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HomeMy WebLinkAboutTHE HUB ON CAMPUS - PDP - PDP160038 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSland planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 g www.ripleydesigninc.com November 17, 2016 The Hub on Campus 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 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 Hub on Campus is located within the Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter). The surrounding area currently consists predominantly of single-family rental houses and dated commercial and multifamily buildings. The quality of the existing housing is substandard in most cases. Elizabeth Street has begun to redevelop with student oriented housing and various restaurants/bars/entertainment areas. Pedestrian linkages are poorly defined or nonexistent altogether. Redevelopment of this property will provide replace a dated and now vacant restaurant with new, high quality, attractive student-oriented housing close to campus. In addition to alleviating visual blight in the area, the student population that will be living in The Hub will provide an economic boost to the adjacent Campus West commercial district. ENVIRONMENTAL HEALTH The Hub on Campus City Plan – Principles and Policies Page 2 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Policy ENV 1.1 – Protect and Enhance Natural Features Use regulatory powers to conserve, protect, and enhance the resources and values of high value biological resources such as wetlands, riparian areas, and wildlife habitat by directing development away from sensitive natural areas. When it is not possible to direct development away from sensitive natural resources the development will be integrated into these areas to minimize impacts and mitigate any losses. The Hub is an infill project and therefore isn’t using green site located elsewhere in the City. There are not any natural habitat or ecosystems within this infill site. 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). Policy ENV 9.1 – Promote Alternative and Efficient Transportation Fuels and Vehicles Promote alternative and efficient transportation fuels and vehicles that improve air quality. Invest in infrastructure throughout the City to support alternative fuel vehicles and promote the use of such vehicles through education and incentives. (Also see the Transportation chapter’s Increase Awareness section for information about reducing mobile source emissions by focusing on behavior.) This project will provide housing for 389 students located within easy bike and walking distance of the CSU Campus, the Mason Street BRT and other activity centers. 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 its goals of encouraging alternative modes of travel and high density mixed use in the CC District. COMMUNITY AND NEIGHBORHOOD LIVABILITY Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. Core Spaces, the developers, will be paying City fees that ensure that the development pays its share of the cost of public improvements. 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. The Hub on Campus City Plan – Principles and Policies Page 3 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com • 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 this project in a Targeted Infill and Redevelopment Area, it will be achieving many of the City’s specific objectives in regard to infill development. • It will promote the revitalization of the Campus West commercial area, an existing, underutilized commercial area near campus. • 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 already exists. • It will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. 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 with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Much of Elizabeth Street has not developed and the parts that have redeveloped leaving the character of this corridor largely unestablished. Core Spaces are committed to setting a very high standard for the Elizabeth Street corridor through the use of high quality materials, innovative design and pedestrian improvements. This project will be the first project to apply public facility recommendations made by the recently adopted West Elizabeth Enhanced Travel Corridor Plan (WEETCP). 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. 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. This project is located in midblock and will provide a contextual setback in relation to the 1409: Elizabeth Apartments to the east and Uptown Plaza to the west. It seeks The Hub on Campus City Plan – Principles and Policies Page 4 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com compatibility on a pedestrian level with the rest of Elizabeth by providing an engaging and intimate pedestrian plaza that runs the entire length of the Elizabeth frontage. 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. This project is located on the W. Elizabeth Enhanced Travel Corridor which provides enhanced access to numerous opportunities for employment, shopping, dining, entertainment and recreational amenities geared to the student population. 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. This project will provide additional student housing supply which will help with demand and ultimately cost. 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 project is located in a community commercial district and adds high density housing to an activity node in the City where affordable housing for students is needed. 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. This project will include accessible units. 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 Hub 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. Accessible living units will be provided for handicapped students. There will be adequate parking facilities for bikes and cars, is close to an existing transit stop, and is providing protected bike lanes along the project’s frontage. The location is convenient to campus as well as a variety of goods and services available at the adjacent Campus west commercial area. On-site recreational facilities at The Hub will include: a ±1,000 square foot rooftop amenity area with an outdoor pool, tables and chairs for relaxation, conversation, meals and games; a ±1,200 square foot club room; a ±1,900 square foot exercise and fitness The Hub on Campus City Plan – Principles and Policies Page 5 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com center with ±800 square foot spa; and a ±400 square foot computer lab. The Hub will also incorporate ±2,600 square feet on the ground floor for the management/leasing office. In addition, students living at The Hub are just one block from the CSU athletic fields and Moby Gymnasium and are also just a few blocks from City Park, which includes 172 acres of open space with sport fields, a lake, natural areas, a swimming pool, playground, and a golf course. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. The streetscape along Elizabeth Street is designed in accordance with the City street standards, allowing for a parkway, street trees, lighting and a public sidewalk located within the public right-of-way. The layout provides a simple, interconnected, and direct route for passersby as well as an intimate seating and gathering area for those who chose to stay for a while. The space between the public right-of-way and the building is integrated into the streetscape to create a continuous and functional urban space. This streetscape combines with a perimeter plaza and adjacent courtyards to include special paving, a variety of seating opportunities, lighting, trees and ornamental plant materials, bike parking and internet access. 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 streetscape and seating areas to the building. The seating area between the right-of-way and the building is design specifically to preserve two large existing trees. Existing trees that will be removed are 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 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 Hub on Campus City Plan – Principles and Policies Page 6 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com 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. While most of the lighting for The Hub will be provided by the public streetlights along Elizabeth, the developer proposes to add pedestrian scale lighting throughout the pedestrian plaza that wraps the perimeter of the building to provide good visibility and security during the evening and nighttime. 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 and activate the pedestrian 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 Employ a natural approach to crime prevention through the design and layout of new development. Natural crime prevention means the natural community surveillance that results from visibility and observation by citizens who feel a sense of ownership of the community. Foster these qualities through urban design and development patterns, avoiding and addressing hidden areas and those difficult to access. 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. The mixed use building at The Hub faces Elizabeth Street and provides main access to the lobby and retail spaces directly from the street frontage. This orientation activates the streetscape which in turn heightens visibility. This 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 is an open-air facility. The interior is well lit and the structure is designed to avoid “hiding” spaces. 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, drainage way enhancements, and other small, uniquely landscaped spaces. The Hub on Campus City Plan – Principles and Policies Page 7 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com 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. 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. Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of City forester approved trees, 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. 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 21.4 – Provide Access to Transit The Hub is designed to become an integral part of the Campus West neighborhood. Design characteristics that contribute to this integration include: • Orientation to existing public streets and reinforces the historic block pattern in the neighborhood. • Improvements to street sidewalks and bike lanes • Improved pedestrian connection throughout the surrounding neighborhoods. Connections have been provided from the pedestrian plaza that wraps The Hub to the walk that meanders southeast through the Matador Apartment complex. 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 22.4 – Orient Buildings to Public Streets or Spaces Orient residential buildings towards public sidewalks or other public outdoor spaces that connect to streets, the commercial core, and transit stops. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy LIV 22.5 – Create Visually Interesting Streetscapes All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk, and to minimize and mitigate the visual impact of garage doors, driveways, and other off-street parking. Policy LIV 22.6 – Enhance Street Design and Image The Hub on Campus City Plan – Principles and Policies Page 8 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Enhance prominent connecting streets in neighborhoods by forming circles, squares, medians, or other special places to recall history, give identity, and calm traffic. Tree lined streets and boulevards with inviting, landscaped walkways, parkways, and medians, will add to the image of these districts as safe and comfortable places to live. As stated above, The Hub is the first project to apply public facility recommendations made by the recently adopted West Elizabeth Enhanced Travel Corridor Plan (WEETCP). By combining these improvements with an intimate seating area and tree lined parkway, this project will add to the image of Elizabeth Street as a safe and comfortable place to live, work and play. Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways To foster visual interest along a neighborhood street, limit the street frontage devoted to protruding garage doors and driveway curb crossings using one or more of the following techniques: • Recess garages, or tuck them into side or rear yards (if feasible), using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. • Locate garages further from the street to allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. • Incorporate alleys and various forms of shared driveways to reduce the need for driveway curb cuts and street-facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior-block parking access. It is recognized that there may be ways a residential property can be custom-designed to mitigate the view of a protruding garage opening. The visual impact of the parking garage is mitigated by integrating living units on the front side of the structure that face public streets. Existing trees visually buffer the east side of the garage. Principle LIV 25: The City will require and assist with coordinated neighborhood design efforts among separate development parcels. Policy LIV 25.1 – Coordinate Neighborhood Planning and Phasing Encourage and participate in coordinated design and planning efforts among property owners in various neighborhoods. Identify locations for connecting streets, schools, parks, civic buildings, edges, and other shared facilities and spaces. A neighborhood meeting was held to get community input for this project. Policy LIV 25.2 – Require Overall Coordination Require all new development proposals to demonstrate that they form or contribute to a greater neighborhood. Development should contribute to the neighborhood in terms of interconnecting streets, schools, parks, Neighborhood Commercial Districts, and open space systems. Principle LIV 30: Commercial Districts will be designed to accommodate all modes of travel – pedestrian, bicycle, transit, and motor vehicle – in a compact setting. Policy LIV 30.1 – Provide a Balanced Circulation System Seek to create a balanced circulation system in Commercial Districts that supports pedestrian, bicycle, and transit, as well as motor vehicle use. (Also see the Transportation chapter.) Policy LIV 30.3 – Improve Pedestrian and Bicycle Access Improve pedestrian and bicycle connections with in 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. The Hub on Campus City Plan – Principles and Policies Page 9 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com • 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 Elizabeth Street is a narrow attached walk. This project will provide a 10 foot wide sidewalk that blends into a larger streetscape along the entire frontage. It will also provide a protected bike lane as recommended in the WEETCP. Policy LIV 30.4 – Reduce Visual Impacts of Parking Reduce the visual impacts of parking lots from primary pedestrian streets, plazas, and public spaces and promote a more pedestrian-friendly environment by: • Locating lots behind buildings, in side yards, or in the interior of blocks. • Softening and screening their visual impacts with a perimeter landscape buffer. • Breaking large lots into smaller blocks of parking separated by landscaped islands. • Allowing appropriate small businesses (e.g., carts, kiosks) to foster human activity. All parking must provide for visibility, personal safety, and security. The parking is completely contained within and below the mixed use building, as well as in a parking garage behind the residential units. The parking garage is accessed off of an existing private drive. 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. 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. The visual impact of the parking garage is mitigated by locating it on the interior of the site and providing trees along its perimeter to visually buffer sides. 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. By providing structured parking The Hub dramatically reduces the amount of land devoted to surface parking, resulting in a more pedestrian friendly and convenient environment for residents. The site would need to be approximately six times the size to fit all required parking solely via surface lots. The architectural façade provides articulation and material changes to give visual interest to the structure. The Hub on Campus City Plan – Principles and Policies Page 10 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com The parking structure is an open-air facility, with the interior being well lit at night. The structure is designed to avoid “hiding” spaces. 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 31.2 – Site Layout and Building Orientation Design Commercial Districts so that the arrangement of buildings and blocks contributes to a cohesive urban fabric and provides attractive pedestrian-scale features and spaces: • Orient primary entrances towards plazas, parks, or pedestrian-oriented streets, not to interior blocks or parking lots. Anchor retail buildings may also have entries from off-street parking lots; however, on street entries are strongly encouraged. • Minimize building setbacks from public streets. • Place surface parking lots behind or to the side of buildings. • Relate the building placement, massing, and entryways to the street, nearby buildings, and surrounding context. The primary entries to the building are located along Elizabeth Street and the pedestrian plaza looping the building. A parking garage that has direct pedestrian access to the main building is proposed to minimize surface parking. Policy LIV 31.4 – Design for Pedestrian Activity Design streets, buildings, and public spaces within Commercial Districts to be functional, and attractive, and enhance pedestrian activity: • Establish an attractive, safe, and pedestrian-oriented street network that includes street trees incorporated into the sidewalk design, street furniture, pedestrian scale lighting, and mid-block planting areas for enhanced pedestrian crossings. • Include generous shade tree planting and walkways that directly connect origins and destinations in parking lots. • Incorporate a hierarchy of signage to reinforce the unique identity and character of each district. See above. Policy LIV 31.6 – Relationship to Surrounding Neighborhoods Promote compatibility between higher intensity development desired within Commercial Districts and adjacent neighborhoods using a combination of the following techniques: • Concentrate the tallest buildings along Enhanced Travel Corridors, Transportation Corridors, or primary street frontages. • Provide gradual transitions in building height and mass so that new structures located within Commercial Districts have a scale that is comparable to and/or compatible with the adjacent neighborhood along the shared lot line or street frontage. • Incorporate lower-intensity housing types (e.g., townhomes, duplexes) along street frontages shared with an adjacent neighborhood See above. Policy LIV 31.7 – Housing Incorporate a variety of housing options in Commercial Districts as infill and redevelopment occur over time: The Hub on Campus City Plan – Principles and Policies Page 11 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com • 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. The Hub provides four stories of residential units above the ground floor retail use that front Elizabeth Street. This project is located along an edge of the CC and MMN Districts and is located within a ¼ mile of existing and planned transit stops. See above for provided amenities on and off site. Principle LIV 35: Community Commercial Districts will be communitywide destinations and hubs for a high-frequency transit system. They will be quality mixed-use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. Policy LIV 35.1 –Location Community Commercial Districts are located along Enhanced Travel Corridors where they may be more readily served by existing or future transit. Policy LIV 35.2 – Mix of Uses Community Commercial Districts may include a mix of uses, as follows: • Principal uses: Retail, restaurants, offices, and other community services. • Supporting uses: Higher density housing, day care (adult and child), civic and institutional uses, pocket parks and other outdoor gathering spaces, and other supporting uses. Discourage drive-through facilities. Where such facilities are allowed, they should be secondary in emphasis to outdoor spaces for people, and relegated to secondary locations. Policy LIV 35.3 –Scale Encourage higher intensity infill and redevelopment in Community Commercial Districts to promote the creation of active destinations for surrounding neighborhoods and the community and to create concentrations of housing and employment sufficient to support high-frequency transit. Encourage vertical mixed-use; however, limit maximum building height to five (5) to six (6) stories. This project is proposing five to six stories of high density residential to support the commercial uses within the Community Commercial Zone District. Policy LIV 35.4 – Transform through Infill and Redevelopment Support the transformation of existing, underutilized Community Commercial Districts through infill and redevelopment over time to more intense centers of activity that include a mixture of land uses and activities, an enhanced appearance, and access to all transportation modes. See above. Policy LIV 35.5 – High-Frequency Transit Many of the city’s Community Commercial Districts are located along Enhanced Travel Corridors and are intended to serve as primary hubs of the city’s high-frequency transit system. Locate transit stops centrally and adjacent to the commercial core of the District. Retail, restaurants, and other active uses should be visible and accessible from the transit stop. Provide for transfers to feeder buses (local bus network) in the design and location of these stops. Provide comfortable waiting areas, appropriate for The Hub on Campus City Plan – Principles and Policies Page 12 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com year-round weather conditions, at all transit stops. Passenger loading zones should be close to the stop, but should not interfere with pedestrian access. 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 37.6 –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 Hub on Campus is supported by all of the community and neighborhood livability policies listed above (31-37). The project is located in the Campus West Commercial area, a targeted infill and redevelopment area, specifically outlined in City Plan. It will provide higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. The development is just a block away from the CSU campus, providing safe convenient, attractive, energy efficient and affordable units for CSU students. The proposed project is compatible with surrounding uses and the development will dramatically 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 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). The primary entry at The Hub is oriented toward the street to provide proper visibility. Both the courtyards and parking garage are designed to eliminate hiding spaces and security lighting will be provided at night. In addition, The Hub will have 24-hour on-site management that will patrol the site on a regular basis. Principle SW 2: The City will provide opportunities for residents to lead healthy and active lifestyles. The Hub on Campus City Plan – Principles and Policies Page 13 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com 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.) Safety and Wellness policies are achieved by The Hub 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 Hub encourages the use of bicycles by providing convenient and secure bike parking spaces within each bedroom and throughout the site. In addition, the proposed bicycle and pedestrian streetscape improvements will encourage other neighborhood residents to use alternative modes as well. TRANSPORTATION Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. 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. The Hub is ideally located to encourage alternative modes of travel. It will be providing streetscape improvements that will make walking and biking in the neighborhood safer, more convenient and more pleasant than it is now. Multiple transit stops are within walking distance of the project and will be providing 404 bike parking spaces. 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. 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 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. 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. The Hub on Campus City Plan – Principles and Policies Page 14 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.2 – Pedestrian, Bicycle, and Transit Interface and Access Provide the highest Level of Service with respect to the interface of pedestrians, bicyclists, and transit in Enhanced Travel Corridors. A fundamental consideration in the design of an Enhanced Travel Corridor will be making the character of the corridor and access to transit safe, secure, attractive, and convenient for pedestrians and bicyclists. 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 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. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 – Bicycle Facilities Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist- oriented districts. Policy T 11.2 – System Design Provide a comprehensive, citywide system of on- and off-road bicycle transportation facilities. 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 12.4 – 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. Principle T 13: Driving will be a safe, easy, and convenient mobility option. Policy T 13.1 – Complete Network Develop a complete street network with access and connectivity to and through corridors in accordance with the Master Street Plan. The Hub on Campus City Plan – Principles and Policies Page 15 of 15 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Policy T 13.2 – Neighborhood Traffic Provide a complete street network that minimizes through traffic on collector and local streets in neighborhoods. Principle T 19: The transportation system will be adequate for the movement of goods and people. Policy T 19.2 – New Roadways New streets will be designed and constructed to achieve adopted acceptable Level of Service and design standards. Principle T 24: Transportation infrastructure will be designed and constructed to a level of quality commensurate with community values. Policy T 24.2 – Sustainable Design Plan, build, and maintain streets, trails, intersections, and sidewalks using sustainable design principles. Policy T 24.3 – Attractive Public Spaces Plan, build, and maintain streets, trails, intersections, and sidewalks as attractive public spaces. Policy T 24.4 – Street Design Criteria Keep street design standards current with community values, new modes of travel, and new technical standards such as green streets and reshaping existing streets. Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.2 – Transportation of Information The City will consider and appropriately encourage the development and sharing of both public and private infrastructure to facilitate the movement of information throughout the City. Policy T 25.3 – New and Existing Roadways 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.