HomeMy WebLinkAboutTHE RETREAT AT FORT COLLINS (FORMERLY REDWOOD STREET MULTI-FAMILY) - PDP - PDP180002 - SUBMITTAL DOCUMENTS - ROUND 2 - PLANNING OBJECTIVESland planning landscape architecture urban design entitlement
March 21, 2018
(Revised June 6, 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, also zoned LMN. 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 Road from
Redwood Street to Lemay. The developer of the Retreat would provide a payback for their local
street portion of Suniga Road adjacent to their property. The project also proposes access from
Conifer Street located north of the site. Other points of access include pedestrian, bike and
emergency access to Lupine Drive and Mullein Drive in Redwood Meadows subdivision. In
addition, the project proposes a pedestrian/bike bridge across the Lake Canal connecting to the
proposed Northfield development located on the east side of the canal.
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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. Three fourths of the units have four or five
bedrooms per unit. We recognize that this increases the intensity of the development without
increasing the number of dwelling units. To help clarify this difference, we can divide the
number of bedrooms (739) by three (as if 246 three-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 generous landscape buffer 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. The landscape buffer exceeds the 25-foot wide
required buffer and will provide an excellent transition between the two residential communities.
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.
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
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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 applicant has oriented
buildings so that they face street-like private drives. 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 street
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 Road 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
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 and grilling stations. 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 large natural areas for residents to enjoy. Open space areas totaling
approximately 580,000 square feet along with over 3,500 lineal feet of privately maintained trails
and over 2,500 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
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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 and recycling 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 that includes large natural areas along the Lake Canal and a park-like central gathering
space associated with the clubhouse. 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 and other areas on site 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–acrenatural area 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 the older ones decline, new ones will be there to maintain the effect. 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 116 multi-family dwellings with 3-4 units, 42 multi-family
dwellings with 5-7 units, 20 two-family dwellings and 12 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 front porches and are placed near the street to encourage social
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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
elevate the wastewater to gravity flow into Redwood Street where it will tie into the City’s
sanitary sewer network.
Conclusion
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
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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 Road 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. A
second town hall style meeting was held on May 25, 2018.
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.
Development Schedule
The project is proposed to begin construction in Spring 2019 and be completed in time for
students to move in Fall 2020.
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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.
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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
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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 Road 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
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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 natural area 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 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.
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.
HOUSING
Principle LIV 7: A variety of housing types and densities for all income levels shall be
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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. Cottage-style student housing increases the variety of
housing types and densities in our community. 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 higher-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.
• Higher-density multi-family housing helps to achieve affordability because land costs and
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
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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.)
The Retreat project will extend Suniga Road 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 project will
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also connect to Conifer Street to the north and provide a sidewalk link to Redwood Street that
currently does not exist.
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 Road, Redwood Street and along the 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, 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 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
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
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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
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 the
Suniga Road enhanced travel corridor, 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
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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 natural habitat 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
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.
• The project will enable the City’s regional trail system to extend along the Lake Canal.
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• The project will provide privately maintained trail systems in the developed portion of the
site and in the adjacent natural area 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
LOW DENSITY MIXED-USE NEIGHBORHOODS (LMN)
Purpose. The Low Density Mixed-Use Neighborhood District is intended to be a setting for a
predominance of low density housing combined with complementary and supporting land uses
that serve a neighborhood and are developed and operated in harmony with the residential
characteristics of a neighborhood. The main purpose of the District is to meet a wide range of
needs of everyday living in neighborhoods that include a variety of housing choices that invite
walking to gathering places, services and conveniences, and that are fully integrated into the
larger community by the pattern of streets, blocks, and other linkages. A neighborhood center
provides a focal point, and attractive walking and biking paths invite residents to enjoy the
center as well as the small neighborhood parks. Any new development in this District shall be
arranged to form part of an individual neighborhood.
Typically, Low Density Neighborhoods will be clustered around and integral with a Medium
Density Mixed-Use Neighborhood with a Neighborhood Commercial Center at its core. For the
purposes of this Division, a neighborhood shall be considered to consist of approximately
eighty (80) to one hundred sixty (160) acres, with its edges typically consisting of major
streets, drainageways, irrigation ditches, railroad tracks and other major physical features.
The Purpose states that the LMN District is intended to be a setting for a predominance of low
density housing. The zone district as outlined in Article 5, Division 4.5 of the Land Use Code
defines densities appropriate for the LMN District as follows. 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, well within the allowable range.
The Purpose goes on to indicate that developments should operate in harmony with the
residential characteristics of the neighborhood. The site 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, condos 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, cottage-style student
oriented housing, located west of Redwood Street.
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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 landscape buffer along the shared property line that ranges
from 35 to 75 feet wide and will be planted with deciduous canopy trees along with conifers and
ornamental trees for year around interest. This buffer area exceeds the 25-foot wide required
buffer and will provide an excellent transition between the two residential communities.
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 low density neighborhood and share a
house with 2-4 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 share an apartment in a residential
neighborhood while living in a managed housing project where buildings and landscapes are
well maintained. 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’s
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, 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 ideal LMN District will integrate all these uses into the larger community with a pattern of
streets, blocks, and other 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 approximately ½ mile east of North College Avenue. The applicant has
oriented buildings so that they face street-like private drives. The project incorporates a
regional trail along the canal and a private trail system surrounds the project, effectively
utilizing neighborhood and natural area buffers. The trails combined with the network of street
sidewalks create a wide variety of walkable blocks within the project and linked to adjacent
neighborhoods (Redwood Meadows and Northfield). The proposed pedestrian and bike paths
link to existing sidewalks and bike lanes along Redwood Street and Suniga Street 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.
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
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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
Older 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 similar 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.
Examples include Ram’s Village, The Pavillion and The Grove. Newer student oriented projects
developed in recent years provide opportunities for upscale urban living close to campus. Taller
buildings with modern architecture and with outdoor spaces defined by hardscape and well
defined landscape architectural elements. Examples include The District, Lokal, Stadium
Apartments and The Standard.
The Retreat offers a student housing model that is different from those. The cottage style
project is designed for students that want to live in a quieter 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
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
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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 informally.
A second neighborhood meeting (town hall style) was held on May 25, 2018. The following
changes to the project were made as a result of comments from the neighborhood:
• The Applicant has property to the north under contract, in order to provide additional
access directly to Conifer Street, which would make vehicular access to Lupine and
Mullein unnecessary. An Alternative Compliance Request has been submitted to
eliminate direct vehicular connection to the Redwood Meadows neighborhood.
• Providing project identification signs located at Redwood, Suniga and Conifer so people
don’t try to access the project from Lupine Drive.
• Providing new privacy fences for backyards adjacent to the project.
• Providing a 30-75-foot wide landscape buffer between the communities (25 feet is
required).
• 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 natural area south of Suniga that will include trails linking to the
regional trail along the Lake Canal. This natural area will be maintain by the Applicant
and open to the public.
The Applicant continues to communicate to the neighborhood through the HOA group.
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 for bikes and
pedestrians, while contributing to connectivity and providing additional pedestrian opportunities
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that include new and enhanced walkable blocks and trail system loops.
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.
Policy LIV 28.1 – Density
Low Density Mixed-Use Neighborhoods will have an overall minimum average density of four
(4) dwelling units per acre, excluding undevelopable areas. This minimum density for parcels 20
acres or less will be three (3) dwelling units per acre.
Policy LIV 28.2 – Mix of Uses
Include other neighborhood-serving uses in addition to residential uses. Although the actual mix
of uses in each neighborhood will vary, Low Density Mixed-Use Neighborhoods may include the
following:
Principal uses: Predominantly detached single family homes; however, may include a range of
duplexes, townhomes, and small scale multi-family dwellings (twelve or less units per
building).
Supporting uses: Places of worship, day care (adult and child), parks and recreation facilities,
schools, and small civic facilities. In addition to these uses, a mix of other complementary uses
is permitted within a designated Neighborhood Center, including the following: neighborhood-
serving market, shops, small professional offices or live-work units, clinics, or other small
businesses in addition to the list of secondary uses listed above. Retail uses will be permitted
only in a designated Neighborhood Center. Home occupations are permitted provided they do
not generate excessive traffic and parking or have signage that is not consistent with the
residential character of the neighborhood.
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.
At 6.3 DU/AC the proposed density of the project is above the minimum and below the
maximum, average densities established in this policy and the principal uses proposed in the
project are consistent with the principal uses described in LIV 28.2 (underlined and bolded).
The project contains 30.17 acres and provides four distinct housing types as defined in the LUC.
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.
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• 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 Road (part of the N. College / Mountain Vista Enhanced Travel Corridor) 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 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
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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.
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 a street we believe all walks will be adequately lit by 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.
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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
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.
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 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
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.
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.
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 City is acutely aware of transportation issues surrounding the Vine and Lemay intersection.
Completion of Suniga Road 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.
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
development 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.