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HomeMy WebLinkAboutRIVERBEND - PDP - 39-01 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESHazardous Materials Impact Statement None is anticipated. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 12 Streetnames Proposed This project does not include any proposed streets, therefore no street names are required. Landscape, Open Space and Non -vehicle Circulation Elements Significant open space and landscape elements included in Riverbend include the following: • Natural area and buffer along the Natural Open Area • Common Open Space areas within the Project. • Pedestrian connections to Timberline Road, as well as the adjacent natural area. Ownership and Maintenance The homeowners association will own the following elements: • Common open space elements • Private Driveways The Riverbend Homeowners association will maintain the following elements. • Common open space elements • Private Driveways • Identification Signs Neighborhood Meeting Response A neighborhood meeting was not required. Planning Rationale and Assumptions Riverbend is designed to complement the existing neighborhood as well as provide additional housing opportunities not currently available within the neighborhood. Land Use Conflict Mitigation The Riverbend property contains no significant natural features on site, but is immediately adjacent to the city's Natural Area. Stormwater has been contained on site, and will release at the two year historic rates. Native landscaping has been provided within the buffer area, and is incorporated within the remainder of the site. Garages and vehicular/service elements have been oriented away from the natural area and adjacent public streets. The surrounding land uses are residential, commercial, or natural in nature. Little additional development adjacent to the site is anticipated in the near future. Anticipated Development Schedule Project Plan Approval December, 2001 Final Compliance Plan Approval - February, 2002 Start Land Development April 2002 Start Home Construction April 2002 Project Complete September 2002 RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 11 Policy LDN-2.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood -serving uses 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 include some of the following: recreation facility; school; children's and adult 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. Polity LDN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LDN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom -designed by its developer to reinforce the positive identity, character, comfort and convenience of its surrounding neighborhood. Policy LDN-2.5 Neighborhood Center Access. Access for pedestrians and bicyclists should be a priority. Policy LDN-2.9 Outdoor Spaces. Additional mini -parks, squares, or other purposeful common outdoor spaces should be encouraged, as highly visible, secure settings, formed by the street layout and pattern of lots to be easily observed from public streets. These spaces may be very low -maintenance, intended primarily for visual relief, or they may be maintained for more active use. Riverbend exceeds the minimum density of 5 dwelling units per acre by providing 8+- dwelling units per acre. All homes face either a public street, a connecting walkway, or an open space corridor. All units have direct access to public streets. While Riverbend is too small to have a neighborhood center, it is immediately adjacent to the Mulberry commercial district, and is wihin easy access of other shopping facilities and employment. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 10 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. It is recognized that there may be ways a residential property can be custom -designed to mitigate the view of a protruding garage opening. The intent of these policies in not to limit such custom -designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveway 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. Policy AN-5.3 Street Vistas. if possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. Riverbend has been designed to provide additional housing opportunities within the immediate neighborhood with a product that is not currently available. Garage dominated streetscapes have been eliminated with shared rear driveways providing access to over 100% of the homes. PRINCIPLE LDN-1: Low Density Mixed -Use Neighborhoods will have an overall density of five (5) dwelling units per acre, achieved with a mix of housing types Policy LDN-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 shall be included in any residential project containing more than twenty (20) acres. As the acreage of the residential project increases, so shall the number of housing types increase. This can be achieved in various ways, with a variety of housing types including the following: • Standard lot single family houses (lots over 6,00 square feet) • Small lot single family houses (under 6,000 square feet) • Duplex houses • Townhouses • Accessory dwelling units • Group homes • Apartments (provided they are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to a maximum of four to eight dwelling units in a building) • Manufactured housing and mobile homes PRINCIPLE LDN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it conducive to walking, with all the dwellings sharing the street and sidewalk system and.a Neighborhood Center. Policy LDN-2.1 Size of Neighborhood. A typical neighborhood will be an area about one-half (1/2) mile across, subject to adjustment for site -specific or pre-existing conditions. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives PRINCIPLE AN-3: The City will require and assist coordinated neighborhood design efforts among separate development parcels. Policy AN-3.1 Overall Coordination. Any development proposal should be required to show that it forms or contributes to a neighborhood. If applicable, a development must contribute to a Residential District in terms of interconnecting streets, schools, parks, Neighborhood Centers, District Commercial Centers, and open space systems, to the extent possible. Policy AN-3.2 Street and Outdoor Spaces. Where a pattern of streets and outdoor spaces is already established, a development plan may need to continue and extend the pattern. In the case of previously unplanned areas, the development plan may need to provide for the possibility of its own pattern being continued and extended in the future. Policy AN-3.3 Neighborhood Edges. The edges of a neighborhood should be formed by major streets, changes in street pattern, greenways, and other features such as rivers, streams and major irrigation ditches. Landscaped setbacks and trails may be used to create an attractive environment at a neighborhood's edge. PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality over standardized formulas for tract housing, segregation of use, and dominating garages or parking lots (whether on a single site or cumulatively along a block). 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. Polity 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 AN-4.2 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 specialized cases, building orientation. Monotonous complexes of identical buildings should be discouraged. Policy AN-4.5 Home Occupations. Home occupations should be allowed in all residential areas provided they do not generate excessive traffic and parking, or have signage that is not consistent with the residential character of the neighborhood. PRINCIPLE AN-5: All 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, RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 8 Riverbend has provided for an enhanced natural area along the city's natural areas. This buffer will be landscaped as a natural area with dryland grasses, with massing of native trees and shrubs. In addition, pedestrian connections have been made to the natural area trail. PRINCIPLE AN-l: New neighborhoods will be integral parts of the broader community structure. Policy AN- 1.1 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 District Commercial Center or Mixed -Use District as its core. This provides nearby access to most things a resident or household needs 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 corner 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. Polity 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. A coordinated system of porch light and yard post lighting should be supported as a part of neighborhood street lighting. 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. On long blocks, intermediate connections in the pedestrian network should be provided, with a maximum distance of about 500 to 700 feet between walking connections. In particular, direct walkway and bikeway routes to schools should be provided. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into the neighborhoods. Polity 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. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 7 protected in the developed landscape. Policy 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. Riverbend responds to the natural environments by utilizing natural plant materials, controlling water runoff and quality from what currently exists, and provides a buffer from commercial uses along the natural area. 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 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. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 6 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 as appropriate. Polity 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. 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. There are no additional public streets proposed with this project. This project will utilize the existing public infrastructure. PRINCIPLE HSG-1: The city will have a variety of housing types and densities throughout the urban area for all income levels. Polity HSG-1.1 Land use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments, that are well -served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the siting of higher density housing near public transportation centers, shopping, and in designated neighborhoods and districts. Policy HSG-1.2 Housing Supply. The City will 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, for all economic segments of the population. 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. While Riverbend has only one housing type proposed, this particular housing type is not currently available within the section, and is rairly provided along the river corridor. PRINCIPLE ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. Policy 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 area's will be PJVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 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. Riverbend incorporates many of the transportation principles and policies. This project provides an infill opportunity that takes advantage of existing city infrastructure, without needing to add additional public streets that will require future maintenance. Pedestrian connections are provide to adjacent natural area trails, as well as to Timberline Road. There existing bike trails within the immediate vicinity of the project including Timberline Road and the Poudre River Trail system. While public transit is currently not available in this area of town, we will work with the city to ensure that future transit stops are planned for in a logical manner. 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, plazas and schools. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives 4 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 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. Polity 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. Polity 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, drainageways, 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. Polity 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. Polity T-7.2 Intersection Improvements. Traffic calming improvements such as sidewalk widening at the intersections should be developed where appropriate to enhance the safety RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives positively to then type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. Riverbend supports the compact urban form by achieving a net density of 8 +-units per acre, exceeding the minimum of five units per acre, and by providing a mix of residential product types witin the section. 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. Polity 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 alternative to the automobile. Polity 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 city'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. Polity 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 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. Policy 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: a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility design will be incorporated into new development and street construction projects --- linking to adjacent facilities. RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives PLANNING OBJECTIVES Riverbend is a 1± acre residential development incorporating the Principles and Policies of City Plan to create a cohesive neighborhood. Riverbend provides an opportunity to explore many of the concepts of neotraditional planning principles, of which QyP/an, in turn, embraces. Riverbend was planned with several design objectives: • Create a more attractive streetscape • Orient the fronts of buildings to the streets and/or adjacent natural areas. • Use rear loaded garages wherever possible, avoid garage dominated streetscape • Pay close attention to architecture on all sided of the homes • Create a color palette that is visually appealing and exciting • Create a pedestrian friendly environment • Direct pedestrian connections from the front doors to public sidewalks • Provide pedestrian connections to adjacent natural area trails, and to Timberline Road As a result, Riverbend is unique in the City of Fort Collins being located adjacent to a city owned natural area, is adjacent to existing neighborhoods, and provides an adaptive reuse of an existing partially developed site. All of the homes have garage access off shared rear driveways, There are direct pedestrian connections to public streets, the front fa$ade of buildings have been oriented to adjacent streets and natural areas. Riverbend will serve to diversify the lifestyles and housing opportunities available in the east quadrant of the city providing housing and a lifestyle not currently available in the general area, or along the river corridor. Principles and Policies Specific principles and policies of the Fort Collins City Plan that are addressed by the Riverbend community are as follows: PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-].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 RIVERBEND PROJECT DEVELOPMENT PLANS Planning Objectives