HomeMy WebLinkAboutEAST RIDGE THIRD FILING (FORMERLY EAST RIDGE - RESIDENTIAL) - PDP - PDP170006 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESEast Ridge Third Filing – Preliminary Development Plan
Statement of Proposed Planning Objectives
February 8, 2017
This shall be titled being a replat of Tracts A, B and C of East Ridge Second Filing, in the east half of the
section 8 and northwest quarter of section 9, T7S, R68W of the 6th P.M., City of Fort Collins, County of
Larimer, State of Colorado.
• East Ridge Residences – Single Family Attached – (209 Units)
This project includes development within the LMN zone district – Low Density Mixed-Use Neighborhood.
Site Area Information
Residential Area: 358,498 SF (8.23 AC)
Parking and Drive Area: 106,286 SF (2.44 AC)
Landscape Area (turf, shrub & seed areas): 443,005 SF (10.17 AC)
Dwelling Units: 209
Gross Area: 1,454,032 (33.38 AC)
Gross Density: 6.26 DU/AC
East Ridge Third Filing Description
The East Ridge Third Filing paired homes will be accessed from Vicot Way along the west side, Crusader
Street to the south, and Barnstormer Street to the north – all of which are located within the existing East
Ridge project.
The overall layout of the paired home areas are focused around the original framework of the
neighborhood of creating open space connections. Each paired home area is adjacent to open space or
has a clear connection to previously planned open space within the neighborhood. All units within the Third
Filing are alley-loaded units. Each unit will have a (2) car garage.
Storm drainage will be directed to the south towards the park and open space area to the re-delineated
wetland The Single area Family in the Attached south central Lots range portion from of the small site. (0-1,400 sf – 80 units) to medium (1,401-1,800 sf – 91
units) to large (1,801-+ - 38 units)
Architecture will emphasize a variation on a craftsman style emphasizing large eaves and overhangs,
dominant porches/entries, detailing such as corbels and brackets and roofline articulation.
Per the approved ODP, traffic impacts will be within the reserve capacity. The reserve capacity outlined in
the ODP outline a total of 572 single-family units and 398 townhome units.
Per City staff request, this filing has eliminated one street connection previously outlined on the approved
ODP. The connection was along Timberline Road between Sykes and Crusader Street. A pedestrian/bike
connection has been established in lieu of the road connection.
LMN District Policies as outlined in City Plan
The project complies with policies for LMN neighborhood design in the following ways:
Policy LIV 21.2 – Establish an Interconnected Street and Pedestrian Network
The interior “spines” trails provide pedestrian routes across the site north to south and east to west allowing
pedestrians and bicycles to connect to the open-space area surrounding the neighborhood. Those open
space connections will connect to the future City park and wetland/open space area in the south central
area of the site.
Policy LIV 21.2 – Design Walkable Blocks
A detached walk provides a loop walkway along all streets and creates connections to all amenities within
the project as well as the adjacent neighborhood.
Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces
All residences will be oriented toward the street network. A large potion of the Single Family Attached units
will orient the front of the house to the open space and future City park to the east.
Policy LIV 22.5 – Create Visually Interesting Streetscapes
Large entry feature landscape area will provide a visually interesting and pleasing entry into the site.
Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways
All units proposed for this filing will be rear loaded – the front of a majority of the units will front a public
road.
Policy LIV 22.11 – Promote Neighborhood Upkeep and Property Maintenance
All common areas will be maintained by the HOA, ensuring consistent maintenance throughout. The HOA
will also require owners to maintain landscapes and structures.
Low Density Mixed-Use Neighborhood District Standards
The project complies with the LMN District standards in the following ways:
4.5(B)(2) The following use is permitted in the L-M-N District, subject to administrative review: Single-
family attached dwellings.
4.5(D)(1)(a) Residential developments in the Low Density Mixed-Use Neighborhood District shall have an
overall minimum average density of four (4) dwelling units per net acre of residential land, except that
residential developments (whether overall development plans or project development plans) containing
twenty (20) acres or less shall have an overall minimum average density of three (3) dwelling units per net
acre of residential land. East Ridge Third Filing has a gross density of 6.26 units/acre and a net
density of 10.24 units/acre.
4.5(D)(6) Small Neighborhood Parks. Either a neighborhood park or a privately owned park, that is at least
one (1) acre in size, shall be located within a maximum of one-third (1/3) mile of at least ninety (90) percent
of the dwellings in any development project of ten (10) acres or larger as measured along street frontage.
A Neighborhood Park, 0.93 acre in size is located in the central area of the site, reachable by the
open space trail system. The park provides a shelter, picnic tables, grills, benches, a small play
structure, swings and planting areas. An open turf area will also be included in the park area,
allowing for field play and recreation.
4.5(E)(3) Maximum Residential Building Height. The maximum height of one-, two- and three-family
dwellings shall be two and one-half (2.5) stories. No building shall exceed 2.5 stories.
1. CITY PLAN PRINCIPLES AND POLICIES ACHIEVED BY THE PROPOSED PLAN
ENV 4.3 – Improve Water Quality and Detention
Storm water facilities will be designed to maximize water quality in each component of the development.
Storm-water drainage will be directed to the south central area of the site utilizing new detention basins.
ENV 4.4 – Provide Neighborhood Natural Areas
Trails and connections will link the residential lots to the neighborhood natural area located in the south
central portion of the site.
ENV 24.2 – Conserve Natural Features
Natural features such as natural area trees will be maintained/conserved.
ENV 24.3 – Provide Natural Area Protection Buffers
The project provides a 100’ minimum buffer of any building from the wetland/open space area that is
located in the south central area of the site. Native trees, seed and plants will be established to further
enhance this area.
ENV 24.4 – Restore and Enhance
Restoration efforts to disturbed areas and additional native vegetation add to the ecological function within
natural area along the east of the site.
ENV 25.2 – Integrate Parks and Recreation Sites
Trails and other open space amenities within the site provide recreational opportunities.
ENV 25.4 – Develop Trail/Path Linkages
Interior trail linkages within the development will provide connections to the small neighborhood park, future
City park and the wetland/open space located in the south central area of the site.
ENV 25.1 – Minimize Impacts
Restoration efforts to disturbed areas and some enhanced plantings add to the ecological function natural
areas.
ENV 26.4 – Development in Floodplain
All lots have been located outside of the 100-year floodplain.
LIV 4: Development will provide and pay its share of the cost of providing needed public facilities
and services concurrent with development.
All roads, access points, sidewalks and street trees/roadway landscaping within the project will be paid for
by the developer.
LIV 6.2 – Seek Compatibility with Neighborhoods
The proposed lot size, scale and housing character will be similar to what is found in the adjacent Dry
Creek neighborhood. Architectural character is envisioned as a craftsman style.
LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets
Well-lit streets with street trees and detached walks are included, with accessible ramps at each corner.
LIV 10.2 – Incorporate Street Trees
Street trees will be included per standards at least 40’ O.C. along all public ROW’s.
LIV 11.2 – Incorporate Public Space
Public spaces include the central courtyard with lawn and xeric edge planting to enclose and define the
space. Large open turf areas within the central area of each paired home area provides a public gathering
place.
LIV 14.2 – Promote Functional Landscape
All planting will be designed with native/adaptive plants, emphasizing xeric plants.
LIV 14.3 – Design Low Maintenance Landscapes
Native and adaptive planting and a minimized turf area, reserved for functional/multi-use lawns will allow a
minimum of maintenance. Shrub beds will be maintained without excessive pruning or ‘snow-balling’ of
shrubs.
LIV 21.2 – Establish an Interconnected Street and Pedestrian Network
The street and pedestrian network will allow access to all proposed open-space features as well as
providing an interconnected trail system from the residential units to the open space. A variety of open
space connections are provided within the Single Family Attached Areas.
LIV 26.3 – Promote Compatibility of Uses
Adjacent land use is to the east and south will be residential.
LIV 28.1 – Density
The gross density is shown at 3.72 DU/AC.
LIV 28.4 –Neighborhood Center
The neighborhood can access the neighborhood center retail commercial amenities provided near
Mulberrry and Lemay.
LIV 30.2 –Connect to Surrounding Neighborhoods
Roadway and pedestrian connections are proposed to connect to the future neighborhood to the east and
south by road and trail.
LIV 31.4 – Design for Pedestrian Activity
The trail network encourages pedestrian use within the open space and along detached walks within the
ROW.
T 8.2 – Design for Active Living
The trail access within the open space promotes an active lifestyle.
2. DESCRIPTION OF PROPOSED OPEN SPACE, WETLANDS, NATURAL HABITATS AND
FEATURES, LANDSCAPING, CIRCULATION, TRANSITION AREAS, AND ASSOCIATED BUFFERING
ON SITE AND IN THE GENERAL VICINITY OF THE PROJECT.
A 30’ landscape buffer is planned along the north side property line along the railroad. Large open
landscape areas are planned adjacent to each of the townhome areas to the south along Vicot Way.
3. MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE AREAS
In general, the property owner or tenant shall perform all maintenance on private residential lots. In
addition, the property owner, or tenant shall maintain all sidewalks and landscaped parkways within the
ROW, according to the width of the property.
The HOA shall perform all maintenance on all common areas, neighborhood parks, trails, storm water
infrastructure, and any other non-private amenity and or feature.
The City of Fort Collins shall only be responsible for typical ROW maintenance of infrastructure and snow
removal within the roadway.
Storm water infrastructure
Landscape maintenance and trash removal within storm water infrastructure including detention ponds,
swales, culverts, inlets, etc. shall be the responsibility of the HOA. This maintenance shall include all
required mowing, weeding cleanout, removal of trash and debris and other typical maintenance required in
order to ensure storm water infrastructure and features function according to their designed intent.
Landscape
All landscape maintenance within areas other than private residential lots and the area of parkway and
ROW adjacent to private residential lots shall be the responsibility of and performed by the HOA.
Snow Removal
The property owner or tenant shall perform snow removal on private lots and sidewalks adjacent to private
lots. The HOA shall perform Snow removal within all common areas, trails, private drives and parks.
Trash
All trash removal on private lots or within the sidewalk/parkway areas adjacent to private lots shall be
performed by property owner or tenant. Single Family Attached homes will pay for a collective trash service
for their units. The HOA shall perform trash removal within common areas, parks, trails, and other non-
private lots.
4. ESTIMATE OF NUMBER OF EMPLOYEES FOR BUSINESS, COMMERCIAL, AND INDUSTRIAL
USES.
N/A.
5. DESCRIPTION OF RATIONALE BEHIND THE ASSUMPTIONS AND CHOICES MADE BY THE
APPLICANT.
The overall project layout is based on views and access to the internal open space network.
6. EVIDENCE OF COMPLETION FOR APPLICABLE CRITERIA.
N/A.
7. NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES OR DISTURBANCES TO
WETLANDS, NATURAL HABITATS AND FEATURES AND OR WILDLIFE ARE BEING AVOIDED TO
THE MAXIMUM EXTENT FEASIBLE OR ARE MITIGATED.
The primary land use conflict is between the residential use on-site and the BNSF railroad owned property
to the north.
8. WRITTEN NARRATIVE ADDRESSING EACH CONCERN/ISSUE RAISED AT THE NEIGHBORHOOD
MEETING(S), IF A MEETING HAS BEEN HELD.
A neighborhood meeting was not held for the project, as it is a type I review.
9. NAME OF THE PROJECT AS WELL AS ANY PREVIOUS NAME THE PROJECT MAY HAVE HAD
DURING CONCEPTUAL REVIEW.
This project shall be titled East Ridge Third Filing.
10. DEVELOPMENT SCHEDULE
Phase I
Finalize Demolition May 2016
Earthwork/Grading/Utilities June 2016
Road And Sidewalk Construction August 2016
Parks, Amenities And Landscaping October 2016
Subsequent Residential Construction Phases October 2016 – August 2017
Begin Spring 2018