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HomeMy WebLinkAboutFORTY THREE PRIME - PDP - PDP180014 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESland planning g landscape architecture g urban design g entitlement Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com September 26, 2018 Planning Objectives and City Plan Policies 43 Prime The Applicant, Red Raven, LLC, is proposing to construct 43 multi-family units and two commercial units on 4.87 acres located southeast of the intersection of Autumn Ridge Drive and East Trilby Road. The property is zoned Low Density Mixed Use Neighborhood District (LMN) and is part of the Province Town PUD Filing Three. The LMN zoning allows nine dwelling units per gross acre of land for housing projects. The development proposes 8.8 units per gross acre. 43 Prime seeks to provide attainable housing options for the people of Fort Collins. In addition, a mixed use building with ground floor commercial units has been provided at the intersection of Trilby and Autumn Ridge. Access is from two existing curb cuts. One along Autumn Ridge Drive and a second along Candlewood Drive. Both access point lead in to the parking area for both the residential and commercial portions of the site. There will be an emergency access easement throughout the parking lot providing emergency access to all units. A Traffic Impact Memo has been provided showing that the existing roadway network is sufficient to handle the project’s proposed traffic impact. There are existing public street sidewalks surrounding the site along East Trilby Road, Autumn Ridge Road, Brittany Drive and Candlewood Drive. A 275’ long major walkway spine has been added for the residential units in the north east portion of the site providing pedestrian access to the East Trilby Road sidewalk. The pedestrian spine includes a 5’ wide sidewalk lined with trees. Amenity spaces have been provided. Amenities may include a playground, a shelter with grills, a bocce ball court and fire pit. The site drains to the east into an existing regional detention system. The storm water flows will be diverted into a central rain garden serving both as LID and a site amenity. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com Within the existing detention a wetland has developed. The ECS provided recommends a 50’ buffer per the land Use Code. That buffer has been respected with the plan submitted. The project as designed meets all the performance standards in the LMN District. The General Development Standards in Chapter 3 of the Land Use Code are also met. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com City Plan Principles and Policies Achieved 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. 43 Prime is located within the City’s Growth Management Area where it can adequately be served by streets, utilities, and urban services. It will also contribute to the 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 mobility and ambulatory–related abilities. Prime 43 will provide attainable housing for a variety of lifestyles and income levels. 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. • Solar power has been incorporated throughout the site with solar panels placed on the custom designed covered parking structures. • The landscape plan proposed for Prime 43 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. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com COMMUNITY APPEARANCE AND DESIGN STREETSCAPES 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 Candlewood, Autumn Ridge, Brittany Drives. Policy LIV 10.3 – Tailor Street Lighting In addition to the street lights provided by the City, the developer proposes to add lighting where it is needed to provide good visibility and security during the evening and nighttime. 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. 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. In addition, a rain garden will be the central feature demonstrating that LID can be functional and aesthetic. 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. 43 Prime 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 District and adds to the mix of housing currently available in the surrounding neighborhoods. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com 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. The proposed units at Prime 43 will be unique and respond to what homeowners want -- attractive, energy efficient homes that are healthy to live in and financially attainable. The project also introduces a commercial component which is a needed element in this area of the City. 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: neighborhoodserving 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. Prime 43 provides small scale 8 unit multifamily buildings and a commercial mixed use building which would house two commercial uses listed above. Thinking outside of the box for over two decades. 419 Canyon Ave. Suite 200 g Fort Collins, CO 80521 g tel. 970.224.5828 g fax 970.224.1662 www.ripleydesigninc.com 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.