HomeMy WebLinkAboutPOLESTAR VILLAGE - PDP220010 - SUBMITTAL DOCUMENTS - ROUND 1 - DESIGN NARRATIVEPolestar Village: June 29, 2022
Project Information & Design Narrative
Site Vicinity Map & Project Location:
The proposed Polestar Village development is generally located approximately ¼ mile east of
South Overland Trail between West Elizabeth Street and Orchard Place. The proposed
development is comprised four individual parcels of property totaling 20.5 + acres of land.
Currently the subject property is vacant and undeveloped with the parcels located south of the
proposed Orchard Place ROW being approximately 18.9 acres, are Zoned LMN – Low Density
Mixed-Use Neighborhood and the parcel located north of the proposed Orchard Place ROW
being approximately 1.6 + acres of land is Zoned RL – Low Density Residential. The property
was originally home to Happy Heart Farms Community Supported Agricultural Farm (CSA). The
existing Happy Heart Homestead, which is located just south of the proposed development
fronts onto West Elizabeth Street will remain and is not part of the proposed Polestar
development.
Introduction:
Polestar Gardens Inc. is an educational non-profit (501c3) founded in 2000, to support the
Physical, Mental and Spiritual development of students of all ages. Polestar Village has been
designed as an urban agricultural development with a central community farm and pocket
gardens throughout the development. It is a walkable neighborhood with extensive active
open space and parks. The development will also include a diverse offering of home ownership
and rental opportunities. Also included is a community building and wellness center, a place of
worship for meditation and yoga and a small neighborhood retail center. This diversity of
housing types coupled with the abundance of community buildings and amenities will provide
both those who share Polestar values and the overall Fort Collins community the opportunity to
live, work and play within a fully sustainable urban agricultural community.
Property & Development Ownership
When approved Polestar Gardens, Inc. an educational 501c3 non-profit company will own the
Polestar Village property. Polestar Gardens, Inc. will also own and maintain all of the
community buildings and amenities throughout the development. The single-family homes,
townhomes, duplex homes and condominiums when constructed will all be sold to individual
homeowners while the multi-family apartments rentals will be owned and maintained be
Polestar Gardens and/or their assigns.
Polestar Village Community Design Values:
The proposed Polestar Village has be designed to achieve several or the Key Core Goals and
Values of the Polestar Gardens organization include the following:
• Create a Neighborhood that is inviting and built around Community Gardens and
Gathering Places
• The design should be Pedestrian Focused minimizing reliance on carbon based vehicles
and promoting the use of Electrical Car Share Vehicles and E-bikes
• Create a Contemplative Space for Meditation & Yoga
• Polestar Village should Build Upon the Legacy of Happy Heart Farm through the
development of a central Urban Agriculture Farm, Pocket Gardens and a Community
Farmers Market
• Create a Community with Ample Open Space, Parks and Active Play areas
• The Development should insure the Preservation of Existing Natural Environment along
the Pleasant Valley Irrigation Canal
• Polestar Village should be designed to meet the City’s Net Zero Goals by implementing
Ground Breaking Construction Practices
• Polestar Village should be designed with a broad Diversity in Housing Products for
ownership and rent that is be Economically Attainable
Proposed Uses:
Polestar Village is proposing 146 Residential Housing Units representing six distinct and diverse
housing types. This includes 19 Single Family Detached Homes with front access garages, 26
Duplex Homes with alley access, 10 Townhome with alley access garages, 4 cottage homes, 52
Condominiums with garage and/or surface parking and 35 Multi-Family Apartment Homes with
surface parking. Also included in a small Neighborhood Retail/Commercial area a 2 story
Community Center and Community Dinning Hall with 6 Bed & Breakfast Rental Units a 2 story
Wellness Center with 8 Residence Beds, a Place of Worship and an Agricultural Support
Building.
Community Agriculture & Activities:
A portion of the Polestar property, approximately 3+ acres will be retained for an Urban
Agricultural Farm and Pocket Gardens located throughout the development. The Community
Farm and Pocket Gardens will be owned and managed by the Polestar HOA and will provide
fresh vegetables and fruit to the entire Polestar Village Community. The Community Center,
Wellness Center and Place of Worship will also be owned and managed by the Polestar HOA
and is intended for community events, meditation and yoga activities with some events being
open to the public such as a Seasonal Farmers and Makers Popup Markets.
Vehicular Access & Pedestrian Circulation:
The Polestar Village community will be accessed with the extension of Orchard Place and Locust
Drive on the north. Additionally West Plum will be extended from where it currently ends at
the east boundary of the subject property and extent west and then north to intersect Orchard
Place. A series of private drives and alleys will provide vehicular access to all of the proposed
homes except for the single-family detached homes, which will have vehicle access directly
from Orchard Place. Pedestrians will utilize the detached roadside sidewalks and tree lined
streets along Orchard Place and West Plum as well as being able to access a network of on-site
pedestrian walkways and trails that will extend throughout the site’s green streets and open
space areas, connecting teach of the Polestar housing clusters to the various community
facilities and the agricultural areas.
Neighborhood Compatibility & Natural Features:
Currently there are both single family and multi-family neighborhoods surrounding the
proposed Polestar Village development. As such the building architecture throughout the
Polestar community will be residential in scale and character and will seek to enhance the
existing surrounding neighborhoods with added interest, diverse housing types, extensive
landscape and high quality architectural details. The large stand of existing trees located along
the west property boundary and the Pleasant Valley & Lake Canal will be protected and
incorporated into a 50’ wide Natural Area Buffer that will extend along the canal and continue
north along the existing Saddle Ridge Condominiums and its retention pond.
Site Infrastructure & Public Improvement Development Schedule:
Development of Polestar Gardens is expected to begin in the 2nd quarter of 2023. Polestar
Gardens will be constructed as two sequences of development. Sequence 1 will beginning in
the 2nd Quarter of 2023 and Sequence 2 beginning in the second half of 2024. Each of the
sequences of construction shall include the following:
The First Sequence of Construction will include of extending Orchard Place and its associated
utilities from the eastern terminus of Orchard Place to the western boundary of the subject
property. Also included will be the extension of Locust Grove Drive to intersect Orchard Place,
overlot grading of the entire 20.5 acres site area, pedestrian sidewalks, tree lawn and street
tree plantings, as well as the construction of the on-site Detention and Water Quality Pond.
The development of this critical first sequence of infrastructure construction will allow for the
development of 19 Single Family Detached Homes that will front onto Orchard Place.
The Second Sequence of Construction will likely begin in late 2023 or early 2024 and will include
the extension of West Plum Street and its associated utilities from the eastern boundary of the
property to the intersection of Orchard Place. Also included will be pedestrian sidewalks, tree
lawns and street tree plantings, as well as the construction of several private drives and alley’s,
storm drainage infrastructure, Low Impact Design (LID) water quality features, reclamation and
landscape construction of the 50’ wide Natural Area Habitat Buffer and soft trail and the
landscape of the common area open space tracts. The completion of this sequence of
construction will allowing for the development of all other proposed housing products,
neighborhood activity center and other community buildings and amenities.
Site & Landscape Design:
Site Design - Polestar Village with its diversity of housing types will satisfy a much-needed
opportunity in Fort Collins for both home ownership and rental housing.
Open Space areas throughout the proposed development and the agricultural farm and pocket
garden areas will be owned and maintained by the Polestar HOA. Open space areas will be fully
landscaped per the City’s Landscape Development Standards with Orchard Place and West
Plum Street including detached sidewalks with 8’ wide tree lawns planted with street trees at
approximately 40’ on center. Native grasses and plant species will be used to reestablish the
floodplain and Detention pond areas. The remainder of the community open space areas will
be landscaped with “water-wise” shade/ornamental trees, shrubs, perennials, grasses and
drought tolerant turf. Within the individual housing clusters, permaculture gardens or “Kitchen
Gardens” will be integrated into the green courtyards allowing nearby residents to grow their
own food in close proximity to their front door.
In addition to the public improvements mentioned above, the proposed on-site construction
will include paved private drives and parking areas with curb and gutter, water and sewer
services, storm drainage infrastructure, stormwater and LID water quality improvements, and
site landscape/irrigation. The Polestar Village community will also include an abundance of
Enclosed and Fixed Bike Parking Spaces and 14 Electric Vehicle Charging Stations distributed
throughout the property. Additionally Polestar Village will also include robust Bike-Share and
Car-Share programs that can be accessible to all of the Polestar residents.
Tree Planting Standard - The project will provide streetscaping along West Orchard Place and
West Plum Street as well as in and around on-site private drives, alleys and parking areas, open
space and around the individual duplex, townhomes and multi-family units. The builder of the
single-family homes will landscape the front yard for each unit with the rear yards being the
responsibility of the individual homeowners. Tree planting as per city standards shall be met in
order to add to the urban tree canopy of the immediate area. The tree planting will be
interspersed throughout all of the open space areas, and within LID storm drainage areas and
designated Detention Pond areas as is feasible.
Landscape Standards - The Polestar Village landscape shall meet or exceed the City’s standards
for “tree stocking” for all community buildings, open space, streetscape and parking lot
landscaping. All areas that are landscaped shall be irrigated with a permanent automatic
underground irrigation. Any areas identified on the Landscape Plan to be non-irrigated shall be
irrigated with a temporary above or belowground irrigation system and irrigated until such time
that proper establishment of seeded areas has been achieved, a minimum of two growing
season.
Trash and Recycling - Fully enclosed and gated outdoor Trash and Recycling enclosures shall be
provided in close proximity to all condominium homes, multi-family apartments, and
community buildings to accommodate the collection, separation, storage, loading and pickup of
trash and recyclable materials. Trash and Recycling containers shall be provided to each single-
family homes, duplex homes and townhomes and shall be stored inside the garages and unit
put outside for pickup and removal on the designated trash collection day.
Site Drainage & Water Quality:
Existing Drainage Basin - The site is located in the Canal Importation Basin, specifically north of
West Elizabeth Street, east of South Overland Trail and directly East of the Scenic Views
Subdivision. The site generally drains west to east at a 2.5% to 1% slope. The entire site
currently drains into a drainage swale located within a 20’ Mountaire Subdivision drainage
easement near the northeast corner of the site. The existing site is currently used for
Agricultural purposes and has an existing house, green house, field purposed for crops and
native grass. The existing irrigation ditch; i.e. the Pleasant Valley and Lake Canal is within the
site and borders the western boundary. The site is located in the City of Fort Collins Pleasant
Valley and Lake Canal Floodplain.
Proposed Drainage Concept - The 2020 Canal Importation Basin – Selected Plan Update plan by
Jacobs Engineering preliminary report specifies that the Polestar site will have a regional
detention facility. Unfortunately, the regional detention facility will not be constructed until
the planned outfall pipe in Orchard Place is constructed several years from now. The proposed
improvements to the Polestar Village site will result in the planned development being treated
and detained in an interim full spectrum detention pond, which will gravity, drain to the
existing outfall swale near the northeast corner of the site. The interim full spectrum detention
pond will be constructed in an area, which will be sufficient for the future regional pond. All
the offsite flows will be conveyed through the site and directly released at a rate in continuity
with the existing condition. The proposed improvements will have no additional adverse
impacts on the flow rate, character, or quality of runoff leaving the site. The proposed
improvements will have no adverse impacts on adjacent properties and the existing flood plain
will be in continuity with the current condition.
Low Impact Development treatment - A minimum of 75 percent of new impervious surface
area is treated by a Low-Impact Development (LID) best management practice (BMP) in
accordance with City criteria Low-impact development best management practices are
proposed to improve the quality of runoff and aid in reducing peak flows. Rain gardens are
proposed near the central and eastern portions of the site to treat and provide LID water
quality for the majority of the development. The majority of the water quality is treated within
these onsite rain gardens. The LID rain gardens will need to be cleaned and maintained to allow
for long-term protection of the receiving waters. The proposed LID BMPs will have the effect of
slowing runoff through the site lot and increasing infiltration and rainfall interception by
encouraging infiltration and careful selection of vegetative cover. The improvements will
decrease the runoff coefficient from the site and are expected to have no adverse impact on
the timing, quantity, or quality of stormwater runoff.
Architectural Design:
Building and Project Compatibility - Section 3.5.1 of the City’s Land Use Code requires that the
physical and operational characteristics of the proposed buildings and their uses be compatible
with the context of the surrounding area. The proposed development is located within a
residential community developed in the mid-twentieth century, consisting of modest single-
family residences of one and two stories. While the Polestar Village includes small residential
units, it also includes multi-story apartments, townhouses and community buildings at a scale
larger than typical residential homes. The proposed building types are permitted by zoning
regulations and we believe the development can be determined to be compatible based upon
the proposed architectural character of the building and the careful siting of the larger scale
buildings, set at a distance from the adjacent neighborhoods. In addition, the scale of building
elements, forms and materials are compatible with the existing residential structures in close
proximity to Polestar Village.
Architectural Character - The architecture of Polestar Village will be compatible with and
enhance the existing standards of quality of the current neighborhoods. The proposed
residential structures will employ durable materials and design elements to reflect a high
quality of construction and an uplifting environment, to the raise the standard for the entire
area. Community buildings will be of similar materials and elements to help create a
community of integrated design and high ideals.
Building Size, Height, Bulk, Mass and Scale - The proposed residential building size, height,
bulk, mass, and scale are intended to be compatible with the existing neighborhood’s
character. Polestar Village will include smaller single-family residences as well as apartment
buildings and townhomes up to three stories, but all building types will be composed of smaller
human scale elements to help reduce the scale and mass of the structures. The use of
elements such as hip roofs, balconies, porches and covered entries reduce the impact of the
larger buildings and creates compatible character and scale. All larger scale buildings are
intentionally located in the interior the development, while placing smaller scale residences
adjacent to the existing neighborhoods, thereby easing the transition of scale and mass.
Landscape buffer zones on all borders also help to decrease the impact of the Polestar Village
on the surrounding area.
Building Materials - Polestar Village will established a distinct architectural theme, building
style, use of materials and colors, to fit within the existing neighborhood. Similar building
forms, architectural detailing, color and texture, shall be utilized throughout the
entire Polestar Village in order to enhance the overall architectural experience of the
neighborhood and to insure continuity throughout the entire development.
Building Height - The height of all proposed residential structures shall be consistent with what
is permitted by City’s Land Use Code in the LMN and RL Zoning District. Maximum height of all
eaves is to be below 30’ to ensure that the Fire Department will not require ladder truck access
and staging areas to service the buildings in the event of an emergency. Access to sunlight and
desirable views have been considered in the overall site design and the proposed design creates
minimal to no undesirable affects by the building heights or placement of the buildings within
the proposed development.