HomeMy WebLinkAboutSANCTUARY ON THE GREEN - PDP190003 - SUBMITTAL DOCUMENTS - ROUND 1 - DESIGN NARRATIVEland planning landscape architecture urban design entitlement
February 12th, 2019
Sanctuary on the Green
Project Information and Design Narrative
Introduction and background
Previously called Sanctuary West, the site is located north of Laporte Avenue and west of Taft Hill Road.
The site was originally planned in 2007 with Final Development Plans submitted in 2011. At that time, the
site only included 27 acres west of New Mercer Ditch. In 2018, 14 acres east of the ditch was annexed
and combined with the west parcel into this Project Development Plan (PDP).
Meeting Dates and Neighborhood Outreach
A Project Development Review (PDR) was held on June 13th, 2018 followed by a Neighborhood Meeting
on June 27th, 2018. The neighborhood meeting was dual purpose for the Annexation and PDP. In addition
to the large neighborhood meeting the developer met with a small group of interested residents on
September 24th, as well as several one-on-one meetings. It is anticipated that there will be a second large
neighborhood meeting in March or April of 2019.
As an additional method of communication, two voluntary newsletters were sent to surrounding
neighbors. The first mailed in August, described the decision to keep the zoning Low Mixed-Use
Neighborhood (LMN) consistent with the City’s Structure Plan rather than request Medium Density Mixed-
Use Neighborhood (MMN) as proposed at the Neighborhood Meeting. It also described key neighborhood
concerns that were voiced and how we would address those. A second newsletter with project
information and proposed site plan was mailed in early February. It is anticipated that additional
newsletters will be mailed throughout the planning process as needed.
General Information
The 41.34 acre site northwest of Laporte Avenue and Taft Hill Road is zoned Low Density Mixed Use
Neighborhood. While the Land Use Code allows 9 dwelling units per acre, this proposed community is
requesting 6.5 for a total unit count of approximately 268. The units will be a mix of single family
detached, two-family, single family attached, and multi-family dwellings. In the new development there will
be 168 off street parking spaces as well as a public community center and park. Over 15 acres of open
space will create corridors throughout the site. A modification to the walkway spine standard is requested
to allow front doors to face these open spaces.
Owners
Bill Veio and David Pretzler of Solitaire Fort Collins, LLC are the managing partners and owners of the
property.
Transportation Improvements
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The traffic study shows existing Level of Service ratings from A to E on certain turning movements of
surrounding intersections. Four of the five intersections are rated A overall with the Taft Hill / Laporte
rated C overall. All the turning movements and intersections comply with national standards and will
continue to do so with the addition of this development. The short range and long range total peak hour
traffic continues to operate acceptably and does not cause any movements to fail to meet the Fort Collins
operational criteria. Although not warranted by the traffic study, a center turn lane will be constructed on
Taft Hill Road to mitigate turning impacts by the additional cars.
This neighborhood will improve connectivity for cars, bicycles, and pedestrians through a series of
proposed roads and trails. A local street will bridge over the New Mercer Ditch and connect Laporte
Avenue to Taft Hill Road. The road is oversized to a 57’ right of way to allow enough room for parking on
both sides of the street where adjacent to single family attached and multi-family units. Land dedication is
being proposed for the improvements required to improve Taft Hill Road to a 2-lane arterial. This complies
with proposed changes to the Streets Master Plan anticipated to be adopted prior to PDP approval.
A six-foot wide trail will connect the Soldier Creek Trail from Cherry Street to Laporte Avenue allowing
students to access the high school, middle school and elementary school more conveniently. There are a
total of three bicycle and pedestrian connections to Laporte Avenue where none exist currently. Detached
sidewalks will be provided along Laporte Avenue and Taft Hill Road where the property abuts these
streets. Two pedestrian bridges cross the New Mercer Ditch. The southern bridge allows a direct
connection through the park to Taft Hill Road. A network of Major Walkway Spines lead to front doors of
units that face open space. All these walks are six feet wide and lined with trees. Intermediate walks
connect the public sidewalks to these Major Walkway Spines.
Neighborhood Meeting Concerns
The purpose of the June neighborhood meeting was for the annexation of the 14 acres east of the ditch
and for the overall PDP for the entire 41 acres. The proposed design shown included a request for
Medium Density Mixed Use Neighborhood Zoning for the 14-acre parcel. This was for the purpose of a
senior living continuum care campus. Several concerns were voiced from neighbors which are listed
below next to the responses that have been completed since.
CONCERN RESPONSE
Flooding of the property The City understands the flooding issues in this
part of town and has a regional plan. This
development will implement the portions of that
regional plan that occur on this site. In addition, rain
gardens and storm water detention is provided to
prevent any flooding on-site or downstream
Why does the long-term care facility need to be 3
stories in height?
The facility has been removed from the plan
How do condos, row houses and coffee shop keep
the rural feel?
By clustering the density we are able to keep over
15 acres open space. The City requires a minimum
of 4 dwelling units per acre within this zone district.
The architecture is a mixture of modern farmhouse,
mid century modern, and craftsman which will
compliment the existing homes.
Wetlands All the wetlands will remain in place. The buffer
areas will be enhanced and bio-diversity will be
added. An Environmental Characterization Study
has been submitted with this PDP
When is Impala Drive going to be fixed? Impala Drive is in the County and outside of these
project limits
Traffic impact to the schools The traffic study was completed during am and pm
peak hours while school was in session. It
concluded that all of the intersections operate at an
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acceptable level of service
Ditch safety We understand there are safety concerns of kids
falling into the water but at this time we feel it is
most beneficial to keep the ditch open without a
fence and without piping it
What is the approximate number of people and
cars in the area?
Original plan: 215 houses plus 72 senior living
units, plus 70 beds in long term care facility for a
total of 357
Current plan: 268 houses
Are there any studies that show this area will
support the number of people and growth?
This site is well within the Growth Management
Area of the City of Fort Collins. The City Zoning
Map shows a minimum density of 4 units per acre
and maximum of 9. We are proposing 6.5 which is
below the maximum allowed.
In addition, the traffic study shows acceptable level
of service and the site is served by City utilities
What about overflow parking? There are garages for all of the units and off street
parking lots for guests. If all of these fill up, there is
on-street parking on both sides of the road even
adjacent to open spaces
Concerns about long-term senior facility The senior facility was only viable with MMN zoning
and has been removed
Timeline? Varies, 9-12 months for approvals with ground
breaking a couple months after. Total build out time
would be 2-3 years after approvals
Owner occupied or rentals We can not force owner occupied but that is
encouraged
What about sidewalks on Laporte and Taft? Sidewalks have been added where the property is
adjacent to these roads
A second meeting was held for a smaller group of neighbors in September. A site visit was conducted
and followed by brainstorming.
CONCERN RESPONSE
Protect wetlands and their buffers Wetlands and their buffers will remain in place and
protected during construction
Density no greater than 3.5 DU/Acre Over 15 acres of the 41 acres are reserved as
open space. Code minimum is 4 DU / Acre
Buffers to neighborhoods Single family homes replaced the higher density
duplexes along the western portion of the site,
condo buildings are set back from existing houses,
open space buffers houses to the south,
Move access road north Moved the access road north
Think about bird flight patterns and avoid grid
layout
The main local street curves to avoid the standard
grid layout
Don’t provide street connection to the Wilson parcel Connection not proposed
Don’t mow natural areas The Stormwater Department will have to weigh in
on that decision
Install sun spaces that face south east We will orient houses to take advantage of solar
orientation and discuss renewable energy options
Install 8’-0” tall privacy fence on west property line An 8’ fence has been added
Protect wildlife corridors See Natural Habitat Buffer Zone Plan
Install permeable trails City of Fort Collins requires Major Walkway Spines
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Site Design
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, two-
family dwellings, single-family attached dwellings and multi-family dwellings. A total of 268 dwelling units
are being proposed creating an overall density of 6.5 dwelling units per gross acre. The various housing
types create smaller neighborhoods within the development. Each have their own community gathering
space with grills, seating and games. Smaller lots combined with shared open space amenities are
growing in popularity as busy families want to spend more time playing and less time maintaining the
yard. Residents of this community have a large variety of recreational amenities to choose from including
a community center, expansive trail system, a wetland natural area as well as a 3.5 acre park and various
green courts.
Within a half mile of this site is a medical clinic, laundromat, convenience store with gasoline sales,
multiple churches, an elementary school, and a high school. This neighborhood will add to those public
amenities with its own. The proposed park will have a public community center which will serve as the
neighborhood center required within a project of this scale. Within the community center will be a fitness
room, kitchen, large gathering space, community bulletin/informational posting area, and history room.
The community center will incorporate a large outdoor gathering space and plaza, firepit, and small
orchard.
Natural Features
Sanctuary on the Green is currently an open field bisected by the New Mercer Canal. The previous land
use was farming, haying of the open green field. Due to farming activity there is little native plant material.
Currently the field largely consists of a mixture of non-native aggressive perennials. For more information
on existing conditions of natural features reference the Ecological Characterization Study (ECS).
A majority of the existing trees located on the Sanctuary site are of wild origin. All trees on site were
identified and trees to be removed are shown in the tree mitigation plan. To mitigate for the removed trees
which have been deemed to provide significant value by the City Forester, replacement trees will be
provided at the increased size per Division 3.2.1 (F)(1) of the Fort Collins Land Use Code. For tree groves
identified as habitat by the City Forester, mitigation for the area (SF) of the removed tree habitat will be
provided within Natural Habitat Buffer and Open Space Areas. These enhanced habitat pockets will
provide wildlife habitat where none exists now. Trees removed which are under the required diameter at
breast height (6”) per Division 3.2.1 (F)(2) of the code will not be mitigated. A more detailed depiction of
the location of trees which are being removed in relation to the proposed site plan can be found on the
Mitigation Plan included in this submittal.
Several interconnected Natural Habitat Buffer Zones (NHBZ) are proposed in the new development.
Within the NHBZ’s the existing non-native aggressive plant material will be replaced with a more diverse
native plant pallet. In addition, enhanced habitat pockets consisting of shrub and tree plantings will also
be provided.
The canal is frequently used by various wildlife as a corridor through the City. This corridor will remain
and function much the same way it does in other parts of the city. The minimum width of the corridor
between buildings is 115 feet, however this condition only exists at a corner of a building. The Natural
Habitat Buffer Zone limits are somewhat smaller than the actual width of open space in order to maintain
a clear delineation using the walkways. The corridor extends greater than 650 feet wide on the south and
north where the park and wetlands are located. Minimum widths along the same canal within different
areas of the City are approximately 96 feet wide and extend through entire neighborhoods rather than just
at one pinch point.
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There are three wetlands located on or adjacent to this site as well as two large stormwater drainage
easements. The wetlands were determined to be low quality by the ECS even so, they will not be
disturbed. There will be grading that takes place within the wetland buffers and drainage areas which then
will be replanted with native grasses rather than the invasive perennials that are currently located in the
wetland buffers and drainage areas.
When totaled, the open space areas, excluding yards on private land, is over 16.4 acres.
Buffering and Transitions
The landscape associated with this proposed community 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 open park land. Streets trees and turf are used to create continuity along the
streetscapes with water quality features and more diverse plantings throughout the native areas and
around the dwelling units.
The stormwater easements along the perimeter of the site provide large buffers from the adjacent single
family homes. The required buffer is 25 feet from multi-family buildings to existing single family homes.
However, this project provides over 120 feet. The higher density two-family homes were replaced with
single family homes along the western portion of the site to be more compatible with the existing homes.
The three story homes are located along the northern and eastern portion of the site to compliment the
existing taller homes north of the wetlands. All of the units west of the canal are two stories or less.
Homes fronting onto green courts or walkway spines will 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.
Architectural Design
Wonderland Homes, the neighborhood’s home builder, was founded in 1966 and their focus is on
character. Not only referring to the aesthetic appeal and quality of design and materials; it’s also about
the integrity with which they conduct their business. Their homes are carefully and thoughtfully crafted to
enhance both the aesthetics of the local environment and the lives of the people to live in them.
For a proposed community over 40 acres, four building types are required. To satisfy this requirement
single family detached, two family, single family attached, and multi-family units are provided. Within the
multi-family and single family attached three building designs are required. However, there is also a
requirement that two similar building designs cannot be next to each other and therefore 10 different
building designs are proposed. The building designs vary by the number of stories, different roof lines,
various materials, different porch configurations, different unit mixes within buildings, and different colors.
Please reference the Building Design Variation sheet for more information.
The Landmark Preservation Commission requested surveys of two adjacent properties. The surveys
concluded that they are not eligible for historic designation.
Development Phasing Schedule
The project is proposed to be constructed in one phase and will begin construction upon approval.
City Plan and the Northwest Sub Area Plan
This proposed community complies with the overall goals of current and proposed City Plan as well as
the Northwest Sub Area Plan in the following ways:
CITY PLAN
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Environmental Health
Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems
(wildlife, wetlands, and riparian areas) will be protected and enhanced.
Principle ENV 2: Open lands and natural areas within Fort Collins, the Growth management Area,
and the region will be conserved, preserved, and protected to provide habitat essential to the
conservation of plants, animals, and their associated ecosystems, and to benefit the citizens of
Fort Collins by providing opportunities for education, scientific research, nature interpretation,
fishing, wildlife observation, hiking, and other appropriate recreation activities as well as
protecting view-sheds.
Principle ENV 4: The City will pursue new opportunities to provide multifunctional open lands.
Policy ENV 4.6 – Utilize Corridors Provide public access, promote wildlife movement, and link
neighborhoods, parks, and activity centers, commercial centers, and streets through a network of
open lands and trails along streams, drainageways, and irrigation ditch corridors, where
compatible with natural habitats, utilizing environmentally sensitive trail design.
Principle ENV 18: The City will minimize potentially hazardous conditions associated with
flooding, recognize and manage for the preservation of floodplain values, adhere to all City
mandated codes, policies, and goals, and comply with all State and Federally mandated laws and
regulations related to the management of activities in floodprone areas.
Policy ENV 18.1 – Balance Environmental, Human and Economic Concerns. Recognize and
manage floodplains with the intent to provide a balance between economic, environmental, and
human (including safety) considerations within floodplain lands.
Community and Neighborhood Livability
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 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.
Principle LIV 9: The City shall promote resource conservation and efficiency in the construction of
new houses as well as upgrades to existing houses.
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.
Principle LIV 14: Require quality and ecologically sound landscape design practices for all public
and private development projects throughout the community.
Policy LIV 14.3 – Design Low Maintenance Landscapes Design new landscaping projects
based on maintainability over the life cycle of the project using proper soil amendment and
ground preparation practices, as well as the appropriate use of hardscape elements, trees,
mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can
be achieved in both turf and non-turf planting areas, provided these areas are designed and
installed to minimize weeds, erosion and repairs.
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.
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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.
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 – Design Walkable Blocks While blocks should generally be rectilinear or
otherwise distinctly geometric in shape, they may vary in size and shape to avoid a monotonous
repetition of a basic grid pattern or to follow topography. In order to be conducive to walking,
determine block size by frequent street connections within a maximum length of about 300 to 700
feet.
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 22.4 – Orient Buildings to Public Streets or Spaces Orient residential buildings towards
public sidewalks or other public outdoor spaces that connect to streets, the commercial core,
and transit stops. Examples of public outdoor spaces include parks, squares, gardens with
walkways, and courtyards.
Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks,
squares, greens, play fields, natural areas, orchards and community gardens, greenways, and
other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods
and the community as a whole.
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.
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:
o 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).
Policy LIV 28.3 – Mix of Housing Types Distribute a variety of housing types to make an
attractive, marketable neighborhood with housing for a diversity of people. Include a minimum of
four (4) distinct housing types in any residential project containing more than thirty (30) acres. As
the acreage of the residential project increases, so should the number of housing types.
Policy LIV 28.4 –Neighborhood Center Incorporate a Neighborhood Center as a focal point for
Low Density Mixed-Use Neighborhoods to serve as a year-round gathering place accessible to all
residents or ensure that the Low Density Mixed-Use Neighborhood has access to an existing
Neighborhood Commercial District or Community Commercial District.
Safety and Wellness
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. (Also see the Community and Neighborhood Livability and Transportation
chapters.)
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Transportation
Principle T 3: Land use planning decisions, management strategies, and incentives will support
and be coordinated with the City's transportation vision.
Policy T 3.1 – Pedestrian Mobility. Promote a mix of land uses and activities that will maximize
the potential for pedestrian mobility throughout the community and minimize the distance
traveled.
Principle T 4: Transportation infrastructure will be designed to be sensitive to the
surrounding land use context.
Policy T 4.1 – Context-Sensitive Design. Design transportation projects with consideration for the
land use context or setting through careful planning, consideration of different perspectives, and
tailoring designs to particular project circumstances and locations. The intent of the policy is
to ensure that transportation projects not only move vehicles, bicycles, and pedestrians safely
and efficiently, but are also sensitive to the land use, environmental, scenic, aesthetic, and
historic values of the area.
Policy T 4.2 – Interface with Open Lands Transportation corridors that are adjacent to open lands
and community separators will be designed in a manner that avoids negative impacts. Where
avoidance is not possible, impacts will be minimized and mitigated while still maintaining the
intended function of the Transportation Corridor.
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.
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 13.2 – Neighborhood Traffic. Provide a complete street network that minimizes through
traffic on collector and local streets in neighborhoods.
Principle T 16: The transportation system will be managed to minimize environmental impacts.
NORTHWEST SUB AREA PLAN (Adopted 2006)
Purpose of this plan: “Is to retain and enhance the area’s existing character.”
Existing Character: “An Eclectic Mix of Styles. (page 4) Subdivisions and neighborhoods have filled in
over the years, resulting in an eclectic mix of styles and types of development intermixed with the fields
and farms. This eclectic mix is a defining attribute of the area and one that many of the 5,200+ residents
value most. Neighborhoods vary in the type, density, design and age of housing. Near or within the City
limits, housing is on a smaller lots and is more urban…”
Framework Plan: Shows this site as Low-Density Mixed-Use Neighborhood. This area “Provides a
transition between adjacent Old Town neighborhoods in the city and lower density subdivisions to the
west. New neighborhoods should entail creative master planning to lead to visually attractive, pedestrian-
friendly neighborhoods that have nearby services, parks and other amenities.” … “Larger parcels will be
zoned, upon annexation, as (LMN) allowing up to eight (8) units per acre…” Page 16 shows a picture of
townhomes and explains that they are allowed in LMN. The framework plan clearly explains that this
parcel is allowed to have townhomes and up to eight dwelling units per acre.
Open Lands & Trails: “While many residents would like to have all vacant or agricultural
properties conserved, not all property owners have that objective. Local government, land trusts,
and conservation groups cannot buy all properties for protection… In some cases, conservation may be
achieved through purchase by a public entities, with a willing landowner. In other cases, landowners
can voluntarily retain open space while retaining private ownership.” As mentioned previously, over 16
acres of the 41 are preserved voluntarily as open space. The Open Lands and Trails Plan does not
show any significant open space features on this property.
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“The Open Lands and Trails plan illustrates conceptual trail alignments…” The Sanctuary on the Green
neighborhood provides multiple open lands and trails. The layout of the Soldier Creek Trail extension
follows the plan closely but cannot provide a straight and direct connection to Laporte Avenue due to
private ownership of adjacent parcels. Therefore, at this time the trail turns either direction and connects
to Laporte Avenue to the east or west. The trail is not designated at a multi-purpose trail nor is it found
on the Trails Master Plan and therefore is not funded through the Park Planning Department. This
development is providing an access easement and 6’-0” wide trail from the existing trail to the proposed
local street. If funding is available from other sources, this trail can be widened in the future. This plan
does not preclude any future trail renovations and expansions.
Goals, Policies & Strategies: The Sanctuary on the Green complies with the
Land Use and Neighborhoods: “As new development occurs, it should be of low intensity…, Cluster
development can be a positive design approach…”
LU-1 Neighborhood Character Retained
LU-1.1 Stable County and City Neighborhoods
LU-1.2 Framework Plan Guides Development
LU-1.3 Low Intensity Residential Development
LU-1.4 Compatible Infill in LMN Residential Areas
Open Lands and Natural Areas: “These natural features and wildlife habitat is a priority of this Plan.”
OL-1 Connected Open Lands and Conserved Resources
OL-1.2 Soldier Creek Restoration
OL-1.3 Property Rights and Conservation – Balance the rights of property owners with the community’s
desire for conservation.
OL-1.4 Private Open Space and Resource Protection
Parks, Recreation and Trails: “The area has limited options for developing new parks. The focus of this
Plan for recreation is to improve the trails system to connect destinations an provide a safe network…”
The Sanctuary on the Green will provide a community park in an area of town where opportunities are
limited.
P-1 Access to Neighborhood Parks and Recreation Facilities
P-2 Connected system of trails
P-2.2 Local Neighborhood Connections as Safe Routes for Travel
P-2.3 Soldier Creek Trail
P-2.4 Proper Design and Screening
Transportation: “provides safe, pleasant and convenient travel for pedestrians, bicycles, equestrians, and
motorists.”
T-1 Safe, Pleasant Transportation System
T-1.1 Local Trail Connections in Addition to Street Connections
T-1.2 Streets Fit Character
T-1.3 Safe Connected Routes to Bus Stops
Utilities and Services
U-1 Safe and Reliable Services
U-1.2 New Neighborhoods with Reliable Services
U-2 Reduce Flood Risk
U-2.2 West Vine Basin Plan
U-2.3 Development Complies with Floodplain Regulations to Avoid Hazards
U-3 Service Provider Coordination
U-3.1 Electric Lines Underground
U-3.2 City-Maintained Utilities and Services
Appearance and Design: “New development to fit in with the low density and country-like image of the
area and to safeguard natural features.”
AD-1 Unique Image and Identity
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AS-1.1 Compatibility (Only applies to RF and UE Zone Districts)
AD-1.2 Gateway Enhancements
Please note that the Guidelines for the Urban /Rural Edge only apply to Residential Foothills and
Urban Estate, page 43 not to the LMN zone district.
to be concrete. We will install soft surface trails
where possible