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HomeMy WebLinkAboutNORTHFIELD FILING 1 EXPANDED - FDP190012 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESJune 26, 2019 Northfield Filing 1 – FP Statement of Planning Objectives The proposed Northfield Filing 1 project is a 55.3-acre development bounded by the future extension of Suniga on the South and Lemay / Lindenmeier Rd on the east. The intent of this FP application is to finalize the replat the property and convert the use to a Single-Family Attached and Multi-Family project. There are 5 building types proposed, with a total of 442 units. The Overall density is 8.0 dwelling units per acre. Access points into the site consists of two entry roads along Suniga. The project will also construct 4.5’ detached concrete sidewalks along the street frontages and will provide on-street parallel parking spaces along the public streets. The buildings will be between 2 and 3 stories in height and will contain a mixture of units and unit arrangements. This variety will be attractive and will expand the options for residents that live in the Ft Collins community. The building materials and finishes will consist of stone veneers with combinations of lap and straight edge shingle siding. The roofs will have composition shingles. The site is in the L-M-N zoning district. According to the Purpose Statement contained within Article 4 of the Land Use Code, “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. Uses surrounding the property consist of the following: South: Adjacent to the Alta Vista Neighborhood and undeveloped property West: Undeveloped portion of the Redwood Meadows Subdivision North: Subdivided Estate Properties and the Evergreen Subdivision East: Undeveloped Property Northfield Planning Objectives 12.13.17 Page 2 Northfield meets the following applicable City Plan Principles and Policies: (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: 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. Policy ENV 1.2 –Regulate Development along Waterways • Required setbacks from the Lake Canal will be used to help ensure the protection of this waterway. Policy ENV 2.9 - Provide Access - Design trail routes in open lands to minimize ecological impacts while enhancing access and recreation. Determination of type of trail or suitability for access will be made through an analysis of potential ecological impacts and recreation needs. Special attention will be given to environmentally sensitive trail design, location, and construction. Policy ENV 2.10 - Maintain Access - Ensure that development activities provide and maintain access to public open land areas, where appropriate. • Connections to the proposed future regional trail along the Lake Canal will be provided Policy ENV 7.6 – Consider Aesthetics Develop standards, procedures, policies, and guidelines to guide builders, architects, and developers in the placement of electric equipment to incorporate aesthetic considerations. • Meters and mechanical equipment will be screened and / or match building colors to improve the building’s aesthetics from public view. Principle ENV 19: The City will pursue opportunities to protect and restore the natural function of the community’s urban watersheds and streams as a key component of minimizing flood risk, reducing urban runoff pollution, and improving the ecological health of urban streams. Policy ENV 19.2 – Pursue Low Impact Development • Low Impact Development (LID) encompasses many aspects of the proposed design. Permeable pavers will be utilized within private drives and/or parking lots as required. The site will be planned with the intent to provide green space buffers and swales to minimize directly connected impervious areas and promote infiltration. Rain Gardens and/or drywells will be utilized where applicable to treat stormwater prior to entering detention areas. 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. Policy LIV 1.1 – Utilize a Growth Management Area • This development is located within the existing GMA and adjacent to other existing residential development. Northfield Planning Objectives 12.13.17 Page 3 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 4.1 – Ensure Adequate Public Facilities • Development is planned in an area which can be adequately served by critical public facilities and services. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. • This development will provide a variety of housing types in one location. In addition, several distinct housing types will be used which will expand the options for residents in an area. 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 • A variety of housing types and densities shall be provided within the development. This could include attached single-family housing and multi-family housing. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Policy LIV 7.4 – Maximize Land for Residential Development • The project will construct a combination of multi-family products, which provides a variety of housing types and densities in a neighborhood that is well-served by public transportation and close to shopping, services, and amenities. 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 • All new streets will be designed to meet City street standards. The intention is to provide a safe, functional and visually appealing street network. Shade trees and landscaping will be included throughout the developments street network. Policy LIV 10.2 – Incorporate Street Trees • Street trees will be incorporated into the streetscape for all public streets in addition to open spaces and parks. Tree species and quantities will meet the requirements of the Land Use Code 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 • This development will utilize quality landscape materials throughout the site, including enhanced entryway and screening in any appropriate areas. Northfield Planning Objectives 12.13.17 Page 4 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. 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 • The street system will provide an interconnected network with transportation options for cars, bicycles and pedestrians while providing direct access to community amenities, employment areas and commercial development. Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.4 – Provide Access to Transit • Northfield is located within walking or biking distance to transit facilities, retail and commerce and local neighborhood services. Principle LIV 22: 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 22.1 – Vary Housing Models and Types Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways Principle LIV 23: Neighborhoods will feature a wide range of open lands, such as small parks, squares, greens, natural areas, greenways, and other outdoor spaces to provide linkages and recreational opportunities both for neighborhoods and the adjacent communities. Policy LIV 23.1 – Provide Neighborhood Parks and Outdoor Spaces • A variety of open spaces and parks are envisioned for this development. These could include pocket parks, open spaces areas and trails. • The project is designed to reflect the characteristics of the existing established residential neighborhood. The buildings have entrances orienting to the street and sidewalks, private outdoor space, and individual identities. The garages are rear-loaded and visibility from the public streets will be minimized. Principle LIV 31: Each commercial District should feature a mix of uses and an attractive and inviting public realm that encourages pedestrian activity, reinforces the unique identify of the District, and complements the scale and character of surrounding neighborhoods. Policy LIV 31.7 – Housing • The project offers a variety of housing options within the L-M-N district. The housing type along the district edge is compatible with the scale and massing of the surrounding neighborhoods. Northfield Planning Objectives 12.13.17 Page 5 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 Policy T 3.2 – Bicycle Facilities Policy T 4.4 – Attractive and Safe Neighborhood Streets • A mix of land uses and programming will provide multiple efficient options for movement throughout this development. Bike trails and bike lanes will be used where appropriate to provide alternative methods of travel throughout the development. Development streets will be safe for cars, pedestrian and bicycles as well as attractive. The use of street trees and street lighting will contribute to the safety and aesthetics. Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living • The entire Northfield neighborhood supports active lifestyles by providing on-street sidewalks, designated bike lanes, bike and walking trails. Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors • The North College/Vine Drive Enhanced Travel Corridor is located within biking or walking distance to the Northfield Development Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops • There is an existing transit stop on Redwood and Vine that provides the residents of the Northfield development a connection to the DTC Transfort network. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities • The location of Northfield will promote and support the idea of the residents utilizing alternative modes of transportation (walking/biking) or public transportation. There are bike lanes and sidewalks on all of the public streets.