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HomeMy WebLinkAboutLAKE STREET APARTMENTS - PDP - PDP160007 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSland 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 February 24, 2016 The Lake Street Apartments Project Development Plan (PDP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 ECONOMIC DEVELOPMENT 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. Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to Infill development and redevelopment. Emphasize new policies and modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. The Lake Street Apartments is proposed to be located within the CSU Targeted Infill and Redevelopment Area (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter). The area currently consists of single-family rental houses that are in poor condition and not being properly maintained, multi-family apartments, and several religious buildings. Pedestrian linkages are poorly defined or nonexistent altogether. Redevelopment of this property will remove an old, run down concrete masonry unit (cmu) building and replace it with new, high quality, attractive, student-oriented housing adjacent to campus. ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES The Lake Street Apartments City Plan – Principles and Policies Page 2 of 16 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 Policy ENV 8.6 – Prevent Pollution Promote prevention of air pollution at its source as the highest priority approach in reducing air pollution emissions. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). The Lake Street Apartments PDP will provide housing for 386 students located adjacent to the CSU Campus within a block of the proposed stadium. The site is an ideal location for student housing because it will encourage students to use alternative modes of travel and help reduce vehicle miles traveled. Development of high-density student housing at this location will help the City reach their goals of encouraging alternative modes of travel. Policy ENV 17.4 – Construction Waste Reduction Encourage activities that help divert debris from construction-related activities. Explore the feasibility of requiring any City-subsidized projects to employ reduction and solid waste diversion practices that reduce the volume of material sent from city construction sites to landfills for disposal. COMMUNITY AND NEIGHBORHOOD LIVABILITY PRINCIPLES AND POLICIES The principles and policies in this section carry forward the City Plan vision for a community with a compact land use pattern within a well-defined boundary, adequate public facilities, and development paying its share of costs of necessary public facilities and services. GROWTH MANAGEMENT Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Principle LIV 3: The City will coordinate facilities and services with the timing and location of development and ensure that development only occurs where it can be adequately served. The Lake Street Apartments PDP is located within the City’s Growth Management Area where it can be adequately served by streets, utilities and urban services. Furthermore, the property is located within the Targeted Infill and Redevelopment Areas, which the City has determined to be a priority for future development, capital investment, and public incentives. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. The developers of The Lake Street Apartments will be paying City fees that ensure that the development pays its share of the cost of public improvements. The Lake Street Apartments City Plan – Principles and Policies Page 3 of 16 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 INFILL AND REDEVELOPMENT City Structure Plan Map Principles and Policies for Districts and Neighborhoods, as applicable. 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 (See Figure LIV 1). 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. By locating in a Targeted Infill and Redevelopment Area, The Lake Street Apartments will be achieving many of the City’s specific objectives in regard to infill development.  It will concentrate higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity.  It will enable students to access the campus, jobs, and services with fewer and shorter auto trips.  It will provide reinvestment in an area where infrastructure is being renovated due to the CSU stadium project.  It is located in close proximity to Campus West and will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. Policy LIV 5.4 – Contribute to Public Amenities. Explore options for private development to help contribute to the additional public amenities needed in areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas into distinct places with identifiable character and more marketable frontage that promotes redevelopment. Needed amenities usually include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new secondary streets; and landscaping and signage for identity and wayfinding. Options for helping developers with these amenities include tax increment financing, improvement districts, and context-sensitive design and engineering standards for streets and development. 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 The Lake Street Apartments City Plan – Principles and Policies Page 4 of 16 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 with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. The Lake Street Apartments will help transform the area along Lake Street into a distinct place with identifiable character and more marketable frontage that will promote redevelopment. Needed amenities will include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new pedestrian connections; and landscaping and signage for identity. HOUSING 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. 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. 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. Policy LIV 7.7 – Accommodate the Student Population Plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well-served by public transportation. The Lake Street Apartments will provide a high density, unique housing type designed to offer students the ability to live just off campus in an exciting urban environment, designed with their needs in mind. The rental apartments are designed to be safe, convenient, comfortable and affordable for the average student. There will be adequate parking facilities for bikes and cars. The location is adjacent to campus and conveniently located close to the CSU Stadium and Campus West. There is a bus stop just south on Prospect Road. Amenities will include an outdoor pool, hot tubs, TV's, and other games. In addition students living at the Lake Street Apartments are just one block from the CSU Stadium, and across the street from the Plant Environmental Research Center. 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 8.4 – Retain Existing Affordable Housing The Lake Street Apartments City Plan – Principles and Policies Page 5 of 16 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 Retain affordable housing options in existing neighborhoods so that long-term residents can “age in place” and to meet the housing needs of various household types. The Lake Street Apartments addresses the need for affordability in several ways:  Locating high-density housing for students where they can access the campus, shopping, employment and recreational opportunities without using an automobile is a key component of reducing living expenses. The Lake Street Apartments will allow 386 students to live in a location where they can easily get along without owning a car. This is not only highly desirable from an environmental perspective but also makes going to college more affordable to students on a budget.  High-density multi-family housing helps to achieve affordability because land costs and infrastructure costs are spread over more units.  The Lake Street Apartments will provide energy efficient two to five-bedroom units that lower the student’s utility costs making the living unit more affordable. 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.  The Lake Street Apartments will provide five-bedroom units which are more efficient in terms of material usage and are also more energy efficient. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units indicates that electricity usage is on average 21.25% more efficient when comparing a 4-bedroom unit to two 2- bedroom units. In other words the same four people use less electricity when housed in a 4-bedroom unit vs. being split up into two 2-bedroom units. Likewise, natural gas is estimated to be 55.13% more efficient.  Additionally, less construction materials translates into less environmental impact from a construction standpoint.  The landscape plan proposed for the Lake Street Apartments is intended to provide an attractive and sustainable landscape for many years to come. Plants are selected for hardiness, low water consumption and ease of maintenance. Xeriscape principles regarding plant material selection, soil amendments, mulches and irrigation will be incorporated throughout. COMMUNITY APPEARANCE AND DESIGN STREETSCAPES 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 The Lake Street Apartments City Plan – Principles and Policies Page 6 of 16 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 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. (Also see the Transportation chapter.) The West Central Area Plan specifies a unique cross section for Lake Street. This project allows for that future construction. For the interim design, the head in parking along Lake Street will be removed, the 8’-0” sidewalk will be attached to the back of curb and street trees will be planted within the front yards of the units facing Lake Street. The ultimate design of Lake Street will include a protected bike land and a planted median with the travel lanes beyond that. 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 are used to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Existing trees have been preserved where possible and trees that have been removed have been mitigated by planting trees that are larger than required on the site in locations where they will be both functional and attractive. Policy LIV 10.3 – Tailor Street Lighting While most of the lighting for The Lake Street Apartments will be provided by the public streetlights, the developer proposes to add pedestrian scale lighting where it is needed to provide good visibility and security during the evening and nighttime. This low-level pedestrian scale lighting will be located in the courtyard and parking areas. The lighting will be designed to achieve the desired illumination level and preserve “dark sky” views at nighttime, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Fixtures will be selected to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 – Design for Crime Prevention and Security There will be an onsite manager 24 hours a day and seven days a week. The doors will be automatically locking and controlled by a key fob. A parent co-signer is required for all leases. Policy LIV 12.2 – Utilize Security Lighting and Landscaping The Lake Street Apartments City Plan – Principles and Policies Page 7 of 16 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 The building is oriented to the public street. This orientation heightens visibility that not only helps with police surveillance, but will increase observation by residents who feel a sense of ownership in the community. The landscape is designed to avoid hidden areas near building entrances. The parking garage will be well lit and the structure is designed to avoid “hiding” spaces. There will also be security cameras. LANDSCAPE DESIGN 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 Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes 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. There will be a rain garden on the south side of the project serving as storm water infiltration. NOISE POLLUTION MITIGATION Principle LIV 18: The City shall reduce noise disturbances and pollution through enforceable, measurable, and realistic noise standards, and careful consideration of potential noise impacts. The pool area is oriented towards Prospect Road to the south. In addition the management policies are designed to eliminate noise problems before they happen. Pool hours are limited and there are a restricted number of people that can be in the area at one time. The number of guest that residents can have at one time is also restricted. In addition to these policies, the project is patrolled by on-site surveillance people on a regular basis. APPLYING THE CITY STRUCTURE PLAN MAP 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. The Lake Street Apartments City Plan – Principles and Policies Page 8 of 16 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 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 Lake Street Apartments is consistent with the goals and objectives of the City’s Structure Plan. The high-density student housing project will replace an existing church building with a compact urban development pattern that achieves the following objectives:  Locates high-density residential housing adjacent to activity centers (CSU campus and Campus West Commercial area) so residents can work, shop and recreate close to home.  Encourages alternative modes of travel. With so many activities located within easy walking and biking distance, students will drive their cars less because it will be less expensive and more convenient to walk or bike. The end result will be fewer daily trips and overall reduced carbon emissions.  Contributes to the success of a transit-oriented activity center. Locating a large- scale, high-density student housing project adjacent to the new Stadium contributes to the success of both. Students will be attracted to the Lake Street Apartments because of the convenience of living so close to the stadium and Campus West and Campus West commercial area will benefit from the expanded student market. Principle LIV 20: Subarea and corridor planning efforts will be developed and updated as needed, tailoring City Plan’s citywide perspective to a more focused area of the community, such as individual neighborhoods, districts, corridors, and edges. The West Central Area Plan adopted in March of 2015 incorporates policies and plans to direct development in the three square mile area west and south of the CSU campus. The Lake Street Apartments are proposed to be located in the Prospect Corridor Area and is zoned High Density Mixed-Use Neighborhood (HMN). The HMN District is designed to provide a combination of higher density housing and group quarter residential uses such as dormitories, fraternities and sororities. The Lake Street Apartments Project Development Plan (PDP) is supported by the following policies found in the West Central Neighborhood Plan. Policy LU1.9 Provide guidelines to ensure new development is compatible with adjacent neighborhoods Policy T2.12 Encourage the use of car storage and shared parking to meet parking needs Policy OS3.1 Ensure that residents area adequately served by parks and open space as infill and redevelopment occur The Lake Street Apartments City Plan – Principles and Policies Page 9 of 16 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 Policy OS3.9 Identify opportunities for additional wildlife habitat Policy OS3.11Enhance and add to the urban tree canopy along streets and within neighborhoods This project also solves a concern outlined in the West Central Area Plan Prospect Corridor. It will eliminate the head in parking onto Lake Street. 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 Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.3 – Calm Traffic Policy LIV 21.4 – Provide Access to Transit The Lake Street Apartments is designed to become an integral part of the neighborhood. Design characteristics that contribute to this integration include:  The Lake Street Apartments is oriented to existing public streets and reinforces the historic block pattern in the neighborhood.  Improvements to street sidewalks – Currently there is head-in parking along Lake Street, which is dangerous to pedestrian and bike movement. Students living in the area are forced to walk behind the cars on their route to the CSU campus. The Lake Street Apartments will provide a 6’ continuous sidewalk. It will not only be convenient and safe, but will also be fun, attractive urban places that contribute to the character of the neighborhood.  Lake Street renovations are planned in the future to provide a protected bike lane. Neighborhood Design and Character 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 22.2 – Provide Creative Multi-Family Housing Design Policy LIV 22.3 – Offer Multi-Family Building Variation Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.6 – Enhance Street Design and Image Most multi-family housing projects in Fort Collins fit a suburban model of three-story buildings with 16-24 units in each. The architecture of buildings is identical or very similar. A centrally located clubhouse and pool is typically part of the plan. The The Lake Street Apartments City Plan – Principles and Policies Page 10 of 16 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 buildings and associated surface parking are designed to create an enclave with an inward focus. The Lake Street Apartments offer a fresh student housing model unique to Fort Collins. The project is designed to be highly urban in character oriented to public streets with an outward focus. The highly articulated street facade of the building relates to the street in an undulating pattern of walls and porches. The architecture of the building offers a variety of building materials, colors and textures that make the modern architecture exciting and appealing. The sizing of windows and doors as well as the articulation of other building design elements are careful to respect the human scale so that even though the building is large, it relates to the pedestrian and feels comfortable at the ground level. Building entries are oriented to the neighborhood street sidewalk and a south facing courtyard provide access to sunlight and opportunities for social interaction. Great care was taken to preserve a row of existing trees on the east side of the property. These trees will help the visual scale of the tall building. Principle LIV 26: Neighborhood stability should be maintained and enhanced. Most existing residential developments will remain largely unaffected by these City Plan Principles and Policies. Policy LIV 26.1 – Maintain Existing Neighborhoods Policy LIV 26.3 – Promote Compatibility of Uses The Lake Street Apartments is oriented away from single-family neighborhoods and within the Prospect Corridor area designated in the West Central Area Plan. The owners are open to communicating and working with adjacent property owners to improve the safety, convenience, attractiveness and general livability of the immediate neighborhood. Several meetings with the adjacent Plymouth Congregational Church have occurred and resulted in positive design improvements. 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 A neighborhood meeting was held December 9, 2015. Approximately 50 people attended the meeting. Concerns raised by adjacent neighbors included building height, shading, increased traffic, and parking. The Applicant listened to comments from the neighborhood and the design has responded to their concerns. The HMN Zone District has a minimum average density of 20 dwelling units per acre. There is no maximum density. There is a maximum building height of five stories and this building has stepped back the fifth story from the street. The Lake Street Apartments City Plan – Principles and Policies Page 11 of 16 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 The project is replacing a poor quality single-family rental house and a cmu constructed church building with new, higher density, upscale, energy efficient, student housing adjacent to campus. The Traffic Impact Analysis prepared by Delich Associates, indicates that existing infrastructure is adequate to handle the expected increase in traffic volume. The trip generation of the project is expected to be significantly lower than other multi-family projects due to the proximity of the site to CSU. Since the project is located in the Transit Overlay District (TOD), minimal on-site parking is required. There are 143 spaces required however there are 253 vehicular parking spaces provided, which equate to one parking space for 65% of the residents. In addition, the parking garage will accommodate 386 bicycle parking spaces which equates to one per bedroom. 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. The proposed project keeps the existing street and block pattern intact while adding street trees, upgrading the paving and generally enhancing the pedestrian experience. Policy LIV 30.3 – Improve Pedestrian and Bicycle Access Improve pedestrian and bicycle connections within and to Commercial Districts as infill and redevelopment occur over time. (Also see the Transportation chapter.) Provide direct access between commercial Districts and adjoining uses. Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through parking areas, across streets, and along building frontages. Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors. Avoid superblocks, dead-end streets, and cul-de-sacs. Coordinate with impacted neighborhoods to find context-sensitive solutions to address connectivity and neighborhood needs. Currently the sidewalk along Lake Street bends at a right angle south to continue in front of the head in parking. This parking will be removed and a new 8’-0” wide sidewalk will be constructed straight along the back of curb. This will be an interim solution in place until the Lake Street improvements are made with a protected bike lane. Policy LIV 30.4 – Reduce Visual Impacts of Parking Policy LIV 30.5 – Parking Structures Do not allow parking structures to dominate the street frontage. Other parking structure considerations include the following: a. Minimize interruptions in pedestrian interest and activity for parking structures fronting primary pedestrian streets with retail or other uses with a high level of walk-in clientele along the ground-level frontage. b. On other streets where a parking structure’s ground level will be occupied by cars, require a landscaped setback to soften the visual impact on the street and sidewalk. c. Use architectural elements to establish human scale at the street level along the frontage of primary pedestrian streets, plazas, and public spaces where practical. The Lake Street Apartments City Plan – Principles and Policies Page 12 of 16 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 d. Incorporate architectural design that is compatible with adjacent buildings. e. Locate auto entrances so as to minimize pedestrian and traffic conflicts. f. Provide a safe and secure environment for both pedestrians and vehicular traffic. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots To support transit use and a more pedestrian-friendly environment, reduce land devoted to surface parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses and reduce or eliminate minimum parking requirements for transit-supportive uses. Encourage alternatives such as structured parking, angled or parallel on-street parking, shared parking, and others as appropriate. Structured parking for The Lake Street Apartments dramatically reduces the amount of land devoted to surface parking, resulting in a more pedestrian friendly and convenient environment for residents. The vehicular entrance to the parking garage is located on the side along a driveway to reduce pedestrian vehicular conflicts. Policy LIV 31.7 – Housing Incorporate a variety of housing options in Commercial Districts as infill and redevelopment occur over time: Residential units may be incorporated on upper floors of mixed-use buildings at the core of the Commercial District or in freestanding residential buildings along district edges. Residential housing types along district edges should be compatible with the scale and massing of surrounding neighborhoods. Incorporate residential amenities such as convenient parking, parks, plazas or other open spaces, gathering places, and recreation facilities to enhance the living experience in the district. Concentrate high-density residential within one quarter (1/4) mile of existing and planned transit stops to provide ease of access and to promote increased ridership over time. CAMPUS DISTRICTS Purpose: Campus Districts include the various campuses of Colorado State University and Front Range Community College, which serve as centers of higher education in the City. In addition to being education, research and employment centers, these Campus Districts also include supporting retail and residential areas either on or adjacent to the campus. The location and surrounding development context of each Campus District varies; therefore, unique urban design and environmental concerns will need to be addressed for each. Principle LIV 37: The campuses of Colorado State University and Front Range Community College will be integrated into the community structure, and treated as prominent community institutions and major destinations served by the City’s multi-modal transportation system. Policy LIV 37.3 –Supporting Uses and Housing Include student-oriented housing, retail, services, and entertainment designed to function as part of the Campus District. Form strong pedestrian and bicycle linkages throughout the district and provide connections to city systems beyond the campus. Policy LIV 37.4 –Campus District Edges Development within Campus Districts should be compatible with surrounding uses and their design characteristics. Mitigate negative impacts on surrounding areas as development occurs. Policy LIV 37.5 –Transit The Lake Street Apartments City Plan – Principles and Policies Page 13 of 16 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 As primary multi-modal destinations within the city, serve all Campus Districts with high-frequency transit service. Transit service should link campuses. Develop transit stops as integral parts of the campus environment that serve as inviting gathering places for pedestrians, using materials of character and quality consistent with the desired image of the campus. Policy LIV 37.6 –Parking Structures Where appropriate (as shown on campus master plans), use parking structures to reduce the areas covered by parking lots, thereby making space available for infill and redevelopment opportunities. The Lake Street Apartments project supported by all of the community and neighborhood livability policies listed above (31-37). The project is located in the Prospect Corridor area, a targeted infill and redevelopment area, specifically called out in City Plan. It will provide higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. The development is adjacent to CSU campus and just a block away from the new Stadium, providing safe convenient, attractive, energy efficient and affordable units for CSU students. The proposed project is compatible with surrounding uses and the development will improve pedestrian connectivity and circulation in the neighborhood. In addition, the visual quality of the neighborhood will improve with the proposed high quality architecture and upscale streetscape improvements. SAFETY AND WELLNESS PRINCIPLES AND POLICIES 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. There will be an on-site manager at all times. COMMUNITY WELLNESS Policy SW 2.3 - Support Active Transportation Support means of 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, as outlined in the Pedestrian Plan and Bicycle Plan 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. Safety and Wellness policies are achieved by the Lake Street Apartments by virtue of locating high density housing in an area where tenants can walk or ride bikes to a variety of destinations including the CSU campus, the Campus West commercial area, and nearby parks and grocery stores. The project encourages the use of bicycles by providing convenient and secure bike parking spaces within the parking structure and at The Lake Street Apartments City Plan – Principles and Policies Page 14 of 16 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 other locations on the project site. In addition the proposed pedestrian streetscape improvements will encourage other neighborhood residents to use alternative modes as well. TRANSPORTATION PRINCIPLES AND POLICIES 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. Policy T 3.3 – Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. Policy T 3.4 – Travel Demand Management Manage development in a manner that minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The project will help the City achieve the above land use planning objectives related to transportation. The Lake Street Apartments are ideally located to encourage alternative modes of travel. 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. Policy T 4.5 – Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. The project will provide an attractive environment designed to be safe for pedestrians, bicyclists, and drivers. It will provide an upscale urban streetscape, including detached sidewalks, parkways, and well-defined crosswalks. The project is located in City Plan’s targeted infill and redevelopment area. Policy T 10.1 – Transit Stops Integrate transit stops into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Provide transit stops within easy walking distance of most residences and destinations. Design and locate transit stops as an integral part of these origins and destinations and provide adequate lighting, security, pedestrian amenities, wheelchair accessibility, bicycle parking, and weather protection. Policy T 10.5 – Connect Transit to Other Modes Connect public transit to other modes of travel through intersecting routes, shared facilities, schedule timing, and accessories such as bike racks on transit vehicles. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. The Lake Street Apartments City Plan – Principles and Policies Page 15 of 16 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 Policy T 11.1 – Bicycle Facilities Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist- oriented districts. Policy T 11.3 – All Ages and Skill Levels Design a bicycle network that maximizes safety, convenience, and comfort for bicyclists of all ages and skill levels. 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. Policy T 12.2 – Pedestrian Network Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.3 – Pedestrian Plan 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. 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. 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. Policy T 12.8 – Safety The City will promote development of educational programs and appropriate utilization of traffic enforcement. Principle T 14: The City will be a responsible steward of transportation resources for multiple modes of travel, making it easy to choose transportation options that support a healthy lifestyle. By providing an enhanced streetscape along Lake Street that includes sidewalks and parkways, the project will improve the overall quality, safety and convenience for pedestrians of all ages utilizing the street. Street crossings will be constructed with ADA accessible ramps and crosswalks. TRAFFIC FLOW Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.1 – Level of Service Standards The City will have current Level of Service standards positioned in alignment with transportation and land use goals. Policy T 25.3 – New and Existing Roadways The Lake Street Apartments City Plan – Principles and Policies Page 16 of 16 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 New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. The Traffic Impact Study prepared by Delich Associates indicates that:  Operation at all key intersections will meet City Level of Service (LOS) standards after full build-out of the project.  No new traffic signals or signal modifications will be required with the construction of the project.  Multi-modal LOS standards can be achieved with the project. Policy T 29.1 – Bicycle Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect by and for bicyclists and by bicyclists for traffic laws. Policy T 29.2 – Pedestrian Safety The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect for pedestrians and by pedestrians for traffic laws. Principle T 30: Programs that establish awareness of the environmental and energy use impacts of transportation choices and affect travel choices and behavior will be promoted. Policy T 30.1 – Energy Efficient and Environmentally Sensitive Transportation Develop a program to promote energy efficient and environmentally sensitive transportation choices. The Lake Street Apartments are located in an area where students can easily walk or ride bikes to the CSU campus, to the Campus West commercial area, and to nearby parks and grocery stores. The project will encourage the use of bicycles by providing convenient and secure bike parking spaces within the parking structure and at other locations on the project site. Educating residents in regard to bicycle use and safety will be part of The Lake Street Apartments message to new residents. Promoting energy efficient and environmentally sensitive transportation choices fits right in with the applicant’s goal to attain Silver LEED certification.