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HomeMy WebLinkAboutHEARTHFIRE PUD - RESUBMITTED PRELIMINARY (REMAND FROM CITY COUNCIL) - 31-95C - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT SUBMITTAL AND RESUBMITTALM I ��~ 23 1 BS. �� 84 pubstation Q2 21 ry ® 1 I I SF 280 a 128 �.Zzr I Q 24k I 81 0. / MF C 9 5 30 22 ®1 � LEGEND I. 1\`C D dralnage/detention �� 44 VAC 70.."�� AC SF single-family residential \\ O MF multi —family residential D D I NC neigh. commercial/ I 70 32 30 office �\ BS business services/office AC 0011** highway y commercial h highw NOTE: This acreage breakdown does not include 25 additional I industrial acres for drainage channels. N SUMMARY O superblock Figure 10. In summary, the developer of the Hearthfire P.U.D. has exceeded all of the requirements of the City's LDGS criteria with the proposed ODP and.Preliminary Site and Landscape Plan, but based upon the concerns fo the surrounding neighborhoods regarding the traffic and overall density, and the location of the site near the northern edge of the City's Urban Growth Area, the developer is willing to reduce the overall density to 1.7 DU/ac based upon the following: 1. The project is within the city limits but is located immediately adjacent to lower density county developments. The plan as revised would provide a very effective transition from the higher density city development to the lower density county development. 2. The project is contiguous to the Richard's Lake P.U.D. which has an approved ODP, with a planned density of 3 DU/ac. Phase One of the development is completed and nearly 400 sewer taps have been prepaid. With the Hearthfire P.U.D. located between the Richard's Lake P.U.D. and the low density county development, the revised plan would be very effective in transitioning from the higher densities to the county development. 3. There are no significant traffic or access issues as determined by the traffic consultant and the City's Traffic Engineer. Page 9 of 11 E:\WPDOCS\PROJEC7S\1623\PLAN2.OB1 March 15, 1996 Appendix Exhibit A Development patterns map Exhibit B Point charts E and H with documentation (eight pages) Exhibit C Existing development map Exhibit D Annexation trends map Exhibit E Preliminary Site and Landscape Plan in color Exhibit F Detail of core area Exhibit G Overall Development Plan, O.D.P Exhibit H Austin Mortgage letter Exhibit I Aerial photo with Hearthfire P.U.D. simulated Exhibit J Aerial photo looking northeast Exhibit K Major employers Exhibit L Richard's Lake P.U.D. Exhibit M Goals and Objectives list Exhibit N Example of mixed use structure Exhibit O Example of multi -family units Exhibit P Traffic Consultant Letter Page 11 of 11 E:\WPDOCS\PROJECTS\1623\PLAN2.OBJ March 15. 1996 4. The project as revised would provide affordable housing for the residents of Ft. Collins at a time when housing values have skyrocketed within the city. This is made possible by the use of several innovative planning techniques including the use of the granny flat garage apartments. The project is able to provide for this type of housing at this time because of the lower land costs and the existence of all utilities adjacent to the site. As development occurs in the future to the south and east of the site, land values will escalate and affordable housing will be harder and harder to provide. The developer believes the Hearthfire P.U.D. and Preliminary Site Plan exceeds the current City LDGS criteria, but also incorporates many of the new planning techniques associated with the neo-traditional style planning while addressing the concerns of the neighborhood and the City of Ft. Collins. E:\WPDOCS\PROJECPS\1623WLAN2.OBJ March 15, 1996 Page 10 of I ass Figure 9. Access to I-25 will ultimately be through the Richard's Lake P.U.D. to LCR 11 and south to East LCR 50 then east to the interchange at Anhors. The Busch (Pinter refer to intersections are hAbbotsfordAccess Gregory Road, Lemay, and Country Club concern for the neighbors. The primary Road. This concern in not unexpected when an existing neighborhood is faced with additional traffic. That is not to say the neighborhood concerns are completely unfounded, but accident reports and professional traffic evaluations both by the City and the applicant's consultant show that the road system now and as proposed is well within acceptable standards. Abbotsford and Inverness will carry a traffic volume comparable to ..... The applicant has agreed to pave Abbotsford and Inverness, both of which are currently gravel (please refer to exhibit M). EMPLOYMENT There are 11 significant employers in Fort Collins with over 250 hundred employees. All but one is near existing housing creating the opportunity for reduced commuting time and even the possibility of people walking or riding their bikes to work. The one employer who does not have this situation isithin bicycle/pedestrian nheier-Bch with commuting distance 728 employees. The Hearthftre project will provide a wide selection of housing types from Anheuser-Busch. The current brewery facility only represents a portion of the potential employment planned for the Anheuser-Busch activity center (please refer to figure 10). This employment and activity center may evolve into one of the largest within the city. It is important that safe, as well as, aesthetically designed pedestrian/bicycle routes and trails are planned in addition to efficient transit connections from all new and existing neighborhoods. If these systems are properly planned for now, there will be significant reductions in the reliance on the automobile without any less access and mobility. E:\wP001C5\PR0JECTS\1623\PLAN2.0BJ March 15, 1996 Page S of 11 PARCEL PHASE I AREA (ACFMS) LANDUSE DENSITY (CWAC) YIELD f0u1 A 10.2 LOW -DENSITY RESIDENTIAL 1.08 II UNITS B fo.4 LOW -DENSITY RESIDENTIAL 0.S4 6 UNITS C 10.1 LOW -DENSITY RESIDENTIAL 2.9 30 UNITS D 9.3 LOW -DENSITY RESIDENTIAL 1.08 10 UNITS E 2.4 MED-DENSITY RESIDENTIAL 5.0 12 UNITS F 26.3 LOW -DENSITY RESIDENTIAL 1S 103 UNITS G 1.3 LOW -DENSITY RESIDENTIAL 4.6 6 UNITS H 2.6 LOW -DENSITY RESIDENTIAL 3.1 6 UNITS 8.1 OPEN SPACE - - - - -1-1,3 SUBTOTAL 2.6 186 UNITS PHASE 2 28.0 OPEN SPACE - - - - 68.6 TOTAL RESIDENTIAL 1.8 18fc UNITS 105.3 TOTAL ACREAGE Figure 8. This reduction will allow a reasonable transition from the existing county tracts immediately adjacent to the west and northeast boundaries yet maintain a dynamic range of housing types, from 1 1/2 acre estates lots to multi -use apartment/commercial units in the core area (please refer to exhibit "I"). CIRCULATION Circulation through the project is directed away from the neighborhood core by virtue of the circuitous circulation route and the roundabout. Within the village area a grid pattern is used in order to offer numerous routes for both pedestrian and vehicles. This will result in generally lower traffic volumes while providing variety for the pedestrian, encouraging people to "explore" the neighborhood, walk to pick up the mail or a loaf of bread at the community building. The neighborhood center will also act as a transit hub where a future bus or carpool connection would be trade. Pedestrian and bicycle access to adjacent neighborhoods has been accommodated by the bike routes on Hearthftre Drive as well as greenbelt connections to LCR 13, Richard Lake, Richard's Lake P.U.D. and the existing wetland to the north. In addition, Douglas Road has sufficient shoulder area for a bike route. Deflection testing will be done prior to final submittal in order to determine whether overlay paving will be necessary. If Douglas Road is overlaid with additional pavement the shoulders could be included (please refer to figure 9). The most direct route to shopping at the new Albertson's Center on North College and Old Town is via Douglas Road, Highway 1, and College Avenue. This route takes just 5 and 8 minutes respectively, and all of it except for a few hundred feet is on arterial level roads. Page 7 of 11 E:\WPDOCS\PROJECfS\1623\PLAN2.OB1 March 15, 1996 NEIGHBORHOOD COMPATIBILITY The developer has conducted seven neighborhood meetings to work with the neighborhood and address all of their concerns. The primary concerns of the neighbors were regarding density, traffic, and neighborhood compatibility. The original P.U.D. Master Plan was designed with the concept of the core center and higher density "granny flat" garage units located in the northwest quadrant of the site. As a result of the neighborhood meetings and input, the developer agreed to move these units near the lake, adjacent to the higher density Richard's Lake P.U.D. and replace them with larger estate lots and greenbelts. Also, until recently the Master Plan was designed with the concept of dedicating off -site open space, as well as, 25 acres of on -site open space. This was to be accomplished with a complex agreement with Water Supply and Storage Company, Ft. Collins Natural Resources Dept, and the developers of Hearthfire P.U.D. Unfortunately, this agreement was not forthcoming and had to be abandoned. The result of this change requires that the entire 105.3 acres be developed at 3 DU/ac which would yield 317 dwelling units on an actual developable land area of approximately 77 acres. Had the 25 acres of open space been dedicated the density would have been 225 DU/ac. We believe the reduction of density is warranted on the basis of the undevelopable wetlands not dedicated to the city. This undevelopable land is forcing 317 DU onto about 77 acres, which yields 4.2 DU/ac on the developable portion on the project. This density may be acceptable in another location where surrounding densities are more comparable; however, the surrounding densities here are less than one DU/ac. When you consider only the developable portion of the site, approximately 77 acres, at a density of 3 DU/ac the total number of units would be 232 DU/ac instead of 317. We believe this complies with the intent of the City's LDGS, although the neighbors feel that this density is still not appropriate at the edge of the Urban Growth Area boundary. Because of the neighborhood concerns, the developer is prepared to reduce the total number of units to 186 for a gross density of 1.77 DU/ac for the entire site or a density of 2.4 DU/ac for the developable portion of the site. This would be accomplished by substituting 14 single family units for 56 multi family housing units and 17 garage apartments in Phase One, as well as, eliminating all of Phase Two if the board deems appropriate (please refer to figures 7 and 8). O ELIMINATE GARAGE APARTMENT N F1 CHANCE APARTMENTS TO SINGLE FAMILY ELIMINATE PHASE Y MULTI —FAMILY — RETAIN AS OPEN SPACE Page 6 of I I rl . �n wuu RIclTard's - Lake P.U.D. Figure 7. The neighborhood center is located along a tree -lined parkway that acts as a primary pedestrian corridor to the neighborhood core area. This north -south corridor provides a strong visual passageway between the wetlands to the north and Richard Lake to the south. Diagonally across from the Village Center is a pavilion or band shelter, located within a traffic calming roundabout. Special paving within the roundabout will further emphasize the territorial priority for pedestrians. During special events and festivals the roundabout and parkway will be barricaded off and local traffic will easily now around it on alternate routes that have been designed into the plan. Across from the pavilion to the southwest, is a small park which will provide overflow space, as well as, buffering the lakefront lots. At the south end of the "parkway" is a one acre park with a swimming pool and volleyball court. This lakefront park provides additional off-street parking and a trailhead that provides access around Richard Lake. At the opposite end of the "parkway" there is a 25 acre natural area with a small pond located in the center of the neighborhood (please refer to ftgurel, 6 and 7). All streets will be designed to the minimum allowed in order to reduce vehicle speeds and enhance the pedestrian atmosphere. The 5' wide sidewalk will easily allow two people to carry on a conversation while walking. MIXED USE: Commercial/Residential w/ associated parking r Lx_ �M VIEW CORRIDOR TO LAKE AND MOUNTAINS Page 5 of II TVIEW CORRIDOR TO POND MULTI -USE NEIGHBORHOOD CENTER: Daycare Teen Center q Mail Depot I Commissary -Coffee Shop Meeting Room MIXED USE Figure 6. Figure 5. The entry level bungalows with granny flats will allow a young family to offset their mortgage payment (please refer to exhibit "H") to the extent of meeting Ft. Collins current qualifications for affordable housing (80% of medium income or less). Later, the rental unit can be used to expand the living area of the home as a studio, separate living quarter for a teenage, family college student, or it may be used for an extended family member, such as a grandparent. There are 44 of these lots shown on the current plan, 89 large, single family units varying in size from 12,000 square feet to over 1.5 acres, 16 fourplex multi -family units, 40 affordable multi -family units and approximately 12 multi -use units in the commercial district. The neighborhood center, will be a multi -use facility owned and operated by the Homeowners Association. Uses will include: neighborhood post office, commissary, coffee shop, teen center, day care, meeting and entertainment centers. There is additional parking off the alley, two drop-off areas, a tot lot, and an expansive front porch on the south and west elevations. The commissary would be subsidized by the Homeowners Association by providing rent-free space to a vendor who would operate a small convenience store/coffee shop. The day care would likewise function with the operation run by local homeowners. A covenant will be attached to the building ensuring that the day care operation be available in perpetuity (please refer to figure 6) . Page 4 a1 11 F..:\WPDOCS\PROJEC MI62MPLAN2.081 March 15. 1996 Most houses will have a front porch, which will be slightly elevated above sidewalk level. The porch will be close to the walk to encourage spontaneous interaction between passersby and homeowners. There will be a low wall, hedge, or fence in the front yards to provide separation between pedestrian and homeowner without adversely affecting conversation (please refer to figure 3). Figure 3. The architectural style in the core area shall be reminenscent of that found indigenous to the East Side Neighborhood (please refer to figure 4). Alleys are also used here for access in order to get the garages off the street. This has also afforded the opportunity to provide additional housing above the garages. Many garages will have a fully functional living unit constructed on the second level (please refer to figure 5). TYPICAL STREETSCAPE - CORE AREA Figure 4. E:\WPDOCS\PRO1P.CfS\16'_3\PLANM_.OB1 March 13. 1996 Pagc 3 al I I Individual units located within the core area, will be a traditional design with elevated front porches and detached garages accessed off rear alleys. The local streets will be narrower than the "standard" 36' and the sidewalks will be 5' wide and separated from the curb. This will provide an uninterrupted tree planting strip between the pedestrian and street with eye to eye contact with neighbors sitting on the front porch. A mini grid street layout is used to create multiple routes for pedestrian and vehicular circulation. A roundabout has been used at the axis of two primary streets to further calm traffic, as well as, provide a sense of "place" and "focus". The vehicular flow has been designed to allow the roundabout and bandstand area to be barricaded off during local celebrations. Hearthfire P.U.D. is situated on the north shore of Richard Lake. A 15 acre pond and wetland is located in the center of the project and another wetland complex is immediately north. Both wetland ponds are in a declining condition due to intermittent and inconsistent water flows normally provided as a by-product of the adjacent oil field production. This presents a unique opportunity to provide a rural lifestyle for residents of Ft. Collins who will in turn restore and maintain the wetlands through their homeowners association (please refer to figure 2). r igul r Z.. MIXED USE DEVELOPMENT Hearthfire P.U.D. is designed as a mixed -use development. Estate lots are available in the more rural northwest quadrant of the site where "affordable" multi -family apartment units are planned in the vicinity of the neighborhood center. There is narrow lot single family bungalow style housing with detached garages off the alleys. The garages will have an apartment unit above which may be used for rental. The core area around the pavilion is proposed to allow some residential scale commercial/office uses which may have apartments above. This use would reduce auto trips outside the neighborhood. This type of use will probably not occur until the neighborhood has substantially stabilized. The intent is to provide the zoning and expectation in order that it may happen (please refer to exhibit "N"). The large estate lots will provide housing consistent with the existing county development. Small single family lots (50' x 135') with detached carriage house garage units are located in the core area. The carriage house lots are configured to create a pedestrian scale neighborhood designed to encourage walking and interaction between neighbors. The affordable housing units will have the same architectural character as the other residential units (please refer to exhibit O). The remainder of the residential lots are 10,000 to 15,000 square foot conventional lots at about 3 DU/ac (please refer to exhibit E"). In spite of the diversity of housing types the neighborhood will have a sense of continuity and charm afforded by the narrow tree lined streets and period architecture. lhhµ 2 0 I I E:\WIIDOCS\PROIECI'S\I623\PLAN2.OBl March 15. 1996 CONCEPT The Hearthfire P.U.D. is designed to transition from the existing large county lots, located to the northwest and northeast, into urban densities planned on the Richard's Lake P.U.D. located to the east (please refer to exhibits „C„ „ E„ „ L„ and "I„) Estate lots up to 1.5 acres, in addition to the existing wetlands and pond, will provide a rural atmosphere consistent with the nearby county lots. This will transition into urban level densities adjacent to the Richard's Lake P.U.D. The concept for the "core" area is to provide a neighborhood identity with less dependence on the automobile. This can be influenced by the design of the site plan: • less emphasis on the automobile with more opportunities for walking and bicyclipg • gathering places where people can interact on both a planned, as well as, spontaneous basis • a unique identity • the opportunity to shop, work, and recreate within walking distance from home • diversity in housing to accommodate a great variety of income levels • opportunities for meeting people • pedestrian access planned for future mass transit • pedestrian connections to adjacent land uses, including Anheuser-Busch The land use configuration and site design of the Hearthfire P.U.D. has been executed to create a neighborhood atmosphere where people are more likely to interact with one another. This will result in a safer and more satisfying lifestyle than that achieved by a conventional lotted subdivision. (Please refer to) PERSPECTIVE VIEW OF "CORE AREA" LOOKING SOUTHEAST hgr i of I I Figure 1. TABLE OF CONTENTS CONCEPT MIXED USE DEVELOPMENT 2 NEIGHBORHOOD COMPATIBILITY 6 SUMMARY 9 APPENDIX 11 1 Based on the neighborhood concerns, the developers have agreed to a density reduction to as low as 1.7 dwelling units per acre. It is up to the Planning and Zoning Board to determine the appropriate density for this site. We believe that a variance is justified based on the unusual circumstances related to surrounding land use. However, I the plan as submitted, is sensitively designed to buffer all higher densities from the surrounding county developments and is in compliance with neighborhood compatibility criteria outlined in the Land Development Guidance System (LDGS). Other issues that need to be addressed relate to Phasing criteria: "Fringe" development This project is close to the north edge of the Urban Growth Area boundary. However, it is less than one half the distance from the core of the city than the southern UGA boundary and about the same distance north as the Foothills Mall is south (please refer to exhibit "A"). "Leapfrogging" There is virtually no available land for development between the Hearthfrre site and Old Town. Hearthfrre is contiguous to Richard Lake, the Country Club, Longs Pond, and urban level county development that is contiguous to urban level city development (please refer to exhibits "C", "D" and "J"). Why is this project appropriate at this time? 1. Aside from any discussion of vested rights, this project incorporates many of the positive design components now being incorporated in the CITY PLAN (please refer to exhibits "E" through "F"). 2. It is an infill project surrounded by existing county development. 3. It is contiguous to the Richard's Lake P.U.D. which has already installed sewer and water mains to its first phase previously completed on Richard Lake. Richard's Lake P.U.D. has nearly 400 prepaid sewer taps (please refer to exhibit "L"). 4. All utilities are available (please refer to exhibits "C"). 5. The site will take its primary access from Douglas Road which is classified as a minor arterial. Minimal improvements, if any, will be required to accommodate the additional traffic from the Hearthfire P.U.D. 6. The redevelopment of north College Avenue is starting to gather momentum. This project will provide additional shoppers to utilize the new facilities, as well as, provide a positive signal to potential redevelopment interest. 7. The GOALS AND OBJECTIVES of the LAND USE POLICIES PLAN have encouraged growth in north Ft. Collins since the mid 70s when it was obvious that the city was expanding rapidly to the south. Today, the southern edge of development extends nearly to Loveland (please refer to exhibit "D" and "M"). When the Anheuser-Busch brewery site was approved, the city and county helped pay for a highway interchange on Interstate 25. Finally, about 10 years ago, the Richard's Lake P.U.D. was approved and began to develop. Unfortunately, only phase one was completed due to a downturn in the housing market. The Hearthfire P.U.D. offers a unique style that incorporates fresh ideas consistent with those forthcoming in the latest revisions of our design guidelines. Access is five minutes from the evolving shopping center on north College Avenue without the need for major improvements of the existing arterial connection. I encourage you to take the time to review all of the reference material that has been submitted and feel free to contact me personally with any questions that you may have. Sincerely, JIM SELL DESIGN INC. .dries L. Sell, President JLS/kms enc. March 18, 1996 Planning and Zoning Board City of Ft. Collins, Planning Dept. 281 N. College Ave. Ft. Collins, CO 80524 RE: Hearthfire P.U.D. Dear Board Member: Hearthfire P.U.D. is a 105 acre development proposal located on the north shore of Richard Lake near the northern edge of the City's Urban Growth Area boundary. Access from the site to downtown is approximately eight minutes. The site is surrounded on two sides by existing low density county development (please refer to exhibit "A"). The Overall Development Plan (ODP) proposes a total density of 3 DU/ac with a total of 317 residential units. The planning principles used in the overall concept for the development are based upon the neo-traditional style of planning, using a central core area with a neighborhood center and a street system based on grids and alleys. The higher densities are located near this neighborhood core with lower densities near the perimeter of the project. All of the residential uses within the development are within walking distance to the neighborhood center and the recreational amenities of the project. The Hearthfire P.U.D. Preliminary Site Plan and ODP were submitted to the City on June 19, 1995, and have been in the review process since that time. In Decemberand and again in February, the residential point chart was modified; however, we have been directed by the City's Planning Staff to meet the requirements of the point chart that was in existence at the time of this submittal. A copy of it is attached for your reference (please refer to exhibit "B"). The revised submittal also meets the requirements of the current residential point chart. As the land planner for the project, we have held a total of seven neighborhood meetings. The primary concern of the neighborhood relates to the density, of which there are two components: Visual impact This was mitigated by relocating the higher density housing away from the existing neighborhood and replacing it with large residential estate lots up to one and one half acres in size and landscaped open space. Traffic impact The projected traffic impact of this plan is well within acceptable safety standards at full development based upon the traffic study submitted with the proposal and the City's Traffic Engineers recommendation. The psychological impact is of greater concern and the only remaining method of affecting a significant reduction in traffic is to reduce density. HEARTHFIRE P.U.D. 3195 AND 3195A Planning and Zoning Board O.D.P. and Preliminary Hearing Date: March 25, 1996 Applicant: Richards Lake Development Company Planner: Jim Sell Design Inc.