HomeMy WebLinkAboutBELLA VISTA - PDP - 45-01A - SUBMITTAL DOCUMENTS - ROUND 6 - PLANNING OBJECTIVEScannot be supported by City Plan or the Land Use Code.
10) Project Name.
a) The applicants for Bella Vista are not aware of any previous names assigned or any previous
development applications made to the City of Fort Collins for this property. An early concept
for Bella Vista was presented at a Conceptual Review Meeting on April 3, 2000.
11) Anticipated Development Schedule.
a) Construction at Bella Vista is expected to begin in June of 2002. Construction of Buildings A
and B should be completed by early or mid-2003; with total site build -out by sometime in 2005.
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b) This site represents an opportunity to create a more complete neighborhood by adding an
element of higher -end multi -family residential uses, bolstering the adjacent "Community
Commercial" area, and demonstrating the "urban ambience" sought by City Plan.
c) Parking should be largely hidden from public view; and resident parking should be covered,
safe, and clearly distinguished from guest/patron parking.
d) While the development is primarily residential, non-residential uses that may help reduce the
number (and/or length) of automobile trips by residents of the site and surrounding area - and
uses that foster social gathering - should be included.
7) Applicable LUC Criteria.
a) Article 3 criteria — as applicable — are met to the best of the applicant's knowledge.
b) MMN District criteria are addressed as follows:
i) Purpose. Bella Vista provides concentrated housing within easy walking distance of
transit, and a commercial district; proposes supporting land uses that serve the
neighborhood; and is configured to create an inviting and convenient living environment.
ii) Uses. "Type 1" uses as per the L.U.C. are proposed.
iii) Land Use Standards.
(1) The density proposed exceeds the minimum code requirement of 12 d.u./ac.
(2) The site is less than 16 acres, so there is no requirement for a mix of housing types.
(3) Over 90% of the dwellings are within % mile of an existing Community Facility (the
Youth Activities Center at Stanford and Monroe).
(4) The plan comprises less than 10 acres, but contributes to the overall mix of land use
within the surrounding area as described above.
iv) Development Standards
(1) The block configuration, size, and structure have been pre -determined by existing
streets and adjacent development.
(2) Over 50% of the block faces consist of building frontage, plazas, and other functional
open space.
(3) Building Height is governed by L.U.C. Section 3.8.17 (A) (3).
(4) No minimum setback from street rights -of -way is required.
8) Conflict Mitigation.
a) Proposed buildings are oriented so that windows look away from the adjacent apartment units,
and toward mountain and lake views. Adjacent Cove Island Townhome buildings are oriented
toward Warren Lake, and away from the Bella Vista site.
b) Ground floor non-residential uses are placed in the locations most impacted by traffic.
c) Terraced landscape treatment along perimeter streets creates a pedestrian scale environment
while providing enhanced privacy for residents.
9) Primary Neighborhood Meeting Issues included:
a) Building Height.
i) The buildings are decreased in height as the distance from the commercial area
increases, and to complement the "stair step" design of the Marriott.
ii) Architectural articulation (breaking up facades, roof forms, balconies, first floor patios
and plazas) has been increased to provide additional visual relief.
b) Land Use Mix.
i) The proposed non-residential uses are limited, and are of low intensity. The provision
of these uses is clearly consistent with the intent of City Plan.
c) Horsetooth Road Access.
i) The proposed right-in/right-out access is located to allow the Stanford intersection to
function as needed, and to allow continued full movement into the Cove Island townhomes.
d) Pedestrian vs. Automobile Orientation.
i) The argument that, "All of the surrounding area is totally automobile oriented, and
therefore a pedestrian friendly urban environment is therefore inappropriate." Simply
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architectural standards......
d) Districts Principles and Policies
i) Policy RD-1.4 Landmarks and Views. View corridors to the mountains or other
landmarks should be a basic consideration in the arrangement of streets, Neighborhood
Commercial Centers and other shared spaces within a Residential District.
ii) Principle CCD-1: Community Commercial Districts will be community -wide
destinations... offering retail, offices, services, and higher density housing. The
physical environment will promote walking, bicycling, transit and ridesharing, as
well as provide a high quality urban life for residents. Vertical mixed -use will be
encouraged.
(1) Bella Vista represents an opportunity to make up for many of the shortcomings of the
adjacent Community Commercial area.
iii) Policy CCD-1.1 Primary Activity Centers. Community Commercial Districts will be
uniquely distinct and identifiable places. These Districts are primary activity centers within
the community and should act as important destinations for living, working, and shopping...
e) Corridors Principles and Policies
i) Policy TC-1.1 Locating Transportation Corridors. Transportation Corridors
will include... Horsetooth Road...
ii) Policy TC-4.4 Density of Development A compact land use pattern will guide
development of Transportation Corridors by providing densities necessary to
support alternative modes of travel, such as walking and bicycling...
iii) Policy TC-4.5 Infill and Redevelopment. The City will encourage infill and
redevelopment in corridors that complement and support the efficiency of the
Transportation Corridor.
3) Site Design Elements.
a) Open areas at Bella Vista comprise an intricate system of terraced walkways, urban character
plazas, courtyards, formal streetscape treatment, perimeter landscape buffering, and a more
passive open area in the easterly portion of the site.
b) Access, circulation, and parking are designed according to Code requirements, balanced with
direction from City Staff. Full movement access is located at the northerly end of the site
frontage on Stanford Road; a right-in/right-out access is provided on Horsetooth Road at a
location that allows the needed left turn lanes at Stanford/Landings while allowing the existing
full -movement access into the Cove Island Townhomes to remain; An "in only" access to the
underground residential parking is provided on Stanford Road across from the existing
driveway access serving the Stanford Plaza office building.
c) Buildings are designed with respect to the NEIGHBORHOOD CHARACTER elements listed
above. The proposed buildings will provide a visual focus and an improved mix of housing and
other uses to help create a more complete neighborhood.
4) Ownership and Maintenance.
a) All common areas at Bella Vista are anticipated to be owned and maintained by a property
owner" association.
b) Dwelling units and non-residential building spaces are anticipated to be held in condominium
ownership.
5) Estimated Employment.
a) Employment for 40 to 60 persons — a number of who may be residents of the site —is expected
at Bella Vista.
6) Planning Rationale and Assumptions that have shaped the plan for Bella Vista include:
a) The basic premise of City Plan — the promotion of quality, urban, infill at higher intensity — is
appropriate at this site located at the juncture of one of Fort Collins' key activity centers, with
existing surrounding employment and residential uses.
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and districts, if they are designed to enhance the use of alternatives to single -occupant
motor vehicle transportation....
viii) 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... Community Commercial Districts, and Residential Districts
throughout the City.
ix) Policy GM-5.1 Phasing of Development...... Preferential consideration will be given
to the extension and augmentation of public services and facilities to accommodate infill
and redevelopment...
x) Principle GM-8: The City will promote compatible infill development in targeted
areas within the Community Growth Management Area Boundary.
c) Neighborhoods Principles and Policies achieved by the Bella Vista Plan include:
i) Policy MMN-1.3 Non -Residential Uses. Secondary uses can fit this transitional
higher -activity location including the following:
(1) Offices and clinics
(2) Small businesses with low traffic and visibility needs such as service shops, studios,
workshops, bed -and -breakfasts, and uses of similar intensity
(3) Neighborhood serving retail uses.
ii) Principle MMN-2: The layout and design of a medium density Mixed -Use
Neighborhood will form a transition and a link between surrounding neighborhoods
and the... Community Commercial District
iii) Policy MMN-2.2 Relationships and Transitions at Edges. Non-residential uses and
larger buildings of multi -family housing should be encouraged to be near the commercial
core...
iv) Policy MMN-2.3 Building Orientation. Buildings will face public sidewalks or other
public outdoor spaces that connect to streets... Parking lots must not be the primary focus
of buildings. Examples of public outdoor spaces include... squares, gardens with
walkways, and courtyards.
v) Principle MMN-3: A Neighborhood Commercial Center will provide uses to meet
consumer demands from surrounding Residential Districts for everyday goods and
services, and will be a pedestrian oriented place that serves as a focal point for the
surrounding neighborhoods.
vi) Policy MMN-3.2 Surrounding Neighborhoods. The Neighborhood Commercial
Center should be integrated into the surrounding Medium Density Mixed -Use
Neighborhood, contributing to the neighborhoods positive identity and image...
vii) Policy MMN-3.3 Urban Design Character. Buildings will be placed to form active
commercial street fronts and other connecting pedestrian spaces. The visual dominance
of parking should be reduced by ... forming interior -block locations for parking...
viii) Policy MMN-3.6 Central Feature or Gathering Place. A Neighborhood Commercial
Center will include a comfortable, prominently located plaza or other public gathering place
with amenities such as benches, kiosks,..... Other recreation uses could be combined with
the public gathering space.
ix) Policy EXN-1.4 Infill Development and Redevelopment Infill/redevelopment
policies... will apply to proposals for such activity in designated areas.... For parcels under
20 acres, infill activity will be supported if designed to complement and extend the positive
qualities of surrounding development and adjacent buildings... Compatibility with
existing elements does not mean uniformity.
x) Policy EXN-1.5 Introduction of Neighborhood -Related, Non -Residential
Development New services, conveniences, and/or gathering places will be supported in
an existing neighborhood that lacks such facilities, provided they meet performance and
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2) City Plan Principles and Policies achieved by the plan are outlined and paraphrased below:
a) The City Plan Community Vision document emphasizes the need for a compact land use
pattern (more intense infill is preferable to low density sprawl), variety in housing, pedestrian
friendly plans, "...and the creation of a distinct urban ambience."
i) Infill and redevelopment will build on the unique and positive qualities of the
neighborhood in dynamic and creative ways.
ii) Housing distribution throughout the community should serve eve income.
i) Community Commercial areas (i.e. the area designated adjacent to Bella Vista)
combine moderate density residential, employment, service, retail, and other uses. The
environment will be conducive to walking bicycling and other modes; Vertical mixed -
use is to be encouraged. Bella Vista represents an opportunity to remedy some
of the shortcomings of the designated Community Commercial area adjacent to the site.
ii) Community growth will be structured in a compact pattern that facilitates pedestrian,
bicycle, and transit travel.
iii) The City is to encourage the private sector to help reduce the number (and length) of
daily trips made by single -occupant vehicles. Vertical mixed -use and higher density near
jobs and services facilitates that goal.
iv) Walking is to be a practical and enjoyable means of travel.
v) The viability of cycling as a transportation choice is to be enhanced.
vi) Housing in many different forms is to be provided in attractive, safe neighborhoods that
encourage walking and social interaction.
vii) Fort Collins will promote the development of high quality multi -family throughout the
community.
viii) The community system of open spaces will include urban streetscapes.
ix) Preferential consideration is to be given to infill and
redevelopment with adequate public utilities and services.
b) Community -wide Principles and Policies achieved by the Bella Vista plan include:
i) Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by
directing future development to mixed -use neighborhoods...
ii) Policy T-5.1 Land Use. The City will promote a mix of land use and activities that will
maximize the potential for pedestrian mobility throughout the community.
iii) Policy T-7.1 Pedestrian Facilities. The Citywill encourage the provision of pedestrian
scale improvements that fit the context of the area. This is to include attractive
improvements which enhance the character and pedestrian scale of the urban
environment, and encouraging outdoor cafes and activity areas that contribute to the
character and human scale of the sidewalk environment.
iv) Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal
architectural fashion to reinforce, define and connect the spaces and corridors created by
buildings and other features along a street....
v) Policy CAD-2.2 Public Space Design. Mixed -use commercial proposals should
incorporate pedestrian circulation, plazas, sitting areas, and the like.
vi) Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing
types and densities, including mixed -use 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, shopping,
and in designated neighborhoods and districts.
vii) Policy ENV-1.21 Land Use. The City will support proposals for higher density
residential development and mixed land use development in appropriate neighborhoods
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BELLA VISTA
Statement of Plannin_g Objectives
November 28, 2001 — Updated April 3, 2003
Bella Vista embodies the basic philosophy of City Plan — that higher quality,
pedestrian oriented, higher intensity mixed -use infill development is to be encouraged
as a positive alternative to low density, automobile oriented sprawl.
1) Site Description.
a) Bella Vista is located on a t3 acre site at the northeast corner of East Horsetooth Road and
Stanford Road in Fort Collins.
b) The City of Fort Collins Structure Plan indicates this property is a part of a Medium Density
Mixed Use Neighborhood Area; and this specific site is located at the confluence of
Employment, Community Commercial, and Residential districts.
c) The Structure Plan also indicates that Medium Density Mixed Use Neighborhoods should be
located next to Community Commercial Districts and along existing or future transit routes, and
should have higher densities. The plan further assumes that about 10% of the new housing
built in the early 215t Century will be in the form of infill development, indicating that infill sites
will necessarily be developed at a higher level of intensity.
d) An important goal of the Structure Plan is, "...to work towards more complete
neighborhoods... so more of our daily needs are met closer to home.
This will reduce dependence on driving..... [These] changes [will be]
occurring in existing neighborhoods over time, as opportunity allows.,,
e) Key NEIGHBORHOOD CHARACTER elements of the existing area surrounding
Bella Vista include:
i) A definable pattern of increase in building height, mix of uses, and
development intensity centered on the lot including the Marriott Hotel and
the Marriott expansion site adjacent to Bella Vista..
ii) A mix of sloped and flat roof forms; with generally more flat roofs to the
north and west of the site, and more sloped roofs to the south and east.
iii) A wide variety of building finish materials including stucco, wood, brick
and other masonry.
iv) A "stair step" architectural approach to the highest buildings.
v) A "saw -tooth" building pattern along the Horsetooth Road frontage
adjacent to the corner of Horsetooth and Stanford.
vi) A mix of contemporary and more traditional architectural forms.
vii) The lack of an identifiable neighborhood center.
viii) A generally good variety of housing types, but a lack of "higher -end"
multi -family units.
ix) The confluence of land uses at the intersection of Horsetooth and
Stanford is also located at one of only two signalized four-way intersections
between College Avenue and Lemay Avenue.
x) While Horsetooth Road features a formal vista of Horsetooth Mountain,
no other strong visual landmarks exist as termini for street vistas. The
alignment of Stanford Road and Landings Drive create the opportunity for a
strong visual landmark at the northeast corner of Horsetooth and Stanford.
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