Loading...
HomeMy WebLinkAboutLAKEVIEW ON THE RISE, AFFORDABLE HOUSING - PDP - PDP170014 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (18)Lakeview on the Rise Preliminary Development Plan Application and Narrative April 26th, 2017 Prepared For: Pedcor Investments Prepared By: Lakeview on the Rise PDP Application Apr 19, 2017 1 TABLE OF CONTENTS PROJECT DIRECTORY 3 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION 4 PREVIOUS PROJECT NAMES 4 PLANNING OBJECTIVES 5 PRINCIPALS AND POLICIES 6 Economic Health 6 Environmental Health 6 Community and Neighborhood Livability 8 Neighborhoods 10 Transportation 12 Landscape, Open Space and Non-vehicle Circulation Elements 14 Ownership and Maintenance 14 Anticipated Development Schedule 14 Lakeview on the Rise PDP Application Apr 19, 2017 2 PROJECT DIRECTORY Land Owners Alma B. Murr Living Trust Richard J. Murr, Co-Trustee and Robert K. Murr, Co-Trustee 37659 Highway 6 New Castle, CO 81647 Developer Pedcor Investments, a limited liability company 770 Third Ave SW Carmel, IN 46032 Contact: Patrick Stoffregen Site Planning & Landscape Architect Vignette Studios PO Box 1889 Fort Collins, CO 80522-1889 (970) 472-9125 (866) 902-4163 (fax) Contact: Terence Hoaglund Civil Engineer Aspen Engineering 19 Old Town Square Suite 238 Ft Collins, CO 80524 (970) 420-5345 Contact: John Gooch Traffic Consultant Delich Associates Joe Delich 2272 Glenhaven Dr. Loveland, CO 80538 (970) 669-2061 (970) 669-5034(fax) Contact: Matt Delich Lakeview on the Rise PDP Application Apr 19, 2017 3 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION Patrick Stoffregen Bruce Hagen PREVIOUS PROJECT NAMES 6740 S. College Avenue - Multifamily Lakeview on the Rise PDP Application Apr 19, 2017 4 PLANNING OBJECTIVES Lakeview on the Rise is a ±20.09 acre multi-family residential development incorporating the Principles and Policies of City Plan. Lakeview on the Rise is located in south Fort Collins surrounded by a mix of residential, commercial, and industrial uses. To the East is agriculture land, with the Provincetown neighborhood just past that. To the immediate south is Robert Benson Reservoir, to the west is College Avenue with Fossil Creek Nursery and other commercial development in the area. To the north is a small farmstead, and immediately north of that are mixed residential and commercial uses. Lakeview on the Rise is proposed to be an affordable housing multi-family community developed and operated by Pedcor Investments, a Limited Liability Company and its affiliates. There is a documented shortage of affordable housing in Fort Collins, particularly communities that are well-designed and properly maintained. Pedcor has proposed 180 units in a mix of one, two, and three bedroom units. 100% of the community will serve residents at 60% of AMI or below. Lakeview on the Rise was planned with several design objectives: • Work with the city to create streets within the community that over time will connect with other streets in the area to make a complete street network. • Create a pedestrian friendly environment • Provide an extensive pedestrian network throughout the development • Provide pedestrian connectivity to adjacent communities • Provide pedestrian connectivity to commercial areas along College Avenue. • Utilize existing site features to provide recreational and open space opportunities • Create a common green that is central to all residents for recreation purposes. • Create a street network system (both public streets, and street like private drives) to create a vehicular and pedestrian friendly community with buildings oriented towards the streets to provide an attractive streetscape and to screen parking lots from view. • Create a well designed affordable housing community. All of the buildings are two story in design with various configurations of units in 8 and 12 unit buildings. All of the buildings front on Public Streets, walkway corridors, or street like private drives. All units have pedestrian connections to public street, or the street like private drives. There is a central green space that will include a community center, play ground, swimming pool, and leasing office. Vehicle parking is dispersed throughout the community. The design team has also spent a considerable amount of time in working with the natural areas staff in creating a natural areas buffer to Robert Benson Reservoir. Within Lakeview on the Rise PDP Application Apr 19, 2017 5 the buffer area will be detention ponds, and a small passive park with a gazebo that is intended to provide the ability for residents to view wildlife within the reservoir area. We have also included significant landscaping within the buffer using a variety of native trees and shrubs to increase the wildlife habitat. PRINCIPALS AND POLICIES Specific principles and policies of the Fort Collins City Plan that are addressed by the Lakeview on the Rise community are as follows: Economic Health Principle EH 1: The City will pursue development of a vibrant and resilient economy that reflects the values of our unique community in a changing world. Policy EH 1.1 – Support Job Creation Support the enhancement of the community’s economic base and job creation by focusing on retention, expansion, incubation, and recruitment efforts that bring jobs and import income or dollars to the community, particularly businesses in the adopted Target Industry Clusters. Policy EH 1.2 – Maximize Retail Sales Tax Revenue Support the retention and recruitment of retailers or development projects that have a high potential impact on sales tax generation, specifically focused on increasing retail sales inflow and reducing retail sales leakage. Support programs that encourage residents to spend dollars locally, such as Shop Fort Collins First and others. While Lakeview on the Rise will not be a significant permanent job creator in its own right, many people who work in sales tax-producing jobs do need affordable places to live. This community will provide the opportunity for retail workers to live within the City of Fort Collins in decent and affordable housing. 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 1.1 – Protect and Enhance Natural Features Use regulatory powers to conserve, protect, and enhance the resources and values of high value biological resources such as wetlands, riparian areas, and wildlife habitat by directing development away from sensitive natural areas. When it is not possible to direct development away from sensitive natural resources the development will be integrated into these areas to minimize impacts and mitigate any losses. With its location adjacent to the Robert Benson Reservoir and the Pelican Natural Area, we have worked with the city natural areas department in creating the appropriate natural area buffers to the reservoir and its associated wetlands. We have also enhanced the landscaping within this buffer to provide additional wildlife habitat. This development will be developed according to 2015 Enterprise Green Communities Lakeview on the Rise PDP Application Apr 19, 2017 6 standards, benefiting the environment. It is also anticipated that on average, when tenants move in to Lakeview on the Rise, they will be reducing their commutes to work, thereby further reducing pollution. Principle ENV 4: The City will pursue new opportunities to provide multi- functional open lands. Policy ENV 4.1 – Improve Connectivity Explore opportunities for land conservation partnerships between Stormwater, Parks and Recreation, Transportation, and Natural Areas departments to provide and enhance trail corridors to connect open lands, to enhance wildlife habitat and corridors, and to improve bicycle and pedestrian access to schools, parks, natural areas, rivers, shopping areas, and neighborhoods. Policy ENV 4.3 – Improve Water Quality and Detention Explore opportunities for Stormwater, Parks and Recreation and Natural Areas departments to partner on acquiring lands to incorporate stormwater systems that improve water quality and contribute to the ecological functioning of urban watersheds. Policy ENV 4.4 – Provide Neighborhood Natural Areas Explore opportunities for Stormwater, Parks and Recreation, and Natural Areas departments to partner on acquiring lands for neighborhood natural areas. With its location adjacent to the Robert Benson Reservoir and the Pelican Natural Area, we have worked with the city natural areas department in creating the appropriate natural area buffers to the reservoir and its associated wetlands. Within this buffer we have located our water quality and detention facilities, and have enhanced the landscaping within this buffer to provide additional wildlife habitat. 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. Policy ENV 19.2 – Pursue Low Impact Development Pursue and implement Low Impact Development (LID) as an effective approach to address stormwater quality and impacts to streams by urbanization. Low Impact Development is a comprehensive land planning and engineering design approach with a goal of minimizing the impact of development on urban watersheds through the use of various techniques aimed at mimicking pre- development hydrology. Lakeview on the Rise will be providing Low Impact Development throughout the community including the use of water quality enhancements, with opportunities to recharge groundwater through the stormwater system integrated into the community. Lakeview on the Rise PDP Application Apr 19, 2017 7 Community and Neighborhood Livability 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. Encourage a variety of housing types and densities, including mixed-used developments that are well-served by public transportation and close to employment centers, shopping, services, and amenities. Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. Lakeview on the Rise will provide an additional housing type into the south Fort Collins housing spectrum with two story affordable housing units. Principle LIV 8: The City will encourage the creation and expansion of affordable housing opportunities and preservation of the existing affordable housing supply. Policy LIV 8.3 – Offer Incentives Support and encourage the private development of affordable housing by offering incentives, such as special assistance to offset the costs of the City’s impact fees and development requirements, air rights, energy saving features, and reducing local government barriers to the construction of and the rehabilitation of affordable housing units. Lakeview on the Rise will take advantage of any available incentives that are available. 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 Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. (Also see the Transportation chapter.) Policy LIV 10.2 – Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Lakeview on the Rise PDP Application Apr 19, 2017 8 Lakeview on the Rise is vital in that it will provide an additional step in completing the street network within the area, creating the rights-of-way that will eventually connect the neighborhood to the North, the Stoney Brook neighborhood, and Provincetown to South College Ave. The unique site design will also create aesthetic streets with buildings fronting on the streets, minimal driveways, and extensive street trees and landscaping adjacent to the street, providing a lively streetscape. Principle LIV 11: Public spaces, such as civic buildings, plazas, outdoor spaces, and parks will be integrated throughout the community and designed to be functional, accessible, attractive, safe, and comfortable. Policy LIV 11.2 – Incorporate Public Spaces Incorporate public spaces and activities such plazas, pocket parks, patios, children’s play areas, transit facilities, sidewalks, pathways, “street furniture” such as benches and planters, and public art into the urban designs for residential, mixed-use, commercial, and civic development projects. Lakeview on the Rise will provide a park central to the community that is easily accessible for the public. This park will include open play areas, and seating areas. In addition there will be a large natural area buffer with passive trails and a gazebo for wildlife viewing over Robert Benson Reservoir. 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 In addition to protecting existing natural features, encourage integration of unique landscape features into the design and architecture of development and capital projects. These unique features may range from informal and naturalized to highly structured and maintained features. Some examples include tree groves within a project, stormwater facilities that become naturalized over time, walls with vines, drainageway enhancements, and other small, uniquely landscaped spaces. Policy LIV 14.2 – Promote Functional Landscape Incorporate practical solutions to ensure a landscape design is functional in providing such elements as natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers, safety, and enhancement of built environment. Consider and address practical details such as sight distance requirements and long-term maintenance in landscape design. Policy LIV 14.3 – Design Low Maintenance Landscapes Design new landscaping projects based on maintainability over the life cycle of the project using proper soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements, trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can be achieved in both turf and non-turf planting areas, provided these areas are designed and installed to minimize weeds, erosion and repairs. Lakeview on the Rise is creating a landscape that incorporates a variety of natural and drought tolerant plant material that also includes edible plants, and other features. Irrigated turf grass will be kept to a minimum. Lakeview on the Rise PDP Application Apr 19, 2017 9 Neighborhoods 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 Establish an interconnected network of neighborhood streets and sidewalks, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Provide convenient routes to destinations within the neighborhood: Policy LIV 21.2 – Design Walkable Blocks While blocks should generally be rectilinear or otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous repetition of a basic grid pattern or to follow topography. In order to be conducive to walking, determine block size by frequent street connections within a maximum length of about 300 to 700 feet. Policy LIV 21.3 – Calm Traffic Design neighborhood streets so as to discourage excessive speeding and cut-through traffic. Design street widths and corner curb radii to be as narrow as possible, while still providing safe access for emergency and service vehicles. Utilize frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures to slow and channel traffic without unduly hampering convenient, direct access and mobility. Lakeview on the Rise is vital in that it will provide an additional step in completing the street network and pedestrian accessibility within the area. 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 Provide variation in house models and types in large developments, along with variations in lot and block sizes, to avoid monotonous streetscapes, increase housing options, and eliminate the appearance of a standardized subdivision. Policy LIV 22.2 – Provide Creative Multi-Family Housing Design Design smaller multi-family buildings to reflect the characteristics and amenities typically associated with single-family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. Policy LIV 22.3 – Offer Multi-Family Building Variation Offer variation among individual buildings within multi- building projects, yet stay within a coordinated overall “design theme.” Achieve variation among buildings through a combination of different footprints, facade treatment, roof forms, entrance features, and, in specialized cases, building orientation. Avoid monotonous complexes of identical buildings, although there may be ways to Lakeview on the Rise PDP Application Apr 19, 2017 10 achieve visual interest among substantially identical buildings with a high degree of articulation on each building, combined with variation in massing on the site. Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Orient residential buildings towards public sidewalks or other public outdoor spaces that connect to streets, the commercial core, and transit stops. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy LIV 22.5 – Create Visually Interesting Streetscapes All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk, and to minimize and mitigate the visual impact of garage doors, driveways, and other off-street parking. Policy LIV 22.6 – Enhance Street Design and Image Enhance prominent connecting streets in neighborhoods by forming circles, squares, medians, or other special places to recall history, give identity, and calm traffic. Tree- lined streets and boulevards with inviting, landscaped walkways, parkways, and medians, will add to the image of these districts as safe and comfortable places to live. Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways To foster visual interest along a neighborhood street, limit the street frontage devoted to protruding garage doors and driveway curb crossings using one or more of the following techniques: · Recess garages, or tuck them into side or rear yards (if feasible), using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. · Locate garages further from the street to allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. · Incorporate alleys and various forms of shared driveways to reduce the need for driveway curb cuts and street-facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior-block parking access. It is recognized that there may be ways a residential property can be custom-designed to mitigate the view of a protruding garage opening. Policy LIV 22.9 – Form Neighborhood Edges Use features shared with adjoining neighborhoods, such as major streets, changes in street patterns, greenways, and other features such as rivers, streams, and major irrigation ditches to form neighborhood edges. Landscaped outdoor spaces and trails may also be used to create an attractive environment at neighborhood edges. Policy LIV 22.10 – Provide Transitions at Community Edges Where a new neighborhood develops next to designated open lands, rural lands, or Urban Estate Neighborhoods near an edge of the city, design the neighborhood and layout to complement the established patterns of open space, buildings, and land forms. Lakeview on the Rise incorporates a variety of housing options into the community including eight styles of large multi-family buildings in varying sizes and configurations. This will create variety in the streetscape, provide a variety of housing options, and add to the diversity of the architecture. All of the buildings and garages are accessed internally to the site, and are not visible from public streets. Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood- serving uses. Lakeview on the Rise PDP Application Apr 19, 2017 11 Policy LIV 28.3 – Mix of Housing Types Distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. Include a minimum of four (4) distinct housing types in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so should the number of housing types. Policy LIV 28.4 –Neighborhood Center Incorporate a Neighborhood Center as a focal point for Low Density Mixed-Use Neighborhoods to serve as a year-round gathering place accessible to all residents or ensure that the Low Density Mixed-Use Neighborhood has access to an existing Neighborhood Commercial District or Community Commercial District. (Also see policies for All Commercial Districts and Neighborhood Commercial Districts.) Lakeview on the Rise is unique in that it will provide a moderate density affordable housing community residential community within the LMN (Low Density Mixed Use) zone district within south Fort Collins. Within the area are a variety of single family homes, multi-family, modular homes, and low intensity commercial areas. Lakeview on the Rise will add to the diversity of the area. The community will incorporate a neighborhood center with a park area and community clubhouse and pool. In addition, the community is within walking distance of proposed neighborhood commercial areas. 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 Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. Policy T 3.3 – Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. Lakeview on the Rise will be highly desirable as a community that is easily walkable and bikeable to future neighborhood and activity centers through the network of streets and connections that are being provided. In additional a Transfort Flex stop is also within easy walking and biking distance. We have approached Transfort about the possibly of having a stop location placed on site. Principle T 4: Transportation infrastructure will be designed to be sensitive to the surrounding land use context. Policy T 4.3 – Interconnected Neighborhood Streets Lakeview on the Rise PDP Application Apr 19, 2017 12 Neighborhood streets will be interconnected, but designed to protect the neighborhood from excessive cut-through traffic. Policy T 4.4 – Attractive and Safe Neighborhood Streets Neighborhood streets will provide an attractive environment and be safe for pedestrians, bicyclists, and drivers as well as having a well-designed streetscape, including detached sidewalks, parkways, and well-defined crosswalks. Policy T 4.5 – Infill and Redevelopment Areas Where the established street pattern and design may not conform to current street standards, allow for alternative contextual design. Lakeview on the Rise is vital in that it will provide an additional step in completing the street network and pedestrian accessibility within the area. Lakeview on the Rise PDP Application Apr 19, 2017 13 Landscape, Open Space and Non-vehicle Circulation Elements Lakeview on the Rise includes open space and non vehicle circulation elements throughout the community, including the following: • A park is provided that is central to the community • A community recreation center with a pool • A playground • A passive park with a gazebo for wildlife viewing. • A natural areas buffer. • An interconnected series of walkways that provide additional mobility throughout the community, and, as neighboring land develops, to nearby neighborhoods Ownership and Maintenance Common Open Space elements will be maintained by the property owner (an affiliate of Pedcor Investments, LLC) that will maintain common elements within the development Anticipated Development Schedule PDP Approval Summer 2017 Construction Spring 2018 Lakeview on the Rise PDP Application Apr 19, 2017 14