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HomeMy WebLinkAboutUNION PARK - PDP230005 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 February 22, 2023 Union Park PDP Statement of Planning Objectives This proposal is for a Project Development Plan (PDP) submittal for the Ziegler-Corbett / Union Park development located west of Ziegler Road and South of Paddington Rd. The properties are owned by ZIEGLER 1924B LLC, JAR PLUS 3 LLC and DAVID L YOUNG TRUST and contains approximately 32.6 acres total. A development that consists of 640 residential units and approximately 40,000 sf of retail / commercial /office and day care space. The property is located in the Harmony-Corridor (HC) Zone District and will be subject to a Type 2 review with required neighborhood meeting. The property currently is undeveloped and will include primary and/or secondary uses as allowed by the previously approved modifications and the Ft Collins Land Use Codes. Property Owners within the PDP area: Parcel Number: 8732000002 JAR PLUS 3 LLC Parcel Number : 8732400008 DAVID L YOUNG TRUST Parcel Number: 8732000009 ZIEGLER 1924B LLC Parcel Number: 8732400010 ZIEGLER 1924B LLC Uses surrounding the property consist of the following: South: Front Range Village – Commercial / Retail / Office West: Affinity – Multi-Family North: English Ranch Subdivision – Single Family East: Avago Technologies – Corporate Campus Vehicular access for the project will be from Ziegler Road via a new full movement lighted intersection that provides access into the neighborhood from the east and access from Corbett Dr. on the west. The site design will incorporate pedestrian access and connectivity utilizing sidewalks and open space, including pedestrian controlled access across Ziegler Rd. The project will be designed to be compatible with the surrounding neighborhoods as required by the City Code. Architectural compatibility will be achieved by incorporating design elements from the surrounding neighborhood such as building materials, horizontal lap siding, shingle siding and board and batten siding in contrasting colors. In addition, Page 2 there will be brick and stone veneer accents. The roofs will consist of asphalt shingles and / or standing seam metal (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: The Ziegler-Corbett / Union Park PDP meets the following applicable City Plan Principles and Policies: Livability and Social Health Principle LIV 2: Promote infill and Redevelopment Policy LIV 2.1 - REVITALIZATION OF UNDERUTILIZED PROPERTIES Support the use of creative strategies to revitalize vacant, blighted or otherwise underutilized structures and buildings. Policy LIV 2.2 - PRIORITY LOCATIONS FOR INFILL AND REDEVELOPMENT Ensure appropriate use of the City’s public investments in infrastructure/improvements in the following areas to achieve the City’s strategic goals: Being underutilized, this project is an ideal infill project, and is within walking distance to many destinations including other targeted ‘areas of activity’ as described throughout the City Plan. Principle LIV 5: Create more opportunities for housing choices. Policy LIV 5.1 - HOUSING OPTIONS To enhance community health and livability, 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 5.3 - LAND FOR RESIDENTIAL DEVELOPMENT Use density requirements to maximize the use of land for residential development to positively influence housing supply and expand housing choice. The project provides an opportunity for development of an existing vacant site and the design of the buildings will be compatible with the surrounding neighborhood and setting. Page 3 Policy LIV 5.6 - EXISTING NEIGHBORHOODS Expand housing options in existing neighborhoods (Where permitted by underlying zoning) by encouraging: • Infill development on vacant and underutilized lots; • Internal ADUs such as basement or upstairs apartments; • Detached ADUs on lots of sufficient size; and • Duplexes, townhomes or other alternatives to detached single- family homes that are compatible with the scale and mass of adjacent properties. This development has the opportunity and ability to incorporate different housing types to provide variety along the streetscape. This can be accomplished with the use of different facades and/or materials even if similar models are adjacent to each other. Principle LIV 6: Improve access to housing that meets the needs of residents regardless of their race, ethnicity, income, age, ability or background. Policy LIV 6.1 - BASIC ACCESS Support construction of housing units with practical features that provide access and functionality for people of all ages and widely varying mobilities. Policy LIV 6.8 - MONITOR HOUSING AFFORDABILITY Collect, maintain and disseminate information on housing affordability such as cost, demand and supply of affordable housing stock. The development will provide housing targeted towards all age groups and demographics. 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 Policy LIV 7.4 – Maximize Land for Residential Development This development has the opportunity and ability to incorporate different housing types to provide variety along the streetscape. This can be Page 4 accomplished with the use of different facades and/or materials even if similar models are adjacent to each other. Principle LIV 9: Encourage development that reduces impacts on natural ecosystems and promotes sustainability and resilience. Policy LIV 9.1 - EFFICIENCY AND RESOURCE CONSERVATION Reduce net energy and water use of new and existing buildings through energy-efficiency programs, incentives, building and energy code regulations, and electrification and integration of renewable energy technologies. Policy LIV 9.2 - OUTDOOR WATER USE Promote reductions in outdoor water use by selecting low-water-use plant materials, using efficient irrigation, improving the soil before planting and exploring opportunities to use non-potable water for irrigation. The project will provide an attractive streetscape with street trees and detached sidewalks along the main drive. Water conservation and the use of low water consuming plants and grasses will be encouraged. Culture and Recreation Principle CR 2: Provide a variety of high-quality outdoor and indoor recreational opportunities that are accessible to all residents. Policy CR 2.1 - RECREATION OPPORTUNITIES Maintain and facilitate the development of a well-balanced system of parks, trails, natural areas and recreation facilities that provide residents and visitors of all races/ethnicities, incomes, ages, abilities and backgrounds with a variety of recreational opportunities. Policy CR 2.2 - INTERCONNECTED SYSTEM Support an interconnected regional and local system of parks, trails and open lands that balances recreation needs with the need to protect wildlife habitat and other environmentally sensitive areas. Where appropriate, place trails along irrigation ditches and storm drainageways to connect to destinations such as schools, open lands and neighborhood centers. Page 5 A variety of open spaces and parks are envisioned for this development. These could include pocket parks, open spaces areas and trails. Principle CR 3: Adapt and expand parks and recreation facilities and programs to meet the needs of a changing community. Policy CPR 3.4 – Adhere to Best Management Practices Follow Environmental Best Management Practices for the maintenance of parks and recreation facilities, such as water conservation and the use of untreated water for irrigation purposes in appropriate areas, managing turf and adhering to policies for weed and pest control, utilizing low emission equipment and providing renewal energy opportunities, reducing solid waste through composting and recycling, and certifying sanctuary areas through Audubon International. Water conservation and the use of low water consuming plants and grasses will be encouraged. This development will utilize quality landscape materials throughout the site, including enhanced entryway and screening in any appropriate areas. Economic Health Policy EH 4.1: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. AND Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The project, is an ideal infill project and is within walking distance to many destinations including other targeted ‘areas of activity’ as described throughout the City Plan. Residential / Mixed use is an ideal transition to the single-family neighborhood and the commercial district of Front range Village Page 6 Environmental Health 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. Safe Community Principle SC 1: Create public spaces and rights-of-way that are safe and welcoming to all users. Policy SC 1.1 - NEIGHBORHOOD RELATIONS Provide and expand opportunities for neighborhood safety and involvement by fostering good neighborhood relations, building a sense of community pride and involvement, promoting safe and attractive neighborhoods, and encouraging compliance with City codes and regulations. 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. Page 7 Policy SC 1.2 - PUBLIC SAFETY THROUGH DESIGN Provide a sense of security and safety within buildings, parking areas, walkways, alleys, bike lanes, public spaces and streets through creative placemaking and environmental design considerations, such as appropriate lighting, public art, visibility, maintained landscaping and location of facilities. The street system will provide an interconnected network with transportation options to cars, bicycles and pedestrians while providing direct access to community amenities, employment areas and commercial development. Transportation 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 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 Policy T 10.6 – High Frequency Transit Service Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of this project with quick access to the Harmony Street Corridor will promote and support the idea of a predominance of the daily trips of the residents of this project utilizing alternative modes of transportation (walking/biking) or public transportation which includes a Transfort bus stop walking distance along Harmony. High Performing Community N/A Page 8 (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. Pedestrian and bicycle trails as well natural buffer areas, parks and/or pocket parks will be integrated into the development. Various modes of circulation will be provided between specified uses, parks and natural areas. These connections will provide access to the harmony Corridor as well as providing the same connection for the neighborhood to the north. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. Common open space will be owned and maintained by the HOA. (iv) Estimate of number of employees for business, commercial, and industrial uses. The type and quantity of commercial has not yet been determined therefore an estimated number of employees cannot be determined. This information will be provided at PDP. (v) Description of rationale behind the assumptions and choices made by the applicant. The rationale behind the project is to provide multi-family, single-family attached housing units and mixed-use in a location that is currently in need for more of these housing types. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. The submitted documents reflect the applicable criteria for the proposed use. Included are two modifications requesting the reduction on the limits of secondary uses and to increase residential buildings to 4 stories. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. No existing ecological significance or native habitat is known or documented. Page 9 (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is currently named Ziegler-Corbett / Union ParkPDP (x) Parking narrative describing the parking demand generated with consideration of: the number of employees, tenants, and/or patrons; the amount and location of parking provided; where anticipated spill-over parking will occur; and, any other considerations regarding vehicle parking. Parking will meet or exceed the parking requirements for the uses anticipated in the PDP.