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HomeMy WebLinkAboutREPLAT OF EAST RIDGE - MAJOR AMENDMENT - MJA150005 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESReplat of East Ridge - Major Amendment Statement of Proposed Planning Objectives September 9, 2015 This project shall be titled Replat of East Ridge – A Replat of East Ridge Subdivision Plat, Situate in the East Half of Section 8, and Northwest Quarter of Section 9, Township 7 North, Range 68 West Of The 6th P.M., City Of Fort Collins, County Of Larimer, State Of Colorado consisting of the following components: • East Ridge Residences – Single Family Detached, Front Load (292 units) and Rear Load (135 units) • East Ridge Residences – Single Family Attached – (140 Units) • East Ridge Community – 8.5 Acre City Park • East Ridge Community – .93 Acre Neighborhood Park • East Ridge Community – 43.1 Acre Natural/Wetland Area This project includes development within the LMN zone district – Low Density Mixed-Use Neighborhood. Site Area Information Residential Area: 2,498,039 SF (57.35 AC) Right-of-Way Area: 2,365,308 SF (54.3 AC) Parking and Drive Area: 1,819,065 SF (41.76 AC) Landscape Area (turf, shrub & seed areas): 2,393,622 SF (54.95 AC) Dwelling Units: 568 Gross Area: 6,634,188 SF (152.3 AC) Gross Density: 3.72 DU/AC East Ridge Description East Ridge is accessed off of Timberline Road from the west. Two new access roads will be built to the east of Timberline Road, Sykes Drive and Crusader Street. Sykes Drive will be built as a collector road. Crusader Street will be a local street. The overall layout of East Ridge is based on a framework of open space connections, which focuses around the 8.5 Acre city park area. The pedestrian walkways connect the future development tracts to the north to the city park area and continue to the south. In addition, a perimeter loop trail will be provided around the wetland/open space just south of the planned city park area. Roadway character will emphasize street trees within lawn parkways separating the street from the pedestrian walk. Street trees along the primary roadway will consist of canopy shade trees. The roads are shown with a 53’ ROW with detached walks, roll-over/vertical curb and 30’ roadway per LCUASS standards. Storm drainage will be directed to the south towards the park and open space area to the re-delineated wetland area in the south central portion of the site. Reference the Site Characteristics and Pertinent Environmental  The Single Family History residences Report. are comprised of small and medium lots. The site will contain 292 Single Family Detached - Front Load units with 135 Single Family Detached - Rear Load units. The 140 Single Family Attached dwelling units are sited to take advantage of the open space and the future City park to the east. Direct access is provided to trails and the future City park trail system. A private drive/alley provides access to the rear loaded garages. The Single Family Detached and Attached Lots range from small (0-2,999 sf – 117 units) to medium (3,000-7,000+ sf – 451 units) Architecture will emphasize a variation on a craftsman style emphasizing large eaves and overhangs, dominant porches/entries, detailing such as corbels and brackets and roofline articulation. Phasing for the project: Phase One will be begin during the spring of 2016 and will include the large single family area located in the southeast portion of the site along with a portion of the single family attached area to the west of the future City park and open space area. The re-delineated wetland area and open space will be completed during Phase One as well. Subsequent phases will include: • Phase Two – Includes completing the single family attached adjacent to the future City park • Phase Three – Completing the remaining single family along Sykes Drive • Phase Four – Developing the open tract along Timberline Road that is outlined to be single-family attached • Phase Five – Completing the single-family area to the north of Conquest Street and to the east Marquise Street. • Phase Six – Completing the single-family area to the north of Conquest Street and to the west of Marquise Street. • Phase Seven – Developing the single-family attached area tract to the north of Biplane Street. • Phase Eight - Developing the multi-family area to the north west portion of the site adjacent to the Timberline Road. LMN District Policies as outlined in City Plan The project complies with policies for LMN neighborhood design in the following ways: Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network The interior “spines” trails provide pedestrian routes across the site north to south allowing pedestrians and bicycles to connect to the open-space area surrounding the neighborhood. Those open space connections will connect to the future City park and wetland/open space area in the south central area of the site. Policy LIV 21.2 – Design Walkable Blocks A detached walk provides a loop walkway along all streets and creates connections to all amenities within the project as well as the adjacent neighborhood. Policy LIV 22.1 – Vary Housing Models and Types Three different types of housing are provided in the neighborhood: Single Family Detached – Front Loaded, Single Family Detached – Rear Loaded, and Single Family Attached. Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces All residences will be oriented toward the street network. A large potion of the Single Family Attached units will orient the front of the house to the open space and future City park to the east. Policy LIV 22.5 – Create Visually Interesting Streetscapes Large entry feature landscape area will provide a visually interesting and pleasing entry into the site. Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways All garages will be set back 4’ from the building faces. Policy LIV 22.11 – Promote Neighborhood Upkeep and Property Maintenance All common areas will be maintained by the HOA, ensuring consistent maintenance throughout. The HOA will also require owners to maintain landscapes and structures. Low Density Mixed-Use Neighborhood District Standards The project complies with the LMN District standards in the following ways: 4.5(B)(2) The following uses are permitted in the L-M-N District, subject to administrative review: Single- family detached dwellings and Single-family attached dwellings. Both types of housing are provided in East Ridge. 4.5(D)(1)(a) Residential developments in the Low Density Mixed-Use Neighborhood District shall have an overall minimum average density of four (4) dwelling units per net acre of residential land, except that residential developments (whether overall development plans or project development plans) containing twenty (20) acres or less shall have an overall minimum average density of three (3) dwelling units per net acre of residential land. East Ridge has a gross density of 3.72 units/acre and a net density of 5.68 units/acre. 4.5(D)(2)(a) A minimum of three (3) housing types shall be required on any project development plan containing twenty (20) acres or more, including such plans that are part of a phased overall development; and a minimum of four (4) housing types shall be required on any such project development plan containing thirty (30) acres or more. Three housing types are provided: Single Family Detached – Front Load, Single Family Detached – Rear Load and Single Family Attached. 4.5(D)(6) Small Neighborhood Parks. Either a neighborhood park or a privately owned park, that is at least one (1) acre in size, shall be located within a maximum of one-third (1/3) mile of at least ninety (90) percent of the dwellings in any development project of ten (10) acres or larger as measured along street frontage. A Neighborhood Park, 0.93 acre in size is located in the central area of the site, reachable by the open space trail system. The park provides a shelter, picnic tables, grills, benches, a small play structure, swings and planting areas. An open turf area will also be included in the park area, allowing for field play and recreation. 4.5(E)(3) Maximum Residential Building Height. The maximum height of one-, two- and three-family dwellings shall be two and one-half (2.5) stories. No building shall exceed 2.5 stories. 1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN ENV 4.3 – Improve Water Quality and Detention Storm water facilities will be designed to maximize water quality in each component of the development. Storm-water drainage will be directed to the south central area of the site utilizing new detention basins. ENV 4.4 – Provide Neighborhood Natural Areas Trails and connections will link the residential lots to the neighborhood natural area located in the south central portion of the site. ENV 24.1 – Support Ecological Resilience Reconstruction of the natural area located in the south central area of the site will assist and complement the ecological function and resilience of the area. ENV 24.2 – Conserve Natural Features Natural features such as natural area trees will be maintained/conserved. ENV 24.3 – Provide Natural Area Protection Buffers The project provides a 100’ minimum buffer of any building from the wetland/open space area that is located in the south central area of the site. Native trees, seed and plants will be established to further enhance this area. ENV 24.4 – Restore and Enhance Restoration efforts to disturbed areas and additional native vegetation add to the ecological function within natural area along the east of the site. ENV 25.2 – Integrate Parks and Recreation Sites Trails and other open space amenities within the site provide recreational opportunities. ENV 25.4 – Develop Trail/Path Linkages Interior trail linkages within the development will provide connections to the small neighborhood park, future City park and the wetland/open space located in the south central area of the site. ENV 25.1 – Minimize Impacts Restoration efforts to disturbed areas and some enhanced plantings add to the ecological function natural areas. ENV 26.4 – Development in Floodplain All lots have been located outside of the 100-year floodplain. LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. All roads, access points, sidewalks and street trees/roadway landscaping within the project will be paid for by the developer. LIV 6.2 – Seek Compatibility with Neighborhoods The proposed lot size, scale and housing character will be similar to what is found in the adjacent Dry Creek neighborhood. Architectural character is envisioned as a craftsman style. LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Well-lit streets with street trees and detached walks are included, with accessible ramps at each corner. LIV 10.2 – Incorporate Street Trees Street trees will be included per standards at least 40’ O.C. along all public ROW’s. LIV 11.2 – Incorporate Public Space Public spaces include the central courtyard with lawn and xeric edge planting to enclose and define the space. A neighborhood park within the central area of the site provides a public gathering place. LIV 14.2 – Promote Functional Landscape All planting will be designed with native/adaptive plants, emphasizing xeric plants. LIV 14.3 – Design Low Maintenance Landscapes Native and adaptive planting and a minimized turf area, reserved for functional/multi-use lawns will allow a minimum of maintenance. Shrub beds will be maintained without excessive pruning or ‘snow-balling’ of shrubs. LIV 21.2 – Establish an Interconnected Street and Pedestrian Network The street and pedestrian network will allow access to all proposed open-space features as well as providing an interconnected trail system from the residential units to the open space. A variety of open space connections are provided within the Single Family Detached Area. LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces Neighborhood park includes a shelter, benches, grills, picnic tables, small play structure and planting areas. LIV 23.2 – Integrate Natural Features All existing stands of healthy trees and shrubs will be maintained through design efforts throughout the project, including a number of large and significant Cottonwoods, Box elders and Ash trees to the east along the natural area corridor. LIV 26.3 – Promote Compatibility of Uses Adjacent land use is to the east and south will be residential. LIV 28.1 – Density The gross density is shown at 3.72 DU/AC. The net density is shown at 5.68 DU/AC.. LIV 28.3 – Mix of Housing Types A mix of single family detached – rear load, single family detached – front load and single family attached housing is provided. LIV 28.4 –Neighborhood Center The neighborhood can access the neighborhood center retail commercial amenities provided near Mulberrry and Lemay. LIV 30.2 –Connect to Surrounding Neighborhoods Roadway and pedestrian connections are proposed to connect to the future neighborhood to the east and south by road and trail. LIV 31.4 – Design for Pedestrian Activity The trail network encourages pedestrian use within the open space and along detached walks within the ROW. T 8.2 – Design for Active Living The trail access within the open space promotes an active lifestyle. 2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT. Reference the ‘Project Site Characteristics and Pertinent Environmental Report History’ document for all information pertaining to the wetland/open space area located in the south central area of the site. 3. MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS In general, the property owner or tenant shall perform all maintenance on private residential lots. In addition, the property owner, or tenant shall maintain all sidewalks and landscaped parkways within the ROW, according to the width of the property. The HOA shall perform all maintenance on all common areas, neighborhood parks, trails, storm water infrastructure, and any other non-private amenity and or feature. The City of Fort Collins shall only be responsible for typical ROW maintenance of infrastructure and snow removal within the roadway. Storm water infrastructure Landscape maintenance and trash removal within storm water infrastructure including detention ponds, swales, culverts, inlets, etc. shall be the responsibility of the HOA. This maintenance shall include all required mowing, weeding cleanout, removal of trash and debris and other typical maintenance required in order to ensure storm water infrastructure and features function according to their designed intent. Landscape All landscape maintenance within areas other than private residential lots and the area of parkway and ROW adjacent to private residential lots shall be the responsibility of and performed by the HOA. Snow Removal The property owner or tenant shall perform snow removal on private lots and sidewalks adjacent to private lots. The HOA shall perform Snow removal within all common areas, trails, private drives and parks. Trash All trash removal on private lots or within the sidewalk/parkway areas adjacent to private lots shall be performed by property owner or tenant. Single Family Attached homes will pay for a collective trash service for their units. The HOA shall perform trash removal within common areas, parks, trails, and other non- private lots. 4. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND INDUSTRIAL USES. N/A. 5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES MADE BY THE APPLICANT. The overall project layout is based on views and access to the internal open space network. 6. EVIDENCE OF COMPLETION FOR APPLICABLE CRITERIA. N/A. 7. NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES OR DISTURBANCES TO WETLANDS, NATURAL HABITATS AND FEATURES AND OR WILDLIFE ARE BEING AVOIDED TO THE MAXIMUM EXTENT FEASIBLE OR ARE MITIGATED. The primary land use conflict is between the residential use on-site and the BNSF railroad owned property to the north. Reference Environmental Report for mitigation measures for the wetland area. 8. WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT THE NEIGHBORHOOD MEETING(S), IF A MEETING HAS BEEN HELD. A neighborhood meeting was not held for the project, as it is a type I review. 9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT MAY HAVE HAD DURING CONCEPTUAL REVIEW. This project shall be titled Replat of East Ridge. 10. DEVELOPMENT SCHEDULE Phase I Finalize Demolition May 2016 Earthwork/Grading/Utilities June 2016 Road And Sidewalk Construction August 2016 Parks, Amenities And Landscaping October 2016 Residential Construction October 2016 – August 2017 S  ubsequent Phases Begin Spring 2018