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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 Page 2 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. Page 3 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 Page 4 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.