HomeMy WebLinkAboutSANCTUARY ON THE GREEN - PDP210018 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE
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Sanctuary on the GreenSanctuary on the GreenSanctuary on the GreenSanctuary on the Green
Project NarrativeProject NarrativeProject NarrativeProject Narrative
November 3, 2021
Introduction and Introduction and Introduction and Introduction and BBBBackgroundackgroundackgroundackground
A version of this project has been in conception dating back to 2007. Originally named 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). After being annexed, the
site went through a PDP review beginning February of 2019. After several years of review and
multiple iterations, the application was formally withdrawn in July of 2021 due to concerns that the
development would not be approved. The program and site design of this new PDP application
has been modified in order to reimagine the development’s program in a way that better
addresses the concerns of adjacent residents, is more compatible with the surrounding
neighborhoods and reduces the number of modifications being requested of the Code.
General General General General InformationInformationInformationInformation
The 41.34-acre site northwest of Laporte Avenue and Taft Hill Road is zoned Low-Density Mixed-
Use Neighborhood (LMN). While the Land Use Code allows 9 dwelling units per acre (gross), this
application proposes 212 units yielding a 5.13 dwelling units per acre (gross) density. The program
consists of single-family detached, two-family (duplex), two-family attached, single-family attached
and a Neighborhood Center. The site is spatially divided into three segments; east of the ditch;
central, but west of the ditch; and the western edge of the project. A public road network bisects
the project to provide connectivity from the western edge of the project (accessed by Laporte Ave)
to the eastern edge of the project (accessed by Taft Hill Road). A system of private drives and alleys
provide access from the public roads to individual dwellings and their garages. The project is
required to provide 424 residential parking stalls and 6 commercial parking stalls. The project offers
424 attached garage parking stalls to satisfy the residential requirement along with 47 off-street
spaces for guests to park, which is above and beyond what Code requires. There are 6 off-street
parking stalls adjacent to the Neighborhood Center to satisfy the commercial requirement. An
additional 41 parking spaces are provided on-street for guests.
A Neighborhood Center is proposed on the eastern edge of the project presented as a mixed-use
building designed to provide separate leasable spaces for commercial tenants. The mixed-use
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building also serves as a clubhouse to the community and is adjacent to a public park which
connects to a trail network that winds through the development and provides access to over 15
acres of open space corridors throughout the site. A modification to the walkway spine standard is
requested to allow front doors to face these open spaces.
OwnersOwnersOwnersOwners
Bill Veio and David Pretzler of Solitaire Fort Collins, LLC are the managing partners and owners of
the property.
Transportation ImprovementsTransportation ImprovementsTransportation ImprovementsTransportation Improvements
The traffic study shows existing Level of Service ratings from A to E on certain turning movements
of surrounding intersections. Three of the four intersections are rated A overall, with the Taft Hill /
Laporte rated B in the morning and C in the afternoon. All the turning movements and
intersections comply with Fort Collins operation criteria 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.
As a requirement of an arterial road, 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 residential local street will bridge over the New Mercer Ditch and
connect Laporte Avenue to Taft Hill Road. The 57-foot-wide right of way provides enough room
for parking on both sides of the street adjacent to residences. Land is being dedicated along the
eastern boundary for the improvements required to upgrade Taft Hill Road to a 2-lane arterial,
which complies with the Streets Master Plan.
An eight-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 and safely. 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 of these
walks are six feet wide and lined with trees. Intermediate walks connect the public sidewalks to
these Major Walkway Spines.
Neighborhood OutreachNeighborhood OutreachNeighborhood OutreachNeighborhood Outreach
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As a part of the previous application, the developer held a series of public reviews, neighborhood
meetings, small group meetings and one-on-one meetings with interested residents and
stakeholders surrounding the project. Additionally, that application was advertised through
voluntary newsletters and emails. The project had been reviewed by the Planning and Zoning
Board once for Annexation and once for PDP, as well as twice by City Council for the annexation.
Through the design process the applicant had met with neighbors, concerned citizens, City
stakeholders and the public over a dozen times. Through these meetings, the main concerns
voiced centered around density, building height, open space preservation, and traffic.
As the applicant worked diligently to address and mitigate concerns of the neighbors over time,
the project evolved significantly. The original inception proposed 371 units consisting of senior flats,
assisted living, multifamily, single-family attached and two-family (duplexes). The attached
application now presents 212 units consisting of single-family detached, two-family (duplex), two-
family attached, single-family attached and a Neighborhood Center (mixed-use commercial
building). A Neighborhood Meeting was held on September 13, 2021 to unveil the new direction of
the development and receive input.
Site DesignSite DesignSite DesignSite Design
The proposed 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, two-family attached dwellings, and single-family attached dwellings.
The various housing types create smaller neighborhoods within the development, each with their
own character and diversity of opportunities. Gathering spaces with grills, seating, recreation, and
open space have been interwoven through the smaller neighborhoods to ensure all residents have
equal access to amenities. Smaller lots combined with shared open space amenities are desirable
for busy families who 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. The proposed park connects to a mixed-use building which serves as the
Neighborhood Center required within a project of this scale and doubles as a clubhouse for the
development.
The mixed-use Neighborhood Center building is provided on-site between the ditch and Taft Hill
Road. Section 4.5(D)(3) outlines the requirements of a Neighborhood Center, which are addressed
individually below:
· Access to a Neighborhood Center:
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o The farthest a resident of this development must travel to access the on-site
Neighborhood Center is 3,375 feet, measured along street frontage per LUC
4.5(D)(3)(a). This meets the requirement of 90% of dwellings having access within
three-quarters of a mile, without crossing an arterial road.
· Location:
o The mixed-use building is located as an integral part of the development, located
directly adjacent to public right-of-way, and connected by a public trail system. It
is not located on an arterial road, therefore no there is no separation
requirement.
· Land Use Requirement:
o The mixed-use building has been designed with separate entrances, separate
utilities, and demising walls between uses to ensure that two separate uses are
provided within the building. Potential uses that are slated to rent the spaces
include: retail; convenience retail; personal and business service shops; small
animal veterinary facility; office; financial service; clinic; child care center; limited
indoor recreation establishment; place of worship or assembly; dog day care;
music studio.
o The clubhouse portion of the mixed-use building acts as a community facility or
neighborhood support facility, which is also an allowed use of a Neighborhood
Center
o The adjacent open space and plaza may also function as a flex space for an
open-air farmers market
o The park adjacent to the mixed-use building includes a playground and open
area which qualifies as a recreation facility.
o All uses above are allowed uses under 4.5(B)(2)(c)3. and are reviewed as a Type-1
use.
o The 3,000 square-foot mixed-use building has six parking spaces associated with
it, meeting the two space per 1000 square feet requirement for the associated
proposed uses.
· Design and Access:
The mixed-use building is integrated with surrounding residential areas in the
following ways:
o Matching scale of nearby residential buildings
The mixed-use building is one-and-a-half stories tall and the massing has
been divided into three separate compartments ranging from 875 square
feet to 1,066 square feet. Those proportions match the scale of nearby
residential buildings.
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o Provide direct access from surrounding residential areas
Pedestrian and bike access is provided to the Neighborhood Center via a
network of walks connecting Taft Hill Road and the internal trail system.
The internal trail system provides access to existing residential areas to
the north and south. Vehicular access is provided via a local residential
road network that connects to Taft Hill Road to the east and Laporte
Avenue to the west.
o Creating usable outdoor spaces
A roughly 2,000 square foot playground is proposed adjacent to the
Neighborhood Center as well as an open turf area to the west and north
and a Natural Habitat Buffer Zone to the south, which provides usable
trail connections.
o Orienting building entrances to connecting walkways
The mixed-use building has two separate entrances that face the public
right-of-way and are accessed by connecting walkways.
o Continuing the architectural themes of nearby neighborhoods
The one-and-a-half story mixed-use building architectural elevations
utilize articulating gable roof forms, lap siding, board and batt siding,
shingles and standing seem roofing. All of these materials and forms can
be found throughout the existing surrounding neighborhoods, as well as
in the proposed development.
· Outdoor Spaces:
o The park and open space adjacent to the Neighborhood Center (south and
southwest) provides a focal point for outdoor gatherings, neighborhood events,
picnicking, sitting and passive and active recreation.
In addition, a number of commercial uses exist nearby the on-site Neighborhood Center. 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. These uses would be considered a
Neighborhood Center on their own if the residents of this development did not have to cross an
arterial road to access them. The Neighborhood Center at Sanctuary on the Green will enhance the
existing public amenities.
Natural FeaturesNatural FeaturesNatural FeaturesNatural Features
Sanctuary on the Green is currently an open field bisected by the New Mercer Canal. Previously the
land has been farmed for hay which has resulted in a lack of native plant material. Currently the
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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 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 the Natural Habitat Buffer and open space areas. These
enhanced habitat pockets will provide wildlife habitat where none exists now. 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 152 feet, however this condition only exists at a corner of a
building. 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 between buildings.
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 and 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, over fifteen acres of open space has been created or preserved, not including yards
on private lots.
Buffering and TransitionsBuffering and TransitionsBuffering and TransitionsBuffering and Transitions
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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. Street 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. Homes fronting onto green courts or walkway spines will have
low fences and perennial plantings that define and separate their yard from common areas. The
interior landscape design is private, intimate, and visually attractive to the public. It also facilitates
the transition between public and private spaces.
The stormwater easements along the perimeter of the site provide large buffers from the adjacent
single-family homes. There is no required buffer from single-family attached buildings to existing
single-family homes. However, this project provides over 120 feet in the shortest dimension. Single
family detached homes are located along the western portion of the site in effort to ensure
compatibility with the existing homes. The single-family attached units vary from buildings that are
a mix of one- and two-story, entirely two-story, a mix of two- and three-story, and entirely three-
story. The dwellings nearest existing neighborhoods have been strategically selected to be the
lowest height units across the site. All three-story units are located along the main internal public
road (central to the project), and on the northern and eastern portions of the site. The units on the
northern boundary of the site are similar heights as the existing homes north of project. The two-
to three- story buildings are mixed throughout the development in order to maintain diversity
among housing models, as well as to breakup the articulation and massing along block faces. This
rhythm of alternating rooflines is found in surrounding neighborhoods and further shows
compatibility between the project and existing residences.
Architectural DesignArchitectural DesignArchitectural DesignArchitectural 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 who live in them.
For a proposed community over 40 acres, four building types are required. To satisfy this
requirement single-family detached, two-family, two-family attached, and single-family attached
units are provided. The two-family attached product is a somewhat unique housing type to Fort
Collins. This housing type is derived by attaching two dwelling units on a single lot (similar to a
duplex). That duplex unit is then attached to another duplex unit. The result is a single building with
four dwelling units, divided by two legal lots. The concept is an innovative way to provide
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attainable housing to Fort Collins by allowing a homeowner to decide whether to live in both units
or rent their second unit out, which provides supplemental income to help pay their mortgage. This
housing type also provides a diversity component to the project by now providing housing for
renters as well as homeowners. Each two-family attached unit has garage parking and separate
entrances to ensure it functions just as a traditional home would.
The Code requires that single-family attached buildings provide three separate building designs for
a project of this size. That code also requires that two similar building designs cannot be next to
each other. In order to guarantee both of these standards are met eight different building designs
are proposed for the single-family attached products. An additional model is proposed for the
two-family attached building, bringing the total to nine building models. The building designs vary
by the number of stories, different roof lines, various materials, different porch configurations,
different unit mixes within buildings, different architectural styles/themes 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.
DevelDevelDevelDevelopment Phasing Scheduleopment Phasing Scheduleopment Phasing Scheduleopment 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 PlanCity Plan and the Northwest Sub Area PlanCity Plan and the Northwest Sub Area PlanCity 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 PlanCity PlanCity PlanCity Plan
Environmental HealthEnvironmental HealthEnvironmental HealthEnvironmental Health
· Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems
(wildlife, wetlands, and riparian areas) will be protected and enhanced.protected and enhanced.protected and enhanced.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.provide multifunctional open lands.provide multifunctional open lands.provide multifunctional open lands.
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· Policy ENV 4.6 – Utilize Corridors Provide public access, promote wildlife mpromote wildlife mpromote wildlife mpromote wildlife movement, and link ovement, and link ovement, and link ovement, and link
neighborhoods, parks, and activity centers, commercial centersneighborhoods, parks, and activity centers, commercial centersneighborhoods, parks, and activity centers, commercial centersneighborhoods, 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 floodplainmanage for the preservation of floodplainmanage for the preservation of floodplainmanage 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 flood-prone areas.
· Policy ENV 18.1 – Balance Environmental, Human and Economic Concerns.Balance Environmental, Human and Economic Concerns.Balance Environmental, Human and Economic Concerns.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 Community and Neighborhood Livability Community and Neighborhood Livability Community and Neighborhood Livability
· Principle LIV 1: City development will be contained by wellwellwellwell----defined boundariesdefined boundariesdefined boundariesdefined 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 densitiesA variety of housing types and densitiesA variety of housing types and densitiesA 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 HousingDevelop an Adequate Supply of HousingDevelop an Adequate Supply of HousingDevelop 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 DevelopmentMaximize Land for Residential DevelopmentMaximize Land for Residential DevelopmentMaximize 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 LandscapesDesign Low Maintenance LandscapesDesign Low Maintenance LandscapesDesign 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,
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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 The City Structure Plan Map establishes the desired The City Structure Plan Map establishes the desired The City Structure Plan Map establishes the desired developmentdevelopmentdevelopmentdevelopment 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.
· 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, trails, trails, trails,
civic facilities, and a Neighborhood Commercial Centerand a Neighborhood Commercial Centerand a Neighborhood Commercial Centerand a Neighborhood Commercial Center or Community Commercial District.
· Policy LIV 21.2 – Design Walkable BlocksDesign Walkable BlocksDesign Walkable BlocksDesign 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, diversitycreativity, diversitycreativity, diversitycreativity, 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 spacesor other public outdoor spacesor other public outdoor spacesor other public outdoor spaces that connect to streets, the
commercial core, and transit stops. Examples of public outdoor spaces include parks, squares, parks, squares, parks, squares, parks, squares,
gardens with walkways, and courtyards. gardens with walkways, and courtyards. gardens with walkways, and courtyards. gardens with walkways, and courtyards.
· Principle LIV 23: Neighborhoods will feature a wide range of open lands,wide range of open lands,wide range of open lands,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 PrBalance Resident PrBalance Resident PrBalance Resident Preferences with Communitywide Interests:eferences with Communitywide Interests:eferences with Communitywide Interests:eferences 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.balance the adjacent residents’ preferences with communitywide interests.balance the adjacent residents’ preferences with communitywide interests.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 minimum minimum minimum
average density of four (4) dwelling units per acreaverage density of four (4) dwelling units per acreaverage density of four (4) dwelling units per acreaverage 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.
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· 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).
· Policy LIV 28.3 – Mix of Housing TypesMix of Housing TypesMix of Housing TypesMix 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 CenterIncorporate a Neighborhood CenterIncorporate a Neighborhood CenterIncorporate 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 Safety and Wellness Safety and Wellness 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.)
Transportation Transportation Transportation 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 activitiesPromote a mix of land uses and activitiesPromote a mix of land uses and activitiesPromote 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 Transportation infrastructure will be designed to be Transportation infrastructure will be designed to be Transportation infrastructure will be designed to be sensitive to the surrounding sensitive to the surrounding sensitive to the surrounding sensitive to the surrounding
land use context.land use context.land use context.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 ddddesigns to particular project circumstancesesigns to particular project circumstancesesigns to particular project circumstancesesigns 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,sensitive to the land use, environmental,sensitive to the land use, environmental,sensitive to the land use, environmental, scenic,
aesthetic, and historic values of the area.
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· 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.avoids negative impacts.avoids negative impacts.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.minimize environmental impacts.minimize environmental impacts.minimize environmental impacts.
Northwest Subarea PlanNorthwest Subarea PlanNorthwest Subarea PlanNorthwest Subarea Plan (Adopted 2006)(Adopted 2006)(Adopted 2006)(Adopted 2006)
Purpose of this plan: Purpose of this plan: Purpose of this plan: Purpose of this plan: “Is to retain and enhance the area’s existing character.”
Existing Character:Existing Character: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:Framework Plan:Framework Plan: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:Open Lands & Trails:Open Lands & Trails:Open Lands & Trails: “While many residents would like to h“While many residents would like to h“While many residents would like to h“While many residents would like to have all vacant or agricultural properties ave all vacant or agricultural properties ave all vacant or agricultural properties ave all vacant or agricultural properties
conserved, not all property owners have that objectiveconserved, not all property owners have that objectiveconserved, not all property owners have that objectiveconserved, 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
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achieved through purchase by a public entities, with a willing landowner. In other cases, In other cases, In other cases, In other cases,
landowners can voluntarily retain open space landowners can voluntarily retain open space landowners can voluntarily retain open space landowners can voluntarily retain open space while retaining private ownership.” As mentioned
previously, over 15151515 acres of the 41 are preservedacres of the 41 are preservedacres of the 41 are preservedacres 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.
“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, the trail turns either direction and
connects to Laporte Avenue to the east or west. The trail is not designated as 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, PoliGoals, PoliGoals, PoliGoals, Policies & Strategies:cies & Strategies:cies & Strategies:cies & 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:Open Lands and Natural Areas:Open Lands and Natural 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 ConservationProperty Rights and ConservationProperty Rights and ConservationProperty 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: Parks, Recreation and Trails: Parks, Recreation and Trails: 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 and 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 trailsConnected system of trailsConnected system of trailsConnected system of trails
P-2.2 Local Neighborhood Connections as Safe Routes for Travel
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P-2.3 SoldieSoldieSoldieSoldier Creek Trailr Creek Trailr Creek Trailr Creek Trail
P-2.4 Proper Design and Screening
Transportation:Transportation:Transportation: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 ConnectionsLocal Trail Connections in Addition to Street ConnectionsLocal Trail Connections in Addition to Street ConnectionsLocal Trail Connections in Addition to Street Connections
T-1.2 Streets Fit Character
T-1.3 Safe Connected Routes to Bus Stops
Utilities and ServicesUtilities and ServicesUtilities and ServicesUtilities and Services
U-1 Safe and Reliable Services
U-1.2 New Neighborhoods with Reliable Services
U-2 Reduce Flood RiskReduce Flood RiskReduce Flood RiskReduce Flood Risk
U-2.2 West Vine Basin Plan
U-2.3 Development Complies with Floodplain Regulations to Avoid HazardsDevelopment Complies with Floodplain Regulations to Avoid HazardsDevelopment Complies with Floodplain Regulations to Avoid HazardsDevelopment 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: Appearance and Design: Appearance and Design: 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
AS-1.1 Compatibility Please note that the Guidelines for the Urban /Rural Edge only apply to Please note that the Guidelines for the Urban /Rural Edge only apply to Please note that the Guidelines for the Urban /Rural Edge only apply to 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 districtResidential Foothills and Urban Estate, page 43 not to the LMN zone districtResidential Foothills and Urban Estate, page 43 not to the LMN zone districtResidential Foothills and Urban Estate, page 43 not to the LMN zone district . . . .
AD-1.2 Gateway Enhancements