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HomeMy WebLinkAboutHOWES STREET HIDEAWAYS, PHASE II - PDP/FDP - 35-97 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESNeighborhood Meeting. A neighborhood meeting was not required for this project. Name of project and previous conceptual review. The name of this project is "Howes Street Hideaways - Phase I1". This is an extension of the Howes Street Hideaways project to the immediate south of the site. The applicant presented the project at conceptual review on October 20, 1997 and is not aware of any other conceptual review or submittals for the property. In summary, the applicant believes that the proposed development is compatible to the neighborhood including the existing residential and commercial uses because the proposed buildings are compatible to the existing surrounding buildings in terms of scale, height, mass and bulk of the buildings. Pedestrian, bicycle access and public transportation are currently available to the site. The proposed development meets or exceeds all of the development standards for the CC - Community Commercial zone district related to residential development and will help the City promote the compact urban development pattern as directed in City Plan. 6 policies for new neighborhoods. Other policies for new neighborhoods should be taken into consideration, if applicable. For parcels under twenty (20) acres, such infill and redevelopment activity will be supported if designed to complement and extend the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. Forms of potential infill development include: The addition of new dwellings on vacant lots and other undeveloped parcels surrounded by existing residential development Dwelling units added to existing houses (e.g., basements or upstairs apartments) Small, detached dwellings added to lots of sufficient size with existing houses (e.g., "alley houses" or : granny flats") Redevelopment of properties Neighborhood -related, non-residential development Districts -Downtown District (DD) Principle DD-1: The Downtown will provide a balanced mix of land use activities. While encouraging a mix of land uses throughout the Downtown, the predominant land use character of each sub -district will be maintained. Land use intensity should decrease as distance from the center of each sub -district increases — establishing a transition between urban uses and adjacent neighborhoods. A mix of housing types for all income levels, family types, and age groups, with a variety of prices and rent levels, will be encouraged. Policy DD-1.1 Land Use. Basic land use activities will be clustered in district and compact sub -districts located to promote the movement of pedestrians between areas and to efficiently use public services and facilities, while preserving the historical buildings and character of the area. A mix of complementary and supportive land uses will be encouraged in each sub -district. Principle DD-5: The Downtown District will be served by a balanced transportation system designed for motor vehicle, bus transit, pedestrian, bicycle and, if feasible, passenger rail travel. Description of proposed open space, buffering, landscaping, circulation, transition areas, wetlands and natural areas on the site. The proposed development is located in a highly developed neighborhood on an existing residential lot of less than '/a acre. Proposed open space includes the typical residential yard with landscaping consisting of trees, shrubs and turf. The proposed use is consist with the adjacent uses so no additional buffering or transition areas are proposed and there are no natural areas located on the site. Statement of proposed ownership and maintenance of public and private open space areas. As stated above, the proposed open space includes the typical residential yard with landscaping and also the parking areas. These areas will be owned and maintained by the property owner. Natural area and wetland area conflicts. There are no natural areas or wetlands located on or adjacent to the site. k Growth Management Principle GM-5: The provision of adequate public facilities and phasing of infrastructure improvements will be important considerations in the timing and location of development. Policy GM-5.1 Phasing of Development. The provision of public facilities and services will be utilized to direct development in desired directions, according to the following considerations: Development will only be permitted where it can be adequately served by critical public facilities and services such as water, sewer, police, transportation, schools, fire, stormwater management, and parks. New roads and other City services shall not be extended to serve development which is inconsistent with City Plan or other regional plans as adopted by the City. Moreover, the City shall not enter into any agreements with other jurisdictions to jointly fund or construct infrastructure improvements or provide services that might foster growth which is inconsistent with these plans. These policies will not preclude the City from working with other jurisdictions to provide services and facilities which benefit the entire community such as water and wastewater facilities, regional trails, open space and parks. Development which occurs within the Community Growth Management Area shall have at least one -sixth of its boundary area contiguous with existing urban development. Preferential consideration will be given to the extension and augmentation of public services and facilities to accommodate infill and redevelopment before new growth areas are prepared for development. Principle GM-6: Development will pay its "fair share" of the cost of providing needed public facilities and services. Policy GM-6.1 Fees and Development Requirements. The City will have a efficient and fair system of fees and development requirements that assesses the costs and benefits of financing public facilities and services, the need for which is generated by new development. Principle GM-8: The City will promote compatible infill development in targeted areas within the Community Growth Management Area boundary. Policy GM-8.2 Incentives. The City will explore incentives for targeted infill areas, such as density bonuses allowing additional residential units and non-residential floor area, and reduction in required parking. Policy GM-8.3 Development Review System. The City will make the development review system more predictable and efficient by defining permitted uses that can be approved more quickly, subject to specific design standards to ensure compatibility with existing neighborhoods, compliance with environmental regulations, and conformance with City Plan. Neighborhoods Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alley and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior block parking access. Policy EXN-1.4 Infdl Development and Redevelopment. Infill/redevelopment policies, standards, and procedures will apply to proposals for such activity in designated areas. Residential development on any parcel over twenty (20) acres will be subject to density 4 Housing Principle HSG-1: A variety of housing types and densities will be available throughout the urban area for all income levels. Policy 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 neat public transportation, 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, that is proportionately balanced to the wages of our labor force. Policy HSG-1.4 Accessory Housing Units. The City will recognize accessory housing units as a viable form of additional, and possibly affordable housing, and will develop special permit procedures, criteria, and restrictions governing their existence that are designed to facilitate their development while protecting existing residential neighborhood,,, character. 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. Policy HSG-1.5 Special Needs Housing. The housing needs of all special populations within the community should be met. Residential -care facilities, shelters, group homes, elderly housing, and low income housing should be dispersed throughout the Fort Collins urban area and region. Principle HSG-2: The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing housing stock. Policy HSG-2.2 Incentives. The City will support and encourage the private development of affordable housing by offering incentives and reducing local government barriers to the construction of additional units. Policy HSG-2.3 Development Practices. The City will seek opportunities to modify land use regulations and permit processes that make project approval timelines, achievable densities, and mitigation costs more predictable. Policy HSG-2.4 Preservation of Neighborhoods. The City will attempt to retain existing affordable housing stock through conservation efforts of older residential neighborhoods. Policy HSG-2.5 Distribution of Affordable Housing. The City will encourage a community -wide distribution of affordable housing in all neighborhoods to promote diverse neighborhoods. Policy HSG-2.7 Impact of New Policies and Regulations. The City shall assess the effects of new policies and regulations, or changes to existing policies and regulations, on housing development costs and overall housing affordability, in order to achieve an appropriate balance between housing affordability and other objectives such as urban design quality, maintaining neighborhood character, and protecting public health, safety and welfare. Principle HSG-3: Neighborhood stability must be maintained and enhanced. Policy HSG-3.2 Historic Residences. The City will explore opportunities to combine development efforts with historic preservation. The City will place priority on preserving existing residential structures of historic value. 3 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. Policy T-1.2 Multi -Modal Streets. Street Corridors will provide for safe and convenient use of all modes of travel, including motor vehicles, transit, bicycles, and pedestrians. Policy T-2.2 Transit Stops. Transit stops will be integrated 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. Transit stops should be provided no more than '/a mile walking distance of most residences to the extent feasible. 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. Principle T4: 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 an urban growth pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence of motorized transportation in neighborhoods and other pedestrian and bicycle -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. b. Bicycle access should be improved to major activity centers, schools and neighborhoods, and barriers removed in these areas to improve circulation. Facility development, safety and convenience should be established throughout these designations. Level of service standards for bicyclists should be higher in these areas. Principle T-5: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with 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-5.1 Land Use. The City will promote a mix of land uses and activities that maximize the potential for pedestrian mobility throughout the community. Policy T-5.3 Continuity. The City shall provide a safe, continuous and understandable pedestrian network incorporating a system of sidewalks, crossings and trails throughout the community. Community Appearance and Design Policy CAD4.2 Lighting and Landscaping. Security lighting should generally be at low, even levels to create comfortable area -wide visibility and not highly contrasting bright spots and shadows. Lighting should se selected to reduce glare and preserve "dark -sky" views of night skies. Landscaping should be designed to avoid hidden areas, particularly where such areas may be used at night, such as near building approaches and entrances. Principle CAD-5: The quality of life in Fort Collins will be enhanced by the preservation of historic resources and inclusion of heritage in the daily life and development of the city and community. Policy CAD-5.5 Landmark Designation Program. The City will actively encourage property owners to designate their properties. 2 Howes Street Hideaways -Phase II Statement of Planning Objectives Overview of Proposed Project The applicant, Vantage Properties LLC, has submitted a combined Project Development Plan and Final Compliance Review for the Howes Street Hideaways - Phase H. The proposal is to construct two (2) single family attached units on an existing lot at 510 South Howes Street. The existing historic house on this lot would remain in its current condition and use but the existing garage would be removed. The new units would each have three (3) bedrooms, be approximately 1,275 square feet in size and get there primary vehicle access from the existing alley. Parking would also be from the alley. The proposed single family attached units are similar in style and character to the six (6) existing single family attached units to the immediate south and similar to the character of the multi -family units to the east across the alley. If approved, development of the homes would begin immediately and completion scheduled for around August of 1998. Statement of appropriate City Plan Principles and Policies The applicant believes that the proposed plan as submitted achieves many of the City Plan Principles and Policies as follows: Land Use Principle LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form The desired urban form will be achieved by directing future development to mixed use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. Principle LU-2: The city will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City -Wide Structure. The City will adopt a city-wide structure of neighborhoods, districts, corridors, and edges as a means of creating identifiable places and achieving the goals of compact development that is well -served by all modes of travel. Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. 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 T1-1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand management plans that support effective transit, an efficient