HomeMy WebLinkAboutLANDMARK RESIDENCES ON MOUNTAIN AVENUE - PDP - PDP140011 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSland 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
July 23, 2014
Landmark Residences on Mountain Avenue Project Development Plan (PDP) is
supported by the following Principles and Policies found in
City Plan
Fort Collins
Adopted February 15, 2011
ECONOMIC HEALTH
Principle EH 1: The City will pursue development of a vibrant and resilient
economy that reflects the values of our unique community in a changing world.
Policy EH 1.1 – Support Job Creation
Support the enhancement of the community’s economic base and job creation by focusing on retention,
expansion, incubation, and recruitment efforts that bring jobs and import income or dollars to the
community, particularly businesses in the adopted Target Industry Clusters.
The commercial space will have two uses and employ at least two people. It will provide a small
neighborhood business which serves the immediately surrounding neighborhood.
Principle EH 2: The City will support the growth of the innovation economy to set
the stage for business development, job creation, and a thriving entrepreneurial
environment.
Policy EH 2.1 – Support Targeted Industry Clusters
Actively support job creation within the five adopted Targeted Industry Clusters, including Clean Energy,
Water Innovation, Bioscience, Technology, and Uniquely Fort Collins. Periodically re-evaluate the
adopted Targeted Industry Clusters for relevance, success, and contribution to economic health and
adjust as needed.
Policy EH 2.2 – Support an Innovative Economy
Support a regional innovation ecosystem that fuels business development and job creation by leveraging
local assets including human capital, research institutions, industrial base, physical infrastructure, and
quality of life.
Landmark Residences on Mountain Ave.
City Plan – Principles and Policies
Page 2 of 9
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 EH 3: The City will support local, unique, and creative businesses.
Policy EH 3.2 – Define and Support the Uniquely Fort Collins Cluster
Identify businesses and professions that are unique to Fort Collins and highlight those opportunities to
drive economic development in the city.
The commercial space is sized to encourage small local businesses. Located within the heart of
eclectic Old Town area it is anticipated that the commercial spaces will be leased or sold to a
business that is unique to Fort Collins.
Policy EH 3.3 – Support Local and Creative Entrepreneurship
Identify local entrepreneurs and creative enterprises and work to both incubate new businesses, and
strengthen the existing businesses. This will result in the creation of jobs, improved cultural awareness,
and growth in the creative economy.
ENVIRONMENTAL HEALTH
Policy ENV 5.2 – Utilize Solar Access
Protect unobstructed sunlight in planning and development processes to promote the use of solar energy.
The residential units all solar oriented and have windows that face south.
Principle ENV 8: Continually improve Fort Collins’ air quality.
Policy ENV 8.3 – Employ a Citywide Approach
Focus on improving air pollution by reducing total citywide emissions over the long-term and assuring that
localized air pollution exposures conform to adopted health standards.
Policy ENV 8.6 – Prevent Pollution
Promote prevention of air pollution at its source as the highest priority approach in reducing air pollution
emissions.
This project provides residential units within a mile of the downtown district and within one block
of a grocery store. The close proximity promotes alternative modes of transportation and less
use of vehicles.
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 18.1 – Balance Environmental, Human and Economic Concerns
Recognize and manage floodplains with the intent to provide a balance between economic,
environmental, and human (including safety) considerations within floodplain lands.
Policy ENV 18.2 – Manage Risks
Landmark Residences on Mountain Ave.
City Plan – Principles and Policies
Page 3 of 9
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
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.
This project is located within the floodplain however it will be elevated 18 inches above the base
flood elevation in order to minimize the risk to life and property.
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.
Overall this project reduces the amount of impervious pavement on this site and increases
landscaped area. In addition, twenty five percent of the new pavements will be pervious.
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.
If the alley is paved with this project the stormwater will be directed onto the private project site
into a rain garden prior to being released back into the alley.
COMMUNITY AND NEIGHBORHOOD LIVABILITY
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
Landmark Residences on Mountain Ave.
City Plan – Principles and Policies
Page 4 of 9
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
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 will provide an additional housing type of single family attached and an additional
density option for this area of town. There is a grocery store across the street and a
neighborhood center is planned.
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.
Principle LIV 9: The City shall promote resource conservation and efficiency in the
construction of new houses as well as upgrades to existing houses.
Policy LIV 9.1 – Increase Efficiency and Resource Conservation
Reduce net energy and water use of new and existing housing units in order to conserve natural
resources, and minimize environmental impacts.
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.
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.
This project will be removing a driveway and installing a tree lawn in its place. A new sidewalk
will be installed along Shields street and shade trees will be filled in where there are gaps.
Principle LIV 14: Require quality and ecologically sound landscape design practices for
all public and private development projects throughout the community.
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,
Landmark Residences on Mountain Ave.
City Plan – Principles and Policies
Page 5 of 9
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.
Principle LIV15: Commercial developments create a powerful impression of the City, both
individually and taken together as a whole. While corporate franchises and chain stores
will remain vital and recognizable, commercial developments shall be designed to
contribute to Fort Collins’ distinct visual quality and uniqueness.
Policy LIV 15.1 – Modify Standardized Commercial Architecture
Provide site-specific design of commercial buildings to reflect local values, and modify standardized
architectural prototypes, if necessary, so that the city’s appearance remains unique. Development will not
consist solely of repetitive design that may be found in other communities.
The commercial portion of this building will be compatible with the surrounding architecture of
Old Town and be unique to this surrounding.
Policy LIV 15.2 – Seek Compatibility with Surrounding Development
Design commercial buildings to contribute to the positive character of the area. Building materials,
architectural details, color range, building massing, and relationships to streets and sidewalks will
contribute to a distinctive local district, corridor, or neighborhood.
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
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 provides an additional housing type allowed within the LMN Zone.
Policy LIV 22.2 – Provide Creative Multi-Family Housing Design
Design smaller multi-family buildings to reflect the characteristics and amenities typically associated with
single-family detached houses. These characteristics and amenities include orientation of the front door
to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and
storage, access to sunlight, privacy, and security.
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.
Policy LIV 22.5 – Create Visually Interesting Streetscapes
All new residential buildings should be designed to emphasize the visually interesting features of the
building, as seen from the public street and sidewalk, and to minimize and mitigate the visual impact of
garage doors, driveways, and other off-street parking.
Landmark Residences on Mountain Ave.
City Plan – Principles and Policies
Page 6 of 9
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 22.6 – Enhance Street Design and Image
Enhance prominent connecting streets in neighborhoods by forming circles, squares, medians, or other
special places to recall history, give identity, and calm traffic. Treelined streets and boulevards with
inviting, landscaped walkways, parkways, and medians, will add to the image of these districts as safe
and comfortable places to live.
Policy LIV 22.7 – Consider Landmarks and Views
Consider view corridors to the mountains or other landmarks in the arrangement of streets, Neighborhood
Centers and Commercial Districts, and other shared spaces within neighborhoods. Design the view down
a residential street to terminate on a visually interesting feature and not directly on a garage door.
Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways
To foster visual interest along a neighborhood street, limit the street frontage devoted to protruding
garage doors and driveway curb crossings using one or more of the following techniques:
Recess garages, or tuck them into side or rear yards (if feasible), using variety and creativity to
avoid a
streetscape dominated by the repetition of garage doors.
Locate garages further from the street to allow narrower driveway frontage at the curb, leaving
more room for an attractive streetscape.
Incorporate alleys and various forms of shared driveways to reduce the need for 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.
It is recognized that there may be ways a residential property can be custom-designed to mitigate the
view of a protruding garage opening.
All of the garages are hidden behind the building.
Policy LIV 22.9 – Form Neighborhood Edges
Use features shared with adjoining neighborhoods, such as major streets, changes in street patterns,
greenways, and other features such as rivers, streams, and major irrigation ditches to form neighborhood
edges. Landscaped outdoor spaces and trails may also be used to create an attractive environment at
neighborhood edges.
This project forms a buffer between the Neighborhood Conservation District and Shields Street.
Policy LIV 22.10 – Provide Transitions at Community Edges
Where a new neighborhood develops next to designated open lands, rural lands, or Urban Estate
Neighborhoods near an edge of the city, design the neighborhood and layout to complement the
established patterns of open space, buildings, and land forms.
Policy LIV 22.11 – Promote Neighborhood Upkeep and Property Maintenance
Encourage residents to maintain properties and ensure compliance with City Codes in order to reduce
visible signs of decay and promote safe, comfortable, and strong neighborhoods.
Principle LIV 26: Neighborhood stability should be maintained and enhanced.
Policy LIV 26.1 – Maintain Existing Neighborhoods
Aim to preserve the character of existing neighborhoods through neighborhood planning, assistance to
neighborhood organizations, and supportive regulatory techniques. Changes, if any, will be carefully
planned and will result from initiatives by residents or from a specific subarea plan prepared in
collaboration with residents. Other changes may result from specific initiatives intended
to improve the quality of existing neighborhoods, such as improving mobility and access to everyday
activities and services, adding flexibility for vacant and underutilized land, and introducing new
neighborhood centers, parks, and small civic facilities.
Landmark Residences on Mountain Ave.
City Plan – Principles and Policies
Page 7 of 9
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 26.3 – Promote Compatibility of Uses
Encourage low intensity residential uses within predominantly residential neighborhoods, including but not
limited to single-family, low density multi-family, and group homes. Allow other compatible uses to the
extent that they reinforce and do not detract from the primary low density, residential function of the
neighborhoods.
This project is removing a convenience store and replacing it with residential.
Policy LIV 26.4 – Balance Resident Preferences with Communitywide Interests
In determining the acceptability of changes to parcels of land adjacent to existing residential
developments, balance the adjacent residents’ preferences with communitywide interests. For example, if
a commercial center is proposed in an existing neighborhood, provide direct community access but also
seek context-sensitive solutions to reduce cut-through traffic within the neighborhood.
Policy LIV 26.5 – Retain Differences among Neighborhoods
Retain the size and pattern of lots and blocks, building style, street design details, street and outdoor
lighting, and landscape characteristics in ways unique to a given neighborhood as infill and
redevelopment occur.
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 28.2 – 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.
This project will provide a neighborhood center with two commercial uses. It will
predominantly be attached single family homes.
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.
Policy LIV 28.4 –Neighborhood Center
Incorporate a Neighborhood Center as a focal point for Low Density Mixed-Use Neighborhoods to serve
as a year-round gathering place accessible to all residents or ensure that the Low Density Mixed-Use
Neighborhood has access to an existing Neighborhood Commercial District or Community Commercial
District.
This project is providing two more commercial uses to compliment Beavers Market across the
street.
Landmark Residences on Mountain Ave.
City Plan – Principles and Policies
Page 8 of 9
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 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).
Principle SW 2: The City will provide opportunities for residents to lead
healthy and active lifestyles.
Policy SW 2.4 – Design for Active Living
Promote neighborhood and community design that encourages physical activity by establishing easy
access to parks and trails, providing interesting routes that feature art and other visually interesting
elements, and locating neighborhoods close to activity centers and services so that physically active
modes of transportation are a desirable and convenient choice. (Also see the Community and
Neighborhood Livability and Transportation chapters.)
This project is located within walking distance to a grocery store and parks. There will also be a
commercial space for employment or services and goods.
Policy SW 2.6 – Consider Location of and Transportation to Health and Human Services
Encourage health and human services providers to carefully consider locations of new facilities and
transportation implications, provide private transportation to services, and coordinate with the public
transportation system.
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 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.
This project will supply several residential units close to a grocery store and parks.
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.
Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility
option for all ages and abilities.
Policy T 12.1 – Connections
Direct pedestrian connections will be provided from places of residence to transit, schools, activity
centers, work, and public facilities.
This project will construct a detached sidewalk along Shields Street.
Policy T 12.3 – Pedestrian Plan
Landmark Residences on Mountain Ave.
City Plan – Principles and Policies
Page 9 of 9
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 adopted pedestrian plan will be considered in the development of all transportation projects.
Policy T 12.4 – ADA Compliance
Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards.