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HomeMy WebLinkAboutHANSEN (FARM) - ODP - ODP170003 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESHansen ODP Planning Objectives July 21, 2017 This proposal is for an Overall Development Plan submittal for the Hansen property located west of S. Timberline Road at the intersection of Zephyr Road. The property is owned by Lorson North Development Corp. and contains approximately 69 acres. The property has multiple zone districts including Low Density Mixed Use Neighborhood (LMN), Neighborhood Commercial (NG) and Medium Density Mixed-Use Neighborhood (MMN). The property currently is undeveloped. The Neighborhood Commercial Zone District will include primary and/or secondary uses. The MMN Zone District will include primary or secondary uses including. The Low Density Mixed-Use Neighborhood Zone District will consist of residential, including single-family and multi-family housing. Uses surrounding the property consist of the following: South: Rennat Property West: Railroad, Southridge Subdivision North: Willow Springs Subdivision East: Poudre School District, Westchase Subdivision (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: Hansen meets the following applicable City Plan Principles and Policies: Environmental Health 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 1.2 –Regulate Development along Waterways Required setbacks from the Mail Creek Ditch will be used to help ensure the protection of these waterways. Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Hansen Planning Objectives 7.21.17 Page 2 Policy ENV 19.2 – Pursue Low Impact Development Low Impact Development (LID) encompasses many aspects of the proposed design. Permeable pavers will be utilized within private drives and/or parking lots as required. The site will be planned with the intent to provide green space buffers and swales to minimize directly connected impervious areas and promote infiltration. Rain Gardens and/or drywells will be utilized where applicable to treat stormwater prior to entering detention areas. Community and Neighborhood Livability Principle LIV 1: City development will be contained by well-defined boundaries that will be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Policy LIV 1.1 – Utilize a Growth Management Area This development is located within the existing GMA and adjacent other existing residential and employment development. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. Policy LIV 4.1 – Ensure Adequate Public Facilities Development is planned in an area which can be adequately served by critical public facilities and services. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. This development will provide a variety of housing types in a location. In addition, several distinct housing types will be used which will expand the options for residents in an area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations A variety of housing types and densities shall be provided within the development. This could include single-family housing, attached single-family housing and multi- family. 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 Hansen Planning Objectives 7.21.17 Page 3 All new streets will be designed to meet City street standards. The intention is to provide a safe, functional and visually appealing street network. Shade trees and landscaping will be included throughout the developments street network. Policy LIV 10.2 – Incorporate Street Trees Street trees will be incorporated into the streetscape for all public streets in addition to open spaces and parks. Tree species and quantities will meet the requirements of the Land Use Code 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 This development will utilize quality landscape materials throughout the site, including enhanced entryway and screening in any appropriate areas. 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 21.2 – Establish an Interconnected Street and Pedestrian Network The street system will provide an interconnected network with transportation options to cars, bicycles and pedestrians while providing direct access to community amenities, employment areas and commercial development. Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and community gardens, greenways, and other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods and the community as a whole. Policy LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces A variety of open spaces and parks are envisioned for this development. These could include pocket parks, open spaces areas and trails. 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 Policy T 3.2 – Bicycle Facilities Policy T 4.4 – Attractive and Safe Neighborhood Streets A mix of land uses and programming will provide multiple efficient options for movement throughout this development. Bike trails and bike lanes will be used Hansen Planning Objectives 7.21.17 Page 4 where appropriate to provide alternative methods of travel throughout the development. Development streets will be safe for cars, pedestrian and bicycles as well as attractive. The use of street trees and street lighting will contribute to the safety and aesthetics. (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. There are two ditches within the property boundary near the northern end of the site (Mail Creek Ditch) and running down the west/southern side of the site (irrigation ditch lateral). A minimum of 50’ buffers will be maintained along ditches. Pedestrian and bicycle trails are envisioned along these waterways as well. In addition to natural areas, parks and/or pocket parks will be integrated into the development. Various modes of circulation will be provided between specified uses, parks and natural areas will be provided. (iii) Estimate of number of employees for business, commercial, and industrial uses. The type and quantity of commercial has not yet been determined therefore an estimated number of employees cannot be determined. This information will be provided at PDP. 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. All open space will be maintained by an HOA. If the Parks Department determines that a portion of the neighborhood park will be located on the Hansen property, it will be constructed and maintained by the City of Fort Collins Parks Department. (iv) Description of rationale behind the assumptions and choices made by the applicant. The purpose of the ODP is to achieve the following: 1. Define the anticipated phasing. 2. Define the anticipated density. 3. Locate a potential City Neighborhood Park site. (v) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. A neighborhood meeting was held on April 21, 2016. The following points were made: 1. Residents of the Willow Springs neighborhood located to the north of the property requested confirmation that neighborhood streets would not be extended to the Hansen property. a. Response: Access per the proposed ODP is from S. Timberline Road aligned with Zephyr Road (full movement). In addition, a second access is proposed north of Zephyr Road along S. Timberline Road. Additional access points will be located along the southern property boundary at the time the property to the south develops. Hansen Planning Objectives 7.21.17 Page 5 2. Neighbors had concerns about general traffic along S. Timberline Road (existing traffic, and anticipated increase due to the proposed development in the area) a. Response: City Staff addressed what could and could not be required of the applicant as well as how these other development projects would have to contribute to the mitigation of their respective impacts along Prospect Road. They also announced that S. Timberline Road has received funding to be built to the ultimate street section. 3. Neighbors had concerns about traffic that would be generated by Hansen. a. Response: The applicant would be required to provide improvements in specified locations, as defined by the Traffic Impact Study. 4. Neighbors had concerns about the lack of a conceptual plan for the MMN and NC zone districts. a. Response: The MMN and NC zone districts will go through the entitlement process once those phases are ready to move forward. Neighbors will have another opportunity to review plans and comment at that time. The purpose of this neighborhood meeting was to focus on the LMN parcel. 5. Neighbors had concerns about the size of the lots adjacent to their property. a. Response: The concept plan was revised multiple times to remove the smallest lots along the northern boundary. Ultimately the largest lots within this development are now proposed along the northern boundary. The lot sizes ‘feather’ down moving towards the south. 6. Neighbors had concerns about the overall density of the development and believe it should be less dense. a. Response: The proposed plan for Hansen meets the zoning designations set by the City. There are minimum density requirements that must be achieved which is different than the Willow Springs neighborhood. (vi) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Hansen. (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. There is one ditch within the property boundary near the northern end of the site (Mail Creek Ditch) and a second that runs along the west and southern property boundary (irrigation ditch lateral). A minimum of 50’ buffers will be maintained along ditches. Proposed Development Phasing It is anticipated that the residential development in the LMN zone district will be the first phase to move forward. The full build-out of the residential zone district is expected to include multiple phases. Both multi-family and single-family are included in the development but the type of residential product that moves forward first will be based on market interest. Hansen Planning Objectives 7.21.17 Page 6 Both the multi-family within the MMN zone district and the commercial development are anticipated to be future phases of development. It is feasible that these zone districts could move forward at any time depending on interest by commercial users.