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HomeMy WebLinkAboutPATEROS CREEK - PDP - PDP130011 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPateros Creek Project Development Plan Page 1 of 8 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | 13 March 2013 Pateros Creek Preliminary Development Plan Statement of Proposed Planning Objectives 3.13.2013 Project Overview This 17.34 acre parcel is within the Urban Estate Zone District. Redevelopment of the property is proposed under the cluster plan standards for this district. The gross density is shown at 2.34 DU/AC under a previously approved stand alone modification request with a maximum gross density of 2.4 DU/AC. The net density is shown at 5 DU/AC, meeting the standard for cluster developments within the UE zone district. Redevelopment of the parcel includes residential single family lots within the southwest portion of the site surrounding the proposed loop drive. A courtyard community with small single family lots surrounding a community green and gardens comprise the interior of the loop road. The project preserves 57.4% open space. The interior loop road is shown with a 52’ ROW with detached walks and 30’ roadway per LUCASS standards. Storm-water drainage will be directed to the east utilizing existing drainage patterns and depressions for detention. Water quality will be provided with a constructed forebay wetland approx. 5,700 in size, which will discharge into the existing pond at the southeast of the site. Storm-water best practices such as bio-swales, etc. will be utilized to further enhance water quality. The project has been reviewed with Poudre Fire Authority where a second access point through a 16’ concrete access drive/trail at the southwest corner of the property was determined to provide sufficient access. The history of the site as Hart’s farm will be emphasized in the character of the overall development, through interpretive efforts along trails, the proposed orchard and community gardens. 1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN ENV 4.3 – Improve Water Quality and Detention Storm water facilities will be designed to maximize water quality in each component of the development. Storm-water drainage will be directed to the east utilizing existing drainage patterns and depressions for detention. Water quality will be provided with a constructed forebay wetland approx. 5,700 in size that will discharge into the existing pond at the southeast of the site. Storm- water best practices such as bio-swales, etc. will be utilized to further enhance water quality. ENV 4.4 – Provide Neighborhood Natural Areas Trails and connections will link the residential lots to a neighborhood natural area providing a variety of amenities to the east and north. LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. All roads, access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the developer, including landscape treatments along Wood Street. LIV 6.2 – Seek Compatibility with Neighborhoods Pateros Creek Project Development Plan Page 2 of 8 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | 13 March 2013 The proposed lot size, scale and housing character will be similar to what is found in adjacent Old Town neighborhoods. Architectural character is envisioned as a bungalow style, compatible with historic old town housing types. LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Well-lit streets with street trees and detached walks are included, with accessible ramps at each corner. LIV 10.2 – Incorporate Street Trees Street trees will be included per standards at least 40’ O.C. along all public ROW’s. LIV 10.4 – Incorporate Street Art Historic farm implements will be developed into project themed art at the entry to the site. LIV 11.2 – Incorporate Public Space Public spaces include the central courtyard with lawn, arbor, café seating, herb gardens and xeric edge planting to enclose and define the space. A community gathering area is envisioned in the open space with a shelter and play area. LIV 14.1 – Encourage Unique Landscape Features Unique landscape features include entry bulb outs with xeric planting to facilitate parking and reduce roadway scale, community gardens, pond and orchard with fruit bearing trees. LIV 14.2 – Promote Functional Landscape All planting will be designed with native/adaptive plants, emphasizing xeric upland planting where appropriate and including edible plants and fruit trees within the orchard, community gardens, courtyard and courtyard edge planting areas. LIV 14.3 – Design Low Maintenance Landscapes Native and adaptive planting and a minimized turf area, reserved for functional/multi-use lawns will allow a minimum of maintenance. Shrub beds will be maintained without excessive pruning or ‘snow-balling’ of shrubs. LIV 16.1 – Survey, Identify, and Prioritize Historic Resources All existing historic farm buildings have been surveyed in discussion with Historic Preservation. Historic Preservation determined that none of the previous existing buildings met required levels of historic integrity. LIV 16.2 – Increase Awareness The historic heritage and legacy as Hart’s Farm will become an integrated educational aspect of the overall development, with the implementation of the orchard (an historic use) interpretive materials and providing the community with an understanding of our agricultural heritage. LIV 21.2 – Establish an Interconnected Street and Pedestrian Network The street and pedestrian network will allow access to all proposed open-space features as well as providing an interconnected trail system from the residential units to the open space and beyond to the Poudre River Trail. A variety of open space connections to the trail system are provided within the Detached Single Family Area. LIV 22.4 – Orient Buildings to Public Streets or Spaces All structures will orient to the roadways. LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways Pateros Creek Project Development Plan Page 3 of 8 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | 13 March 2013 All garages project will be recessed and setback from the primary building façade. LIV 22.9 – Form Neighborhood Edges Neighborhood edges are created through the transition of housing to open space provided and, along Wood St. the provision of a landscape separation tract. LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces Neighborhood parks include the central courtyard with lawn, arbor, café seating, herb gardens and xeric edge planting to enclose and define the space. A community gathering area is envisioned in the open space with a shelter and play area. LIV 23.2 – Integrate Natural Features All existing stands of healthy trees and shrubs will be maintained through design efforts throughout the project, including a number of large and significant Cottonwoods, Box elders and Ash trees. The vision is to retain as much of the riparian forest as possible. LIV 26.3 – Promote Compatibility of Uses All adjacent land use is residential with some City Facilities to the west and south. LIV 28.1 – Density The gross density is shown at 2.34 DU/AC under a previously approved stand alone modification request with a maximum gross density of 2.4 DU/AC. The net density is shown at 5 DU/AC, meeting the standard for cluster developments within the UE zone district. The density achieved with the cluster plan, together with preserving open space, meets the objectives of City Plan. LIV 28.3 – Mix of Housing Types A mix of larger, standard single family housing is provided with an alternative for cottage type, courtyard facing residences. LIV 28.4 –Neighborhood Center Easy access to neighborhood center retail commercial amenities provided near downtown Fort Collins is provided with the Poudre River Trail. LIV 30.2 –Connect to Surrounding Neighborhoods Roadway and pedestrian connections are proposed to connect to the existing neighborhood along Wood Street and to Old Town via the Poudre River Trail. LIV 30.3 – Improve Pedestrian and Bicycle Access Trail access from the project to the Poudre River is provided throughout the site. LIV 31.4 – Design for Pedestrian Activity The trail network encourages pedestrian use within the open space and along detached walks within the ROW. SW 3.1 – Encourage Community Gardens and Markets Community gardens are proposed within the open space and courtyard area, with the large orchard providing an additional source of edible plants. SW 3.3 – Encourage Private Community Gardens in Neighborhood Design Edible plants will be provided within all common. Community gardens are proposed within the open space and courtyard area, with the large orchard providing an additional source of edible plants. Pateros Creek Project Development Plan Page 4 of 8 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | 13 March 2013 T 8.2 – Design for Active Living The trail access within the open space and to the Poudre River Trail promotes an active lifestyle. 2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT. The plan is designed to preserve as many significant trees as possible and enhance open space to the east of the residential lots, where habitat quality is most intact as a riparian forest. The enhanced open space includes an orchard, community gardens, gathering area, enhanced pond, and trail connections to the Poudre River Trail at two points, one on the north side of the property and one on the eastern edge. 57.4% of the total project area is proposed as open space. Open space enhancements will include removal of non-native species, primarily Russian Olive trees and select understory shrubs that prevent visibility and prohibit a safe environment. Spot seeding of disturbed areas with native vegetation and removal of debris will improve the overall condition as well. The goal is to maximize contiguous open space and cultivate a Riparian Forest environment that contributes to the overall ecological health of the Poudre River Corridor. Some small existing wetlands near the south property line, primarily occupied by Canary Reed Grass, an invasive species, will likely be removed, as well as one small wetland within the utility access tract at the southeast of the lot area. These wetlands will be mitigated with the proposed water quality forebay wetland east of the existing pond. Other wetlands including fringes of the existing pond will be preserved. An interconnected open - space trail system is proposed connecting the outer lots to the interior courtyard with two open space access points at the east and southeast edge of the lots. The open space area provides interior access loops to the orchard, community gardens, pond, community gathering area and play area. One access point to the Poudre River Trail is provided at the north end of the open space and another is located at the northwest edge of the property, providing Poudre River Trail access at the end of Wood Street, as a neighborhood connection. The trails are envisioned as crusher fines surface and will weave in and out of existing stands of trees. 3. PROPOSED OWNERSHIP AND MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS In general, the property owner or tenant shall perform all maintenance on private residential lots. In addition, the property owner, or tenant shall maintain all sidewalks and landscaped parkways within the ROW, according to the width of the property. The HOA shall perform all maintenance on all common areas, parks, trails, community gardens, etc. storm water infrastructure, and any other non-private amenity and or feature. The City of For Collins shall only be responsible for typical ROW maintenance of infrastructure and snow removal within the roadway. Storm water infrastructure Landscape maintenance and trash removal within storm water infrastructure including detention ponds, swales, culverts, inlets, etc. shall be the responsibility of the HOA. This maintenance shall include all required mowing, weeding cleanout, removal of trash and debris and other typical maintenance required in order to ensure storm water infrastructure and features function according to their designed intent. Pateros Creek Project Development Plan Page 5 of 8 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | 13 March 2013 Landscape All landscape maintenance within areas other than private residential lots and the area of parkway and ROW adjacent to private residential lots shall be the responsibility of and performed by the HOA. Snow Removal The property owner or tenant shall perform Snow removal on private lots and sidewalks adjacent to private lots. The HOA shall perform Snow removal within all common areas, trails, private drives and parks. Trash All trash removal on private lots or within the sidewalk/parkway areas adjacent to private lots shall be performed by property owner or tenant. The HOA shall perform trash removal within common areas, parks, trails, and other non-private lots. 4. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND INDUSTRIAL USES. N/A. 5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES MADE BY THE APPLICANT. The overall project layout is based on views and access to open space including the Poudre River Floodplain and interior courtyard in the center of the cottage homes. 6. EVIDENCE OF COMPLETION FOR APPLICABLE CRITERIA. Annexation of the project has been completed and filed with the City as well as an approval of the stand alone modification for an increase in overall density. 7. NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES OR DISTURBANCES TO WETLANDS, NATURAL HABITATS AND FEATURES AND OR WILDLIFE ARE BEING AVOIDED TO THE MAXIMUM EXTENT FEASIBLE OR ARE MITIGATED. The primary land use conflict is between the residential use and Poudre River Corridor, where a total of 57.4% open space within the project is intended to mitigate the use as well as an average buffer width of approx. 350’ from the bank-full discharge line established with City Staff. Some small existing wetlands near the south property line, primarily occupied by Canary Reed Grass, an invasive species, will likely be removed, as well as one small wetland within the utility access tract at the southeast of the lot area. These wetlands will be mitigated with the proposed water quality forebay wetland east of the existing pond. Other wetlands including fringes of the existing pond will be preserved. Privacy will be achieved through building orientation, landscape buffers and creating a park-like setting for the buildings. A landscape tract along Wood Street will provide mitigation between the neighborhood and residences/City Services use on the west side of Wood St. 8. WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT THE NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD. In general, the project received a positive response at the neighborhood meeting. Specific issues/concerns include the following: Pateros Creek Project Development Plan Page 6 of 8 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | 13 March 2013 Issue: Several attendees commented that people would still use these areas if you don’t fence it. The applicants indicated they are wrestling with a solution to this issue but are considering signage. Resolution: A boundary fence similar to those used by City Natural areas is provided along the edge of the property. Issue: I foresee a conflict between building R1 and my stables. Resolution: A landscape buffer consisting of dense smaller street trees and existing trees has been provided at the western edge. Issue: Pateros Creek may propose to drain unhealthy storm water into the Poudre River, which may negatively impact stream flows, water quality, and aquatic wildlife. Resolution: All storm water will be required to meet the standards in Section 3.4.3 of the Land Use Code and the Municipal Code requirements for storm water treatment. The project’s proximity to the Poudre River means the project does not have to detain to the 100-year event. Several methods, including the site’s existing topography, are employed for water quality treatment. Never has it been remotely proposed that this development would drain unhealthy storm water into the Poudre River. A forebay wetland is proposed to further enhance water quality. Issue: I’m not thrilled with the proposed main entrance to the project; can the access be swapped out with the Poudre Fire Authority access? Resolution: The current locations of the access points are a requirement from PFA Issue: Pateros Creek proposes to encroach over and into the Poudre River landscape buffer zone. Resolution: Only a decision maker can establish the buffer zone. There are two ways to meet the buffer zone standard – either quantitatively (through the 300’ standard) or qualitatively (though the nine performance standards outlined in Section 3.4.1(E) of the Land Use Code. We believe we are at a minimum of 280’ across the site. A main objective of both the code and the project design is to protect the areas of highest quality habitat. The plan has a minimum buffer width of 200’ in the area of lowest quality habitat, and a maximum buffer width of over 600’ in the area of the highest quality habitat. The average buffer width for the entire project is over 350’. This is without getting into detail on the aforementioned performance standards, or the additional restoration and enhancement efforts that the 6 additional dwelling units would afford. Issue: Can you explain the need for a modification of standard regarding density? Resolution: We are exceeding the open space requirement and the development meets the net density standard. Prior to this redevelopment, there were 45 mobile homes present and 49 lots for mobile homes. With the additional density, more restoration and amenities can be provided and there can be a fund established for long-term maintenance. We, the applicants, feel we can meet more City Plan objectives with the modification of standard. Issue: Pateros Creek filled in the floodplain on the property using standards that don’t meet City Code. Answer: This comment has been discussed quite a bit throughout the annexation process. It has been determined by staff that the floodplain requirements, outlined in Chapter 10 of the Municipal Code, do not apply until the time of annexation. There are portions of the property that are still in the floodplain and will be subject to Chapter 10 requirements upon annexation. The portion of the previous flood fringe that was filled under County and FEMA oversight fully satisfied all applicable local, state, and federal regulations. Nothing about the act of fill placement itself would be any different or “more safe” had the property been within City limits at the time. Pateros Creek Project Development Plan Page 7 of 8 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | 13 March 2013 Issue: Ecological Characterization Study provided is not adequate. Answer: A revised ECS has been provided to City Staff. Issue: Can you confirm there will be no storm water runoff from this project going toward Wood Street? Answer: The site’s natural drainage pattern is east, northeast. Some minor flow will occur on Wood Street, but the site is designed to drain east. 9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT MAY HAVE HAD DURING CONCEPTUAL REVIEW. This project shall be titled Pateros Creek Project Development Plan. The project has previously been titled the 912 Wood Street for Conceptual Review. MODIFICATION REQUEST The applicant requests a modification from the setback standard of 15’ from ROW to building. This typically includes porches with columns, which are provided per the design guidelines for the project. It is requested that this standard be modified to a setback of 9’ to allow for porches to extend beyond the building face, which will meet the required 16’ setback. This will allow for a 6’ porch extension, beyond the building face. This modification is requested for the interior courtyard lots (24-40) and for lots (14-20) at the south edge of the project. This modification is not detrimental to the public good in that: The cluster development standards encourage a more compact development, which encourages preservation and creation of open space. The plan exceeds the UE standard of 50% by 7%. This setback modification allows the creation of a more substantial and effective interior courtyard for the interior ‘courtyard community’, acting as a central amenity for the overall project. The modification also helps ensure maintains high quality habitat, open space and promotes a sense of community through its spatial structure and open space amenities. The preferred plan is equal to or better than a comparable plan which meets the setback standard by providing a usable interior courtyard rather than a narrower, less functional open space. The proposed plan advances the Land Use Code and exceeds it in many cases, supporting Plan Fort Collins principles such as the following: Compact Development Pattern The proposed plan creates a compact development form that achieves greater than 50% open space. Interconnected System of Open Lands Pateros Creek Project Development Plan Page 8 of 8 STATEMENT OF PROPOSED PLANNING OBJECTIVES Russell + Mills Studios | 13 March 2013 Open space within the property is connected to the Poudre River Trail via a system of proposed trail connections. The courtyard achieved by this modification is connected to the overall trail system. Community Gardens The project will provide two community gardens for residents. One garden will serve the entire community and will be located within the open space, strategically placed in a lower quality habitat area. A second garden will be provided within the courtyard community, which is allowed for by the requested modification. Edible Plants The project will contain an orchard and a variety of edible plants that provide an additional food source for the community. Community Gathering Areas The modification allows the project to create an effective central courtyard in the courtyard community.