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HomeMy WebLinkAboutBROOKFIELD SECOND FILING, TRACTS D & E - PDP/FDP - FDP150025 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSPage 1 July 10, 2015 Morningside Village – Brookfield Tracts D&E The proposed Morningside Village – Brookfield Tracts D&E project is located in the Brookfield Subdivision. The 6.12-acre site is located in SE Corner of Le Fever Drive and Brookfield Drive. The site was approved in 2001 for similar uses. The intent of this PDP / FDP application is a request to replat a portion of the Brookfield Plat / FDP. The proposal calls for changes to 2 building types from the previously approved Brookfield FDP. The stacked ranch condos from the original FDP will change to townhome style condos. The intent is to replat the existing approved plan and convert the use to a condominium and townhome project. The parcels are located in the Harmony Corridor (HC) zone district. This project will be subject to Administrative (Type I) review. There are 12 buildings proposed, with a total of 68 units. Overall density is 11.1 dwelling units per acre. The buildings will be two stories in height and will contain 5, 6, or 8 units per building. The stacked ranch floor plans will be attractive to the empty nester, senior friendly population. The building materials and finishes will consist of a combination of hardboard lap siding and hardboard shake siding with a brick or stone veneer base. The roofs will have composition shingles. Meter banks and mechanical equipment will be screened. The project will provide 32 off-street parking spaces and 132 garage spaces. Access points into the site consist of two curb cuts on Brookfield Drive and two from Northern Lights Drive. The project will also construct 4.5’ detached concrete sidewalks along the street frontages to match the existing walks. The site is in the HC zoning district. According to the Goals and Objectives section of the Harmony Corridor Plan is to provide for an orderly, efficient and attractive transition of vacant rural land to urban use; and to: (a) Maximize the use of existing services and facilities (streets and utilities). (b) Promote the development of the corridor as a high quality, self-contained and compact business center. (c) Provide for the location of industry and business in the city by identifying prime locations for such uses. (d) Provide shopping and service areas convenient to both residents and employees of the corridor. (e) Provide for a variety of housing types. (f) Preserve and protect existing residential neighborhoods from intrusive or disruptive development. The area surrounding the Brookfield Tracts D & E contain a mix of townhomes, condominiums, an independent living facility, a regional shopping center, medical facilities, schools and other office and retail uses. The site is ideal for this type of density as it matches the existing approved FDP. The proposed project is located within walking and biking distance to schools, churches, and the regional shopping center, thus representing a reduction in the amount of cars on the streets. Page 2 (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: This proposal meets the applicable City Plan Principles and Policies: Economic Health 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 Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Morningside Village – Brookfield Tracts D&E will provide a compact urban redevelopment project that is in an ideal location, is within walking or biking distance to many destinations and is within an established neighborhood. Community and Neighborhood Livability Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Policy LIV 7.4 – Maximize Land for Residential Development The project will construct a multi-family product, which provides a variety of housing types and densities in a neighborhood that is well-served by public transportation and close to shopping, services, and amenities. 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 The project will complete the existing streetscape by providing street trees. The public street network has already been established with the previous construction. 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 – Design Walkable Blocks Policy LIV 21.4 – Provide Access to Transit Morningside Village – Brookfield Tracts D&E is located within walking or biking distance to transit, shopping, neighborhood services, bank and schools. Principle LIV 22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Page 3 Policy LIV 22.1 – Vary Housing Models and Types Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways The project is designed to reflect the characteristics of the existing established residential neighborhood. The buildings have entrances orienting to the street and sidewalks, private outdoor space, and individual identities. The garages are rear-loaded and visibility from the public streets will be minimized. Principle LIV 31: Each commercial District should feature a mix of uses and an attractive and inviting public realm that encourages pedestrian activity, reinforces the unique identify of the District, and complements the scale and character of surrounding neighborhoods. Policy LIV 31.7 – Housing The project offers a variety of housing options within the HC district. The housing type along the district edge is compatible with the scale and massing of the surrounding neighborhoods. 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 Policy T 8.2 – Design for Active Living The entire Morningside Village neighborhood supports active lifestyles by providing on- street sidewalks, designated bike lanes, bike and walking trails. Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors The closest Enhanced Travel Corridors are Harmony and Timberline Roads. Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops There is an existing transit bus stop at Lady Moon and Rock Creek Dr. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of Morningside Village – Brookfield Tracts D&E will promote and support the idea of the residents utilizing alternative modes of transportation (walking/biking) or public transportation. There are bike lanes or sidewalks on all of the public streets. Page 4 (ii) 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. There are no wetlands or significant natural habitats within the boundaries of the site. Pedestrian connections are provided throughout this phase of the development. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The developer will own the Condos / Townhomes and sell them to buyers. There will be a homeowners association. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. The rationale behind Morningside Village – Brookfield Tracts D&E is to provide a condominium project that will be marketed towards empty nesters and active adults and seniors. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from the City of Fort Collins criteria. (vii) 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. There are no known existing wetlands, natural habitats or features currently located on site. Because of the close proximity of natural corridors and the Fossil Creek Inlet an Ecological Characterization Study is required. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. Neighborhood meetings are not required for Administrative (Type I) reviews. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project was called Brookfield Replat. The project has been platted as Brookfield Replat A.