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HomeMy WebLinkAboutPINNACLE TOWNHOMES - PDP - 34-00A - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESDevelopment Schedule: It is anticipated that the development will be constructed in one (1) phase commencing upon approval by the City of Fort Collins in the spring of 2002 with completion of all improvements and homes in the fall of 2003. space tract will be provided for along the south property line and this area will be landscaped to help provide a buffer area between Spring Creek, the wetlands and the homes. Description of rationale behind the assumptions and choices made by applicant: The applicant believes that this property, based upon its location and the LMN zoning is appropriate for the development as proposed as a unique mixed -use residential neighborhood. The choice has been made by the applicant to provide for a mix of single, duplex, four, five and six-plex buildings as well as two 8-plex multi -family buildings with appropriate setbacks from E. Prospect, the existing wetlands and Spring Creek. Neiehborhood Meetine: A neighborhood meeting was held on March 19, 2001 at Lesher junior High School to discuss the proposed project. Minutes of the meeting with the questions and responses are included in this submittal. Previous Proiect Submittals: Pinnacle PUD - a 39-unit condominium development - approved in 1986 (on the east portion of the property) The Pinnacles Townhomes ODP was submitted in September 2000 and the application has since expired. A narrative description of how conflicts between land uses are beine avoided or mitigated: The only potential conflict identified could be the proximately to Spring Creek and the existing wetlands. The buildings are setback an average of 100' from the wetlands area, a 1.7-acre open space tract will be provided for along the south property line and this area will be landscaped to help provide a buffer area between Spring Creek, the wetlands and the homes. Other land uses to the north include existing duplex and single family residential homes, to the east, an automotive repair shop, to the south, Spring Creek and multi -family homes south of there, and to the west a four-plex and two -duplexes. The applicant believes that the proposed used for this project are compatible with the surrounding land uses and few conflicts will arise. Legal Description: See Attached Legal Description Proposed ownership and maintenance of open space areas: A homeowners association shall be formed at the time of final platting and shall be responsible for the ownership and maintenance of all open space areas and landscaping. 5 - Principle LMN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it conductive to walking, with all dwelling units sharing the street and sidewalk system and a Neighborhood Center. - Policy LMN-2.9 Outdoor Spaces Water Corridors - Principle WC-2 Water Corridors and the trail/path systems, where environmentally appropriate, shall be coordinated with Transportation Corridors to provide a functional network with many access points. - Policy WC-2.1 Recreation and Trail/Paths - Policy WC-2.2 Junctions and Access Points Description of existing and proposed open space, buffering, landscaping, circulation, transition areas, wetlands and natural features: The proposed development is located along the south side of E. Prospect Street directly across from Robertson Street along the north side of Spring Creek. The site is currently undeveloped and 3 single family detached homes, 34 single family attached homes and 16 multi -family homes are proposed for a total of 53 homes. The site is currently an open field though the Pinnacle PUD was approved for the site in 1986 although never constructed. Proposed open space includes a 1.7-acre area buffering the project from Spring Creek to the south as well as internal open space areas adjacent to the homes. Also a 30' open space buffer is proposed between the homes and E. Prospect Street. The development will be buffered from E. Prospect Street by the proposed 30' open space area and this area will be landscaped at the time of development. Spring Creek and the existing on -site wetlands will be buffered by the proposed 1.7-acre open space area that again will be landscaped at the time of development. The site will be landscaped when development occurs and a Landscape Plan that meets or exceeds the City's requirements has been submitted with the Project Development Plan. A comment from the Concept Review meeting concerned minimum tree sizes, therefore the developer will work with staff to determine appropriate tree sizes as this PDP is reviewed. Also, as shown on the Landscape Plan, the trail will be buffered with trees and shrubs to help buffer it from the homes. As shown on the PPD, the project will gain access from E. Prospect Street, where Robertson Street intersects Prospect to the North. Robertson will be extended into the site and T into Meadowlands Lane that runs east/west. Meadowlands Lane will be extended to the east and west property lines to provide for future street connections if the adjacent properties ever redevelop. Pedestrian/bicycle access also connects E. Prospect Street to the Spring Creek Trail with a 4.5' wide concrete walk.that runs north -south through the site. This access will be dedicated as a "public access easement" at the time of platting of the property. Finally, there is an existing bus stop along E. Prospect Street close to where Robertson will be extended. This bus stop will remain with a bus bay constructed to the east of the new intersection. Spring Creek traverses the property along the south property line and there is an existing wetland area on site associate with Spring Creek. These areas are shown on the PDP. As discussed above, the buildings are setback an average of over 100' from the wetlands area. A 1.7-acre open 4 Natural Areas and Open Lands - Principle NOL-3: The City's parks and recreation system will include parks, trails. Open lands, natural areas and urban streetscapes. These "green spaces" will balance active and passive recreational opportunities in an interconnected framework that is distributed throughout the urban area. -Policy NOL-3.1 Corridors Growth Management - Principle GM-5: The provision of adequate public facilities and the phasing of infrastructure improvements will be important considerations in the timing and location of development. - Policy GM-5.1 Phasing of Development - Principle GM-8: The City will promote compatible infill development in targeted areas within the Community Growth Management Area boundary. - Policy GM-8.3 Development Review System Neighborhoods - Principle AN-1: New neighborhoods will be integral parts of the broader community structure. - Policy AN- 1.1 Relationships to Residential Districts - Policy AN-1.2 Street Networks - Policy AN-1.3 Traffic Calming - Policy AN-1.4 Street Lighting - Policy AN-1.5 Gated -Street Entries - Policy AN-1.6 Pedestrian Network - 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 neighborhoods. - Policy AN-2.1 Neighborhood Parks and Outdoor Spaces - Policy AN-2.2 Ownership of Outdoor Spaces - Principle AN-3: The City will require and assist coordinated neighborhood design efforts among separate development parcels. - Policy AN-3.1 Overall Coordination - Policy AN-3.2 Street and Outdoor Spaces - Policy AN-3.3 Neighborhood Edges - Principle AN4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. - Policy AN4.1 Multiple -Family Housing Characteristics - - 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 - Policy AN-5.2 Alleys and Shared Driveways - Policy AN-5.3 Street Vistas New Low Density Neighborhoods - Principle LMN-l: Low Density Mixed -Use Neighborhoods will have an overall minimum average density of five (5) dwelling units per acre, achieved with a mix of housing types. - Policy LMN-1.1 Calculating the Density M - Policy LU-1.1 Compact Urban Form Transportation - Principle T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximizes access and mobility throughout the city, while reducing dependence upon the private automobile. - Policy T-1.1 Land Use Patterns - Policy T-1.2 Multi -Modal Streets - Policy T-1.3 Street Design Criteria - Policy T-1.4 Adequate Facilities - Principle T-2: Mass transit will be an integral part of the city's overall transportation system. - Policy T-2.2 Transit Stops - Principle T-4: Bicycling will serve as a viable alternative to automobile use for all trip purposes. - Policy T4.1 Bicycle Facilities - Policy T4.2 System Design - Principle T-5: The City will acknowledge pedestrian travel as a viable 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 centers, work and public facilities. - Policy T-5.2 Connections - Policy T-5.3 Continuity Community Appearance and Design - Principle CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens 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- 1.1 Street Design Standards - Policy CAD-1.2 Street Layout - Policy CAD-1.3 Streetscape Design - Policy CAD-1.4 Street Tree Design - Policy CAD-1.5 Street Lighting - Policy CAD-1.6 Retrofit of Existing Streetscapes Housing - Principle HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. - Policy HSG-L I Land Use Patterns - Policy HSG-1.2 Housing Supply - Policy HSG-1.3 Accessory Housing Units - Policy HSG-1.4 Land for Residential Development Environment - Principle ENV-1 Continually improve Fort Collins' air quality as the city grows. - Policy ENV-1.21 Land Use - Principle ENV-3 Drinking water provided by the City's Water Utility will meet or exceed customer expectations for quality, quantity, and reliability. Water conservation will be strongly encouraged. - Policy ENV-3.3 Water Demand Management Policy - 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 Pinnacle Townhomes Project Development Plan Narrative July 12, 2001 Name of Project Pinnacle Townhomes - Project Development Plan Property Owners Pinnacle Partnership 142 N. Summitview Ft. Collins, Colorado 86524 (970) 482-9526 and Pinnacle FTC, LLC 1083 Wild Cherry Lane Ft. Collins, Colorado 80521 (970)495-0508 Applicant Pinnacle FTC, LLC 1083 Wild Cherry Lane Ft. Collins, Colorado 80521 (970)495-0508 Managers and Directors: Russell C. Wells, Co -Manager Wayne Hochstetler, Co -Manager APO List See enclosed APO List for all surrounding property owners within 750' of the project. Statement of Planning Objectives Statement of Appropriate City Plan Principles and Policies: We believe that the proposed Pinnacle Townhomes PDP conforms to the following City Plan Principles and Policies: Land Use - Principle LU-1: Growth within the city will promote a compact development pattern with a well-defined boundary.