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HomeMy WebLinkAboutTHE RETREAT AT FORT COLLINS (FORMERLY REDWOOD STREET MULTI-FAMILY) - PDP - PDP180002 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning  landscape architecture  urban design  entitlement March 21, 2018 The Retreat at Fort Collins Planning Objectives The Retreat at Fort Collins is planned to be a student-oriented, cottage-style, apartment complex that will include 190 dwelling units. The Applicant, is Retreat at Fort Collins, LLC. Location and site characteristics The 30.17-acre site zoned LMN is located in a unique neighborhood that includes residential, commercial and industrial zone districts (LMN, RL, CCN, I, MMN and CS) adjacent to the project site or within one quarter of a mile. Single-family housing is located to the north with a 45-50 feet wide regional drainage way in between. The Lake Canal borders the property on the eastern edge with medium density multi-family housing (Northfield) planned for the site on the other side of the canal. An industrial area owned by Larimer County is located to the south adjacent to Vine Drive and Old Town North, a residential community with a variety of housing including mixed-use, apartments, condominiums and single family, is located to the southwest. A small single-family residential project, Redwood Meadows and a City-owned regional detention area border the site on the west side with The Outpost (formerly Aspen Heights), cottage-style, student oriented housing, located west of Redwood Street. The site was originally platted as part of Redwood Village. Access Primary access to the site is from Redwood Street and Suniga Drive. It is assumed that the developer of Northfield, the adjacent project to the southeast, will construct Suniga Drive from Redwood Street to Lemay. The developer of the Retreat would provide a payback for their local street portion of Suniga Drive adjacent to their property. Other points of access include Lupine Drive and Mullein Drive, which will be extended into this development from the Redwood Meadows subdivision. In addition, the project proposes two street connections that cross the Lake Canal aligning with Snyder Drive and Meadow Spring Drive in the proposed Northfield development located on the east side of the canal. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Project Description and Site Plan The housing complex is planned to include 12 one-bedroom apartments, 5 two-bedroom apartments, 33 three-bedroom apartments, 82 four-bedroom apartments, and 58 five-bedroom apartments. The overall average density range allowed in the LMN District is 3-9 dwelling units per gross acre depending on the size of the development. (For affordable housing projects, the maximum density is 12 dwelling units per gross acre.) The Retreat proposes 6.3 dwelling units per acre, close to the middle of the allowable range. Some of the proposed units have four and in some cases five bedrooms. We recognize that this increases the intensity of the development without increasing the number of dwelling units. To remedy this difference, we divide the number of bedrooms by three (as if 3-bedroom apartments were being proposed), and the resulting density is 8.2 dwelling units per acre which is still within the allowable density range. We believe the Retreat project as proposed utilizes the odd shaped site effectively and is well suited to the diverse mix of land uses that exist in the neighborhood. The project site is well buffered from existing single-family neighborhoods that exist to the north and to the southwest by open space and natural areas. The site plan respects the Redwood Meadows single-family development by placing a major walkway spine along the shared property line that ranges from 30 to 75 feet wide and will be planted with deciduous canopy trees along with conifers and ornamental trees for year around interest. This walkway spine exceeds the 25-foot wide required buffer and will provide an excellent transition between the one-story, single-family homes and the mostly two-story multi-family product located on the other side of the buffer. Redwood Meadows residents will be invited to utilize the trail system in the development, adding a new amenity to their neighborhood as well as fostering neighborhood social interaction. While existing residential streets in the neighborhood will extend and connect into the project site as required by the City, access to the project site is designed to minimize trips through the existing residential area to the extent feasible. The signed primary entrance to the Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com project site will be from Suniga Drive and Redwood Street. The project proposes a neck down/ pedestrian crosswalk and speed tables on Lupine at the entrance to the existing neighborhood and at other locations within the project to slow traffic as it enters the single-family neighborhood. Traffic signage will be installed as an additional measure to alert drivers that they are entering the Redwood Meadows neighborhood. Additional speed tables are proposed in the project to calm traffic and increase pedestrian safety. In addition, the developer has offered to create a painted crosswalk at the intersection of Lupine and Mullein (near the central mailbox) to enhance pedestrian safety in the existing neighborhood. The LMN District is intended to have a mix of uses that meet the needs of everyday living in neighborhoods that include a variety of housing choices, and that invite walking to gathering places, services and conveniences. The Retreat is a cottage-style student oriented housing project that offers students an opportunity to live in a lower density neighborhood and share a house with other students. This arrangement has proven to be a popular choice for many students who prefer to live in a quiet neighborhood rather than more densely populated student housing projects closer to campus. The community benefits from having cottage-style apartments because students can satisfy their desire to live in quiet neighborhoods while living in a managed housing project that is well maintained and student behavior is monitored. It also has the benefit of freeing up more affordable housing in residential neighborhoods currently rented to students. Students living in the project will be within a mile of a large variety of gathering places, conveniences and services, including a King Soopers mega store, Jax Mercantile, restaurants, auto service shops, banks, Lyric Cinema, as well as New Belgium and Odell’s breweries. It is also located within a mile of a variety of recreational opportunities including Redwing Marsh open space and nature trails, Greenbrier Park, the proposed Whitewater Park south of Vine Street, as well as the Poudre River and associated bike trail. Old Town and the Downtown CBD also lie within a mile radius of the site and offer many goods and services along with restaurants and entertainment venues. The LMN District encourages projects to be designed with a pattern of streets, blocks, and pedestrian linkages. The LMN District in this area of Fort Collins is combined with RL Districts (low density residential existing prior to City Plan) to create an area of low density residential development approximately ½ mile east of North College Avenue. The proposed site plan continues the street pattern created when Redwood Meadows was built by extending Lupine and Mullien. The applicant has oriented buildings so that they face public streets or a street- like private drive. In addition, the project incorporates a regional trail along the canal and a private trail system is incorporated into the project, effectively utilizing natural area buffers. The trails combined with the network of public and private sidewalks create a wide variety of walkable blocks within the project. The proposed pedestrian and bike paths link to existing sidewalks and bike lanes along Redwood Street and Suniga Drive which connect residents to the plethora of goods and services located along North College Avenue and at the King Soopers store on Willox Street to the north. Approximately 744 parking spaces are provided through parallel on-street, angled on-street, off- street, and structured parking. The applicant plans to run a private shuttle bus to campus and other locations on a regular basis in order to discourage residents from driving their cars. The project will also include a bus stop to be located on Redwood Street just south of the existing Redwood Meadows neighborhood. The developer will build the slab and provide the funds required to install the Type III bus shelter provided by the City. Bicycle parking is provided in Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com the quantities required by the Land Use Code, 444 spaces enclosed in the parking structure and 295 distributed on-site. Site amenities include a clubhouse-pool complex with study rooms, fitness center, leasing office, and computer lab, along with grilling stations and social gathering spaces. The centrally located clubhouse in addition to traditional amenities will also include 1,500 SF of publicly accessible commercial space. A coffee shop and yoga studio are currently being planned as part of the clubhouse. The project will provide pocket parks and natural areas for residents to enjoy. Open space areas totaling approximately 454,000 square feet along with over 3,000 lineal feet of privately maintained trails and over 5,000 lineal feet of regional trail along the Lake Canal proposed for the future. All trails and open space areas will be maintained by the owner of the project with the exception of the regional trail which when constructed in the future will be maintained by the City. This extensive system of trails provide opportunities for residents of the project and the surrounding neighborhood to get out, take walks and meet other people living in the project or in the neighborhood. The project provides significantly more amenities, trails and open space than mid-rise student housing projects in more urban areas such as Plum Street, West Elizabeth and Lake Street closer to campus with larger student populations. The trash collection facility is located in the northeast corner of the site. The applicant has found that a single trash and recycle facility works better than multiple locations throughout the site. A private valet service will pick up trash from the residents at their door and take it to the facility on a weekly basis. Landscape The project proposes an attractive landscape plan with generous amounts of common open space from small pocket parks to large natural areas along the Lake Canal. Street trees are planted along all public streets and street-like private drives in parkway strips that will eventually create continuous, shaded pedestrian sidewalks throughout the development. A variety of deciduous canopy trees, ornamental trees and evergreens are placed in common open space areas providing buffering, screening and seasonal interest throughout the year. The clubhouse features an outdoor pool and spa with a sun shelf and decorative hardscape areas. Outdoor furniture and shade structures complete the pleasant poolside environment. Each residential building incorporates hardy, low maintenance, drought tolerant, foundation plantings. The natural habitat buffer zone (NHBZ) along the canal will be planted with native grasses, shrubs and trees designed to create structural diversity for birds and other wildlife species. The resulting native landscape will also enhance the experience for people using the regional trail system proposed to extend along the canal. While the landscape proposed for the cottages located north of Suniga is impressive, this project goes above and beyond by providing a 2.32–acre park on the south side Suniga for the enjoyment of not only residents of the project but also for the surrounding neighborhoods. The area adjacent to the canal will be maintained as a pastoral setting dotted with existing large native cottonwood trees similar to what exists today. New cottonwood trees are added so as Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com the older ones decline, new ones will be there to maintain the effect. A more manicured park- like setting will be developed along Redwood and near the intersection with Suniga. The City’s proposed regional trail will go through the park as well as privately developed trails that will create a circuit within the park. Architecture The project contains four housing types as required for projects larger than 30 acres in the LMN District. The four housing types include multi-family dwellings with 3-4 units, multi-family dwellings with 5-7 units, two-family dwellings and mixed-use dwellings (in the clubhouse). Each housing type comprises at least 5% of the total units and not more than 80% of the total units. The proposed community will consist of neo-traditional cottages with attractive craftsman-style architecture. The homes have large front porches and are placed near the street to encourage social interaction along a pedestrian friendly streetscape. Units vary in size from 1 to 5 bedrooms, are mostly configured in arrangements of 2 to 6 dwelling units, and have ground floor entries, with the exception of the units on the second floor of the centrally located clubhouse. Buildings are 2 to 3 stories in height. Only high quality construction materials, such as brick, cultured stone and cementitious (i.e. hardi) products will be used. Variation within building facades will be provided by utilizing combinations of lap-siding, board and batten, shakes, etc. In addition, in some cases, the dwellings are designed with two front elevations to provide architectural interest along two streets where the home is located in a double-frontage scenario. The clubhouse will be designed as a central focal point for the development and the community and will include architectural features similar to those described above, including porches, details, and materials to provide continuity of design within the proposed community. Civil Engineering The main objectives of The Retreat drainage design is to collect and treat all developed runoff from the site, direct all stormwater release from the site to the NECCO stormwater improvements adjacent to the site and minimize the amount of undetained drainage by providing additional detention and treatment of off-site areas to balance any undetained basins. The overall project will release at a rate of 0.2 cfs/acre as required within the Dry Creek Master Drainage Basin. In general, the site will route stormwater from the west to the east via street conveyance and detain stormwater within a combination of conventional detention and underground detention. The project is designed to treat 75 percent of the proposed impervious area through Low Impact Development (LID) concepts, while treated the remaining 25 percent through traditional extended detention. All stormwater will be release into the main NECCO storm line within Suniga Drive. The project will be provided water service from the City of Fort Collins and will attach to the public system within Lupine Drive and Redwood Street. A public water system is proposed throughout the site to service each building. Each building is proposed to have a domestic and fire service. Fire hydrants are also placed to supply adequate fire protection. The project will be provided wastewater service from the City of Fort Collins. Due to shallow sanitary sewer mains located around the project site, the project will be design to gravity flow wastewater to a private pump station located south of Suniga Drive. The pump station will Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com elevate the wastewater to gravity flow into Redwood Street where it will tie into the City’s sanitary sewer network. After thoroughly reviewing City Plan Principles and Policies, studying the Northside Neighborhoods Plan and re-examining the LMN District permitted uses and performance standards; we conclude that the proposed multi-family project is consistent with the requirements and purpose of the LMN District. Furthermore, the project would have many positive effects on the existing neighborhood and would benefit the larger community in the following ways: • Providing needed student housing in a managed setting where students can use transit and other alternative modes of transportation including a project shuttle to access the CSU campus, shopping, services, employment and recreational opportunities. • Increasing the number of students living in managed multi-family developments will increase the number of existing rental houses in neighborhoods that are available for families. • Increasing the number of people living in the neighborhood walking and riding bikes to Old Town via the Redwood/Linden connection will increase both real and perceived safety in the existing neighborhood, which has been a concern for existing residential areas. • The project will provide open spaces and trails that can be utilized by the larger neighborhood. Periodic doggie stations will be an added benefit and help to insure responsible pet ownership. • The project will preserve and integrate natural areas adjacent to the Lake Canal and south of Suniga Street where they provide wildlife habitat and have other community benefits. • The consistent and high quality landscape and building maintenance will enhance the image and identity of the larger neighborhood, one of the specific goals of the Northside Neighborhoods Plan. • Increasing the population in the area will benefit the commercial uses along North College Avenue, one of the City’s primary Targeted Infill and Redevelopment Areas as well as Downtown businesses. Community Outreach A neighborhood open house meeting was held on November 8, 2017 at the City of Fort Collins streets Facility. Approximately 31 people attended the Open House. Questions, comments and responses were noted and were mailed to those that attended and provided an address. In addition, the Developer met with members of the Redwood Meadows HOA on January 17th and March 1st of this year to discuss plan updates and site plan details. The applicant continues to communicate to the neighborhood through this group and plans to hold a second open house informational meeting in mid-April. Development Schedule The project is proposed to begin construction in Spring 2019 and be completed in time for students to move in Fall 2020. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com City Plan Principles and Policies The Retreat at Fort Collins - Project Development Plan (PDP) is supported by the following Principles and Policies found in: City Plan Fort Collins, Colorado Comprehensive Plan Adopted February 15, 2011 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 4.1 –Prioritize Targeted Redevelopment Areas: Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. 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 modifications to existing policies that support a sustainable, flexible, and predictable approach to infill development and redevelopment. While the site is not located within the Targeted Infill and Redevelopment Area, it is adjacent to it. The project will continue the urbanization of the area and help complete public street linkages, pedestrian sidewalks and trails systems connecting this area to College Avenue and Old Town. Increasing the population in this infill area will contribute to the economic viability of the North College, Old Town and Downtown commercial districts. ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES Policy ENV 8.6 – Prevent Pollution: Promote prevention of air pollution at its source as the highest priority approach in reducing air pollution emissions. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). The Retreat is located approximately1.65 miles from campus and a mile from Old Town. While many students will ride their bikes to these destinations, the Retreat will run a regular shuttle to these activity centers to discourage students from driving their cars. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Principle ENV 9.1 – Promote Alternative and Efficient Transportation Fuels and Vehicles: Promote alternative and efficient transportation fuels and vehicles that improve air quality. Invest in infrastructure throughout the City to support alternative fuel vehicles and promote the use of such vehicles through education and incentives. The Retreat will promote alternate and efficient transportation fuels and vehicles that improve air quality by providing four electric vehicle parking stations within the parking deck. Policy ENV 13.1 – Raise Awareness: Provide education and promote the City’s goals for reducing all types of municipal solid waste (MSW) at the source and diverting discarded material from landfill disposal. Policy ENV 14.1 – Divert Waste: Identify and develop viable, sustainable strategies designed to accelerate the community’s ability to meet or surpass the adopted goal of diverting 50% of the community’s waste stream from disposal in landfills. Solid waste will be reduced at the source by the use of separate collection bins for refuse and recyclables. Policy ENV 17.4 – Construction Waste Reduction: Encourage activities that help divert debris from construction-related activities. Explore the feasibility of requiring any City-subsidized projects to employ reduction and solid waste diversion practices that reduce the volume of material sent from city construction sites to landfills for 
disposal. Construction waste reduction is one of many sustainable building practices that will be evaluated during the design and construction processes. 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 predevelopment hydrology. Policy ENV 20.2 – Follow Design Criteria for Stormwater Facilities: Utilize stormwater facility design criteria that follow national Best Management Practices (BMPs). The stormwater management strategy for the Retreat will implement the latest strategies for stormwater quality treatment and low-impact development. COMMUNITY AND NEIGHBORHOOD LIVABILITY PRINCIPLES AND POLICIES The principles and policies in this section carry forward the City Plan vision for a community with a compact land use pattern within a well-defined boundary, adequate public facilities, and development paying its share of costs of necessary public facilities and services. GROWTH MANAGEMENT Principle LIV 1: City development will be contained by well-defined boundaries that will Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com be managed using various tools including utilization of a Growth Management Area, community coordination, and Intergovernmental Agreements. Principle LIV 3: The City will coordinate facilities and services with the timing and location of development and ensure that development only occurs where it can be adequately served. Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. The Retreat is located within the City’s Growth Management Area where it can adequately be served by streets, utilities, and urban services. Furthermore, the property is located adjacent to the Targeted Infill and Redevelopment Areas, which the City has determined to be a priority for future development, capital investment, and public incentives. The proposed development will contribute to street improvements by participating in the construction of the next section of Suniga headed east, providing a sidewalk on the east side of Redwood (closing a gap between the existing neighborhoods and Old Town), providing easements for a proposed regional trail system along the Lake Canal, installing street trees, and through substantial fees paid into the City’s street oversizing fund. INFILL AND REDEVELOPMENT City Structure Plan Map Principles and Policies for Districts and Neighborhoods, as applicable. 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: Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map (See Figure 
LIV 1). The purpose of these areas is to: • Promote the revitalization of existing, underutilized commercial and industrial areas. • Concentrate higher density housing and mixed-use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity. • Channel development where it will be beneficial and can best improve access to jobs, housing, and services with fewer and shorter auto trips. • Promote reinvestment in areas where infrastructure already exists. • Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. By locating adjacent to a Targeted Infill and Redevelopment Area, the Retreat will be achieving many of the City’s specific objectives for infill development: • The Retreat will concentrate higher density housing in a location that is served by high frequency transit and that can support higher levels of activity. • The Retreat will provide investment in an area where infrastructure already exists. • The Retreat will increase economic activity for businesses along North College Avenue and will help provide stimulus for redevelopment in other nearby areas including the Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com River District and Old Town. Policy LIV 5.4 – Contribute to Public Amenities: Explore options for private development to help contribute to the additional public amenities needed in areas where infill and redevelopment occurs. Public amenities will be key to transforming outdated areas into distinct places with identifiable character and more marketable frontage that promotes redevelopment. Needed amenities usually include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new secondary streets; and landscaping and signage for identity and wayfinding. Options for helping developers with these amenities include tax increment financing, improvement districts, and context-sensitive design and engineering standards for streets and development. The Retreat will help transform the area along Redwood Street into a pedestrian and bike- friendly street with a detached sidewalk, and street trees. This sidewalk will complete the sidewalk system in this area providing pedestrians with safe and convenient access to Old Town. In addition to the improvements within public rights-of-way, the development will provide an easement for a regional trail along the Lake Canal and a small park between the Canal and Redwood Street at the south end of the project. 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 will set an enhanced standard of quality. Policy LIV 6.2 – Seek Compatibility with Neighborhoods: Encourage design that complements and extends the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. The most defining feature of a cottage-style student housing development is that the units are scaled to resemble low density to medium density owner occupied neighborhoods with single- family houses, two-family houses and small scale multi-family buildings containing 3-6 units. The design of this specific Retreat project is sensitive and complementary to the surrounding neighborhood. The street pattern created with the Redwood Meadows neighborhood will be extended and connect to the streets in the project. A curb bulge narrows Lupine Street at the entry to the Redwood Meadows neighborhood. This feature, along with speed tables and crosswalks insure that the neighborhood streets remain safe and pedestrian friendly. A generous green buffer separates the existing single-family neighborhood from the multi-family project. The buffer is 30-75 feet wide and planted with canopy deciduous trees, ornamentals and evergreen trees to soften the transition between the one-story single-family houses and the two-story multi-family buildings proposed along the buffer. The developer has also offered to replace the existing backyard fences along the buffer. The proposed fence is a Simtek vinyl, six foot privacy fence that is a durable and low maintenance alternative to wood fencing. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com HOUSING 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. Policy LIV 7.4 – Maximize Land for Residential Development: Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Policy LIV 7.6 – Basic Access: Support the construction of housing units with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory–related abilities. Policy LIV 7.7 – Accommodate the Student Population: Plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well served by public transportation. The Retreat offers students an opportunity to share a dwelling with other students while maintaining their own independence. The atmosphere is more quiet and low key than apartment style or mid-rise student apartment complexes. While the City has seen many new housing projects come online in recent years, the market remains strong with the University’s enrollment growth continuing to increase driving demand for student housing. Cottage style complexes are particularly beneficial for the City, because many students wanting to share a house with their friends will choose a managed setting like the Retreat over sharing a house in a neighborhood. The result may be an increase in low and moderately priced housing available for families in our neighborhoods. 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 8.4 – Retain Existing Affordable Housing: Retain affordable housing options in existing neighborhoods so that long-term residents can “age in place” and to meet the housing needs of various household types. The Retreat addresses the need for affordability in several ways: • Locating high-density housing for students where they can access the campus, shopping, employment and recreational opportunities without using an automobile on a daily basis is a key component of reducing living expenses. This is not only highly desirable from an environmental perspective but also makes going to college more affordable to students on a budget. • High-density multi-family housing helps to achieve affordability because land costs and Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com infrastructure costs are spread over more units. • The Retreat will provide energy efficient 4- and 5-bedroom units that lower the student’s utility costs making the living unit more cost-efficient. These units are also more efficient in that the design for one kitchen per four people requires fewer materials than one kitchen per two people. This reduces the overall cost and allows the higher density units to be rented for less per bedroom. Policy LIV 9.1 – Increase Efficiency and Resource Conservation: Reduce net energy and water use of new and existing housing units in order to conserve natural resources, and minimize environmental impacts. • The Retreat will provide 4- and 5-bedroom units, which are more efficient in terms of material usage and are also more energy efficient. Data obtained from Conservice, a nationwide utility billing service that analyzes information from many properties and thousands of units indicates that electricity usage is on average 21.25% more efficient when comparing a 4-bedroom unit to two 2- bedroom units. In other words, the same four people use less electricity when housed in a 4-bedroom unit vs. splitting into two 2- bedroom units. Likewise, natural gas is estimated to be 55.13% more efficient. • Additionally, fewer construction materials translate into less environmental impact from a construction standpoint. • The landscape plan proposed for the Retreat is intended to provide an attractive and sustainable landscape for many years to come. Plants are selected for hardiness, low water consumption and ease of maintenance. Xeriscape principles regarding plant material selection, soil amendments, mulches and irrigation will be incorporated throughout. • The Retreat will evaluate numerous green building practices during the design and construction phase, which may include water saving fixtures. COMMUNITY APPEARANCE AND DESIGN STREETSCAPES 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.) Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The Retreat project will extend Suniga Drive to the east along with the associated detached sidewalks and street trees. While Redwood Street (a collector street that ties into Linden Street in Old Town) exists, the east side of the street lacks a sidewalk and street trees. The Retreat project will fill this gap by providing both the missing sidewalk and street trees. The streets in the interior of the project connect into the existing street network (Lupine and Mullien) and the local streets will extend across the Lake Canal in the future creating additional connectivity. In order to insure a safe pedestrian environment, the project proposes curb bulges, speed tables and enhanced crosswalks. 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. Street trees will be installed along Suniga Street, Redwood Street and along the local public streets and street-like private drives within the development. A mix of hardy tree species acceptable to the City forester will be utilized to create a shaded canopy along pedestrian sidewalks. Policy LIV 10.3 – Tailor Street Lighting While most of the lighting for the Retreat will be provided by the public streetlights along the adjacent streets, the developer proposes to add pedestrian scale lighting where it is needed to provide good visibility and security during the evening and nighttime. This low-level pedestrian scale lighting will be located primarily in the clubhouse area. The lighting will be designed to achieve the desired illumination level and preserve “dark sky” views at nighttime, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Fixtures will be selected to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 – Design for Crime Prevention and Security Policy LIV 12.2 – Utilize Security Lighting and Landscaping All buildings at the Retreat are oriented to public streets. This orientation heightens visibility that not only helps with police surveillance, but will increase observation by residents who feel a sense of ownership in the community. The landscape on-site is designed to avoid hidden areas near building entrances. The parking garage interior will be well lit and the structure is designed to avoid “hiding” spaces. Security cameras will be utilized for surveillance of the common areas. LANDSCAPE DESIGN 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 Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy LIV 14.2 – Promote Functional Landscape Policy LIV 14.3 – Design Low Maintenance Landscapes Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees types approved by the City Forester, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. NOISE POLLUTION MITIGATION Principle LIV 18: The City shall reduce noise disturbances and pollution through enforceable, measurable, and realistic noise standards, and careful consideration of potential noise impacts. Policy LIV 18.1– Enforce Noise Regulations: Prevent noise pollution through ongoing enforcement of community noise regulations and programs. The Retreat will have 24-hour management to monitor the development to ensure residents comply with their lease agreements and local noise ordinances. The Retreat’s management policies are designed to eliminate noise problems before they happen. Residents are required to register group gatherings, pool hours are limited, and there are restrictions on the number of people that can be in the area at one time. The Retreat utilizes a “three-strikes” policy whereby residents are fined and eventually evicted for violating the community polices APPLYING THE CITY STRUCTURE PLAN MAP Principle LIV 19: The City Structure Plan Map establishes the desired development pattern for the City, serving as a blueprint for the community’s desired future. Policy LIV 19.1 – Land Use Designations - Utilize the City Structure Plan Map to set forth a basic framework, representing a guide for future land use and transportation decisions. The Retreat is consistent with the goals and objectives of the City’s Structure Plan. The proposed student housing project fits within the allowable density range of the LMN Districts and adds to the mix of housing currently available in the surrounding neighborhoods. While the site is located within easy biking distance of the University and Old Town, the developer will operate a shuttle service to encourage students to leave their cars at home. The result will be fewer daily trips and overall reduced carbon emissions. Principle LIV 20: Subarea and corridor planning efforts will be developed and updated as needed, tailoring City Plan’s citywide perspective to a more focused area of the community, such as individual neighborhoods, districts, corridors, and edges. The Northside Neighborhoods Plan (2005) in its Vision and Goals section emphasizes neighborhood compatibly with new neighborhoods and businesses blending harmoniously. The Retreat through its scale and sensitive site planning will blend harmoniously from an architectural perspective. The project goes further in that we believe it will enhance the existing neighborhood by adding needed infrastructure for vehicles and pedestrians. Continuing the Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com City’s proposed regional trail system and creating additional privately maintained trails that will be open to neighborhoods residents adds opportunities for recreation and enjoyment of nature that currently does not exist. Another goal emphasizes transportation and mobility options. Creating the next section of Suniga going east is part of the City’s overall goal of ultimately taking pressure off the Vine and Lemay intersection, making it safer and less congested. The project will provide a shuttle service to Campus and to Old Town thereby encouraging their residents to not drive their cars to these often visited destinations. The project will also partner with the City in providing an additional bus stop along Redwood Street, increasing commuter convenience in the neighborhood. In terms of Neighborhoods and Housing, the Plan promotes revitalization of neighborhoods in hopes of improving property values. The Retreat project helps the neighborhood become more stable and cohesive by developing the infill property that exists between New Belgium brewery and the Redwood Meadows neighborhood. The Lake Canal traverses this property with large cottonwood trees along its banks. Currently the canal is utilized by transients as a popular camping area leaving trash behind as they move on. Development of the property as proposed will extend the regional trail system along the canal and turn the vacant land adjacent to it into a maintained wildlife buffer zone. More activity and eyes on the canal will contribute to the overall perceived safety of the adjacent neighborhoods helping to make them more stable and improving property values as well as protecting and enhancing the natural resource value of the Lake Canal and associated vegetation. The Plan promotes a mix of housing styles and sizes to meet the needs of a diverse mix of residents. The overwhelming housing type that currently exists in The Northside Neighborhood is the single family home. While the project will be marketed to students, it is not restricted to students and will provide another housing opportunity (rent by the bedroom) for nonstudents in the area. The Plan fosters the growth and stability of small-scale local businesses that serve nearby neighborhoods. The proposed clubhouse building at the Retreat will provide 1,500 square feet of commercial space in the form of a small coffee venue and a yoga studio. While the hope is that both businesses will be utilized by student residents, the businesses will also be open to the public. The Retreat project through its innovative clubhouse design, while not required to do so is creating a neighborhood center by the City’s definition in the Land Use Code. We believe the commercial spaces provide opportunities for small-scale local businesses and will promote social interaction within the neighborhood. 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 Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.3 – Calm Traffic Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy LIV 21.4 – Provide Access to Transit The Retreat is designed to become an integral part of the surrounding neighborhood in the following ways: • The project is designed to create walkable blocks with detached sidewalks and street trees, Speed tables and enhance crosswalks are provide to calm traffic and promote pedestrian safety. • The project will enable the City’s regional trail system to extend along the Lake Canal. • The project will provide privately maintained trail systems in the developed portion of the site and in the adjacent proposed park located south of Suniga. All of these trails will be open for the use and enjoyment of the surrounding neighborhood. • The project will partner with the City to create an additional bus stop along Redwood Street. • By including two commercial uses (coffee shop and yoga studio) in the project’s clubhouse building the clubhouse will meet the City’s definition of a neighborhood center. NEIGHBORHOODS Neighborhood Design and Character 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 22.2 – Provide Creative Multi-Family Housing Design Policy LIV 22.3 – Offer Multi-Family Building Variation Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.6 – Enhance Street Design and Image Policy LIV 22.11 – Promote Neighborhood Upkeep and Property Maintenance Most student-oriented multi-family housing projects in Fort Collins fit a suburban model of three- story buildings with 16-24 units in each. The architecture of these buildings is nearly identical and typically includes a centrally located clubhouse and pool as part of the plan. The buildings and associated surface parking are typically designed to create an enclave with an inward focus. The Retreat offers a student housing model that is different. The cottage style project is designed for students that want to live in a quiet neighborhood away from the intensity of housing projects closer to the University. The project is carefully designed to blend in with the neighbhood architecturally and contribute to the quality of life there rather than detract from it. The Retreat proposes to accomplish this by: • Providing four housing types including mixed-use dwellings in the clubhouse building, two-family dwellings, multi-family dwellings that contain 3-4 units and multi-family Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com dwellings that contain 5-6 units per building. Architecturally the various buildings sizes will provide a mix of mass and scale with no buildings taller than three stories and with the smaller scale two-story story buildings located next to the predominately one-story Redwood Meadows neighborhood. • All the proposed buildings are oriented to public streets or street-like private drives. • All streets will have detached sidewalks, street trees and periodic enhanced xeriscape plantings. • The Retreat values and is committed to a high standard of maintenance for both their buildings and in the landscape. Principle LIV 26: Neighborhood stability should be maintained and enhanced. Most existing residential developments will remain largely unaffected by these City Plan Principles and Policies. Policy LIV 26.1 – Maintain Existing Neighborhoods Policy LIV 26.3 – Promote Compatibility of Uses The Retreat project helps the neighborhood become more stable and cohesive by developing the infill property that exists between New Belgium brewery and the Redwood Meadows neighborhood. The Lake Canal traverses this property with large cottonwood trees along its banks. Currently the canal is utilized by transients as a popular camping area leaving trash behind as they move on. Development of the property as proposed will provide an easement to extend the regional trail system along the canal. More activity and eyes on the canal will contribute to the overall perceived safety of the adjacent neighborhoods helping to make them more stable and improving property values as well as protecting and enhancing the natural resource value of the Lake Canal and associated vegetation. Policy LIV 26.4 – Balance Resident Preferences with Communitywide Interests: In determining the acceptability of changes to parcels of land adjacent to existing residential developments, balance the adjacent residents’ preferences with communitywide interests. A neighborhood open house meeting was held on November 8, 2017 at the City of Fort Collins Streets Facility. Approximately 31 people attended the Open House. Questions, comments and responses were noted and were mailed to those that attended and provided an address. • Following that initial meeting with the neighborhood, the Applicant along with City staff collected the comments and questions heard that evening and coordinated a thorough response letter that was sent back those attending that provided an address. Since that time, the applicant has continued to communicate with representatives of the Redwood meadows HOA. Initially the Applicant worked with neighborhood residents to request that the project not connect into the existing neighborhood via Lupine and Mullien. After the City staff insisted that the streets needed to connect to promote connectivity, the Applicants design team provided information to the HOA group to help them understand that decision. Meetings with the 8-member group were held on January 17th and March 1st. The Applicant continues to meet with the HOA group to provide updates and incorporate design enhancements supported by the group including: Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com • Providing project identification signs located at Redwood and Suniga to encourage people to access the project from those streets rather than Lupine. • Necking down Lupine Street to two travel lanes and a raised crosswalk at the entrance to their neighborhood alerting drivers to the fact that they are entering another neighborhood that includes families with children. • Providing speed tables within the Retreat project to calm traffic and reduce speed, making the development safer for pedestrians. • Providing new privacy fences for backyards adjacent to the project. • Providing a 30-75-foot wide landscape buffer between the communities. • Locating smaller scale two story buildings adjacent to their neighborhood. • Helping the HOA reclaim a neighborhood open space by providing turf for an area located at the south end of their neighborhood that is currently gravel and weeds. • Providing a small park south of Suniga that will include trails and a maintained grassed area with picnic tables as well as a naturalistic buffer zone along the canal. This park will be maintain by the Applicant and open to the public. The Applicant continues to communicate to the neighborhood through the HOA group and plans to hold a second open house informational meeting in mid-April. Policy LIV 26.5 – Retain Differences among Neighborhoods: Retain the size and pattern of lots and blocks, building style, street design details, street and outdoor lighting, and landscape characteristics in ways unique to a given neighborhood as infill and redevelopment occur. The proposed project keeps the existing street and block pattern intact while contributing to connectivity and providing additional pedestrian opportunities that include new and enhanced walkable blocks and trail system loops. Policy LIV 30.3 – Improve Pedestrian and Bicycle Access: Improve pedestrian and bicycle connections within and to Commercial Districts as infill and redevelopment occur over time. (Also see the Transportation chapter.) • Provide direct access between commercial Districts and adjoining uses. • Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through parking areas, across streets, and along building frontages. • Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors. • Avoid superblocks, dead-end streets, and cul-de-sacs. • Coordinate with impacted neighborhoods to find context-sensitive solutions to address connectivity and neighborhood needs. Fortunately, the site is located where pedestrian and bicycle access to commercial districts is largely intact. Redwood Street and Suniga from Redwood to College includes tree-lined detached sidewalks and on-street bike lanes. The Retreat project will contribute to the system by extending Suniga to the east along their property frontage and by providing a detached Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com sidewalk and street trees on the east side of Redwood Street where there is currently a gap between the Redwood Meadows neighborhood and Vine Drive. The sidewalk system picks back up at New Belgium and continues into Old Town. Policy LIV 30.4 – Reduce Visual Impacts of Parking Policy LIV 30.5 – Parking Structures: Do not allow parking structures to dominate the street frontage. Other parking structure considerations include the following: a. Minimize interruptions in pedestrian interest and activity for parking structures fronting primary pedestrian streets with retail or other uses with a high level of walk-in clientele along the ground-level frontage. b. On other streets where a parking structure’s ground level will be occupied by cars, require a landscaped setback to soften the visual impact on the street and sidewalk. c. Use architectural elements to establish human scale at the street level along the frontage of primary pedestrian streets, plazas, and public spaces where practical. d. Incorporate architectural design that is compatible with adjacent buildings. e. Locate auto entrances so as to minimize pedestrian and traffic conflicts. f. Provide a safe and secure environment for both pedestrians and vehicular traffic. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots: To support transit use and a more pedestrian-friendly environment, reduce land devoted to surface parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses and reduce or eliminate minimum parking requirements for transit-supportive uses. Encourage alternatives such as structured parking, angled or parallel on-street parking, shared parking, and others as appropriate. The developers of the Retreat project recognize that the students living there will own cars and is committed to providing a parking space for each bedroom to insure that parking does not spill into adjacent neighborhoods. The amount of surface parking is reduced by providing a two story/three level parking structure tucked within the project. Residential buildings are placed between the parking structure and public streets to reduce the visual impact of the structure. In addition, landscape is used to soften the visual appearance. Speed tables and crosswalks are provided near the garage entrances to increase pedestrian safety. Lighting within the parking garage is designed so that the interior is well lit at night. The structure is designed to avoid “hiding” spaces. SAFETY AND WELLNESS PRINCIPLES AND POLICIES Policy SW 1.2 – Maintain and Enhance Fire Protection: Coordinate with Poudre Fire Authority (PFA) to foster fire and life safety as a priority within the city. Support the PFA Strategic Plan and its mission to protect citizens and their property by being prompt, skillful, and caring. The Design Team is committed to addressing any fire and life safety issues on the site. At this time, we believe emergency vehicles have adequate and appropriate access to all buildings and a hazardous materials letter has been provided alerting the PFA to chemicals intended to be stored on-site in connection with pool maintenance. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy SW 1.5 - Maintain Public Safety through Design: Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. With all proposed buildings facing either a public street or street-like private drive we believe all public walks will be adequately lit by City standard street lighting. COMMUNITY WELLNESS Policy SW 2.3 - Support Active Transportation: Support means of physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy 
and safe use, as outlined in the Pedestrian Plan and Bicycle Plan Policy SW 2.4 – Design for Active Living: Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so 
that physically active modes of transportation are a desirable and convenient choice. Safety and Wellness policies are achieved by the Retreat by virtue of locating medium density housing in an area where tenants can walk or ride bikes to a variety of destinations. Students living in the project will be within a mile of a large variety of gathering places, conveniences and services, including a King Soopers mega store, Jax Mercantile, restaurants, auto service shops, banks, Lyric Cinema, as well as New Belgium and Odell’s breweries. It is also located within a mile of a variety of recreational opportunities including Redwing Marsh open space and nature trails, Greenbriar Park, the proposed Whitewater Park south of Vine Street, as well as the Poudre River and associated bike trail. Old Town and the Downtown CBD also lie within a mile radius of the site and offer many goods and services along with restaurants and entertainment venues. TRANSPORTATION PRINCIPLES AND POLICIES 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. Policy T 3.4 – Travel Demand Management: Manage development in a manner that Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The Retreat project will help the City achieve the above land use planning objectives related to transportation. The Retreat is ideally located to encourage alternative modes of travel. The Retreat will be providing streetscape improvements that will make walking and biking in the neighborhood safer, more convenient and more pleasant experience than it is now. Existing Transfort stops are located near the development and new a stop will be provided on Redwood Street at the south end of the Redwood Meadows neighborhood. Bicycling for transportation will be encouraged by providing 739 bike parking spaces on site, with at least 60% enclosed within the building/parking structure. 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. The Retreat project will contribute to the transportation system by helping to extend Suniga to the east along their property frontage and by providing a detached sidewalk and street trees on the east side of Redwood Street where there is currently a gap between the Redwood Meadows neighborhood and Vine Drive. The sidewalk system picks back up at New Belgium and continues into Old Town. Policy T 10.1 – Transit Stops: Integrate transit stops into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Provide transit stops within easy walking distance of most residences and destinations. 
Design and locate transit stops as an integral part of these origins and destinations and provide adequate lighting, security, pedestrian amenities, wheelchair accessibility, bicycle parking, and weather protection. Existing Transfort stops are located near the development and new stop will be provided on Redwood Street south of the Redwood Meadows neighborhood. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 – Bicycle Facilities: Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist- oriented districts. Policy T 11.3 – All Ages and Skill Levels: Design a bicycle network that maximizes safety, convenience, and comfort for bicyclists of all ages and skill levels. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 – Connections: Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 – Pedestrian Network: Develop a complete pedestrian network in ETCs and Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Activity Centers. Policy T 12.3 – Pedestrian Plan: The adopted pedestrian plan will be considered in the development of all transportation projects. Policy T 12.4 – ADA Compliance: Pedestrian facilities will comply with Americans with 
Disabilities Act (ADA) standards. Policy T 12.5 – Safe and Secure: Develop safe and secure pedestrian settings by developing and maintaining a well-lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Policy T 12.6 – Street Crossings: Design street crossings at intersections consistent with Fort Collins Traffic Code, Land Use Code, the Manual on Uniform Traffic Control Devices, and the Larimer County Urban Area Street Standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, 
signs, signals, and landscaping. Policy T 12.8 – Safety: The City will promote development of educational programs and appropriate utilization of traffic enforcement. Principle T 14: The City will be a responsible steward of transportation resources for multiple modes of travel, making it easy to choose transportation options that support a healthy lifestyle. Pedestrian and bicycle access to activity centers is largely intact at this location. The Retreat project will contribute to the system by helping to extend Suniga to the east along their property frontage and by providing a detached sidewalk and street trees on the east side of Redwood Street where there is currently a gap between the Redwood Meadows neighborhood and Vine Drive. The sidewalk system picks back up at New Belgium and continues into Old Town. Interior to the project the project creates walkable blocks and additional trail loops to provide a variety of ways to walk and/or bicycle around the neighborhood and to access the larger community system. Safety is enhanced by provided crosswalks and speed tables at key locations. TRAFFIC FLOW Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.1 – Level of Service Standards: The City will have current Level of Service standards positioned in alignment with transportation and land use goals. Policy T 25.3 – New and Existing Roadways: New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards. The City is acutely aware of transportation issues surrounding the Vine and Lemay intersection. Completion of Suniga Drive will help to alleviate the unacceptable LOS at this intersection. The Retreat project will contribute by helping to extend Suniga to the east along their property frontage and also by providing a detached sidewalk and street trees on the east side of Redwood Street where there is currently a gap between the Redwood Meadows neighborhood and Vine Drive. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The proposed development will also contribute to street improvements through substantial fees paid into the City’s street oversizing fund. The Traffic Impact Study has been prepared by Delich Associates. The results of the study will be reviewed with the City through the plan review process. Policy T 29.1 – Bicycle Safety: The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect by and for bicyclists and by bicyclists for traffic laws. Policy T 29.2 – Pedestrian Safety: The City and community will partner to develop educational and enforcement programs that promote safety and encourage respect for pedestrians and by pedestrians for traffic laws. Principle T 30: Programs that establish awareness of the environmental and energy use impacts of transportation choices and affect travel choices and behavior will be promoted. Policy T 30.1 – Energy Efficient and Environmentally Sensitive Transportation: Develop a program to promote energy efficient and environmentally sensitive transportation choices. The Retreat is located in an area where students can ride bikes to the CSU campus and to other nearby activity centers including Old Town. To discourage use of the automobile the project will operate a shuttle to get students to and from campus and Old Town. The applicant is dedicated to encouraging students to be environmentally responsible by promoting alternative means of transportation including walking, biking, public transit, and offering electric vehicle parking stations. Management will educate incoming students about the transit system in Fort Collins, how to access it and how to use it. The Retreat will encourage the use of bicycles by providing convenient and secure bike parking spaces within the parking structure and at other locations on the project site. An on-site air pump and fix-it station will also be provided for residents. Educating residents about bicycle use and safety will be part of The Retreat’s message to new residents. Promoting energy efficient and environmentally sensitive transportation choices fits right in with the applicant’s student housing goals and objectives.