HomeMy WebLinkAboutLAKEVIEW - PDP - PDP130026 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESLAKEVIEW – Fort Collins, CO
Statement of Planning Objectives 8-27-2013
i. City Plan Principles and Policies
Lakeview is an infill neighborhood primarily surrounded by a residential
community. The parcel is zoned Residential–Low (R-L) which is in character
with the neighborhood. The proposal is in compliance with the City’s vision
as outlined in the City Plan’s principals and policies as summarized below:
a. Economic Health: (EH 4.2) Appropriate infill development is encouraged
by the City. The proposal is compatible with the surrounding
neighborhood. New residents will support local businesses and contribute
to the City’s fiscal sustainability.
b. Environmental Health and Sustainability: (LIV 10, 14) There are several
existing trees on site that were planted by the land owner. All trees except
one are proposed to be preserved and incorporated in the landscape plan.
The landscape plan has been designed using xeriscape principles
therefore contributing to water conservation.
(LIV 9, 14) The homes will incorporate many energy conservation
methods such as energy star appliances and low water use lavatory
fixtures. Approximately half of the homes are oriented to maximize solar
exposure.
c. Community and Neighborhood Livability: (LIV 6.1, 6.2) The City Plan
encourages the addition of new dwellings on undeveloped parcels
surrounded by existing residential development. In accordance with the
Plan, Lakeview is planned as a compatible, high-quality neighborhood.
(LIV 10.2) The streetscape is planned with detached sidewalks, tree
lawns, and street trees to enhance the neighborhood walking experience
and to provide shade.
(LIV 10.3) Specialty downcast streetlights are proposed to provide
pedestrian safety without spreading light glare into the adjacent homes.
(LIV 14) The landscaping has been designed to enhance the
neighborhood. Many of the existing trees have been incorporated into the
buffer adjacent to E. Drake Road. Landscape areas adjacent to the
homes and streetscape have a more manicured landscape whereas the
stormwater detention area is more natural. The plan has been designed
Page 2 of 4
Lakeview – Statement of Planning Objectives
based on hydrozones for water conservation. Maintenance considerations
were incorporated and will be implemented through soil preparation,
irrigation, mulch, selection of plant materials, etc.
(LIV 21) The proposed neighborhood is an integral part of the broader
surrounding community structure. The small size of the neighborhood
limits the ability to provide on-site facilities, however the residents will be
connected to other community members through the use of nearby
community services, schools, recreational facilities, cultural and social
facilities, and places of worship which aids in creating the Community
vision of connectivity.
d. Safety and Wellness (SW 1) The neighborhood has been designed to be
safe for the residents. The private streets will be safe for both the
motorists and pedestrian through interconnectivity that provides for a
sense of neighborhood. The access and street network meets the criteria
of the emergency services providers.
e. Culture, Parks and Recreation (CPR) Although these facilities are not
provided on-site, the Community and Neighborhood Parkland Capital
Expansion fees paid to the City will aid the City in continuing to provide
these valuable resources and amenities that lead to a healthy community.
f. High Performing Community (HI 2) Lakeview provides a new
neighborhood with new residents that will become involved in the
community contributing to make Ft. Collins an attractive place to live and
raise a family.
g. Transportation Plan (T4) As an infill parcel, Lakeview has been designed
with private streets that will be maintained by the homeowner’s
association. The streets connect with the church parcel to the west and to
E. Drake Road to the north, but no access is available into the adjacent
neighborhoods to the south and east. The proposed private streets
provide an attractive environment that is safe for pedestrians, bicyclists,
and drivers as well as having a well-designed streetscape which includes
detached sidewalks.
ii. Open Space, Natural Features and buffers
A 30’-70’ landscape buffer, which includes several mature trees, along E.
Drake Road will be maintained. The proposed landscaping consists primarily
of street trees located within the tree lawns, shrubs along the top and bottom
of the proposed detention pond and shrubs and trees within Tract C which is
located at the intersection of proposed Bluebonnet Lane and Feathergrass
Drive. The proposed detention pond is proposed as a natural area to
Page 3 of 4
Lakeview – Statement of Planning Objectives
maximize the stormwater quality aspect of the pond, minimize maintenance,
and conserve irrigation water.
iii. Ownership and Maintenance of open space areas
All common areas will be owned and maintained by the homeowner’s
association.
iv. Rationale behind the assumptions and choices made by the developer.
The developer has selected this site due to its central location in the City of
Fort Collins. The proposed single family detached homes are compatible with
the adjacent neighborhood.
We propose 105’ deep lots adjacent to the existing residences along the east
property line and a slight reduction in front setbacks (see attached
Modification of Standard Request) to maximize the distance between existing
adjacent neighbors.
We propose detached sidewalks and tree lawns, upgraded/downcast street
lights, and enhanced landscape buffers around the perimeter of the project to
enhance the livability and aesthetics of the neighborhood.
v. Compliance with applicable criteria
The subdivision has been designed in accordance with the City of Ft. Collins
regulations and design criteria as evidenced by the attached plans and
reports. A Modification of Standard is proposed for a 15’ front setback to a
front porch, living area portion of the house, or side-load garage, which is
included with this application.
In the buffer area adjacent to E. Drake Road (Tract A), we propose alternate
compliance to the 150’ lot depth required by the Code 3.6.2(G) for lots that
back to an arterial street by providing lot depths between 100’ – 115’ in
conjunction with a buffer depth between 30’ – 70’. Considered together, the
average combined lot depth and buffer depth exceeds 150’. We feel this is
the best method to buffer the proposed homes from the arterial street in that
we are able to preserve the several mature trees on top of the existing berm
and provide common area landscape in the approximately 30’-70’ Tract A as
a developer installed, HOA maintained landscape buffer. This would also
allow the rear fences of the northernmost Lots 1-7 to be setback from E.
Drake Road and not run directly adjacent to the existing sidewalk along Drake
Road. Our proposal accomplishes the purpose of the Code subsection
3.6.2(G) as it screens and protects the lots adjacent to the arterial street from
noise, light and other negative impacts of the arterial street better than a plan
which complies with the standard of this subsection by preserving the berm
height and existing mature trees on top of the berm.
Page 4 of 4
Lakeview – Statement of Planning Objectives
For the ranch model home 5030 (see attached Architectural Elevations), we
propose an alternative to 3.5.2(E)(1) specific to this model. Instead of having
the street facing garage doors set back a minimum 4’ behind the “front
façade of the ground floor living area portion of the dwelling or a
covered porch,” we propose that the street facing garage doors be setback a
minimum of 10’ behind the front façade of the side-load garage, which has
residential features such as windows, masonry, and/or other features
complementary to the front facade. We believe that given the architectural
treatments on the front façade of the side load garage portion of the house,
along with the 10’ setback from the side-load garage, our proposal meets the
intent of the Land Use Code to “line streets with active living spaces, create
pedestrian-oriented streetscapes, and provide variety and visual interest in
the exterior design of residential buildings.” We will meet the standard code
for recessed garage doors for the other 3 home models.
vi. Interface between land use and natural features
Lakeview is an infill parcel with single family detached residential
neighborhoods to the east and south, and Christ Center Community Church
to the West. E. Drake Road forms the northern boundary of the site. North of
the road are Williams Lake and single family detached residential
neighborhoods.
The proposed single family detached residential neighborhood is similar in
character to the surrounding existing neighborhoods. Given no access is
proposed into these neighborhoods, no conflicts are anticipated. The
proposed home sites are served by an internal loop street that accesses a
shared drive (Feathergrass Drive) between the neighborhood and existing
church. The homes either back or side on Feathergrass Drive which
increases compatibility between the two uses and creates a sense of
neighborhood by engaging the fronts of the homes with the rest of the
neighbors.
There are no natural features on the site to mitigate.
vii. Neighborhood Meeting discussions
See attached summary and response to questions raised at the
Neighborhood Meeting held on May 6, 2013.
Attachments: Modification of Standard Request
Conceptual Review Letter with Applicant Responses