HomeMy WebLinkAboutAFFINITY AT FORT COLLINS - PDP - PDP150010 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning landscape architecture urban design entitlement
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July 1, 2015
Planning Objectives
Affinity at Fort Collins
Project Vision:
The Applicant, Affinity at Fort Collins LLC, is proposing to develop an age-restricted (55+)
residential apartment community north of Front Range Village. The Affinity community would
consist of 161 apartments in a single 3-story building. Access to the site would be from a
private drive extended from Corbett Drive to the north. The 8.4-acre site is tucked behind
Lowe’s Home Improvement store approximately 1,800 feet west of Ziegler Road. Harmony
Mobile Home Park is located to the west and English Ranch South, single-family homes, are
located immediately north of the site. Two neighborhood meetings have been held to date.
Affinity senior living communities are designed for active seniors looking for a more social
lifestyle along with affordable amenities. Affinity does not offer assisted living, on-site nursing
services, or food service. All units are equipped with full kitchens and individual washers and
dryers. The Affinity community would satisfy a need for seniors seeking rental housing that
offers residents an active and enriching retirement lifestyle at an affordable price.
With single family development to the North, a mobile home park to the West and a shopping
center to the South, Affinity at Fort Collins provides a transition between single family homes
and commercial development. Residents have the opportunity to utilize bike paths and
sidewalks to access a variety of retail and entertainment options located in the Harmony
Corridor. Large landscape buffers are located to the north and west of the site, adjacent to
residential uses.
An 8’ trail connects English Ranch south to the existing one along Corbett Drive. The northern
part of the trail, as it connects into English Ranch, expands to 20’ and doubles as an emergency
access drive. A tree-lined sidewalk and access easement along the south drive will allow
pedestrians, bicyclists and motorists to travel through the site and connect to Corbett Drive and
Front Range Village in the future.
The main building will include 76 1-bedroom units and 85 2-bedroom units. Indoor common
amenities include a library, movie theater, lounge, game room, craft room, fitness center,
Internet café, outdoor heated community deck and pub. Affinity at Fort Collins will feature a
separate pool building with a 20’ x 40’ saltwater pool, hot tub, woodshop, and fitness center.
Outdoor common areas include raised gardens, pickleball court, covered BBQ area with outdoor
kitchen, community gas fire pit, and dog park. All of these amenities are included at no extra
cost to the residents.
Affinity at Fort Collins
Planning Objectives
Page 2 of 3
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The required amount of vehicle parking (263 spaces) is provided on the site. Parking is
conveniently located around the building close to entrances. There are 70 spaces located in 14
garages, and 36 covered parking spaces. Ample bike parking has also been provided with a
total of 278 spaces, 85% of those being enclosed in the building and garages.
Articulated walls and sloped roofs give the building a residential feel that integrates well with the
area. The exterior façade consists of multi-colored stucco with painted wood trim and stone
veneer wainscot. The materials and building elements are complimentary to the surrounding
architecture in the vicinity.
In order to develop the community, the entire 8.4-acre site would be utilized. Since residential
land uses are considered a secondary land use in the HC District, a Modification was approved
to develop 100% of the site as secondary use when only 25% secondary use is allowed within
the development plan.
Two modifications are being submitted with this PDP. One is to increase the maximum length
of the garages. The other is to decrease the 25’ setback on the west end of the property
adjacent to Harmony Mobile Home Park to 20’.
The overall design concept for the site drainage for the Affinity at Fort Collins is to convey 50%
of all developed runoff through porous pavement, rain gardens and a bio swale along the north
edge of the property to accomplish the L.I.D. goals for this project. Developed runoff from the
site will then be conveyed into two temporary retention ponds designed to twice the 100-year
volume generated by a two-hour storm. The retention pond configuration is intended to serve
the development until a time that an adequate outfall system is installed to convey the detained
release from the site to the Zeigler Road storm sewer crossing. At that time, the proposed
retention ponds will be converted with an elevated, sloped invert and outlet structure to release
flows below the 2-year historic flow rate. The site historically conveyed overflow during the
100-year storm event for the Harmony Mobile home Park and Pond 286 within the Front Range
Village Development. These flows will continue to enter and exit the Affinity site in an identical
manner. Internal to the site, the proposed access drives will convey flows to a level spreader on
the east side of Corbett Drive and onto the neighboring property.
The primary water and sanitary sewer connections to serve the proposed Affinity site will be
made within the north end of the existing Corbett Drive cul-de-sac. A secondary water
connection will be made in Kingsley Court to add the connection to the Front Range Village
system. A water loop is proposed within the access road around the building to provide potable,
non-potable and fire protection.
Lastly, development of the Affinity community would result in a benefit to the City because it
would substantially address the need for affordable housing for seniors as expressed in City
Plan. City Plan contains overarching policy statements that promote balanced and integrated
living patterns. Topics addressed include the goal of a mix of housing types in all City sectors.
Additionally, affordable housing is encouraged to be dispersed throughout the City. For many
seniors, current rental options are either unaffordable (traditional retirement homes with meal
service, housekeeping, etc., starting at over $2.500 per month) or they do not offer the preferred
senior oriented services and amenities (conventional multifamily rental housing without age
Affinity at Fort Collins
Planning Objectives
Page 3 of 3
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restrictions, so the potential for noisy neighbors and most amenities focused on families).
Affinity offers attractive apartment homes together with a variety of social services all at an
affordable price.
The City also has an Affordable Housing Strategic Plan, which establishes priorities and
strategies for the City’s affordable housing programs and informs the Consolidated Plan and
Annual Action Plans required by HUD. To meet the definition of Affordable Housing in the City
of Fort Collins, 10% of units must be set-aside for households earning less than 80% of Area
Median Income (AMI) adjusted for household size. The Applicant is proposing to set aside 10%
of the dwelling units at Affinity for households earning less than 80% of AMI.
land planning landscape architecture urban design entitlement
Thinking outside of the box for over two decades.
419 Canyon Ave., Suite 200 Fort Collins, CO 80521 tel. 970.224.5828 fax 970.224.1662
www.ripleydesigninc.com
07/01/15
Affinity at Fort Collins 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 Affinity at Fort Collins will help support job creation in several ways. The construction of the project is
estimated to utilize 90-100 workers. Once built, 5 permanent staff members will be employed, and 15-20
third party workers will be used for maintenance and other services.
Principle EH 4: The City will encourage the redevelopment of strategic areas
within the community as defined in the Community and Neighborhood Livability
and Neighborhood Principles and Policies.
Policy EH 4.1 –Prioritize Targeted Redevelopment Areas
Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and
Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent
areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in
the Community and Neighborhood Livability chapter) shall be a priority for future development, capital
investment, and public incentives.
The project is located adjacent to the ‘Targeted Activity Center’ of the Harmony Corridor. The active
senior multi-family development will serve as a good transitional area between single family residential
and the commercial development along the Harmony Corridor.
Affinity at Fort Collins
City Plan – Principles and Policies
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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 19.2 – 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.
The overall design concept for the site drainage for the Affinity at Fort Collins is to convey 50% of all
developed runoff through porous pavement, rain gardens and a bio swale along the north edge of the
property to accomplish the L.I.D. goals for this project.
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 20.2 – Follow Design Criteria for Stormwater Facilities
Utilize stormwater facility design criteria that follow national Best Management Practices (BMPs).
Stormwater facilities on the site follow the national Best Management Practices.
COMMUNITY AND NEIGHBORHOOD LIVABILITY
Principle LIV 5: The City will promote redevelopment and infill in areas
identified on the Targeted Infill and Redevelopment Areas Map.
Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill
Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas
identified on the Targeted Infill and Redevelopment Areas Map The purpose of these areas is to:
Promote the revitalization of existing, underutilized commercial and industrial areas.
Concentrate higher density housing and mixed-use development in locations that are currently or
will be served by high frequency transit in the future and that can support higher levels of activity.
Channel development where it will be beneficial and can best improve access to jobs, housing, and
services with fewer and shorter auto trips.
Promote reinvestment in areas where infrastructure already exists.
Increase economic activity in the area to benefit existing residents and businesses and, where
necessary, provide the stimulus to redevelop.
The project is located adjacent to the ‘Targeted Activity Center’ of the Harmony Corridor. The active
senior multi-family development concentrates higher density housing next to areas along the Harmony
Corridor that can support higher levels of activity. Residences of the project will be within a short distance
of many beneficial goods and services, benefiting businesses and reducing car trips.
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
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with the vision of City Plan, infill and redevelopment projects will set an enhanced
standard of quality.
Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas
Infill and redevelopment in residential areas may occur through:
a. The addition of new dwellings on vacant lots and other undeveloped parcels surrounded by
existing residential development.
b. Dwelling units added to existing houses (e.g., basement or upstairs apartments).
c. Small, detached dwellings added to lots of sufficient size with existing houses (e.g., “alley houses”
or “granny flats”).
d. Expansion or redevelopment of properties.
e. Neighborhood-related, non-residential development.
The project is located on an undeveloped parcel between existing commercial and residential
development. It will add active senior dwellings and affordable housing to the area while serving as a
transitional zone.
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.
Articulated walls and sloped roofs give the building a residential feel that integrates well with the area.
The exterior façade consists of multi-colored stucco, painted wood trim and stone. These materials are
common elements that are compatible with residential areas.
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.
Affordable senior housing is a needed element to support a variety of housing in the City. The location of
the development will benefit from the close proximity to transportation, goods and services.
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.
There is a lack of affordable senior housing in the City that this project will help to ease.
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.
This active senior multi-family development concentrates a needed housing type in an ideal location. In
addition to positively influencing housing affordability, 10% of the development will meet the criteria for
affordable housing.
Policy LIV 7.5 – Address Special Needs Housing
Affinity at Fort Collins
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Plan for and meet the housing needs of special populations within the community. Disperse residential
care facilities, shelters, group homes, and senior housing throughout the Growth Management Area.
For many seniors, current rental options are either unaffordable or they do not offer the preferred senior
oriented services and amenities (conventional multifamily rental housing without age restrictions, so the
potential for noisy neighbors and most amenities focused on families). Affinity offers attractive apartment
homes together with a variety of social services all at an affordable price.
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.
The project provides important access and functionality for the active senior population.
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.
With 10% of the project meeting the requirements for affordable housing, this project helps to distribute
affordable housing within the community.
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 10.2 – 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.
Along the private drives, trees are included in parkway areas between the edges of the curb and
sidewalk.
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.
Street lighting in full cutoff and meets the City standards for ‘dark skies’.
Principle LIV12: Security and crime prevention will be important factors in urban design.
Affinity at Fort Collins
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Policy LIV 12.2 – Utilize Security Lighting and Landscaping
Provide security lighting at low, even levels to create comfortable area-wide visibility and pedestrian
security, not highly contrasting bright spots and shadows. Design landscaping to avoid hidden areas,
particularly where such areas may be used at night, such as near building approaches and entrances,
transit stops and stations.
A mix of site lighting and building mounted lighting will provide a level of illumination that will help to
create a more secure environment.
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.
Several unique landscape features are incorporated into the site. A cobble swale on the north side of the
property adds to an aesthetically appealing property buffer while also serving as a water quality feature.
Also, a community garden is centrally located and will be an amenity that promotes outdoor interaction
and sustainability.
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.
A cobble swale on the north side of the property functions as a water quality feature. Also, a community
garden functions as a way for residents to grow and eat their own food.
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.
Low maintenance practices will be incorporated into the landscape with an emphasis on weed barrier and
proper mulch types and depths.
Principle LIV 26: Neighborhood stability should be maintained and enhanced.
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.
Active senior multi-family housing will serve as a good transition between single family neighborhoods to
the north and west, and commercial development to the south.
Affinity at Fort Collins
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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).
A sense of safety will be provided through the use of lighting, maintained landscape, walkways and
crosswalks.
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.)
A centrally located amenity area encourages physical activity tailored around the needs and interests of
the active senior population. Indoor common amenities include a library, movie theater, lounge, game
room, craft room, fitness center, Internet café, outdoor heated community deck and pub. Affinity at Fort
Collins will feature a separate pool building with a 20’ x 40’ saltwater pool, hot tub, woodshop, and fitness
center. Outdoor common areas include raised gardens, pickleball court, covered BBQ area with outdoor
kitchen, community gas fire pit, and dog park. All of these amenities are included at no extra cost to the
residents.
Principle SW 3: The City will encourage and support local food production to improve the
availability and accessibility of healthy foods, and to provide other educational,
economic, and social benefits.
Policy SW 3.3 – Encourage Private Community Gardens in Neighborhood Design
Encourage community and private gardens to be integrated in the design of new neighborhoods (single
and multi-family), and encourage rooftop gardens where appropriate (e.g., roofs of commercial or office
buildings, apartment buildings in higher-density areas, etc.).
A community garden is centrally located and will be an amenity that promotes outdoor interaction and
sustainability.
TRANSPORTATION
Principle T 8: Transportation that provides opportunities for residents to lead healthy and
active lifestyles will be promoted.
Policy T 8.1 – Support Active Transportation
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Support physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and
pedestrian safety education and encouragement programs, providing law enforcement, and maintaining
bike lanes, sidewalks, trails, lighting, and facilities for easy and safe use.
246 bicycle parking spaces are provided in the project, encouraging alternative forms of transportation.
The close proximity to the Harmony Corridor makes it convenient for residences to bike or walk to utilize
the goods and services. Accessible walks and ramps also allow wheelchairs to easily get around the site
and to nearby areas.
Policy T 8.2 – 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.
246 bicycle parking spaces are provided in the project, encouraging alternative forms of transportation.
The close proximity to the Harmony Corridor makes it convenient for residences to bike or walk to utilize
the goods and services. Accessible walks and ramps also allow wheelchairs to easily get around the site
and to nearby areas.
Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages
and abilities.
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.
The site is in close proximity to the Harmony Corridor and provides convenient connections for
pedestrians and bicyclists.
Policy T 12.4 – ADA Compliance
Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards.
ADA compliance is provided with this project and is an important component of active senior living.
Policy T 12.5 – Safe and Secure
Develop safe and secure pedestrian settings by developing and maintaining a well-lit, inhabited
pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and
accessible, incorporating markings, signage, lighting, and paving materials.
A sense of safety will be provided through the use of lighting, clearly visible connections, walkways and
painted crosswalks.
Policy T 12.6 – Street Crossings
Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the
Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with
regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and
landscaping.
Crossings will be painted and connected on both ends with accessible ramps.