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HomeMy WebLinkAboutSCOTT PLAZA - PDP - PDP130032 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSThe Scott Plaza Apartments City Plan — Principles and Policies Page 18 of 18 New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. The Traffic Impact Study prepared by Delich Associates, LLC indicates that: • Operation at all key intersections will meet City Level of Service (LOS) standards after full build -out of the project. • No new traffic signals or signal modifications will be required with the construction of the project. • Multi -modal LOS standards can be achieved with the project. Policy T 29.1 — Bicycle Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect by and for bicyclists and by bicyclists for traffic laws. Policy T 29.2 — Pedestrian Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect for pedestrians and by pedestrians for traffic laws. Principle T 30: Programs that establish awareness of the environmental and energy use impacts of transportation choices and affect travel choices and behavior will be promoted. Policy T 30.1 — Energy Efficient and Environmentally Sensitive Transportation Develop a program to promote energy efficient and environmentally sensitive transportation choices. The Scott Plaza Apartments is located in an area where students can easily walk or ride bikes to the CSU campus, to the Campus West commercial area, and to nearby parks and grocery stores. The Scott Plaza Apartments will encourage the use of bicycles by providing convenient and secure bike parking spaces within the building and at other locations on the project site. In addition The Scott Plaza Apartments will be providing an on -site bike garage which will have an air pump and self -serve fix -it stations for residents. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www. ri pleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 17 of 18 Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist - oriented districts. Policy T 11.3 — All Ages and Skill Levels Design a bicycle network that maximizes safety, convenience, and comfort for bicyclists of all ages and skill levels. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 — Connections Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 — Pedestrian Network Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.3 — Pedestrian Plan The adopted pedestrian plan will be considered in the development of all transportation projects. Policy T 12.4 — ADA Compliance Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards. Policy T 12.5 — Safe and Secure Develop safe and secure pedestrian settings by developing and maintaining a well -lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Policy T 12.6 — Street Crossings Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Policy T 12.8 — Safety The City will promote development of educational programs and appropriate utilization of traffic enforcement. Principle T 14: The City will be a responsible steward of transportation resources for multiple modes of travel, making it easy to choose transportation options that support a healthy lifestyle. By providing an enhanced streetscape along Plum Street that includes detached sidewalks and parkways, the project will improve the overall quality, safety and convenience for pedestrians of all ages utilizing Plum Street. Street crossings will be constructed with ADA accessible ramps and crosswalks. TRAFFIC FLOW Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.1 — Level of Service Standards The City will have current Level of Service standards positioned in alignment with transportation and land use goals. Policy T 25.3 — New and Existing Roadways Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 • www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 16 of 18 Policy T 3.1 — Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 — Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.3 — Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. Policy T 3.4 — Travel Demand Management Manage development in a manner that minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The Scott Plaza Apartments project will help the City achieve the above land use planning objectives related to transportation. The Scott Plaza Apartments is ideally located to encourage alternative modes of travel. The Scott Plaza Apartments will be making streetscape improvements that will make walking and biking in the neighborhood safer, more convenient and more pleasant than it is now. Two transit stops are located within 100' of the site, The Scott Plaza Apartments will be providing 218 bike parking spaces of which 196 are secured within storage closets along with 22 covered spaces. Policy T 4.4 — Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well -designed streetscape, including detached sidewalks, parkways, and well- defined crosswalks. Policy T 4.5 — Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. The Scott Plaza Apartments will provide an attractive environment designed to be safe for pedestrians, bicyclists, and drivers. It will provide an upscale urban streetscape, including detached sidewalks, parkways, and well-defined crosswalks. The project is located in City Plan's targeted infill and redevelopment area. Policy T 10.1 — Transit Stops Integrate transit stops into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Provide transit stops within easy walking distance of most residences and destinations. Design and locate transit stops as an integral part of these origins and destinations and provide adequate lighting, security, pedestrian amenities, wheelchair accessibility, bicycle parking, and weather protection. Policy T 10.5 — Connect Transit to Other Modes Connect public transit to other modes of travel through intersecting routes, shared facilities, schedule timing, and accessories such as bike racks on transit vehicles. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 — Bicycle Facilities Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 15 of 18 The project is located in the Campus West Commercial area, a targeted infill and redevelopment area, specifically called out in City Plan. It will provide higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. The development is just a block away from the CSU campus, providing safe convenient, attractive, energy efficient and affordable units for CSU students. The proposed project is compatible with surrounding uses and the development will dramatically improve pedestrian connectivity and circulation in the neighborhood. In addition, the visual quality of the neighborhood will improve with the proposed high quality architecture and upscale streetscape improvements. SAFETY AND WELLNESS PRINCIPLES AND POLICIES Policy SW 1.5 - Maintain Public Safety through Design Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. The outdoor spaces at the Scott Plaza Apartments are oriented toward the street to provide good visibility. Both the patio and parking garage are designed to eliminate hiding spaces and security lighting will be provided at night. In addition the project will have on -site personnel that will patrol the site on a regular basis. COMMUNITY WELLNESS Policy SW 2.3 - Support Active Transportation Support means of physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy and safe use, as outlined in the Pedestrian Plan and Bicycle Plan Policy SW 2.4 — Design for Active Living Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so that physically active modes of transportation are a desirable and convenient choice. Safety and Wellness policies are achieved by The Scott Plaza Apartments by virtue of locating high density housing in an area where tenants can walk or ride bikes to a variety of destinations including the CSU campus, the Campus West commercial area, and nearby parks and grocery stores. The Scott Plaza Apartments encourages the use of bicycles by providing convenient and secure bike parking spaces within the building and at other locations on the project site. In addition, the proposed pedestrian streetscape improvements will encourage other neighborhood residents to use alternative modes as well. TRANSPORTATION PRINCIPLES AND POLICIES Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ let. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 14 of 18 ■ Supporting uses: Higher density housing, day care (adult and child), civic and institutional uses, pocket parks and other outdoor gathering spaces, and other supporting uses. Discourage drive -through facilities. Where such facilities are allowed, they should be secondary in emphasis to outdoor spaces for people, and relegated to secondary locations. Policy LIV 35.3 —Scale Encourage higher intensity infill and redevelopment in Community Commercial Districts to remote the creation of active destinations for surrounding neighborhoods and the community and to create concentrations of housing and employment sufficient to support high -frequency transit. Encourage vertical mixed -use; however, limit maximum building height to five (5) to six (6) stories. Policy LIV 35.4 — Transform through Infill and Redevelopment Support the transformation of existing, underutilized Community Commercial Districts through infill and redevelopment over time to more intense centers of activity that include a mixture of land uses and activities, an enhanced appearance, and access to all transportation modes. (Also see the Infill and Redevelopment section in this chapter.) Policy LIV 35.5 — High -Frequency Transit Many of the city's Community Commercial Districts are located along Enhanced Travel Corridors and are intended to serve as primary hubs of the city's high -frequency transit system. Locate transit stops centrally and adjacent to the commercial core of the District. Retail, restaurants, and other active uses should be visible and accessible from the transit stop. Provide for transfers to feeder buses (local bus network) in the design and location of these stops. Provide comfortable waiting areas, appropriate for year-round weather conditions, at all transit stops. Passenger loading zones should be close to the stop, but should not interfere with pedestrian access. CAMPUS DISTRICTS Purpose: Campus Districts include the various campuses of Colorado State University and Front Range Community College, which serve as centers of higher education in the City. In addition to being education, research and employment centers, these Campus Districts also include supporting retail and residential areas either on or adjacent to the campus. The location and surrounding development context of each Campus District varies; therefore, unique urban design and environmental concerns will need to be addressed for each. Principle LIV 37: The campuses of Colorado State University and Front Range Community College will be integrated into the community structure, and treated as prominent community institutions and major destinations served by the City's multi -modal transportation system. Policy LIV 37.3 —Supporting Uses and Housing Include student -oriented housing, retail, services, and entertainment designed to function as part of the Campus District. Form strong pedestrian and bicycle linkages throughout the district and provide connections to city systems beyond the campus. Policy LIV 37.4 —Campus District Edges Development within Campus Districts should be compatible with surrounding uses and their design characteristics. Mitigate negative impacts on surrounding areas as development occurs. Policy LIV 37.5 —Transit As primary multi -modal destinations within the city, serve all Campus Districts with high -frequency transit service. Transit service should link campuses. Develop transit stops as integral parts of the campus environment that serve as inviting gathering places for pedestrians, using materials of character and quality consistent with the desired image of the campus. Policy LIV 37.6 —Parking Structures Where appropriate (as shown on campus master plans), use parking structures to reduce the areas covered by parking lots, thereby making space available for infill and redevelopment opportunities. The Scott Plaza Apartments project supported by all of the community and neighborhood livability policies listed above (31-37). Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www. ri pleydesig ni nc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 13 of 18 To support transit use and a more pedestrian -friendly environment, reduce land devoted to surface parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses and reduce or eliminate minimum parking requirements for transit -supportive uses. Encourage alternatives such as structured parking, angled or parallel on -street parking, shared parking, and others as appropriate. The Scott Plaza Apartments reduce land devoted to surface parking by building the residential spaces above the parking lot. The visual impact of podium parking is mitigated by varied setbacks of the facades and an office space and bicycle garage which face the public street. The architectural facades establish human scale at the street level along the frontage. The parking garage is an open-air facility, with the interior being well lit at night. It is designed to avoid "hiding" spaces and the elevator is located to encourage students to primarily use the Plum Street access point, which is a safer egress since it is located along a busy public street. Policy LIV 31.7 - Housing Incorporate a variety of housing options in Commercial Districts as infill and redevelopment occur over time: . Residential units may be incorporated on upper floors of mixed -use buildings at the core of the Commercial District or in freestanding residential buildings along district edges. • Residential housing types along district edges should be compatible with the scale and massing of surrounding neighborhoods. . Incorporate residential amenities such as convenient parking, parks, plazas or other open spaces, gathering places, and recreation facilities to enhance the living experience in the district. • Concentrate high -density residential within one quarter (1/4) mile of existing and planned transit stops to provide ease of access and to promote increased ridership over time. COMMUNITY COMMERCIAL DISTRICTS Purpose: Community Commercial Districts are higher intensity, mixed -use activity centers intended to serve as destinations for surrounding neighborhoods and the community. Community Commercial Districts offer a mix of retail, restaurants, offices, small civic uses, and higher density housing. Existing patterns and intensities of development in the City's Community Commercial Districts vary greatly; therefore, both vertically and horizontally mixed -use development forms will be encouraged. Higher density development is encouraged in Community Commercial Districts to support their role as hubs of the City's high -frequency transit system and to promote an active, pedestrian -friendly environment. The physical environment will promote walking, bicycling, transit use and ridesharing as well as provide a high quality urban life for residents. Examples of Community Commercial District areas include Campus West and the Foothills Mall. Principle LIV 35: Community Commercial Districts will be communitywide destinations and hubs for a high -frequency transit system. They will be quality mixed -use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. Policy LIV 35.1 -Location Community Commercial Districts are located along Enhanced Travel Corridors where they may be more readily served by existing or future transit. Policy LIV 35.2 - Mix of Uses Community Commercial Districts may include a mix of uses, as follows: . Principal uses: Retail, restaurants, offices, and other community services. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 12 of 18 Policy LIV 26.5 — Retain Differences among Neighborhoods Retain the size and pattern of lots and blocks, building style, street design details, street and outdoor lighting, and landscape characteristics in ways unique to a given neighborhood as infill and redevelopment occur. The proposed project keeps the existing street and block pattern intact while adding street trees, upgrading the paving and generally enhancing the pedestrian experience. Policy LIV 30.3 — Improve Pedestrian and Bicycle Access Improve pedestrian and bicycle connections within and to Commercial Districts as infill and redevelopment occur over time. (Also see the Transportation chapter.) • Provide direct access between commercial Districts and adjoining uses. • Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through parking areas, across streets, and along building frontages. • Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors. • Avoid superblocks, dead-end streets, and cul-de-sacs. • Coordinate with impacted neighborhoods to find context -sensitive solutions to address connectivity and neighborhood needs. Currently the sidewalks along Plum Street are either very narrow (2-3 feet) attached walks or they don't exist at all. Pedestrians are forced to walk on the street competing with bicycles and cars for space. The existing situation is unsafe and a serious community concern since Plum Street is a collector street and a direct route to the CSU campus. The Scott Plaza Apartments project will be dedicating right-of-way and incorporating detached sidewalks along all street frontages, greatly improving pedestrian safety and connectivity in the neighborhood. In addition, the applicant is committed to working with the property owner to the south to maintain a safe, convenient cross access adjacent to their property. Currently there is a break in the fence to allow pedestrians to walk down Scott Avenue and move between West Elizabeth Street and West Plum Street. This access point would keep its current location and the route would be enhanced to create a woonerf. It is possible that this project can also enhance the current off -site alley to create a safer route. Policy LIV 30.4 — Reduce Visual Impacts of Parking Policy LIV 30.5 — Parking Structures Do not allow parking structures to dominate the street frontage. Other parking structure considerations include the following: a. Minimize interruptions in pedestrian interest and activity for parking structures fronting primary pedestrian streets with retail or other uses with a high level of walk-in clientele along the ground -level frontage. b. On other streets where a parking structure's ground level will be occupied by cars, require a landscaped setback to soften the visual impact on the street and sidewalk. c. Use architectural elements to establish human scale at the street level along the frontage of primary pedestrian streets, plazas, and public spaces where practical. d. Incorporate architectural design that is compatible with adjacent buildings. e. Locate auto entrances so as to minimize pedestrian and traffic conflicts. f. Provide a safe and secure environment for both pedestrians and vehicular traffic. Policy LIV 30.6 — Reduce Land Devoted to Surface Parking Lots Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page I 1 or 18 City Plan Principles and Policies. Policy LIV 26.1 — Maintain Existing Neighborhoods Policy LIV 26.3 — Promote Compatibility of Uses The Scott Plaza Apartments is oriented away from single-family neighborhoods and within the Campus West/Community Commercial area designated in the West Central Neighborhood Plan. The developer has open communication with adjacent property owners to improve the safety, convenience, attractiveness and general livability of the immediate neighborhood, which includes a variety of student housing as well as commercial uses. We believe the Scott Plaza Apartments will raise property values and inspire other community improvements. Policy LIV 26.4 — Balance Resident Preferences with Communitywide Interests. In determining the acceptability of changes to parcels of land adjacent to existing residential developments, balance the adjacent residents' preferences with communitywide interests A neighborhood meeting was held August 22, 2013. Approximately nine people attended the meeting. There were very few concerns raised by adjacent neighbors. Many people were supportive of the project. The Applicant listened to comments from the neighborhood and the design has responded to their concerns. Additional notes are listed below. The Community Commercial District does not have a maximum density and the building height proposed by Scott Plaza Apartments does not exceed the maximum building height of 5-stories. The project is replacing poor quality single-family rental housing with new, higher density, upscale, energy efficient, student housing within walking distance of campus. The Traffic Impact Analysis prepared by Delich Associates, indicates that existing infrastructure is adequate to handle the expected increase in traffic volume. The trip generation of the project is expected to be significantly lower than other multi -family projects due to the proximity of the site to CSU. Since the project is located in the Transit Overlay District (TOD), no on -site parking is required. The parking garage will provide 97 vehicular parking spaces, which equate to one parking space for 50% of the residents. In addition, the project proposes up to three zip cars and a shared parking agreement with CSU. In addition to cars, two bus stops are located within 100' of the site and ample bike parking will be provided. Some of which will be in storage closets adjacent to each apartment. While property values are not considered a design criteria in the Land Use Code, we expect that the street and sidewalk improvements together with the upscale architectural design of the buildings will add tremendous value to the neighborhood over what currently exists. Thinking outside of the box For over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 10 of 18 north/south through former Scott Avenue. These pedestrian ways will not only be convenient and safe, but will also be fun, attractive urban places that contribute to the character of the neighborhood. • Existing bike lanes along Plum Street are adequate to provide safe and convenient bicycle movement through the neighborhood. • Zipcars will be provided to encourage alternative transportation through its car share program. As many as three Zipcars will be hosted on site. Neighborhood Design and Character Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.2 — Provide Creative Multi -Family Housing Design Policy LIV 22.3 — Offer Multi -Family Building Variation Policy LIV 22.4 — Orient Buildings to Public Streets or Spaces Policy LIV 22.5 — Create Visually Interesting Streetscapes Policy LIV 22.6 — Enhance Street Design and Image Most student -oriented multi -family housing projects in Fort Collins fit a suburban model of three-story buildings with 16-24 units in each. The architecture of buildings is identical or very similar. A centrally located clubhouse and pool is typically part of the plan. The buildings and associated surface parking are designed to create an enclave with an inward focus. The Scott Plaza project offers a fresh student housing model unique to Fort Collins. The project is designed to be highly urban in character oriented to public streets with an outward focus. The highly articulated street facade of the building changes its relationship to the street from west to east. The building setback creates an intimate plaza area then creates a formal urban edge as you move east. The architecture of the building offers a variety of building materials including fibrous cement board, stucco, architectural metal panels, and glass in a variety of color and textures that make the modem architecture exciting and appealing. The sizing of windows and doors as well as the articulation of other building design elements are careful to respect the human scale so that even though the building is large, they relate to the pedestrian and feel comfortable at the ground level. The main building entry is oriented to the neighborhood street sidewalk and the windows have been designed at an angle to provide southern exposure and sunlight. The pedestrian areas at the ground level offer a variety of seating opportunities, upscale street furniture and unique landscape details that include green wall systems, playful lighting, and possible life size chess. All these amenities occur within the framework of tree -lined pedestrian spines. Principle LIV 26: Neighborhood stability should be maintained and enhanced. Most existing residential developments will remain largely unaffected by these Thinking outside of the box for over Iwo decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 9 of 18 The West Central Neighborhood Plan developed in 1999 incorporates policies and plans to direct development in the three square mile area west and south of the CSU campus. Scott Plaza Apartments is proposed to be located in the Campus West/Community Commercial Area and is zoned C-C Community Commercial. The Community Commercial District is designed to provide a combination of retail, office, services, cultural facilities, civic uses and higher density housing. The Scott Plaza Apartments Project Development Plan (PDP) is supported by the following policies found in the West Central Neighborhood Plan. Policy F3 New multi -family structures must be designed and managed in such a way that reduces conflicts with single-family neighborhood character and lessen infrastructure impacts on single-family neighborhoods. Policy F7 The City should encourage the development of additional student housing by Colorado State University on, or adjacent to. the Main Campus. Policy H2 Bicycle and pedestrian improvements should be made to encourage the use of alternative modes of travel within and to/from the neighborhoods. Policy J1 Adequate parking should be required in all development and redevelopment projects. Policy J2 Parking areas should be designed to consider the aesthetic impacts on the visual quality of the neighborhoods. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 — Establish an Interconnected Street and Pedestrian Network Policy LIV 21.2 — Design Walkable Blocks Policy LIV 21.3 — Calm Traffic Policy LIV 21.4 — Provide Access to Transit The Scott Plaza Apartments is designed to become an integral part of the Campus West neighborhood. Design characteristics that contribute to this integration include: • It is oriented to existing public streets and reinforces the historic block pattern in the neighborhood. • Improvements to street sidewalks — Currently the streets adjacent to the project site have a rollover curb section at the edge of the street, which is inadequate to provide safe pedestrian movement. Students living in the area are forced to walk in the street on their route to the CSU campus or to the Campus West Commercial area. The Scott Plaza Apartments will provide wide detached pedestrian ways along West Plum Street and provide a safe pedestrian spine Thinking outside of the box for over two decades. 401 W. Mountain Ave.. Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www. ri pleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 8 of 18 Plaza Apartments's management policies are designed to eliminate noise problems before they happen. Hot tub hours are limited and there are a restricted number of people that can be in the area at one time. The number of guest that residents can have at one time is also restricted. In addition to these policies, the property manager will be on site at all times. APPLYING THE CITY STRUCTURE PLAN MAP Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community's desired future. Policy LIV 19.1 — Land Use Designations - Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use and transportation decisions. The Scott Plaza Apartments is consistent with the goals and objectives of the City's Structure Plan. The high -density student housing project will replace existing substandard housing and urban blight conditions with a compact urban development pattern that achieves the following objectives: • Locates high -density residential housing adjacent to activity centers (CSU campus and Campus West Commercial area) so residents can work, shop and recreate close to home. • Contributes to an interconnected transit system. With a transit stop located within 200' of the project students can conveniently access other activity centers in the community including the Mason Street BRT. • Encourages alternative modes of travel. With so many activities located within easy walking and biking distance, students will drive their cars less because it will be less expensive and more convenient to walk or bike. The end result will be fewer daily trips and overall reduced carbon emissions. Zipcars are also proposed to encourage car share programs. • Contributes to the success of a transit -oriented activity center. Locating a high - density student housing project adjacent to the Campus West Commercial area contributes to the success of both. Students will be attracted to The Scott Plaza Apartments because of the convenience of living so close to a diversified commercial area and the commercial area will benefit from the expanded student market. Principle LIV 20: Subarea and corridor planning efforts will be developed and updated as needed, tailoring City Plan's citywide perspective to a more focused area of the community, such as individual neighborhoods, districts, corridors, and edges. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 7 of 18 The lighting will be designed to achieve the desired illumination level and preserve "dark sky" views at nighttime, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Fixtures will be selected to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 — Design for Crime Prevention and Security Policy LIV 12.2 — Utilize Security Lighting and Landscaping The building at The Scott Plaza Apartments is oriented to the public street. This orientation heightens visibility that not only helps with police surveillance, but will increase observation by residents who feel a sense of ownership in the community. The Patio is visible from Plum Street and there is a one hundred foot gap between the Cambridge House Apartments and Scott Plaza Apartments. This gap will provide a direct sight line down the former Scott Ave. for anyone driving west on Plum Street. The landscape is designed to avoid hidden areas near building entrances. The parking garage is an open-air facility. The interior is well lit and the structure is designed to avoid "hiding" spaces. The elevator is located to encourage students to primarily use the Plum Street access point, which is a safer egress since it is located along a busy public street. LANDSCAPE DESIGN Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 — Encourage Unique Landscape Features Policy LIV 14.2 — Promote Functional Landscape Policy LIV 14.3 — Design Low Maintenance Landscapes Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. NOISE POLLUTION MITIGATION Principle LIV 18: The City shall reduce noise disturbances and pollution through enforceable, measurable, and realistic noise standards, and careful consideration of potential noise impacts. The Patio is oriented east towards other student housing projects. The woonerf is located to the east and to the south which borders commercial. In addition, The Scott Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 6 of 18 trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as "green" stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. (Also see the Transportation chapter.) The streetscape along the existing public streets adjacent to the project site are designed in accordance with the City street standards, allowing for a parkway, street trees, lighting and a public sidewalk located within the public right-of-way. The layout is simple, interconnected, and direct. The spaces between the public right-of-way and the buildings are integrated into the streetscape to create visually exciting and functional urban spaces. These urban spaces and adjacent courtyards include special paving, a variety of seating opportunities, lighting, trees and ornamental plant materials, bike parking and internet access. The project intends to vacate the Scott Ave. Right -of -Way. Within that dedicated twenty five feet a woonerf shall be designed in order to maintain the current pedestrian circulation. The woonerf specifies design elements which emphasize pedestrians and allow cars as a secondary use. Students currently use Scott Ave. to walk from Plum Street to the commercial area on Elizabeth through the private property. This project will allow that movement through an access easement and enhancement of the route. Stormwater management will be integral into the building design. There will be two stormwater towers which will detain water from the roof and release it slowly at the historical rate. On the southern portion of the site permeable pavers will provide detention below and release it to Elizabeth Street. Policy LIV 10.2 — Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Street trees are used to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Existing trees have been preserved where possible and trees that have been removed have been mitigated by planting trees that are larger than required on the site in locations where they will be both functional and attractive. Policy LIV 10.3 — Tailor Street Lighting While most of the lighting for The Scott Plaza Apartments will be provided by the public streetlights along the adjacent streets, the developer proposes to add pedestrian scale lighting where it is needed to provide good visibility and security during the evening and nighttime. This low-level pedestrian scale lighting will be along the former Scott Ave. pedestrian spine. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 • www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 5 of 18 Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.4 — Retain Existing Affordable Housing Retain affordable housing options in existing neighborhoods so that long-term residents can "age in place" and to meet the housing needs of various household types. The Scott Plaza Apartments addresses the need for affordability in several ways: • Locating high -density housing for students where they can access the campus, shopping, employment and recreational opportunities without using an automobile is a key component of reducing living expenses. The Scott Plaza Apartments will allow 194 students to live in a location where they can easily get along without owning a car. This is not only highly desirable from an environmental perspective but also makes going to college more affordable to students on a budget. • High -density multi -family housing helps to achieve affordability because land costs and infrastructure costs are spread over more units. • It will provide energy efficient 1-3 bedroom units that lower the student's utility costs making the living unit more affordable. Policy LIV 9.1 — Increase Efficiency and Resource Conservation Reduce net energy and water use of new and existing housing units in order to conserve natural resources, and minimize environmental impacts. • Building three -bed units creates less construction materials and translates into less environmental impact from a construction standpoint. • The landscape plan proposed for The Scott Plaza Apartments is intended to provide an attractive and sustainable landscape for many years to come. Plants are selected for hardiness, low water consumption and ease of maintenance. Xeriscape principles regarding plant material selection, soil amendments, mulches and irrigation will be incorporated throughout. COMMUNITY APPEARANCE AND DESIGN STREETSCAPES Principle LIV 10: The city's streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 — Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 4 of 18 compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. The Scott Plaza Apartments will help transform the area along Plum Street into a distinct place with identifiable character and more marketable frontage that will promote redevelopment. Needed amenities will include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new pedestrian connections: and landscaping and signage for identity and wayfinding. HOUSING Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 — Encourage Variety in Housing Types and Locations Encourage a variety of housing types and densities, including mixed -used developments that are well - served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 7.2 — Develop an Adequate Supply of Housing 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. Policy LIV 7.4 — Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy LIV 7.6 — Basic Access Support the construction of housing units with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory —related abilities. Policy LIV 7.7 — Accommodate the Student Population Plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well -served by public transportation. The Scott Plaza Apartments will provide a high density, unique housing type designed to offer students the ability to live just off campus in an exciting urban environment, designed with their needs in mind. The rental apartments are designed to be safe, convenient, comfortable and affordable for the average student. There will be adequate parking facilities for bikes and cars as well as a centrally located transit stop. The location is convenient to campus as well as a variety of goods and services available at the adjacent Campus West commercial area. Amenities for the residents include The Patio which will consist of outdoor hot tubs, grills, fire pit, lounge area, ping pong table, TV's, and other games; bike garage where students have access to a variety of bike tools and stands; and Scott Plaza which has a large gathering area, tables, benches, lighting, and possible games such as life size chess. In addition students living at Scott Plaza Apartments are just one block from the CSU athletic fields and Moby Gymnasium and are also just a few blocks from City Park, which includes 172 acres of open space with sport fields, a lake, natural areas, a swimming pool, playground, and a golf course. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 • www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 3 of 18 The developers of The Scott Plaza Apartments will be paying City fees that ensure that the development pays its share of the cost of public improvements. INFILL AND REDEVELOPMENT City Structure Plan Map Principles and Policies for Districts and Neighborhoods, as applicable. Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 — Encourage Targeted Redevelopment and Infill Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map (See Figure LIV 1). The purpose of these areas is to: • Promote the revitalization of existing, underutilized commercial and industrial areas. • Concentrate higher density housing and mixed -use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity. • Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips. • Promote reinvestment in areas where infrastructure already exists. • Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. By locating in a Targeted Infill and Redevelopment Area, The Scott Plaza Apartments will be achieving many of the City's specific objectives in regard to infill development. • It will promote the revitalization of the Campus West commercial area, an existing, underutilized commercial area near campus. • It will concentrate higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity. • It will enable students to access the campus, jobs, and services with fewer and shorter auto trips. • It will provide reinvestment in an area where infrastructure already exists. • It will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. Policy LIV 5.4 — Contribute to Public Amenities. Explore options for private development to help contribute to the additional public amenities needed in areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas into distinct places with identifiable character and more marketable frontage that promotes redevelopment. Needed amenities usually include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new secondary streets; and landscaping and signage for identity and wayfinding. Options for helping developers with these amenities include tax increment financing, improvement districts, and context -sensitive design and engineering standards for streets and development. Principle LIV 6: Infill and redevelopment within residential areas will be Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com The Scott Plaza Apartments City Plan — Principles and Policies Page 2 of 18 of this property will remove the current blighted conditions and replace it with new, high quality, attractive student -oriented housing close to campus. In addition to alleviating visual blight in the area, the student population that will be living in The Scott Plaza Apartments will provide an economic boost to the adjacent Campus West commercial district. ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES Policy ENV 8.6 — Prevent Pollution Promote prevention of air pollution at its source as the highest priority approach in reducing air pollution emissions. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). The Scott Plaza Apartments PDP will provide housing for 196 students located within easy bike and walking distance of the CSU Campus, the Mason Street BRT and other activity centers. The site is an ideal location for student housing because it will encourage students to use alternative modes of travel and help reduce vehicle miles traveled. Development of high -density student housing at this location will help the City reach their goals of encouraging alternative modes of travel. COMMUNITY AND NEIGHBORHOOD LIVABILITY PRINCIPLES AND POLICIES The principles and policies in this section carry forward the Cin Plan vision for a community with a compact land use pattern within a well-defined boundary, adequate public facilities, and development paying its share of costs of necessary public facilities and services. GROWTH MANAGEMENT Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Principle LIV 3: The City will coordinate facilities and services with the timing and location of development and ensure that development only occurs where it can be adequately served. The Scott Plaza Apartments PDP is located within the City's Growth Management Area where it can be adequately served by streets, utilities and urban services. Furthermore, the property is located within the Targeted Infill and Redevelopment Areas, which the City has determined to be a priority for future development, capital investment, and public incentives. City utility improvements within Plum Street are scheduled to happen prior to Scott Plaza Apartments opening. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, GO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigni nc.com land planning ■ landscape architecture ■ urban design ■ entitlement September 11, 2013 The Scott Plaza Apartments Project Development Plan (PDP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 ECONOMIC DEVELOPMENT Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 —Prioritize Targeted Redevelopment Areas Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter's Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. Policy EH 4.2 — Reduce Barriers to Infill Development and Redevelopment Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to Infill development and redevelopment. Emphasize new policies and modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. The Scott Plaza Apartments is proposed to locate within the Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter). The site currently consists predominantly of single-family and multi- family rental houses that are in poor condition and not being properly maintained. The quality of the existing housing is substandard in most cases. The adjacent properties are student housing to the north, east and west. Commercial abuts the south property line. Pedestrian linkages are poorly defined or nonexistent altogether. Redevelopment Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 ■ Fort Collins, CO 80521 ■ tel. 970.224.5828 ■ fax 970.224.1662 ■ www.ripleydesigninc.com