HomeMy WebLinkAboutCOUNTRY CLUB RESERVE - PDP - PDP170008 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1
February 21, 2016
Country Club Reserve
Statement of Planning Objectives
The proposed Country Club Reserve project is located at the southwest corner of E.
Douglas Road and Turnberry Road in North Fort Collins. The 80.19-acre site is bounded by
E. Douglas Road to the north, Turnberry Road to the east, and existing single-family
residential to the south and west. The intent of this PDP application is to create a single
family detached subdivision project. There are 154 proposed lots, with the majority of lots
backing to open space. Overall density is 1.92 dwelling units per acre. The site is currently
vacant and is zoned UE – Urban Estate.
Vehicular access for the project will be from two points of access along the south side of E.
Douglas Road. The site design incorporates pedestrian access and connectivity throughout
the project via sidewalks and trails. The development will utilize landscaping to enhance the
buffers between lots, oil and gas, and adjacent neighborhoods. The project will also
construct a new 6’ detached concrete sidewalk along the south side of E. Douglas Road
frontage and the west side of Turnberry Road frontage.
(i) Statement of appropriate City Plan Principles and Policies achieved by
the proposed plan:
Country Club Reserve meets the following applicable City Plan Principles and
Policies:
Environmental Health
Policy ENV 4.5 – Support Community Horticulture
Encourage and support the establishment of community gardens and
other horticultural projects throughout the City to provide food,
beautification, education, and other social benefits. Support the
development of community led horticulture projects and agricultural
activities on appropriate City-owned lands (e.g., Homeowner
Association-run garden plots in neighborhood parks, ongoing leasing
for agricultural purposes, and farmers’ markets in public plazas and
parking lots).
Neighborhood Park will consider garden plot area as part of the amenities
program.
Community and Neighborhood Livability
Principle LIV 6: A variety of housing types and densities for all income
levels shall be available throughout the Growth Management Area.
Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas
Policy LIV 6.2 – Seek Compatibility with Neighborhoods
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The project provides an opportunity for development of an existing vacant site
and the design of the buildings will be compatible with the surrounding
neighborhood and setting.
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
Country Club Reserve provides housing targeted towards all age groups.
The project has the opportunity and ability to incorporate different housing
types to provide variety along the streetscape. This can be accomplished
with the use of different facades and/or materials even if similar models are
adjacent to each other.
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 provide an attractive streetscape with street trees and
detached sidewalks.
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 22.1 – Vary Housing Models and Types
The project has the opportunity and ability to incorporate different housing
types to provide variety along the streetscape. This can be accomplished
with the use of different facades and/or materials even if similar models are
adjacent to each other.
Culture, Parks and Recreation
Policy CPR 4.3 – Adhere to Best Management Practices
Follow Environmental Best Management Practices for the maintenance
of parks and recreation facilities, such as water conservation and the
use of untreated water for irrigation purposes in appropriate areas,
managing turf and adhering to policies for weed and pest control,
utilizing low emission equipment and providing renewal energy
opportunities, reducing solid waste through composting and recycling,
and certifying sanctuary areas through Audubon International.
Water conservation and the use of low water consuming plants and grasses
will be encouraged through the HOA Covenants. The City of Fort Collins
native grass mix will be utilized throughout open spaces.
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Safety and Wellness
Policy SW 3.3 – Encourage Private Community Gardens in
Neighborhood Design
Encourage community and private gardens to be integrated in the
design of new neighborhoods (single and multi-family), and encourage
rooftop gardens where appropriate (e.g., roofs of commercial or office
buildings, apartment buildings in higher-density areas, etc.).
AND
Policy SW 3.4 – Include Garden Plots in Neighborhood Park
Development
Suggest garden plots as an option (in addition to other park facilities
such as playgrounds, trails, picnic facilities, etc.) in the development of
neighborhood parks, with maintenance responsibilities to be
coordinated with Homeowner’s Associations.
Neighborhood Park will consider garden plot area as part of the amenities
program.
(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.
Detention areas will be additional useable open space bordered by mown
trails for the neighborhood. A mown trail will be provided throughout the open
space, connecting corridors between lots to the internal and perimeter street
network with detached sidewalks.
(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.
Each single family detached residential Lot will be privately owned. Common
open space will be owned and maintained by the HOA.
(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 the project is to provide single family detached housing
units with abundant open space in a market that is currently in need for more
of this type of housing.
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
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required in that section. Any variance from the criteria shall be
described.
The submitted documents reflect the applicable criteria for the proposed
development. There are no variances proposed at this time.
(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.
Existing wetlands are located at the north and central area of the project site.
An upland mitigation program has been incorporated into the design to
replace the central wetland. For more detailed information, please see the
Ecological Characterization Study prepared by Cedar Creek Associates, Inc.
ix) Name of the project as well as any previous name the project may have
had during Conceptual Review.
The project will be called Country Club Reserve.
(x) Parking narrative describing the parking demand generated with
consideration of: the number of employees, tenants, and/or patrons; the
amount and location of parking provided; where anticipated spill-over
parking will occur; and, any other considerations regarding vehicle
parking.
The single family units will consist of 2 car attached garages providing the
parking needs for this development.