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HomeMy WebLinkAboutLIND PROPERTY - PDP - 39-94B - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE' Application 1 1 r I 1 I i I I I I 3. The project will be subject to the design standards in Section 3.5.2 of the Land Use Code. Acknowledged 4. The property is greater than 10 acres in size, a small neighborhood park will need to be included in the design, unless a neighborhood park is located within 1/3 of a mile of 90 percent of the dwellings. The Lind ProPer'y Conceptual Review Comments 5 Storm Drainage: 1. This site is in the Cooper Slough/ Boxelder drainage basin where there are no new development fees, but I would expect them within a year. The site is in inventory grid# 12B. Acknowledged 2. At this point, temporary retention would be required with some sort of way to drain the retention pond after the peak of a storm passes down the No. 8 irrigation ditch. Acknowledged, reference drainage report. 3. Extended detention is required to treat the runoff. Understood. 4. The banks of the No.8 outlet Canal need to be stabilized. It could mean laying back the slopes at a 4:1 or other stabilization. This applies to a future phase of the project. 5. The ditch company will have to approve the plans and may need access along both sides of the ditch. Acknowledged Transportation Planning: 1. Transportation Impact Report will be required for the project. The applicant should contact Eric Bracke at 224-6062 for scooping of the study. Understood 2. Alternative modes, including pedestrian, bicycle and transit will need to be included in the study. Acknowledged 3. 1 There is not transit service in the area. May be within a ''A mile in the future. Acknowledged 4. This is within a school walking area. Acknowledged 5. The underpass under County Road 11 will need to meet the City of Fort Collins Design Guidelines for Grade Separated Structures. Acknowledged, see utilityplans for design and other information. The Lind Propert� Conceptual Review Comments 3 Engineering. 1. Street Cwersizing Fee for Fort Collins of $1,480/ unit for single family and $1,120/ unit for multi -family will apply. Understood 2b. Larimer County Street oversizing fee will apply as well. Acknowledged 3. Alleys may only be used in conjunction with narrow streets. Must have streets on both sides, may use private drives if needed. Alleys are private and serve as additional access to units. 4. A traffic impact study will be required. This study will need to address adequate community facility impacts from the project. Acknowledged. A T/S is being submitted with this application. 5. Easements and additional rights -of -way will need to be dedicated. Acknowledged 6. County Road 11 and County Road 32 will need to be improved to Larimer County Urban Area Street Standards along the project frontage. Acknowledged 7. Temporary turn-arounds will need to be provided at the end of dead-end streets. Acknowledged 8. The applicant will likely need to participate in off -site street improvements. Acknowledged 9. Street classifications will be based on results from a completed TIS. Will need to contact Mark Jackson. Acknowledged 10. Utility plans and a development agreement will need to be competed for this project. Acknowledged, and submitted. 11. All private streets will need to be built to public street standards. No private streets are proposed. The Lind Property Conceptual Review Comments 2 Response to Conceptual Review Comments Zoning Department: 1. Uses are permitted as an administrative (Type 1) Review. Acknowledged 2. Housing types will need to comply with the LMN Zone District. This proposal complies with both front load and alley load Single Family lots. 3. Multi -family buildings to be limited to 8units/ building. None are proposed at this time. Light and Power: Ia. Normal development fees will apply to the project. Acknowledged 2. Power is available at the southwest corner of the site. Acknowledged 3. A single-phase line is located south of the site. Acknowledged Poudre Fire Authority: Ia. A fire hydrant must be located within 300 feet capable of providing 1,500 gal/ min @ 20 psi. Acknowledged, reference utilityplans 2. Address numerals must be a minimum of 6 inches in height on a contrasting background. Acknowledged 3. Street names must change when a street has a change in direction. Acknowledged, reference Site plan. 4. Alleys are only permitted when proposed with narrow street layout. Alleys are private and serve as additional access to units. 9 The Lind Property Conceptual Review Comments 1 0 I Planning Rationale and Assumptions The Lind Property is designed as a cohesive neighborhood with a variety of housing opportunities supporting a wide range of lifestyles. Accommodations are made for all modes of transit including several bikeways, upgraded pedestrian amenities, and with several parks and open space corridors. ' Land Use Conflict Mitigation The Lind Property contains few significant natural features, with the exception of the native area and ditch along the parcels east side. Finished grades will match existing conditions to the extent feasible. The surrounding land uses are residential or agricultural in nature. Due to current and anticipated development patterns in the City, it is believed that this area will experience significant residential and community commercial development in upcoming years. The Developer will work with adjacent residences to mitigate what concerns they may have. rAnticipated Development Schedule Project Plan Approval May, 2003 Final Compliance Plan Approval June, 2003 Start Land Development August, 2003 Start Home Construction October, 2003 Models Open, Start Sales Jan. 2004 Project Complete 2005-2010 i I I 1 I I Conceptual Review Comments The LinJ Property 12 I Landscape, Open Space and Non -vehicle Circulation Elements ' Significant open space and landscape elements included in The Lind Property include the following: • A neighborhood Center with various recreational amenities and open space areas. • Community Park that will be central to the community when additional phases are complete. ' This park will also serve as a terminus for primary vehicle circulation route. • Natural area and buffer along the parcels east side (to be developed with future phases). • Common Open Space areas within the Single Family Attached and Single Family Attached Alley t loaded product areas. • Pedestrian connections and other common open space elements. Significant circulation elements of the plan include bike lanes, an extensive pedestrian walkway system, enhanced crosswalks and curb bump outs at key areas. In addition, benches, pedestrian scale lighting, and other pedestrian amenities have been included. Ownership and Maintenance The homeowners association will own the following elements: • Mini -parks • Common open space elements • The Neighborhood Center • Private Alley Driveways The Lind Property Homeowners association will maintain the following elements. • Mini -parks • Common open space elements • Traffic Circles • The Neighborhood Center • Shared rear driveways • Identification Signs Neighborhood Meeting Response A neighborhood meeting was held on July 3 1 " at The City Planning Office. While the project was generally well received, several concerns were raised as outlined below: ' • Concern about personal disruptions and inconvenience due to construction practices and construction traffic. • Questions about road improvements, traffic volume, and circulation. • Impact of the project on schools • Construction phasing • Residents asked for a liaison contact within city government to be made available during the construction process. ' The applicant explained to the residents the various aspects of City Plan, and how it related to this project in terms of density, street design and unit mix. The applicant also presented several boards ' illustrating the architecture of the various products, and what a typical streetscape would look like. While this was generally well received, the applicant promised to work with the neighbors to address their concerns over construction practices and potential inconveniences. While it was stated the vehicle traffic and circulation problem was beyond the developer control, the applicant did state they would work with the neighbors and city staff to discuss alternatives for alleviating the problem. The Lind Property Conceptual Review Comments 1 ] a building) • Manufactured housing and mobile homes ' PRINCIPLE LDN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it conducive to walking, with all the dwellings sharing the street and sidewalk t system and a Neighborhood Center. Policy LDN-2.1 Size of Neighborhood. A typical neighborhood will be an area about one-half (1/2) mile across, subject to adjustment for site -specific or pre-existing conditions. Policy LDN-2.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood -serving uses in addition to residential uses. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering I place accessible to all residents. A Neighborhood Center will include some of the following: recreation facility; school; children's and adult day care; place of assembly and worship; small civic facility; neighborhood -serving market, shops, small professional offices, clinics, or ' other small businesses. Any such uses should have limited needs for signage and limited traffic attraction into or through the neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or ' other outdoor space accessible to all residents. Policy LDN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LDN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom -designed by its developer to reinforce the positive identity, character, comfort and convenience of its surrounding neighborhood. Policy LDN-2.5 Neighborhood Center Access. Access for pedestrians and bicyclists should be a priority. 1 Policy LDN-2.9 Outdoor Spaces. Additional mini -parks, squares, or other purposeful common outdoor spaces should be encouraged, as highly visible, secure settings, formed by the street layout and pattern of lots to be easily observed from public streets. These spaces may be very low -maintenance, intended primarily for visual relief, or they may be maintained ' for more active use. The Lind Property exceeds the minimum density of 5 dwelling units per acre by providing 5.24+ /- dwelling units per acre. This is achieved using single family attached, and single family attached alley loaded units All homes face a public street, shall have direct access to public streets. Many smaller mini -parks have been included throughout the community both in this and future phases to provide additional recreational opportunities. There are also pedestrian corridors throughout the community that provide pedestrian connections and are enhanced with, landscaping, ' and other features to create an attractive environment. ' The Lind Property Conceptual Review Comments 10 I PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual ' impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. It is recognized that there may be ways a residential property can be custom -designed to ' mitigate the view of a protruding garage opening. The intent of these policies in not to limit such custom -designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveway are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve ' as locations for ancillary buildings, utilities, service functions, and interior -block parking access. Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. ' The Lind Property has been designed to provide diverse housing opportunities, with architecture that matches the overall theme of the project. Garage dominated streetscapes have been eliminated with shared rear driveways providing access to over 40% of the homes. There is a mix of architectural ' elevations to create diversity in the streetscape. The single family attached and alley products are also mixed throughout the community in small clusters to further diversify the streetscape. PRINCIPLE LDN-1: Low Density Mixed -Use Neighborhoods will have an overall density of five (5) dwelling units per acre, achieved with a mix of housing types Policy LDN-1.2 Mix of housing types and Lot Sizes. Builders and developers are encouraged ' to use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. At least two (2) housing types shall be included in any residential project containing more than twenty (20) ' acres. As the acreage of the residential project increases, so shall the number of housing types increase. This can be achieved in various ways, with a variety of housing types including the following: ' • Standard lot single family houses (lots over 6,00 square feet) • Small lot single family houses (under 6,000 square feet) • Duplex houses ' Townhouses • Accessory dwelling units • Group homes ' • Apartments (provided they are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to a maximum of four to eight dwelling units in The Lind Property Conceptual Review Comments 9 I network should be provided, with a maximum distance of about 500 to 700 feet between walking connections. In particular, direct walkway and bikeway routes to schools should be provided. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into the neighborhoods. Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks or other outdoor spaces located within walking distance of all homes. Outdoor ' spaces should be designed in conjunction with streets and walkways, to be a formative, purposeful part of any land development, and not merely residual areas left over from site planning for other purposes. They should be mostly surrounded by streets or house fronts, ' to maintain safety and visibility. PRINCIPLE AN-3: The City will require and assist coordinated neighborhood design efforts ' among separate development parcels. Polity AN-3.1 Overall Coordination. Any development proposal should be required to show that it forms or contributes to a neighborhood. If applicable, a development must contribute to a Residential District in terms of interconnecting streets, schools, parks, Neighborhood Centers, District Commercial Centers, and open space systems, to the extent possible. Policy AN-3.2 Street and Outdoor Spaces. Where a pattern of streets and outdoor spaces is already established, a development plan may need to continue and extend the pattern. In the case of previously unplanned areas, the development plan may need to provide for the possibility of its own pattern being continued and extended in the future. Policy AN-3.3 Neighborhood Edges. The edges of a neighborhood should be formed by major streets, changes in street pattern, greenways, and other features such as rivers, streams and major irrigation ditches. Landscaped setbacks and trails may be used to create an attractive environment at a neighborhood's edge. ' PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality over standardized formulas for tract housing, segregation of use, and dominating garages or parking lots (whether on a single site or cumulatively along a block). The following design policies are based on the premise that t truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. ' Polity AN-4.3 Single Family Housing Characteristics. Variation in house models in large developments should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. 1 Polity An-4.4 Lot Variation. Lot width and depth, in conjunction with block size and shape, should be varied in order to reinforce variety in building mass, avoid a monotonous street, ' and eliminate the appearance of a standardized subdivision. Policy AN-4.5 Home Occupations. Home occupations should be allowed in all residential ' areas provided they do not generate excessive traffic and parking, or have signage that is not consistent with the residential character of the neighborhood. The Linci Property Conceptual Review Comments I I 1 1 open lands, natural areas and urban streetscapes. These "green spaces" will balance active and passive recreation opportunities in an interconnected framework that is distributed throughout the urban area. Polity NOL-3.1 Corridors. Trails along streams, drainage ways, and irrigation ditch corridors should be dispersed throughout the city, provide public access, and link neighborhoods, parks, activity centers, commercial centers, and streets where environmentally appropriate and compatible with natural habitat values. 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 the Downtown District, Mixed -Use Districts, Commercial Districts, and Residential Districts throughout the City. Longterm plans call for an enhanced natural area along the ditch that follows the projects east side. This will occur with later phases of the overall projects development. The natural area will be landscaped with Aryland grasses, native trees and shrubs. In addition, a walk/bike path will be included with benches and other pocket areas for pedestrians. PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN-1.1 Relationships to Residential Districts. A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed -Use Neighborhoods will be located around a Medium Density Mixed Use Neighborhood which has a District Commercial Center or Mixed -Use District as its core. This provides nearby access to most things a resident or household needs on an everyday basis. Policy AN-1.2 Street Networks. Neighborhood streets and sidewalks will form an interconnected network, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Dead ends and cul-de-sacs should be avoided or minimized. Multiple streets and sidewalks will connect into and out of a neighborhood. Streets will converge upon or lead directly to the shared facilities in the neighborhood. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut -through traffic. Street widths and corner curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. Policy AN-1.4 Street Lighting. Outdoor lighting should be scaled for the comfort and ' interest of a pedestrian, providing the minimum level of illumination adequate for safety. Lighting should be designed to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and shadows, spillover glare, or overhead sky glow. A coordinated system of porch light and yard post lighting should be supported as a 1 part of neighborhood street lighting. ' Policy AN-1.6 Pedestrian Network. A neighborhood should have a frequently connected network of walkways and bike paths, with small parks and outdoor spaces, benches, and other amenities as appropriate. On long blocks, intermediate connections in the pedestrian ' The Lind Property Conceptual Review Comments 7 Ieconomic segments of the population. 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. ' The Lind Property provides for a variety of housing types including front load and alley load units. The goal is to create a wide variety of housing to appeal to a wide range of buyers, and to create an interesting street scene. ' PRINCIPLE ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. ' Policy ENV-5.1 Protection and Enhancement. The City will seek to integrate wildlife habitat, riparian areas, wetlands and other important natural features into the developed landscape by directing development away from sensitive areas and using innovative planning, design, ' buffering, and management practices. The City's regulatory powers will be used to preserve, protect, and enhance the resources and values of natural areas by directing development away from sensitive natural features —such as wetlands, riparian areas and wildlife habitat. ' When it is not possible to direct development away from natural areas, these areas will be protected in the developed landscape. Policy ENV-5.2 Floodplains. The city will preserve and protect wildlife habitat areas of the 100-year floodplains of the Poudre River, Spring Creek, Fossil Creek, and other waterways, for conservation purposes. PRINCIPLE NOL-1: Preserve and protect natural areas within Fort Collins and the Urban Growth Area to provide habitat essential to the conservation of plants, animals, and their ' associated ecosystems and to enrich the lives of citizens by providing opportunities for education, scientific research, nature, interpretation, art, fishing, wildlife observation, hiking and other activities. ' Policy NOL-1.1 Natural Areas System. The City will establish a system of publicly- owned natural areas to protect the integrity of wildlife habitat and conservation sites, protect corridors between natural areas, preserve outstanding examples of Fort Collins' diverse natural heritage, and provide a broad range of opportunities for educational, interpretive, and recreational programs to meet community needs. ' Policy NOL-1.2 Urban Development. The City will provide diverse educational, interpretive, and recreational programs to promote understanding and enjoyment of natural areas by the public. It will also provide opportunities for outdoor recreation, formal and informal education, and interpretive programs on local natural features to the community. Special ' attention will be paid to environmentally sensitive trail design, location, and construction. Polity NOL-1.13 Access. The City will design trail routes in natural areas to minimize ' ecological impacts. A hierarchy of access will be established to determine which will be accessed with paved trails, which will be accessible only by unpaved foot -trails, and which will be left inaccessible. Special attention will be given to environmentally sensitive trail design, location and construction. PRINCIPLE NOL-3. Our community's parks and recreation system will include parks, trails, The Lind Property Conceptual Review Comments 6 While public transit is currently not available in this area of town, we will work with the city to ensure that future transit stops are planned for in a logical manner. MPRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience offered to the citizens who will use the street system ' and the adjacent property. Together, the layout of the street network and the streets themselves will set the character, form and scale of a place. Policy CAD- 1.1 Street Design Standards. All new public streets must conform to City street standards. Alternative street designs may be approved by the City where they are needed to accommodate unique situations such as important landscape features or distinctive characteristics of a neighborhood or district —provided that they meet necessary safety, ' access and maintenance requirements. Policy CAD-1.2 Street Layout. New streets will make development an integral extension of the community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes. Multiple routes should be provided between key destinations. Streets should be located to consider physical features, and to create views and prominent locations for civic landmarks such as parks, plazas and schools. Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape as appropriate. Policy CAD-1.5 Street Art. The City will encourage the incorporation of artistic elements into the streetscape design. ' PRINCIPLE CAD-2: Public spaces, such as plazas, civic buildings, outdoor spaces, parks, and gateway landscapes should be designed to be functional, attractive, safe and ' comfortable. Policy CAD-2.2 Public Space Design. Mixed -use commercial and civic design proposals should incorporate one or several design components related to public outdoor space including pedestrian circulation, transit facilities, plazas, pocket parks, sitting areas, children's play areas and public art. The street system has been designed to meet or exceed the city's design standards. We have added medians and traffic circles on many of the through streets for traffic calming and to enhance the streetscape. PRINCIPLE HSG-1: The city will have a variety of housing types and densities 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 near public transportation centers, 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, for all ' The Lind Property Conceptual Review Comments 5 ' pedestrian -scaled furnishings, signs, landscaping, and facilities should be utilized in pedestrian networks, areas and corridors. b. Bridges and crossings over railroads, rivers, drainage ways, and other features that may be major barriers to a continuous pedestrian network should be provided. ' PRINCIPLE T-7: Street crossings will be developed to be safe, comfortable, and attractive. Policy T-7.1 Street Crossings. Standardized street crossing improvements should be established that include crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Crosswalks should be designed that are well marked and visible to motorists that fit and enhance the local urban context and character, and that provide for safety for all age groups and ability groups. ' Polity T-7.2 Intersection Improvements. Traffic calming improvements such as sidewalk widening at the intersections should be developed where appropriate to enhance the safety of street crossings. Stop bars on all approach legs at signalized intersections should be provided. Curb radii should be minimized to reduce the speed of right turning vehicles and reduce the distance for the pedestrian to cross the street. ' PRINCIPLE T-8: The City will encourage the development of comfortable and attractive pedestrian facilities and settings to create an interesting pedestrian network. Policy T-8.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale ' improvements that fit the urban context of the area. The color, materials, and form of pedestrian facilities and features should be appropriate to the area where it is located, as well as the functional unity of the pedestrian network through means such as: a. Developing attractive improvements which enhance the character and pedestrian scale of the urban environment including streetscape design, vertical treatments, widened sidewalks, ' and furnishings. b. Incorporating special design features, public art, and site details that can enhance the pedestrian scale of streets and become an urban amenity. ' PRINCIPLE T-9: The City shall develop secure pedestrian settings by developing a will -lit inhabited pedestrian network and by mitigating the impacts of vehicles. Policy T-9.1 Security. Clear and direct lines of sight in pedestrian settings should be provided to increase the perception of security. Streets should appear inhabited to the greatest extent possible. New development should accommodate human activity and pedestrian use. Pedestrian -oriented lighting should be incorporated into neighborhoods, streets and other public places to enhance safety and security. ' The Lind Property incorporates many of the transportation principles and policies. This project extends the existing roadway system that is present in neighborhoods surrounding the site. In addition, we have planned for future connections to County Roads 11 and 52 which meet the city's new street spacing criteria. The Lind Property also includes extensive pedestrian amenities, including ' well thought out pedestrian connections, landscaping, and curb bump outs with enhanced crosswalks at key locations, and other amenities to create a rich environment. Traffic calming measures include the use of round a bouts and curb bump outs. The Lind Property includes direct roadway, bicycle, and pedestrian connections between schools, parks, and open space corridors. ' The Lind Property Conceptual Review Comments M supports more closely spaced transit service, consistent with the adopted Transit Development Plan (1996). 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 urban growth that puts most major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures good access by bicycle, and that reduces the ' prominence of motorized transportation in neighborhoods and other pedestrian and bicyclist -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. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable alternative transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided and encouraged from place of residence to ' transit, schools, activity areas, work and public facilities. Policy T-5.1 Land use. The city will promote the mix of land uses and activities that will ' maximize the potential for pedestrian mobility throughout the community. Policy T-5.2 Connections. Pedestrian connections will be clearly visible and identified, incorporating markings, signage, lighting and paving materials such as: a. Building entries as viewed from the street should be clearly marked. Entries from parking lots should be subordinate to those related to the street. Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. Commercial buildings should be located near street corners to improve ' access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining neighborhoods. c. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should be established which provide direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. Physical obstructions and other barriers should be removed or ' minimized that impede direct pedestrian access. d. Direct sidewalk access should be provided between cul-de-sacs and nearby transit ' facilities. PRINCIPLE T-6: Schools, parks, activity centers and other destinations shall be linked with a continuous and safe pedestrian network. ' Policy T-6.1 Continuity. The City shall provide a safe, continuous and understandable pedestrian network incorporating a system of sidewalks, crossings and trails throughout the community utilizing the following means. a. Continuous sidewalks will be provided along both sides of streets. A unified system of The Lind Property. Conceptual Review Comments 3 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 neighborhoods, districts, corridors, and edges. Policy LU-2.1 City ode 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 then type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. ' The Lind Property supports the compact urban form by achieving a net density of 5.24 +-units per acre, exceeding the minimum of five units per acre, and by providing a mix of residential product types throughout the community. The community itself is designed around a series of parks and pedestrian corridors, reminiscent of the New England squares. ' PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximize access and mobility throughout the city, while reducing dependence upon the private automobile. Policy T-1.1 Land Use Patterns. The city will implement land use patterns, parking policies and demand management plans that support effective transit, an efficient 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. PRINCIPLE T-2: Mass transit will be an integral part of the city's overall transportation system. Policy T-2.1 Transit System. The City's public transportation system will be expanded to provide integrated, high -frequency transit service along major travel corridors, with feeder transit lines connecting all major district destinations throughout the city, consistent with the adopted Transit Development Plan. ' Policy T-2.2 Transit Stops. Transit stops will be integrated into existing and future business districts and district 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 less than V4 mile walking distance to residences. 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. Policy T-2.3 Transit Route Design. The city will provide fixed route transit services on a one - mile grid where appropriate, augmented with neighborhood services in areas where ridership The Lind Property Conceptual Review Comments 2 i PLANNING OBJECTIVES The Lind Property is a 44.95t acre residential development incorporating the Principles and Policies of City Plan to create a cohesive neighborhood with a mix of residential uses. The Lind Property provides an opportunity to explore many of the concepts of neotraditional planning principles, of which City Plan, in turn, embraces. The Lind Property was planned with several design objectives: • Create a more attractive streetscape • Use rear loaded garages, along major streets to avoid a garage dominated streetscape • Create a color palette that is visually appealing and exciting • Creative streetscape design • Create a pedestrian friendly environment • Curb bump outs and enhanced crosswalks at key locations • Direct pedestrian connections to activity points • Create a variety of recreational and open space opportunities • A small mini park as a focal point of the community ' • Incorporate the regional trail system • Use a variety of housing types • A mix of traditional front load and alley load units ' As a result, The Lind Property is unique in the City of Fort Collins in that it mixes a variety of residential types. 131 of the proposed 185 homes meet the City's solar requirements. IThere will be a wide variety of architectural diversity within The Lind Property. Each lot type is planned to have a minimum of three floor plans available. In addition, each floor plan will have a minimum of two elevations. The Lind Property also was planned with City Plan as its focus. As part of this plan, emphasis was placed upon enhancing the pedestrian environment while maintaining convenient vehicle circulation. Pedestrian connections and open space help to shape the pedestrian experience. In addition to the Community Center, Park and Open Space areas we have maintained a fairly significant natural area corridor along the east side of the parcel that will be landscaped with dryland grasses, and native trees and shrubs. The native area will be completed with future phases. A neighborhood center will be part of future phases, adjacent to the round a bout. All together, The Lind Property will serve to diversify the lifestyles and housing opportunities available in the northeast ' quadrant of the city — creating a neighborhood that is responsive to the needs of residents and the larger community. Principles and Policies Specific principles and policies of the Fort Collins City Plan that are addressed by The Lind Property community are as follows: PRINCIPLE LU-1: Growth within the city will promote a compact development pattern within a well-defined boundary. The Lind Property Conceptual Review Comments r a reverse curve concave to the southeast, having a radius of 15.00 feet, a central angle of 52058'02" and a chord which bears South 26°29'O1" West 13.38 feet; thence along the arc of said curve 13.87 feet; thence South 00°00'00" East 161.10 feet to the beginning of a curve concave to the northeast, having a radius of 15.00 feet, a central angle of 90°00'00" and a chord which bears South 45°00'00" East 21.21 feet; thence along the arc of said curve 23.56 feet; thence South 00000'00" East 51.00 feet to the beginning point of a non -tangent curve concave to the southeast; to which point a radial line bears North 00000'00" West; said curve having a radius of 15.00 feet, a central angle of 90°00'00" and a chord which bears South 45°00'00" West 21.21 feet; thence along the arc of said curve 23.56 feet; thence ' South 00°00'00" East 381.76 feet; thence South 90°00'00" East 441.35 feet; thence South 00000'00" East 465.62 feet to the south line of said Southwest Quarter; thence along said south line, North 89°45'54" West 1,846.12 feet to the POINT OF BEGINNING. The above -described tract contains 44.945 acres, more or less and is subject to all existing easements and rights of way of record or in place. I I I 1 .Landowner Kenneth Lind, Lind, Lawrence and Ottenhoff L.L.P. 1011 Eleventh Avenue Greeley, Colorado 80632 Applicant Centex Homes 9250 East Costilla Avenue Suite 200 Greenwood Village, Colorado 80112 List of Officers/ Directors involved in the application Yvonne Seaman Vice President of Land Development Centex Homes Previous Project Name(s) None The Lind Property a Application Material 3 II r 1 �I I I I I I r 7 Application Material I Project Directory Developer Centex Homes 9250 East Costilla Avenue, Suite 200 Greenwood Village, Colorado 80112 (303) 792-9810 (303) 792-9811 (fax) Contact: Yvonne Seaman Site Planning Landscape Architect Vignette Studios 144 North Mason Street, Ste #2 Fort Collins, CO 80521 (970) 472-9125 (970) 494-0728 (fax) Contact: Terence C. Hoaglund, ASLA Engineer The Sear Brown Group 209 South Meldrum Fort Collins, CO 80521 (970) 482-5922 (970) 482-6368 (fax) Contact: Troy Campbell Traffic Consultant Matt Delich Loveland, CO (970) 669-2061 (970) 669-5034 (fax) The Lind Property 1 1 1 TABLE OF CONTENTS Table of Contents Project Directory Ownership Landowner Applicant List of Officers/ Directors involved in the application Previous Project Name(s) Property Description Planning Objectives Principles and Policies Landscape, Open Space and Non -vehicle Circulation Elements Ownership and Maintenance Neighborhood Meeting Response Planning Rationale and Assumptions Land Use Conflict Mitigation Anticipated Development Schedule Response to Conceptual Review Comments Lind Property i 3 3 3 3 3 4 1 1 it ]1 11 12 12 12 1 I L I 1 1 I 1 Lind Propc" Project Development Plan Application and Narrative 1 I October 16, 2002 I I I Prepared For: Centex Homes Prepared By: Vignette Studios, LLC I I I LIND PROPERTY LEGAL DESCRIPTION A tract of land located in the Southwest Quarter of Section 29, Township 8 North, Range 68 West of the 6th Principal Meridian in the City of Fort Collins, County of Larimer, State of Colorado and being more particularly described as follows: Considering the west line of said Southwest Quarter as bearing North 00°28'06" East 2638.29 feet from a 3/4 inch rebar with an aluminum cap (LS 4502) found in a range box at the southwest corner of said Section to a 3/4 inch rebar with an aluminum cap (LS 4502) found in a range box at the west quarter corner thereof and with all bearings contained herein relative thereto; Beginning at said southwest corner; thence North 00°28'06" East 1,205.66 feet; thence South 89°3154" East 42.00 feet to the beginning point of a non -tangent curve concave to the northeast; to which point a radial line bears North 89°3154" West; said curve having a radius of 15.00 feet, a central angle of 90°28'06" and a chord which bears South 44°45'57" East 21.30 feet; thence along the arc of said curve 23.68 feet; thence South 90°00'00" East 152.07 feet to the beginning of a curve concave to the northwest, having a radius of 15.00 feet, a central angle of 90°00'00" and a chord which bears North 45000'00" East 21.21 feet; thence along the arc of said curve 23.56 feet; thence North 00000'00" East 48.87 feet to the beginning of a curve concave to the west, having a radius of 139.50 feet, a central angle of 16°43'33" and a chord which bears North 08°21'47" West 40.58 feet; thence along the arc of said curve 40.72 feet; thence North 72°35'23" East 51.00 feet; thence South 90°00'00" East 564.46 feet; thence South 00°00'00" East 104.28 feet to the beginning of a curve concave to the northeast, having a radius of 15.00 feet, a central angle of 90°00'00" and a chord which bears South 45°00'00" East 21.21 feet; thence along the arc of said curve 23.56 feet; thence South 90°00'00" East 191.02 feet to the beginning of a curve concave to the northwest, having a radius of 15.00 feet, a central angle of 90°00'00" and a chord which bears North 45000'00" East 21.21 feet; thence along the arc of said curve 23.56 feet; thence South 90°00'00" East 51.00 feet to the beginning point of a non -tangent curve concave to the northeast; to which point a radial line bears North 90°00'00" West; said curve having a radius of 15.00 feet, a central angle of 90°00'00" and a chord which bears South 45000'00" East 21.21 feet; thence along the arc of said curve 23.56 feet; thence South 90°00'00" East 168.33 feet to the beginning of a curve concave to the northwest, having a radius of 15.00 feet, a central angle of 52°58'02" and a chord which bears North 6303059" East 13.38 feet; thence along the arc of said curve 13.87 feet to the beginning of a reverse curve concave to the southeast, having a radius of 73.00 feet, a central angle of 60°56'04" and a chord which bears North 67°30'00" East 74.03 feet; thence along the arc of said curve 77.64 feet to the beginning of a reverse curve concave to the north, having a radius of 15.00 feet, a central angle of 52°58'02" and a chord which bears North 71029'O1" East 13.38 feet; thence along the arc of said curve 13.87 feet; thence North 45°00'00" East 25.25 feet; thence South 45°00'00" East 76.00 feet; thence South 45000'00" West 25.25 feet to the beginning of a curve concave to the east, having a radius of 15.00 feet, a central angle of 52°58'02" and a chord which bears South 1803059" West 13.38 feet; thence along the arc of said curve 13.87 feet to the beginning of a reverse curve concave to the northwest, having a radius of 73.00 feet, a central angle of 60°56'04" and a chord which bears South 22°30'00" West 74.03 feet; thence along the arc of said curve 77.64 feet to the beginning of 6. Regional Trail is located east of the project. A connection to this trail will need to be included in the project. We have coordinated with adjacent developments and have accommodated the regional trail. 7. Bike parking will need to be provided near the entrance of multi -family buildings. Multi -family buildings are not being proposed as part of this project. 8. Trail along ditch will terminate into County Road 11. Acknowledged Natural Resources: 1. A fugitive Dust Control Permit will need to be filed with Larimer County. Acknowledged 2. The Natural Resources Department requests that the applicant pursues and uses native plants and grasses as much as possible within the project. Acknowledged 3. If any prairie dogs exist on the property, they must be relocated or humanely eradicated. Acknowledged. Parks and Recreation: 1. Development fees for each unit will be assessed at the time of building permit. Acknowledged 2. Design and drainage issues with the proposed park will need to be resolved. The City will purchase the land for the park. The City Park will be part of a future phase. Current Planning 1. A neighborhood meeting will need to be held for this application.. A neighborhood meeting was held on July3P, 2002. 2. The property will be subject to the design and land use standards within the LMN Zoning District. Understood, no specific response required. The Lind Property Conceptual Review Comments 4 e