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HomeMy WebLinkAboutTIMBER LARK SINGLE-FAMILY DEVELOPMENT - FDP220008 - SUBMITTAL DOCUMENTS - ROUND 1 - PROJECT NARRATIVE MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 May 18, 2022 Timber Lark Residential Final Development Plan (FDP) Narrative Project Team Owner Alex Aigner, AADT Land Holdings, LLC Applicant Steve Schroyer, Schroyer Resources Planner/Landscape Architect Katy Thompson, Ripley Design Inc. Civil Engineer Robbie Lauer, Northern Engineering Traffic Engineer Matt Delich, Delich Associates Past Meeting & Submittal Dates Concept Review: March 20, 2020 PDP Round 1: September 8, 2021 PDP Round 2: November 3, 2021 PDP Round 3: December 15, 2021 Type 1 Hearing: March 30, 2021 Introduction and Background City Council approved the annexation of this property on February 15, 2022 and it was effectively annexed on February 25, 2022. The property is now zoned LMN. The PDP was seen by a hearing officer on March 30, 2022. The project and all modification requests were approved. Previously called South Timberline Residential, the Timber Lark property is located on Timberline Road, northwest of the intersection of Trilby and Timberline Road. The MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 property is situated adjacent to the Linden Park subdivision to the north, the Union Pacific Railroad to the west, private residential lots to the south and southeast, and Timberline Road to the east. The 35.17 acre site is proposed to consist entirely of residential uses, with housing types including single-family detached, two-family front and rear loaded, and single-family attached. There will also be a neighborhood park at approximately 1 acre in size. While the LMN zone district allows for a maximum 9 dwelling units per acre, this proposed community is requesting 5.63 dwelling units per acre. Transportation and Connectivity The project site will be primarily accessed from Timberline Rd to the east, which is currently a two-lane arterial street with a center lane. Four street connections are also proposed to the north to allow for connectivity between the existing Linden Park subdivision and this proposed development. While the local street connection which is proposed to Timberline Rd anticipates a right-in-right-out turning movement, there will also be access to the signalized intersection located at Timberline Rd and Fossil Creek Parkway to the north. A street stub has been provided with this project so that a future connection can be made to Timberline Road where it aligns with Westchase Road. Bike lanes currently existing along Timberline Road. A pedestrian trail is also proposed along the west edge of the property which will connect in with the existing Linden Park trail. Natural Features The Timber Lark property is currently a vacant site. There are several old irrigation channels across the site which have not been in operation for many years. An Ecological Characterization Study (ECS) Report was submitted with this application which found no wetland or habitat features associated with the channels. This project does propose to accommodate a new, 24” irrigation pipe to serve the private lots to the south if needed. The ECS report explains that the proposed development will have minimal impact on general wildlife in the local vicinity, largely due to the position of the property adjacent to existing high-density subdivisions and the railroad. The ECS report identified an active red-tailed hawk nest existing cottonwood tree near the northwest portion of the site. The site has been re-designed to preserve this tree as part of the proposed development. Architectural Design MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 For a project development with over 30 acres, four housing types are required per code. To satisfy this requirements, single-family detached (front-loaded), two-family (front- loaded), two-family (rear-loaded), and single-family attached (rear-loaded) housing types are provided. While the Fort Collins Land Use Code does not differentiate between two- family front versus rear loaded products, we believe the architectural variety will meet or exceed the intent of the code. See modification request included in this submittal for additional information. For the single family attached buildings, three different building sizes are proposed in addition to three different building designs which will combine to create a diverse and interesting community. These different building designs and plex configurations allow for 9 unique building possibilities. In addition, four different unit types within the different plex configurations are provided, with each having a different width, depth, and porch size. As we increase from a 3-plex to a 4 or 5-plex, the combination of those units varies the overall building design and footprint, creating variety through varying jogs in the buildings and changes in massing. Major differences between the Colorado Modern, Contemporary Farmhouse and Modern Hill Country building designs include changes in materials, building massing and decorative elements, rooflines, lighting fixtures, window massing, and railing styles. Phasing Schedule The project is anticipated to be constructed in one phase. City Plan The project will comply with the City Plan. In particular, the following principles of the plan are most relevant. 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 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 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 irrigation ditch corridors, where compatible with natural habitats, utilizing environmentally sensitive trail design. 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 7.2 – 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. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 • 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 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. MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 • 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. 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 Transportation • Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. • 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 MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 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. Fossil Creek Reservoir Area Plan The project will comply with the Fossil Creek Reservoir Area Plan. In particular, the following principles of the plan are most relevant. • FC-LUF-1 Community Design. New urban development will be required to be consistent with the principles and policies for community design and new residential neighborhoods established by the Fort Collins City Plan. • FC-LUF-3 Mixed-Use Neighborhoods. These neighborhoods will consist of a mix of housing types near parks, schools, and a neighborhood center. The density will be a minimum overall average of either 3 or 5 units per acre, with an overall maximum of 8 dwelling units per acre, and maximum of 12 units per acre for any single phase. This residential classification will require design and development standards agreed upon by both Larimer County and the City of Fort Collins. The method of calculating densities shown in Appendix A. • FC-LUF-5 Relationships and Transitions at Edges of Neighborhood Development. Where a new neighborhood develops next to existing lower-density residential MINIMAL RISK. PAINLESS PROCESS. BEAUTIFUL SPACES. o: 970.224.5828 | w: ripleydesigninc.com RIPLEY DESIGN, INC. | 419 Canyon Avenue, Suite 200 | Fort Collins, CO 80521 development, the neighborhood design and layout should complement the established patterns of buildings and outdoor spaces along the edge, with no drastic and abrupt increase in the size of buildings or intensity of building coverage. • FC-T-1 Street Location and Design. Locate streets according to the general alignments shown on the Land Use Plan, and design them to be consistent with the City's street standards, connectivity standards in the City’s Land Use Code and the proposed Intergovernmental Agreement • FC-T-3.2 Providing for both intra- and inter-neighborhood connections to knit developments together rather than forming barriers between them. • FC-T-6 Off-Street Bicycle Trails. Provide off-road pedestrian and bicycle trails through the open space areas south of the Reservoir at appropriate locations that will not have an adverse impact on sensitive habitats. The Fossil Creek Trail is anticipated to come from the west, linking the Regional Preserve and potential Regional Park with the City's open space system. The off-street bicycle trail is indicated on the Land Use Plan • TH-2. Natural and cultural resources shall be identified, conserved and protected. Environmental quality and impacts shall be considered when evaluating changes in land use. Long-term cumulative impacts of land use policies and decisions on environmental resources shall be monitored and used to evaluate the performance of the planning process.