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HomeMy WebLinkAboutWATERFIELD THIRD FILING - PDP - PDP130037 - 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 November 6, 2013 Waterfield Project Development Plan (PDP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 STATEMENT OF APPROPRIATE CITY PLAN PRICIPLES AND POLICIES 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. Within this development there is a wetland which is not fed by ground water and is lacking in species diversity, habitat and quality. It is non-jurisdictional however we intend to mitigate and enhance the wetland and buffer area. The grading within the development will direct storm water flows into this wetland to maintain the inferred water source. The project will incorporate several water quality features to remove suspended solids from the water while allowing the water to flow into the wetland. The wetland/natural area will be enhanced through weed removal, diverse native plantings and long term maintenance. The three Russian Olive stands will be replaced by twenty five diverse trees and one hundred shrub plantings will add to the species diversity. 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. Waterfield PDP City Plan – Principles and Policies Page 2 of 7 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 An average of a 100 foot buffer shall be enhanced along the perimeter of the wetland. Any impacts or encroachments by the development shall be mitigated above and beyond the baseline vegetation enhancement as shown on the mitigation plan. Principle ENV 4: The City will pursue new opportunities to provide multifunctional open lands. Policy ENV 4.1 – Improve Connectivity Explore opportunities for land conservation partnerships between Stormwater, Parks and Recreation, Transportation, and Natural Areas departments to provide and enhance trail corridors to connect open lands, to enhance wildlife habitat and corridors, and to improve bicycle and pedestrian access to schools, parks, natural areas, rivers, shopping areas, and neighborhoods. A multi-use recreation trail is planned adjacent to Timberline Road and along the northern boundary of the site eventually connecting to the community/regional trail system. Within the site there will be many smaller corridors to move people from the neighborhood into the future park, future school site, and opens space surrounding the wetland. Policy ENV 4.3 – Improve Water Quality and Detention Explore opportunities for Stormwater, Parks and Recreation and Natural Areas departments to partner on acquiring lands to incorporate stormwater systems that improve water quality and contribute to the ecological functioning of urban watersheds. A focus of this development will be stormwater quality. The northeast portion of the site will drain into a ten foot wide planted median which will filter out the suspended solids from the water. Storm flows will then travel west through a series of open space areas into the wetland. The intent is to clean the water but not to infiltrate until it reaches the wetland in order to preserve the historical pattern. The south portion of the site will drain into a planted detention pond to the south. Policy ENV 4.6 – Utilize Corridors Provide public access, promote wildlife movement, and link neighborhoods, parks, and activity centers, commercial centers, and streets through a network of open lands and trails along streams, drainageways, and irrigation ditch corridors, where compatible with natural habitats, utilizing environmentally sensitive trail design. A multi-use recreation trail is planned adjacent to Timberline Road and along the northern boundary of the site, eventually connecting to the community/regional trail system. Along with the pedestrian trail, a landscaped buffer along the ditch will provide habitat and a wildlife corridor. Native species will be planted within this buffer to promote species diversity which currently does not exist. The pedestrian trail is located close to the lot lines to allow the corridor to be as wide as possible. Within the site, there will be many smaller corridors to move people from the neighborhood into the park, school site and opens space surrounding the wetland. 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 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. Waterfield PDP City Plan – Principles and Policies Page 3 of 7 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 This project is not within the floodplain. 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. Principle ENV 20: The City will develop an integrated stormwater management program that addresses the impacts of urbanization on the City’s urban watershed. As part of that program, the City will implement requirements and strategies for multi-functional stormwater facilities that support density goals for development and redevelopment at a sub-watershed level. Policy ENV 20.4 – Develop Public/Private Partnerships Employ public/private partnerships to optimize the balance between stormwater management and compact development. Take advantage of opportunities to combine stormwater management needs from both public and private lands. A focus of this development will be stormwater quality. The northeast portion of the site will drain into a ten foot wide planted median which will filter out the suspended solids from the water. It will then travel west through a series of open space areas into the wetland. The intent is to clean the water but not to infiltrate until it reaches the wetland. The south portion of the site will drain into a planted detention pond to the south. 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. This project is located within the LMN zoning district. It is adjacent to the existing Bull Run Apartments and provides a transition from the higher density to the unincorporated Larimer County homes to the northwest. The PDP is consistent with the City’s Structure Plan in terms of residential densities proposed for the future. It is also consistent with the City’s Master Street Plan by installing a portion of New Vine and preparing for the re-alignment of Timberline. Waterfield PDP City Plan – Principles and Policies Page 4 of 7 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 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. This project proposes several different housing types. The development is proposed to include three housing types in the LMN area: paired homes, alley-loaded lots and single family lots. In addition, the ODP includes a multi-family site adjacent to the existing Bull Run apartments. With the proposed neighborhood center, residents of the project will be within a quarter of a mile of shopping, a school, park, and employment areas. 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. A ten foot wide median is planned for a street running east and west. The curb shall be cut at regular intervals so that stormwater may enter the median freely. The median will be functional as well as visually appealing. 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. Street trees will line all of the local roads and additional plant material shall be located along open space corridors. 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, Waterfield PDP City Plan – Principles and Policies Page 5 of 7 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 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. 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 Waterfield Project Development Plan is consistent with the goals and objectives of the City’s Structure Plan. This first phase will provide the housing which will later support the Neighborhood Center which will provide employment, retail and commercial opportunities within one-third mile of the housing. 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 Waterfield PDP all connect to the larger street network. Utilize multiple streets, sidewalks, and trails to connect into and out of a neighborhood. This project will construct a portion of the 4-lane arterial New Vine Street and plan for the future Timberline Road, Turnberry Road, and Conifer Street. Along with streets there will be a 10’ wide community trail along the north and east sides of the property. Design neighborhoods streets to converge upon or lead directly to the common areas in the neighborhood, avoiding routes onto arterial streets. Where ever possible streets have a direct view into common open space. 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. There are intermediate connections for pedestrians mid block through a landscaped open space. These connections are also made between the development and school and wetland. Provide direct walkway and bikeway routes to schools. There is a mid-block open space to allow students direct access to the future school and park. 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 Waterfield PDP City Plan – Principles and Policies Page 6 of 7 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 future. This Project Development Plan follows the City’s Master Street Plan to build portions of road within the site which will extend and connect the desired street pattern. 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. When the blocks become large due to site layout there are intermediate connections for pedestrians mid block through a landscaped open space. These connections are also made between the development and school and wetland. Policy LIV 22.1 – Vary Housing Models and Types 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. This Project Development Plan proposed three housing types: single family detached, single family detached with alley loaded garages and single family attached. At the time of building permit the home builder will show specific elevations of various housing models to avoid monotonous streetscapes and will follow the Land Use Code. 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. 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 follows the LMN density requirements with a minimum overall average density of four (4) dwelling units per acre. Principle LIV 43: Enhanced Travel Corridors will be strategic and specialized Transportation Corridors that contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Enhanced Travel Corridors will provide high frequency/ high efficiency travel opportunities for all modes linking major activity centers and districts in the city. This project has planned for the future Enhanced Travel Corridor of Timberline Road and will construct the portion of New Vine which traverses the site. Policy LIV 44.5 – Interconnect Trails/Paths Integrate a trail/path system that connects open lands, parks, and water corridor areas, excluding motorized vehicles (except emergency and maintenance vehicle access). Pay special attention to environmentally sensitive trail design, location, and construction. A multi-use community trail is planned adjacent to Timberline Road and along the northern boundary of the site. It will eventually connect to the regional trail system. Along with the pedestrian trail, a landscaped buffer along the ditch will provide habitat and a wildlife corridor. Native species will be planted within this buffer to promote species diversity which currently does not exist. The pedestrian trail is located close to the lot lines to allow the corridor to be as wide as possible. A five foot wide trail meanders around the wetland and leads residents to the future park and school. TRANSPORTATION Waterfield PDP City Plan – Principles and Policies Page 7 of 7 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 T 2: Investments in Enhanced Travel Corridors and within Activity Centers will encourage infill and redevelopment. Policy T 2.1 – Economic Opportunity and Development Enhanced Travel Corridors will support expanded economic opportunity and development generally, as well as particularly in targeted redevelopment areas and activity centers within the city. Development includes the New Vine Drive enhanced travel corridor helping the City meet its transportation objectives. Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. The Waterfield PDP is designed to be pedestrian friendly with street sidewalks, mid-block connections and recreation trails provided to encourage walking and bicycling between the various land uses in the neighborhood. Policy T 4.3 – Interconnected Neighborhood Streets Neighborhood streets will be interconnected, but designed to protect the neighborhood from excessive cut-through traffic. 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. Proposed streets are all interconnected.