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HomeMy WebLinkAboutFOX GROVE - PDP - PDP130029 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES (3)land planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com September 4, 2013 Fox Grove Project Development Plan (PDP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 ENVIRONMENTAL HEALTH Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Policy ENV 1.1 – Protect and Enhance Natural Features Use regulatory powers to conserve, protect, and enhance the resources and values of high value biological resources such as wetlands, riparian areas, and wildlife habitat by directing development away from sensitive natural areas. When it is not possible to direct development away from sensitive natural resources the development will be integrated into these areas to minimize impacts and mitigate any losses. Boxelder Creek runs along the western border of this property. The 100 foot average buffer will be maintained with development happening outside of that area. The possibility exists for trails and interpretive signage to run along the creek. Policy ENV 1.2 –Regulate Development along Waterways Use development regulations, such as setbacks from natural features and performance standards, to conserve and protect natural resources along the Poudre River, Spring Creek, Fossil Creek, Boxelder Creek and other waterways. In the second phase Project Development Plan an Ecological Characterization Study will be done to determine the best way to conserve and enhance Boxelder Creek. Principle ENV 18: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage for the preservation of floodplain values, adhere to all City mandated codes, policies, and goals, and comply with Fox Grove City Plan – Principles and Policies Page 2 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com all State and Federally mandated laws and regulations related to the management of activities in floodprone areas. Policy ENV 18.2 – Manage Risks Seek to minimize risk to life and property by structural and non-structural design or modification of actions in the floodplain where it is not otherwise practical to place structures and human activities outside of the floodplain. Discourage new development in the 100-year floodplain to avoid additional modifications and structural controls. An Overall Development Plan was submitted in order to postpone development of the second phase until the improvements to Boxelder Creek are made. It is anticipated that these improvements will alter the current floodway and floodplain within this site. Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.1 – Employ a Watershed Approach to Stormwater Management Design stormwater systems to minimize the introduction of human caused pollutants. Pursue educational programs and demonstration projects to enhance public understanding of pollution prevention efforts. Design tributary systems for water quality control with appropriate use of buffer areas, grass swales, detention ponds, etc. Include receiving water habitat restoration and protection in stormwater master plans in conjunction with habitat mapping efforts. Policy ENV 19.2 – Pursue Low Impact Development Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land planning and engineering design approach with a goal of minimizing the impact of development on urban watersheds through the use of various techniques aimed at mimicking predevelopment hydrology. Runoff from the park and residential lots will traverse grass swales prior to entering Boxelder Creek. The intent is that the water slows down, infiltrates, and suspended solids are removed. COMMUNITY AND NEIGHBORHOOD LIVABILITY Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.2 – Seek Compatibility with Neighborhoods Encourage design that complements and extends the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. The two developments adjacent to this project are both in Larimer County. One consists of patio homes on lots approximately 5,000 square feet. The other consists of single family homes on lots approximately 7,000 square feet. The first phase of this project proposes lots approximately 5,600 square feet. The second phase of this project has yet to be determined. The existing street patterns will be continued with Fox Grove City Plan – Principles and Policies Page 3 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com the extension of Carriage Parkway to the south. A pocket park is planned for phase one along with other open space and landscaping. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Encourage a variety of housing types and densities, including mixed-used developments that are well- served by public transportation and close to employment centers, shopping, services, and amenities. It is anticipated that the second phase PDP will include multi-family housing. This will be adjacent to the proposed frontage road providing immediate access to the Mulberry Corridor. This site is also located within 1000 feet of the Otterbox Distribution Center and several other large companies. Policy LIV 7.2 – Develop an Adequate Supply of Housing 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. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy LIV 7.6 – Basic Access Support the construction of housing units with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory–related abilities. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.5 – Integrate and Distribute Affordable Housing Encourage the integration and distribution of affordable housing as part of individual neighborhoods and the larger community rather than creating larger concentrations of affordable units in isolated areas. Within the first phase PDP duplex lots are intermixed within the single family lots. The pocket park is centrally located to the development ensuring the multi-family and single family have equal access. Principle LIV 9: The City shall promote resource conservation and efficiency in the construction of new houses as well as upgrades to existing houses. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. Fox Grove City Plan – Principles and Policies Page 4 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com The streets shall follow the City street standards. It is anticipated that landscaped open space will occur as Carriage Parkway bends south providing green views. Further detail will follow as the Project Development Plans are completed. Policy LIV 10.2 – Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. The existing trees are located along Boxelder Creek and will be preserved. Street trees will line all of the local roads and additional plant material shall be located along the open space and within the pocket park. Policy LIV 10.3 – Tailor Street Lighting Tailor lighting fixture design and illumination to match the context of the street. Design lighting to achieve the desired illumination level and preserve “dark sky” views at night time, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Explore options for the types of fixtures available for use within any street condition to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Design residential street light fixtures for human, pedestrian scale, while providing an adequate level of illumination for safety. Where higher pedestrian activity occurs, such as that associated with neighborhood or community centers, districts, or transit stops, consider a combination of lighting options – such as exists in the Downtown – with high mount fixtures for broad distribution of light within the street and smaller pedestrian-oriented fixtures along the sidewalk corridors. Photometric plans shall be submitted and further detail shall be provided in future PDP’s. It is anticipated that the street lighting will try to match the existing fixtures along Carriage Parkway. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features In addition to protecting existing natural features, encourage integration of unique landscape features into the design and architecture of development and capital projects. These unique features may range from informal and naturalized to highly structured and maintained features. Some examples include tree groves within a project, stormwater facilities that become naturalized over time, walls with vines, drainageway enhancements, and other small, uniquely landscaped spaces. Policy LIV 14.2 – Promote Functional Landscape Incorporate practical solutions to ensure a landscape design is functional in providing such elements as natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers, safety, and enhancement of built environment. Consider and address practical details such as sight distance requirements and long-term maintenance in landscape design. Policy LIV 14.3 – Design Low Maintenance Landscapes Design new landscaping projects based on maintainability over the life cycle of the project using proper soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements, trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can be achieved in both turf and non-turf planting areas, provided these areas are designed and installed to minimize weeds, erosion and repairs. Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. Fox Grove City Plan – Principles and Policies Page 5 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community’s desired future. Policy LIV 19.1 – Land Use Designations Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use and transportation decisions. The Fox Grove Project Development Plan is consistent with the goals and objectives of the City’s Structure Plan. It provides low-density single family housing and contributes to the buffer of the Water Corridor. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network Establish an interconnected network of neighborhood streets and sidewalks, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Provide convenient routes to destinations within the neighborhood: Avoid or minimize dead ends and cul-de-sacs. The streets proposed within the Fox Grove PDP all connect to the larger street network and provide missing segments to which future development will occur. Cul-de-sacs are avoided. Utilize multiple streets, sidewalks, and trails to connect into and out of a neighborhood. The streets connect to the property to the south at a maximum distance of 660 feet. There is an emergency access route on the north side of the property and the Collector street runs through the property as well. Design neighborhoods streets to converge upon or lead directly to the common areas in the neighborhood, avoiding routes onto arterial streets. The local streets lead west from the collector to the pocket park within the development. Pockets of open space flank both sides of Carriage Parkway. Prohibit gated-street entryways into residential developments to keep all parts of the community accessible by all citizens. This development will not have any gated entryways. On long blocks, provide intermediate connections in the pedestrian network. Continue and extend established street patterns where they are already established. In the case of previously unplanned areas, establish a new pattern that can be continued and extended in the future. This Project Development Plan follows the City’s Master Street Plan to build the next portion of Carriage Parkway within the site. It will contribute to the ultimate connection of Carriage Parkway all the way to Prospect Road. Policy LIV 21.2 – Design Walkable Blocks While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous repetition of a basic grid pattern or to follow topography. In order to be conducive to walking, determine block size by frequent street connections within a maximum length of about 300 to 700 feet. The blocks are conducive to walking and are within the maximum length of 600 feet. Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types Fox Grove City Plan – Principles and Policies Page 6 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Provide variation in house models and types in large developments, along with variations in lot and block sizes, to avoid monotonous streetscapes, increase housing options, and eliminate the appearance of a standardized subdivision. The housing models and types shall follow LUC 4.5.D.2. Within the first Phase, two housing types are proposed; single family and two family dwellings. The Second Phase shall provide two different housing types as described in the Land Use Code. The housing models shall comply with LUC 3.5.2 (C) and provide four different types of housing models. Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Orient residential buildings towards public sidewalks or other public outdoor spaces that connect to streets, the commercial core, and transit stops. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. The houses all face public streets with tree lawns and sidewalks. Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and community gardens, greenways, and other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods and the community as a whole. Policy LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces Locate neighborhood parks or other public outdoor spaces within walking distance of homes. Design outdoor spaces in conjunction with streets and walkways to be attractive, formative, purposeful parts of any land development and not merely residual areas left over from site planning for other purposes. Aim to mostly surround public outdoor spaces with streets or house fronts in order to provide public visibility and monitoring of the area and promote safety. The pocket park is part of phase one Project Development Plan. It is within 1/3 mile of 90% of the homes and located along the western boundary to create a transition zone from the natural habitat to the developed residential lots. Policy LIV 23.2 – Integrate Natural Features Protect valuable natural features, including creeks, significant trees and wetlands, and integrate them into the overall design of a neighborhood as shared amenities. The second phase will include the area around Boxelder Creek. It is possible that trails will meander through the creek buffer creating an amenity for the neighborhood. Principle LIV 25: The City will require and assist with coordinated neighborhood design efforts among separate development parcels. Policy LIV 25.1 – Coordinate Neighborhood Planning and Phasing Encourage and participate in coordinated design and planning efforts among property owners in various neighborhoods. Identify locations for connecting streets, schools, parks, civic buildings, edges, and other shared facilities and spaces. The applicant has been in contact with the owners of the property to the south and have coordinated road alignments and connection points. Policy LIV 25.2 – Require Overall Coordination Require all new development proposals to demonstrate that they form or contribute to a greater neighborhood. Development should contribute to the neighborhood in terms of interconnecting streets, schools, parks, Neighborhood Commercial Districts, and open space systems. Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood serving uses. Fox Grove City Plan – Principles and Policies Page 7 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Policy LIV 28.1 – Density Low Density Mixed-Use Neighborhoods will have an overall minimum average density of four (4) dwelling units per acre, excluding undevelopable areas. This minimum density for parcels 20 acres or less will be three (3) dwelling units per acre. This project is zoned LMN and will have an overall minimum average density of four (4) dwelling units per acre. Policy LIV 28.2 – Mix of Uses Include other neighborhood-serving uses in addition to residential uses. Although the actual mix of uses in each neighborhood will vary, Low Density Mixed-Use Neighborhoods may include the following: Principal uses: Predominantly detached singlefamily homes; however, may include a range of duplexes, townhomes, and small scale multi-family dwellings (twelve or less units per building). Supporting uses: Places of worship, day care (adult and child), parks and recreation facilities, schools, and small civic facilities. In addition to these uses, a mix of other complementary uses is permitted within designated Neighborhood Center, including the following: neighborhood-serving market, shops, small professional offices or live-work units, clinics, or other small businesses in addition to the list of secondary uses listed above. Retail uses will be permitted only in a designated Neighborhood Center. Home occupations are permitted provided they do not generate excessive traffic and parking or have signage that is not consistent with the residential character of the neighborhood. Policy LIV 28.3 – Mix of Housing Types Distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. Include a minimum of four (4) distinct housing types in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so should the number of housing types. The PDP will provide an appropriate mix of housing types including two family dwellings and single family detached homes. The Second Phase will possibly include multi-family, two family alley loaded or other housing types permitted in LUC 4.5(D)2. SAFETY AND WELLNESS Principle SW 1: The City will foster a safe community. Policy SW 1.5 - Maintain Public Safety through Design Provide a sense of security and safety within buildings,parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. (Also see the Community and Neighborhood Livability chapter’s Community Appearance and Design section). TRANSPORTATION Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 4.4 – Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well-designed streetscape, including detached sidewalks, parkways, and well- defined crosswalks. Principle T 13: Driving will be a safe, easy, and convenient mobility option. Fox Grove City Plan – Principles and Policies Page 8 of 8 Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com Policy T 13.1 – Complete Network Develop a complete street network with access and connectivity to and through corridors in accordance with the Master Street Plan. This project will construct the next section of Carriage Parkway as shown on the Master Street Plan. Policy T 13.3 – Regional Connections Provide connections to county, regional, state, and national transportation corridors, as well as private rail and air transportation systems. The extension of Carriage Parkway contributes to the goal of another corridor connecting Mulberry Street and Prospect Road which lead to other regional corridors. Principle T 24: Transportation infrastructure will be designed and constructed to a level of quality commensurate with community values. Policy T 24.2 – Sustainable Design Plan, build, and maintain streets, trails, intersections, and sidewalks using sustainable design principles. The trails which run along the 100’ Boxelder Creek Buffer shall be a soft surface and at grade in order to preserve the natural character of the area. Policy T 24.3 – Attractive Public Spaces Plan, build, and maintain streets, trails, intersections, and sidewalks as attractive public spaces. The pocket park and open space shall be landscaped and maintained to Fort Collins’ high standards. Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.3 – New and Existing Roadways New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. The Transportation Impact Study included with this submittal shows that Carriage Parkway and surrounding intersection are able to accommodate the increased traffic without modifications. Policy T 25.4 – Efficient Mobility Provide efficient mobility and cost-effective transport of people and goods between the various districts of the City as well as within the region.