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HomeMy WebLinkAboutWATERFIELD FOURTH FILING - AMENDED ODP - ODP180001 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning  landscape architecture  urban design  entitlement July 18, 2018 Waterfield Overall Development Plan and Project Development Plan Planning Objectives Introduction and background Located north of Vine Drive and west of Timberline Road, the Waterfield site was originally planned in 1996. At that time, the site included the Bull Run Apartment site. Later, in 2013, the property was sold and the new owner’s group created an Overall Development Plan (ODP) that included single family and multi-family residential development, a park site, school site and a neighborhood center. Bull Run Apartments had been constructed, so it was not included in the ODP. The ODP depicted the new alignment for Suniga Road and revised the location of the neighborhood park site and the elementary school site. Along with the ODP, the owner’s group also submitted a Project Development Plan (PDP) for 191 single family and two-family dwelling units. Parcel B, the multi-family site, was not included in the PDP. Thrive Development is now planning to develop a cutting edge, energy efficient, sustainable residential development that includes the original PDP as well as the multi-family parcel. The ODP is amended to reflect changes to street alignments as well as the merging of the multi-family parcel with the rest of the residential development. The multi-family development is no longer on a separate parcel. However, the density of the area zoned MMN meets the minimum density requirement of the MMN zone district. In addition to the Amended ODP, the Submittal also includes a Project Development Plan for all of the proposed residential development. Location and site characteristics The PDP includes ----acres located to the north and west of the existing Bull Run Apartments. The Larimer and Weld Canal borders the property on the north with undeveloped agricultural land on the other side. Undeveloped agricultural land exists on both the east and the west sides of the property. The Plummer School Events Center is located to the southeast and the Burlington Northern Railroad owns the property south of Vine Drive along the southern border. The property is bisected by the proposed Suniga Road enhanced travel way. Suniga Road divides the residential portion of the project into two separate residential neighborhoods connected by centrally located Merganser Drive. Access The northern residential area is accessed from a right in/right out on Timberline Road, a right in/right out on Suniga Road and a full movement access point at Merganser Drive. In the future, there will be a fourth access from Conifer Drive in the northwest portion of the ODP. The southern residential area gains its access from two right in/right out access points along Suniga Road, a full movement access on Merganser Drive and a full movement access on the existing Vine Drive. Internal vehicular circulation will be facilitated with a series of public local streets and alleys. Sidewalks and trails will facilitate pedestrian access within the site along with connections to the local and regional 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 trail system. Parking will be thoughtfully integrated into the site design and incorporated into garages for the individual residences. Project Description and Site Plan Thrive Home Builders is a nationally recognized, award-winning homebuilder based in Denver and has been a leader in the design and construction of energy efficient homes since the early 1990s. The company is founded on three core principles: energy efficiency, health, and a commitment to the local community. Their core principles of mixed use, mixed income, age diversity, and environmental responsibility are exemplified in the proposed Waterfield PDP. The proposed new urbanist neighborhood layout is composed of a series of walkable blocks with inter- connected streets and alleys. Four housing types are proposed including alley-loaded single family, front- loaded “small lot” single family, two-family dwellings and single-family attached dwellings. A total of 499 dwelling units are being proposed creating an overall density of 5.99 dwelling units per gross acre. The various housing types are intermixed throughout the development plan to create varied and interesting streetscapes as well as to create mixed income diversity within the neighborhood. Individual lots are small compared to more traditional single-family subdivisions. Small lots combined with shared open space amenities are growing in popularity as busy families want to spend more time playing and less time mowing the yard. Residents of this community have a large variety of recreational amenities to choose from including a clubhouse/swimming pool complex, expansive trail system, and a wetland natural area as well as a variety of pocket parks and green courts. Landscape Plan The landscape associated with the project is designed to be attractive, diverse and engaging. The landscape buffer along the arterial frontages varies in width from the minimum requirement of 30 feet to over 100 feet. Streets trees and turf are used to create continuity along the arterial streetscapes with water quality features and more diverse plantings behind closer to dwelling units. All units are located within 200 feet of a public street sidewalk or within 350 feet of a public street sidewalk via a major walkway spine. In addition to sidewalk connections, the plan also includes connecting walkways and trails that link the sidewalk system to natural areas and to the future regional trails proposed along the Larimer and Weld Canal and along Timberline Road. In both the northern and southern neighborhoods, landscape medians are proposed in the main entry drives to create a sense of place. Architectural variety is accomplished by placing 3-story single-family attached units at key locations. These units are set back from the main street with a landscaped plaza in front of the units. These areas create visual relief and are intended to be neighborhood gathering places for special events such as a pot luck dinner, picnic or food truck rally. Homes fronting onto green courts or walkway spines have low fences and perennial plantings that define and separate their yard from common areas. This intimate landscape is visually attractive and functions as a transitional element between public and private spaces. Community Outreach A neighborhood meeting was held on June 7, 2018. Development Schedule The project is proposed to begin construction in Spring 2019. 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 Waterfield Overall Development Plan (ODP) and Project Development Plan (PDP) are supported by the following Principles and Policies found in: City Plan Fort Collins, Colorado Comprehensive Plan Adopted February 15, 2011 ENVIRONMENTAL HEALTH PRINCIPLES AND POLICIES 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 Waterfield 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 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 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 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. 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. Waterfield is located within the City’s Growth Management Area where it can adequately be served by streets, utilities, and urban services. The proposed development will contribute to street improvements by participating in the construction of Suniga Road from Timberline Road to Turnberry Road, providing easements for a proposed regional trail system along the Larimer and Weld Canal and along Timberline Road, installing street trees, and through substantial fees paid into the City’s street oversizing fund. 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 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 mobility and ambulatory–related abilities. Waterfield will provide housing for a variety of lifestyles and income levels. Thrive specializes in developing mixed-use communities that provide a variety of housing types that are modern, attractive, energy efficient and healthy to live in. 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. Ten percent of the dwelling units at Waterfield will be affordable units that meet the City’s affordability standards. 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.  Thrive Home Builders is a national leader in building homes that reduce energy consumption through energy efficient systems and conservation.  The landscape plan proposed for Waterfield 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. 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.) Waterfield will construct the Suniga Road enhanced travel way from Timberline Road to 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 Turnberry Road. All the streets throughout the development will include street trees and parkways. Some primary streets will also include attractively landscaped medians to enhance the community’s sense of place. In many cases the landscape will also function as a water quality filtering system. 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 and all the streets throughout the development. Policy LIV 10.3 – Tailor Street Lighting While most of the lighting for Waterfield will be provided by the City, 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 and in green courts. 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 Waterfield are oriented to streets or green courts visible from public streets. This orientation heightens visibility that not only helps with police surveillance, but also 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. 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 and sustainable. 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 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. Waterfield is consistent with the goals and objectives of the City’s Structure Plan. The proposed development fits within the allowable density range of the LMN and MMN Districts and adds to the mix of housing currently available in the surrounding neighborhoods. 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. Waterfield is located within the Mountain Vista Subarea Plan and is consistent with many of the design objectives contained in that Plan including:  Providing a balanced transportation system by constructing a significant portion of Suniga Road, the City’s newest enhanced travel corridor.  Creating a walkable neighborhood close to a school, park and natural area.  Integrating trails, open spaces, natural area and storm drainage facilities. 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 Waterfield 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 Larimer and Weld Canal and along Timberline Road in accordance with the City’s trail master plan.  The project will provide privately maintained trail systems in the developed portion of the site and in the adjacent natural area located on the west side of the site. 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 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 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. Waterfield proposes 5.5 dwelling units per acre, well within the allowable range. 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 The proposed homes at Waterfield will be unique and respond to what homeowners want -- attractive, energy efficient homes that are healthy to live in and financially attainable.  Four housing types and multiple building variations create a visually interesting community.  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. 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 Waterfield is for the most part surrounded by undeveloped properties in a rapidly growing area 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 of Fort Collins. We believe this project will set the bar very high for development projects in the future, as an exemplary mixed use community demonstrating City Plan Policies. 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 meeting was held on June 7th, 2018. Comments mainly centered on transportation issues including Turnberry Road extention and traffic on Vine Drive. 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. 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. Waterfield proposes 5.2 dwelling units per acre, well within the allowable range. Likewise the density for the portion of the project zoned MMN is 8.2 dwelling units per acre above 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 required minimum density of 7 dwelling units per acre. 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. Waterfield will contribute to the system by constructing Suniga Road (part of the N. College / Mountain Vista Enhanced Travel Corridor) from Timberline Road to Turnberry Road. 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 proposed dwelling units. We are working with PFA to address concerns related to man doors. 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. All public streets in the project will have 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. 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 This project achieves Safety and Wellness policies by locating low to medium density housing in an area where residents can walk or ride bikes to an elementary school and a City neighborhood park in the future. In addition, they will have access to planned regional trails along the Larimer and Weld Canal and along Timberline Road. 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 minimizes automobile dependence, maximizes choices among other modes of local and regional travel, and encourages the use of telecommunications. The Waterfield project will help the City achieve the above land use planning objectives related to transportation by constructing Suniga Road, an enhanced travel corridor between Timberline Road and Turnberry Road. This corridor with pedestrian sidewalks, raised bike paths and bus routes will extend from Timberline Road to College Avenue in the future. 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. The project proposes an east bound and westbound bus stop along Suniga Road west of Merganser Drive. 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. 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 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. Waterfield provides pedestrian and bike access to activity areas including the clubhouse, wetland natural area, park site, school site, future neighborhood center and a variety of green courts and pocket parks. The project’s pedestrian/bike system will also connect into future regional trails and to Suniga Road, an enhanced travel corridor. 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 Road will help to alleviate the unacceptable LOS at this intersection. Waterfield project will contribute by constructing Suniga Road from Timberline Road to Turnberry Road. 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.