Loading...
HomeMy WebLinkAboutCHERRY STREET COTTAGES - PDP - PDP160041 - SUBMITTAL DOCUMENTS - ROUND 2 - PLANNING OBJECTIVESStatement of Planning Objectives 1 Statement of Planning Objectives The City of Fort Collins, with great foresight to ensure long-term healthy growth of the City, published the updated City Plan in February 2011, with the subtitle “innovate-sustain-connect.” The proposed Cherry Street Cottages subdivision is intended to meet such long-term beneficial goals by providing an infill residential project that is in the direct path of the City of Fort Collins’ growth, i.e., to the northwest. The Cherry Street Cottages (previously referred to as the “Pierce Subdivision”) offers an infill residential development that will bring architectural creativity to this developing part of the City. Primary residential units will be built on each of six (6) lots, with accessory dwelling units added to the rear of the western three (3) lots. The total of nine (9) homes will enhance the neighborhood with modern architectural styles, while providing potential rental income for three of the new owners. This project will meet or exceed development goals of the City, some of which are specifically discussed below. 1. CITY PLAN PRINCIPLES AND POLICIES General visions put forth in City Plan that this project will enhance include the following: • Environmental Health Vision – “A healthy and sustainable environment”: o Conservation of resources; o Integration of renewable energy and new technologies; and o Healthy urban watersheds and ongoing best-practices floodplain management. • Community and Neighborhood Livability Vision – “A high quality built environment”: o A compact pattern of development; o Cohesive, distinct, vibrant, safe, and attractive neighborhoods; o Quality and accessible housing options; and o Distinctive and attractive community image, design, and identity. • Safety and Wellness Vision – “A safe and healthy community”: o A safe, non-threatening city in which to live, work, learn, and play; and o Opportunities to lead active and healthy lifestyles. Specific City Plan Principles and Policies achieved by the Cherry Street Cottages project include the following. 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 4.2 – Reduce Barriers to Infill Development and Redevelopment Develop new policies and modify current policies, procedures, and practices to reduce and resolve barriers to infill development and redevelopment. Emphasize new policies and Statement of Planning Objectives 2 modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. The Cherry Street Cottages represent an important infill project that will develop a key block in the City across the street from Putnam Elementary School. This infill housing project will enhance the neighborhood with modern architectural styles, and will be suitable for young, growing families as well as upwardly mobile young professionals and retired folks. It is close to downtown amenities, and will be a convenient location for homeowners to enjoy the diverse educational and entertainment options available in the City of Fort Collins. Policy EH 4.3 – Develop Fee Schedules for Development and Redevelopment Develop and maintain development fee schedules that account for differences between redevelopment and greenfield development costs, and aim to provide fair and equitable apportionment of cost for the different types of development. ENVIRONMENTAL HEALTH Principle ENV 5: To reduce net community energy use for new construction from conventional fossil fuel sources, the City will expand on current efforts and develop new strategies for increased energy efficiency and use of renewable energy. Policy ENV 5.2 – Utilize Solar Access Protect unobstructed sunlight in planning and development processes to promote the use of solar energy. Policy ENV 5.3 – Remove Barriers to Net Energy Use Reduction Eliminate barriers to the reduction of net energy use in new construction that arise through the application and enforcement of City Codes. Policy ENV 5.4 – Support Renewable Energy in New Development Support the use of renewable energy resources in the layout and construction of new developments. Policy ENV 5.7 – Offer Incentives Offer a variety of monetary and other incentives to encourage new construction to substantially exceed minimum code requirements for energy efficiency and renewable energy use. Principle ENV 18: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage for the preservation of floodplain values, adhere to all City mandated codes, policies, and goals, and comply with all State and Federally mandated laws and regulations related to the management of activities in flood-prone areas. Statement of Planning Objectives 3 Policy ENV 18.2 – Manage Risks Seek to minimize risk to life and property by structural and non-structural design or modification of actions in the floodplain where it is not otherwise practical to place structures and human activities outside of the floodplain. Policy ENV 18.4 – Manage Floodplain Require structures and facilities that are unavoidably located in the floodplain to be designed to be consistent with the intent of the standards and criteria of the City of Fort Collins and the National Flood Insurance Program. Policy ENV 18.6 – Modify Detention Requirements for Redevelopment Modify detention requirements to allow for greater flexibility of options for meeting National Pollutant Discharge Elimination System (NPDES) rules and create mechanisms to satisfy detention requirements through a more holistic approach that includes Low Impact Development (LID) tools and satisfying such requirements on a sub-watershed basis rather than exclusively on an individual parcel specific basis. Principle ENV 20: The City will develop an integrated stormwater management program that addresses the impacts of urbanization on the City’s urban watershed. As part of that program, the City will implement requirements and strategies for multi-functional stormwater facilities that support density goals for development and redevelopment at a sub-watershed level. Policy ENV 20.2 – Follow Design Criteria for Stormwater Facilities Utilize stormwater facility design criteria that follow national Best Management Practices (BMPs). Policy ENV 20.3 – Utilize Public Lands Utilize public lands, such as street rights-of-way, for the design of multi-functional stormwater facilities by maximizing the carrying capacity of streets with curb and gutter, and by modifying design standards to promote infiltration or detention where appropriate depending on area specifics. Emphasize the development of a linked surface stormwater system that reinforces the City’s open lands policy and reduces the need for large stormwater pipes. COMMUNITY AND NEIGHBORHOOD LIVABILITY 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 This project, although apparently not exactly within a “Targeted” area, does promote infill development in the northwest corridor of the City. Specifically, this project will • Promote reinvestment in areas where infrastructure already exists; Statement of Planning Objectives 4 • Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. 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 well set an enhanced standard of quality. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas With this project, infill and redevelopment will occur through • The addition of new dwellings on vacant lots and other undeveloped parcels surrounded by existing residential development; • Dwelling units added to existing houses (e.g., garage upstairs apartments); • Small, detached dwellings added to lots of sufficient size with existing houses (e.g., “alley houses” or “granny flats”). 2. DESCRIPTION OF OPEN SPACE, WETLANDS, NATURAL HABITATS & FEATURES There are no wetlands or natural habitats on or adjacent to the property. Open space on the property will consist of the dedicated detention pond in the eastern-most lot as well as the setback along the front (south) side of the development to accommodate the City-designated floodway. These areas, while primarily serving as stormwater runoff and flood control features, and accordingly in which no structures or playground equipment will be built, will consist of an open, grassy area, suitable for recreational uses and children play areas. 3. STATEMENT OF PROPOSED OWNERSHIP AND MAINTENANCE OF PUBLIC & PRIVATE OPEN SPACE AREAS As indicated above, there will be no public open space areas on the property. The homeowners association, yet to be formed, will assume ownership and maintenance responsibilities for the detention pond/open space area, and the common driveway on the north side of the property. 4. ESTIMATED NUMBER OF EMPLOYEES There will be no employees associated with this project. 5. RATIONALE BEHIND ASSUMPTIONS AND CHOICES MADE BY THE APPLICANT This Project Development Plan is being prepared and submitted by the Applicant in accordance with City of Fort Collins requirements. A fundamental rationale for this project is to fulfill the need for high quality residential developments within the existing City boundaries, i.e., infill development, coupled with the opportunity to provide the beneficial housing arrangement of a primary dwelling unit on the front half of three lots, with secondary dwelling units on the back half. This enhances the economic viability for buyers of these new homes. Additionally, the decision was made to position garages in the back of each lot, with a single access Statement of Planning Objectives 5 driveway/alley located along the northern (rear) property line. This decision was made to enhance the streetscape and minimize on-street parking. 6. EVIDENCE OF SUCCESSFUL COMPLETION OF APPLICABLE CRITERIA It is the Applicant’s belief that the documents submitted with this application are in complete compliance with applicable regulations for each proposed use. No variance from the criteria is proposed. 7. NARRATIVE DESCRIPTION OF HOW CONFLICTS BETWEEN LAND USES OR DISTURBANCES TO WETLAND, NATURAL HABITATS, AND FEATURES ARE AVOIDED OR MITIGATED There are no perceived conflicts between land uses or potential disturbances to wetland, natural habitats, or features. 8. NEIGHBORHOOD MEETING CONCERNS The proposed project is subject to a Type I Administrative Review and public hearing. The Applicant is not required to hold a neighborhood meeting for a Type I hearing. 9. PROJECT NAME This project shall be named and referred to as “Cherry Street Cottages.” This project was originally named the “Pierce Subdivision,” and was referred to by that name for the Conceptual Review previously conducted in September 2015. 10. PARKING NARRATIVE The proposed project consists of a total of nine (9) dwelling units, including six (6) primary dwelling units and three (3) secondary dwelling units. Each lot will include a rear garage accessed via an access driveway/alley located along the back (north) side of the property. Primary parking for residents will accordingly be in the rear of each lot, providing additional, spillover parking along the north side of Cherry Street and the east side of Lyons Street.