shade tree planting and walkways that directly
connect origins and destinations. Signs should be coordinated to reinforce unique identity and
character.
Policy MMN-3.4 Block Pattern. The pattern of streets and blocks in the surrounding neighborhood
will be strongly encouraged to carry directly into and through a Neighborhood Commercial Center as
a simple and sure way to achieve the urban design character described in MDN-3.3 (above) and
integrate the Center with the surrounding neighborhood.
Policy MMN-3.5 Building Height. Two- to three-story buildings are encouraged to reinforce the
Neighborhood Commercial Center as a focal point of activity and increase the potential for mixing
uses, such as locating dwellings or offices over shops. One-story buildings will be permitted.
Policy MMN-3.6 Central Feature or Gathering Place. A Neighborhood Commercial Center will include
a comfortable, prominently located square, plaza, or other public gathering place with amenities such
as benches, monuments, kiosks and public art. Other civic and recreation uses could be combined
with the public gathering space.
Policy MMN-3.7 Transit Stop. A Neighborhood Commercial Center will be considered a major stop
on the transit network. Transit stop facilities will be integrated into the design of the Center, located
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PRINCIPLE MMN-2: The layout and design of a Medium Density Mixed -Use Neighborhood will form a
transition and a link between surrounding neighborhoods and the Neighborhood Commercial Center,
Community Commercial District, Employment District, or Industrial District.
Policy MMN-2.1 Size. A Medium Density Mixed -Use Neighborhood should extend an average of about
one -quarter (1/4) of a mile from the edge of the adjacent Neighborhood Commercial Center,
Community Commercial District, Employment District, or an Industrial District, subject to adjustment
for site -specific or pre-existing circumstances such as a major street, major drainageway, or existing
development.
Policy MMN-2.2 Relationships and Transitions at Edges. Non-residential uses and larger buildings of
attached and multiple -family housing should be encouraged to be near the commercial core, with a
transition to smaller buildings, such as duplex and detached houses, further from the core and closer
to the surrounding lower density neighborhoods.
Policy MMN-2.3 Building Orientation. Buildings will face public sidewalks or other public outdoor
spaces that connect to streets, the commercial core and to transit stops. Parking lots must not be the
primary focus of buildings. Examples of public outdoor spaces include parks, squares, gardens with
walkways, and courtyards.
Policy MMN-2.4 Block Pattern. A unifying pattern of streets and blocks, with buildings fronting the
streets, will be strongly encouraged as an effective way to integrate housing with other uses to form a
coherent, livable transitional area. Such a pattern incorporates attached housing types into the
community fabric in a manner similar to detached houses, by facing buildings onto attractive
neighborhood streets and sidewalks that are part of the community network. This block pattern will
maximize other positive housing characteristics, including:
a. individual identity
b. easy way -finding for visitors
c. more and better accessibility and personal mobility
d. human scale
e. a defined transition from front to back, thus providing a logical, rear location to incorporate
parking and garages, service functions, and outbuildings for storage
f. the security that comes with visibility from and to public streets
g. the sense of community that comes with dwellings sharing a neighborhood street
Polity MMN-2.5 Block Characteristics and Street Layout. 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, block
size should be determined by frequent street connections, within a maximum range of about 300 to
700 feet. The street network should lead to the adjacent Neighborhood Commercial Center and
extend out into the surrounding neighborhoods. Selected streets should extend into and through the
adjacent commercial area, providing ready access from all sides of the Center. Traffic calming
measures will be used to support a desirable living environment.
Polity MMN-2.6 Block Standards. Descriptive block standards will be developed as a way for the City
to convey local preferences for pedestrian scale, mixed uses, pedestrian access along pedestrian
frontage, and treatment of parking lots, to potential developers, site planners, architects, builders
and/or lenders. It is recognized that there may be ways to create an alternative unifying system of
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also provide opportunities for outdoor recreation, formal and informal education, and interpretive
programs on local natural features to the community. Special attention will be paid to
environmentally sensitive trail design, location, and construction.
Policy NOL-1.13 Access. The City will design trail routes in natural areas to minimize ecological
impacts. A hierarchy of access will be established to determine which will be accessed with paved
trails, which will be accessible only by unpaved foot -trails, and which will be left inaccessible. Special
attention will be given to environmentally sensitive trail design, location and construction.
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 and passive
recreation opportunities in an interconnected framework that is distributed throughout the urban
area.
Policy 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.
Policy 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.
There are no eadsting open lands or natural areas that will be affected by this proposal.
New Medium Density Mixed -Use Neighborhoods
A new Medium Density Mixed -Use Neighborhood is a place for denser, attached, small lot, and
multiple -family housing built around a Neighborhood Commercial Center, Community Commercial
District, Employment District, or an Industrial District. Secondarily, these neighborhoods may also
contain other moderate intensity uses, which can help to form a transition and a link between
surrounding Low Density Mixed -Use Neighborhoods and the commercial area.
Policy MMN-1.3 Non -Residential Uses. Secondary uses can fit this transitional, higher -activity location
including the following:
a. Parks and recreation
b. Places of worship and assembly
c. Civic uses
d. Day care (adult and child)
e. Offices and clinics
f. Small businesses with low traffic and visibility needs such as service shops, studios, workshops,
bed -and -breakfasts, and uses of similar intensity
g. Neighborhood -serving retail uses
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plazas and schools.
Polity 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 as appropriate.
Policy CAD-1.5 Street Art. The City will encourage the incorporation of artistic elements into the
streetscape design.
PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and
gateway landscapes should be designed to be functional, attractive, safe and comfortable.
Polity 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.
77v's proposal uses the ewsting street network, and does not propose any additional streets.
PRINCIPLE ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be
protected and enhanced within the developed landscape of Fort Collins.
Polity ENV-5.1 Protection and Enhancement. The City will seek to integrate wildlife habitat, riparian
areas, wetlands and other important natural features into the developed landscape by directing
development away from sensitive areas and using innovative planning, design, buffering, and
management practices. The City's regulatory powers will be used to preserve, protect, and enhance
the resources and values of natural areas by directing development away from sensitive natural
features —such as wetlands, riparian areas and wildlife habitat. When it is not possible to direct
development away from natural areas, these areas will be protected in the developed landscape.
Polity ENV-5.2 Floodplains. The city will preserve and protect wildlife habitat areas of the 100-year
Floodplains of the Poudre River, Spring Creek, Fossil Creek, and other waterways, for conservation
purposes.
PRINCIPLE NOL-1: Preserve and protect natural areas within Fort Collins and the Urban Growth Area
to provide habitat essential to the conservation of plants, animals, and their associated ecosystems
and to enrich the lives of citizens by providing opportunities for education, scientific research, nature,
interpretation, art, fishing, wildlife observation, hiking and other activities.
Policy NOL-1.1 Natural Areas System. The City will establish a system of publicly- owned natural
areas to protect the integrity of wildlife habitat and conservation sites, protect corridors between
natural areas, preserve outstanding examples of Fort Collins' diverse natural heritage, and provide a
broad range of opportunities for educational, interpretive, and recreational programs to meet
community needs.
Policy NOL-1.2 Urban Development. The City will provide diverse educational, interpretive, and
recreational programs to promote understanding and enjoyment of natural areas by the public. It will
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Policy T-7.2 Intersection Improvements. Traffic calming improvements such as sidewalk widening at
the intersections should be developed where appropriate to enhance the safety of street crossings.
Stop bars on all approach legs at signalized intersections should be provided. Curb radii should be
minimized to reduce the speed of right turning vehicles and reduce the distance for the pedestrian to
cross the street.
PRINCIPLE T-8: The City will encourage the development of comfortable and attractive pedestrian
facilities and settings to create an interesting pedestrian network.
Policy T-8.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale
improvements that fit the urban context of the area. The color, materials, and form of pedestrian
facilities and features should be appropriate to the area where it is located, 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.
b. Incorporating special design features, public art, and site details that can enhance the pedestrian
scale of streets and become an urban amenity.
PRINCIPLE T-9: The City shall develop secure pedestrian settings by developing a will -lit inhabited
pedestrian network and by mitigating the impacts of vehicles.
Policy T-9.1 Security. Clear and direct lines of sight in pedestrian settings should be provided to
increase the perception of security. Streets should appear inhabited to the greatest extent possible.
New development should accommodate human activity and pedestrian use. Pedestrian -oriented
lighting should be incorporated into neighborhoods, streets and other public places to enhance
safety and security.
This proposal is adjacent to exsting bike lanes, and transit routes. There are also existing pedestrian facilities to
provide access to the site.
PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the
visual character and the experience offered to the citizens who will use the street system and the
adjacent property. Together, the layout of the street network and the streets themselves will set the
character, form and scale of a place.
Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street
standards. Alternative street designs may be approved by the City where they are needed to
accommodate unique situations such as important landscape features or distinctive characteristics of
a neighborhood or district —provided that they meet necessary safety, access and maintenance
requirements.
Policy CAD-1.2 Street Layout. New streets will make development an integral extension of the
community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes.
Multiple routes should be provided between key destinations. Streets should be located to consider
physical features, and to create views and prominent locations for civic landmarks such as parks,
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connections will be provided and encouraged from place of residence to transit, schools, activity
areas, work and public facilities.
Policy T-5.1 Land use. The city will promote the mix of land uses and activities that will maximize the
potential for pedestrian mobility throughout the community.
Policy T-5.2 Connections. Pedestrian connections will be clearly visible and identified, incorporating
markings, signage, lighting and paving materials such as:
a. Building entries as viewed from the street should be clearly marked. Entries from parking lots
should be subordinate to those related to the street. Buildings should be sited in ways to make their
entries or intended uses clear to and convenient for pedestrians.
b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian
access. Commercial buildings should be located near street corners to improve access to bus stop
facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining
neighborhoods.
c. Creating barriers which separate commercial developments from residential areas and transit should
be avoided. Lot patterns should be established which provide direct pedestrian connections from
residential areas to schools, parks, transit, employment centers, and other neighborhood uses.
Physical obstructions and other barriers should be removed or minimized that impede direct pedestrian
access.
d. Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities.
PRINCIPLE T-6: Schools, parks, activity centers and other destinations shall be linked with a
continuous and safe pedestrian network.
Policy T-6.1 Continuity. The City shall provide a safe, continuous and understandable pedestrian
network incorporating a system of sidewalks, crossings and trails throughout the community utilizing
the following means.
a. Continuous sidewalks will be provided along both sides of streets. A unified system of pedestrian -
scaled furnishings, signs, landscaping, and facilities should be utilized in pedestrian networks, areas
and corridors.
b. Bridges and crossings over railroads, rivers, drainage ways, and other features that may be major
barriers to a continuous pedestrian network should be provided.
PRINCIPLE T-7: Street crossings will be developed to be safe, comfortable, and attractive.
Policy T-7.1 Street Crossings. Standardized street crossing improvements should be established that
include crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and
landscaping. Crosswalks should be designed that are well marked and visible to motorists that fit
and enhance the local urban context and character, and that provide for safety for all age groups and
ability groups.
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The Habitat Palm Drive proposal supports the compact urban form by converting an existing building to
administrative uses This use is compatible with the surrounding uses, and serves as a buffer from other MMN
uses to the NC uses across the street. This proposal is also compatible with the surrounding neighborhood
character by not changing the appearance of the building.
PRINCIPLE T-1: The physical organization of the city will be supported by a framework of
transportation alternatives that maximize access and mobility throughout the city, while reducing
dependence upon the private automobile.
Policy T-1.1 Land Use Patterns. The city will implement land use patterns, parking policies and
demand management plans that support effective transit, an efficient roadway system, and
alternative transportation modes. Appropriate residential densities and non-residential land uses
should be within walking distance of transit stops, permitting public transit to become a viable
altemative to the automobile.
Policy T-1.2 Multi -Modal Streets. Street corridors will provide for safe and convenient use of all
modes of travel, including motor vehicles, transit, bicycles and pedestrians.
PRINCIPLE T-2: Mass transit will be an integral part of the cty's overall transportation system.
Policy T-2.1 Transit System. The City's public transportation system will be expanded to provide
integrated, high -frequency transit service along major travel corridors, with feeder transit lines
connecting all major district destinations throughout the city, consistent with the adopted Transit
Development Plan.
Policy T-2.2 Transit Stops. Transit stops will be integrated into existing and future business districts
and district commercial centers in a way that makes it easy for transit riders to shop, access local
services, and travel to work. Transit stops should be provided no less than '/4 mile walking distance to
residences. The design and location of transit stops should function as an integral part of these
destinations and provide adequate lighting, security, pedestrian amenities and weather protection.
Polity T-2.3 Transit Route Design. The city will provide fixed route transit services on a one -mile grid
where appropriate, augmented with neighborhood services in areas where ridership supports more
closely spaced transit service, consistent with the adopted Transit Development Plan (1996).
PRINCIPLE T-4: Bicycling will serve as a viable alternative to automobile use for all trip purposes.
Polity 4.1 Bicycle Facilities. The city will encourage bicycling for transportation through urban growth
that puts most major activity centers and neighborhood destinations within a comfortable bicycling
distance, that assures good access by bicycle, and that reduces the prominence of motorized
transportation in neighborhoods and other pedestrian and bicyclist -oriented districts. Facility design
will also plan for:
PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable alternative transportation
mode and elevate it in importance to be in balance with all other modes. Direct pedestrian
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Habitat Palm Drive
Habitat for Humanity Fort Collins, Inc.
PLANNING OBJECTIVES
Habitat for Humanity — Fort Collins, Inc. wishes to convert this property from its current use as a residential
duplex to administrative office for itself. Currently there offices are located in the Habitat for Humanity thrift
store located near the intersection of Taft Hill Road and Harmony Road, approximately'/4 mile south of this
site. Due to the growth of the Habitat for Humanity organization and the success of the thrift store, they have
outgrown that facility and are therefore in need of this proposed administrative office.
No exterior changes to the building are anticipated at this time, with interior changes being minor in nature.
At some point in the future, the hope is to build or acquire a building for use as permanent administrative
offices and to convert this building back to residential uses.
This particular site is located at the south east corner of West Prospect Road and Palm Drive, known as 1600
and 1602 Palm Drive. The building is an existing brick faced single story duplex building, with 3 off-street
parking spaces located in front. There is also existing handicap access into the building. No site
improvements of exterior building changes are anticipated at this time. The site is zoned MMN, which allows
this use subject to a type 11 review. The properties to the south and east are also zoned MMN, to the west is
zoned NC, and to the north is zoned RL
Principles and Policies
Specific principles and policies of the Fort Collins City Plan that are addressed by The Ridgewood Hills 4'
Fling community are as follows:
PRINCIPLE LU-1: Growth within the city will promote a compact development patternwithin a well-
defined boundary.
Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future
development to mixed -use neighborhoods and districts while reducing the potential for dispersed
growth not conducive to pedestrian and transit use and cohesive community development.
PRINCIPLE LU-2: The city will maintain and enhance its character and sense of place as defined by
neighborhoods, districts, corridors, and edges.
Policy LU-2.1 City Wide Structure. The City will adopt a city-wide structure of neighborhoods,
districts, corridors, and edges as a means of creating identifiable places and achieving the goals of
compact development that is well -served by all modes of travel.
Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and
guidelines, will be used to promote new construction and redevelopment that contribute positively to
the type of neighborhoods, districts, corridors and edges described herein while emphasizing the
special identity of each area.
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