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HomeMy WebLinkAboutNEW PROSPECT - PDP - 4-10 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESFinal Compliance Plan Approval June 2010 Start Land Development 2010 Start Home Construction 2010 Project Complete 2012 Proposed Street Names Apex Drive " Ellis Drive * Soule Lane Denotes that the street continues from a previous project. New Prospect PDP application January 19th, 2009 13 Policy LMN-2.9 Outdoor Spaces. Small neighborhood parks, squares and other common outdoor spaces will be included within new neighborhoods. These spaces should be attractive settings, highly visible and easily observed from public streets. New Prospect is a 4.63 acre development. This development density falls in between the minimum net density, and the maximum gross density requirements. While the size of this development does not support provision of a neighborhood center, the site is within 1 /2 mile of a neighborhood center at the corner of Prospect and Lemay Ave. Schools and Parks are also within 1/2 mile of the site, all easily accessed by public streets, and more importantly by the Spring Creek Trail System. Landscape, Open Space and Non -vehicle Circulation Elements New Prospect includes open space and landscape elements, including the following: • A Common Green that provides landscaped areas for the whole community. • Open space complemented with pedestrian connections dispersed throughout community, providing convenient pedestrian access to the various amenities within and adjacent to the community. • Connections to Spring Creek Trail. Ownership and Maintenance An Owners Association will be created that will own the following elements: • Common Greens • Common open space elements • Private Driveways • Identification signs The Owners Association will maintain the following elements. • Common Greens • Common open space elements • Private Driveways • Identification Signs Planning Rationale and Assumptions New Prospect is designed as a cohesive neighborhood with a variety of housing opportunities supporting a wide range of lifestyles. Accommodations are made for all modes of transit including bikeways and pedestrian pathways, integrated with open space areas. Anticipated Development Schedule Project Plan Approval March 2010 New Prospect PDP application January 19th, 2009 12 New Prospect is specifically designed to remove a majority of garages and driveways from the public streets. Access to most of the homes will be from a looping private drive. The site plan has been designed to be sensitive to surrounding neighborhoods and open space corridors providing visual variety and appropriate buffers. PRINCIPLE LMN-1: Low Density Mixed -Use Neighborhoods will have an overall minimum average density of five (5) dwelling units per acre, achieved with a mix of housing types. Policy LMN-1.1 Calculating the Density. In calculating the overall average density of a residential project, areas which are undevelopable will be excluded from the density calculation. Undevelopable areas means those areas of a project which are to be publicly owned and/or dedicated, and/or not available for development (such as major street rights -of -way, various open lands, areas of geologic hazard, alleys, natural areas and water bodies). Policy LMN-1.2 Mix of Housing Types and Lot Sizes. Builders and developers are encouraged to use their ingenuity to combine and distribute a variety of housing types to make an attractive, marketable neighborhood with housing for a diversity of people. At least two (2) housing types will be included in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so will increase the number of housing types. This can be achieved in various ways, with a variety of housing types, including the following: a. standard lot single-family houses (lots over 6,000 square feet) b. small lot single-family houses (lots 6,000 square feet, or less) C. duplex houses d. townhouses (attached housing) e. accessory dwelling units f group homes g. multi -family housing (provided they are compatible in scale and character with other dwellings in the proposed neighborhood, and limited to a maximum of four to eight dwelling units in a building) h. manufactured housing and mobile homes PRINCIPLE LMN-2: The size, layout and design of a Low Density Mixed -Use Neighborhood should make it conducive to walking, with all the dwellings sharing the street and sidewalk system and a Neighborhood Center. Policy LMN-2.1 Size of Neighborhood. A typical neighborhood will be an area about one-half (%) mile across, subject to adjustment for site -specific or pre-existing conditions. Policy LMN-2.2 Neighborhood Center. A neighborhood should be planned to include other neighborhood - serving uses and features in addition to residential uses. At a minimum, each neighborhood will include a Neighborhood Center that serves as a year-round gathering place accessible to all residents. A Neighborhood Center will be no larger than 7 acres, and will include some of the following: recreation facility; school; children's and adults' day care; place of assembly and worship; small civic facility; neighborhood -serving market, shops, small professional offices, clinics, or other small businesses. Any such uses should have limited needs for signage and limited traffic attraction into or through the neighborhood. The inclusion of rooms or indoor space for meetings and neighborhood functions is encouraged, as is a square, plaza, pavilion, or other outdoor space accessible to all residents. Policy LMN-2.3 Neighborhood Center Location. A Neighborhood Center should be encouraged to locate near the center of the neighborhood, but will be permitted to be located elsewhere such as on an edge. Policy LMN-2.4 Neighborhood Center Design. A Neighborhood Center should either be designed in collaboration with the residents, or otherwise be custom -designed by its developer to reinforce the positive identity, character, comfort and convenience of its surrounding neighborhood. Policy LMN-2.5 Neighborhood Center Access. Access for pedestrians and bicyclists should be a priority. New Prospect PDP application January 19th, 2009 11 merely residual areas left over from site planning for other purposes. They should be mostly surrounded by streets or house fronts, to maintain safety and visibility. PRINCIPLE N-3: The City will require and assist coordinated neighborhood design efforts among separate development parcels. Policy AN-3.1 Overall Coordination. Any development proposal should be required to show that it forms or contributes to a neighborhood. If applicable, a development must contribute to a Residential District in terms of interconnecting streets, schools, parks, Neighborhood Centers, Neighborhood Commercial Centers, and open space systems, to the extent possible. Policy AN-3.2 Street and Outdoor Spaces. Where a pattern of streets and outdoor spaces is already established, a development plan will continue and extend the pattern. In the case of previously unplanned areas, the development plan will provide for its own pattern being continued and extended in the future. Policy AN-3.3 Neighborhood Edges. The edges of a neighborhood should be formed by features shared with the adjoining neighborhoods, such as major streets, changes in street pattern, greenways, and other features such as rivers, streams and major irrigation ditches. Landscaped outdoor spaces and trails may be used to create an attractive environment at a neighborhood's edge. PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN-4.3 Single -Family Housing Characteristics. Variation in house models in large developments should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. Policy AN-4.4 Lot Variation. Lot width and depth, in conjunction with block size and shape, should be varied in order to reinforce variety in building mass, avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways, and other off-street parking will be minimized and mitigated. Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. It is recognized that there may be ways a residential property can be custom -designed to mitigate the view of a protruding garage opening. The intent of these policies is not to limit such custom -designed solutions when an individual homeowner has a need or preference for protruding garage openings. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary buildings, utilities, service functions, and interior -block parking access. Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. New Prospect PDP application January 19th, 2009 10 PRINCIPLE ENV 6: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins Policy ENV-6.1 Protection and Enhancement. The City's regulatory powers will be used to preserve, protect, and enhance the resources and values of natural areas by directing development away from sensitive natural features -- such as wetlands, riparian areas and wildlife habitat. When it is not possible to direct development away from natural areas, these areas will be protected in the developed landscape. New Prospect is being designed to take full advantage of energy efficient green built homes. We anticipate many of the homes will incorporate solar energy.provides residents the opportunity to take advantage of solar energy sources. Xeriscape landscaping will be incorporated into the landscape. We are also exploring the idea of creating community gardens into the open space as well. A PRINCIPLE AN-1: New neighborhoods will be integral parts of the broader community structure. Policy AN-1.1 Relationships to Residential Districts. A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed- Use Neighborhoods will be located around a Medium Density Mixed -Use Neighborhood which has a Neighborhood Commercial Center or Community Commercial District as its core. This provides nearby access to most things a resident or household need on an everyday basis. Policy AN-1.2 Street Networks. Neighborhood streets and sidewalks will form an interconnected network, including automobile, bicycle and pedestrian routes within a neighborhood and between neighborhoods, knitting neighborhoods together and not forming barriers between them. Dead ends and cul-de-sacs should be avoided or minimized. Multiple streets and sidewalks will connect into and out of a neighborhood. Streets will converge upon or lead directly to the shared facilities in the neighborhood. Policy AN-1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut -through traffic. Street widths and corner curb radii should be as narrow as possible, while still providing safe access for emergency and service vehicles. Frequent, controlled intersections, raised and textured crosswalks, and various other specialized measures may be used to slow and channel traffic without unduly hampering convenient, direct access and mobility. Policy AN-1.4 Street Lighting. Outdoor lighting should be scaled for the comfort and interest of a pedestrian, providing the minimum level of illumination adequate for safety. Lighting should be designed to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and shadows, spillover glare, or overhead sky glow. Policy AN-1.6 Pedestrian Network. A neighborhood should have a frequently connected network of walkways and bike paths, with small parks and outdoor spaces, benches, and other amenities as appropriate. On long blocks, intermediate connections in the pedestrian network should be provided, with a maximum distance of about 500 to 700 feet between walking connections. In particular, direct walkway and bikeway routes to schools should be provided. PRINCIPLE AN-2: A wide range of open lands, such as small parks, squares, greens, play fields, natural areas, orchards and gardens, greenways, and other outdoor spaces should be integrated into neighborhoods. Policy AN-2.1 Neighborhood Parks and Outdoor Spaces. Each neighborhood should have small parks or other outdoor spaces located within walking distance of all homes. Outdoor spaces should be designed in conjunction with streets and walkways, to be a formative, purposeful part of any land development, and not New Prospect PDP application January 19th, 2009 9 Policy CAD-1.2 Street Layout. New streets will make development an integrated extension of the community. The street pattern will be simple, interconnected and direct, avoiding circuitous routes. Multiple routes should be provided between key destinations. Streets should be located to consider physical features, and to create views and prominent locations for civic landmarks such as parks, plazas and schools. Policy CAD-1.3 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape. Policy CAD-1.4 Street Tree Design. Street trees should be used in a formal architectural fashion to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Canopy shade trees will constitute the majority of tree plantings, and a mixture of tree types will be included, arranged to establish partial urban tree canopy cover. Existing trees will be preserved to the maximum extent feasible. New Prospect continues the public street system that is stubbed to the property on the west, Apex Drive, and connects to Prospect Ave. via Prospect Avenue. There are no other options for street connections as the property to the east is an existing development, and the Spring Creek Corridor is to the south. The primary access to homes within this development will be via a looped private drive. This drive has an attached walkway along one side, with a central sidewalk corridor through the center green. P 1N TP .. H.-le A variety of housing types and densities will be available throughout the urban area for all income levels. Policy HSG-1.1 Land Use Patterns. The City will encourage a variety of housing types and densities, including mixed -used developments that are well -served by public transportation and close to employment centers, services, and amenities. In particular, the City will promote the siting of higher density housing near public transportation, shopping, and in designated neighborhoods and districts. Policy HSG-1.2 Housing Supply. The City will 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 that is proportionately balanced to the wages of our labor force. Policy HSG-1.4 Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. New Prospect provides for a new product type in this area of town, small detached single family homes. Throughout the area is a mix of larger homes on larger lots, patio homes, and townhomes. This development will I appeal to a wide range of buyers and create a diverse and interesting neighborhood. PRINCIPLE ENV-5: Energy efficiency and use of renewable energy resources will be encouraged, facilitated, and regulated in both the public and private sector through information and educational services, incentive programs, requirements, and enforcement of regulations such as the Energy Code. Policy ENV-5.1 Renewable Energy. The use of solar energy and other renewable resources are recommended energy sources. Policy ENV-5.2 Solar Access. The City will consider the use of solar energy systems and the protection of unobstructed sunlight to those systems resulting from proper planning, as contributing significantly to the public health, safety, and welfare of the citizens of Fort Collins. New Prospect PDP application January 19th, 2009 Principle T 6: Street crossings will be developed to be safe, attractive, and easy to navigate. Policy T-6.1 Street Crossings. The City will design street crossings at intersections consistent with adopted standards with regard to crosswalks, lighting, median refuges, corner sidewalk widening, ramps, signs, signals, and landscaping. Crosswalks should be well marked and visible to motorists. They should be designed to fit and enhance the context and character of the area, and provide for safety for all age groups and ability groups. Principle T-7: The City will encourage the development of attractive and easy to navigate pedestrian facilities to create an interesting pedestrian network. Policy T-7.1 Pedestrian Facilities. The City will encourage the provision of pedestrian scale improvements that fit the context of the area. The color, materials, and form of pedestrian facilities and features should be appropriate to their surroundings, as well as the functional unity of the pedestrian network, through means such as: a. Developing attractive improvements which enhance the character and pedestrian scale of the urban environment including streetscape design, vertical treatments, widened sidewalks, and furnishings. Principle T 8: The City will develop secure pedestrian settings by developing a well -lit inhabited pedestrian network and by mitigating the impacts of vehicles. Policy T-8.1 Security. Clear and direct lines of sight in pedestrian settings should be provided to increase the perception of security. Streets should appear inhabited to the greatest extent possible. New development should accommodate human activity and pedestrian use. Pedestrian -oriented lighting should be incorporated into neighborhoods, streets and other public places to enhance safety and security. Principle T-9: Private automobiles will continue to be an important means of transportation. Policy T-9.2 New and Existing Roadways. New streets will be designed and constructed to ensure an acceptable level of service. The City will maintain or enhance the quality of existing roadways. As an infill site, New Prospect incorporates many of the transportation principles and policies, as permitted by the existing features and scale of the development. The development will continue Apex Drive on the east, and will provide an additional outlet to Prospect Avenue for this development, as well as Pinnacle Townhomes. In addition, there is an opportunity to consolidate several existing driveways onto Prospect Avenue, to instead take access from the internal street network, further improving the safety of Prospect Avenue. This development is also creating an internal pedestrian network of pathways, and providing a connection to Spring Creek Trail. Residents of New Prospect will have access to public transportation, with transit stops on routes 18 serving this neighborhood. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and the adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of the City. Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street standards. Alternative street designs may be approved by the City where they are needed to accommodate unique situations, such as important landscape features or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility and maintenance requirements. New Prospect PDP application January 19th, 2009 P IN .IP , T 2: Mass transit will be an integral part of the City's overall transportation system. Policy T-2.1 Transit System. The City's public transit system will be expanded in phases to provide integrated, high -frequency, productivity -based transit service along major transportation corridors, with feeder transit lines connecting all major district destinations, consistent with adopted transit plans. Policy T-2.2 Transit Stops. Transit stops will be integrated into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Transit stops should be provided no more than 1/4 mile walking distance of most residences to the extent feasible. The design and location of transit stops should function as an integral part of these destinations and provide adequate lighting, security, pedestrian amenities and weather protection. Policy T-2.3 Transit Route Design. The City will implement fixed -route transit services through a phased transition to a productivity -based system, where appropriate, consistent with the adopted transit plans. PRINCIPLE T-4: Bicycling will serve as a practical alternative to automobile use for all trip purposes. Policy T-4.1 Bicycle Facilities. The City will encourage bicycling for transportation through an urban growth pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance, that assures safe and convenient access by bicycle, and that reduces the prominence of motorized transportation in neighborhoods and other pedestrian and bicyclist -oriented districts. Facility design will also plan for: a. Continuous bicycle facilities that establish system continuity and consistency city-wide. Facility design will be incorporated into new development and street construction projects -- linking to adjacent facilities. b. Bicycle access should be improved to major activity centers, schools and neighborhoods, and barriers removed in these areas to improve circulation. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work and public facilities. Policy T-5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T-5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating markings, signage, lighting and paving materials. Other important pedestrian considerations include: a. Building entries as viewed from the street should be clearly marked. Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. c. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should be provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. d. Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities. Policy T-5.4 Sidewalks. Sidewalks will be designed, constructed, and maintained to provide safety, comfort, and a "walkable" community. New development will follow adopted design standards for sidewalk design. Older, existing streets will be retrofitted to provide improved, widened, or detached sidewalks in conjunction with capital improvement or maintenance projects. New Prospect PDP application January 19th, 2009 Principles and Policies Specific principles and policies of the Fort Collins City Plan that are addressed by the New Prospect community are as follows: PRINCIPLE L.U-1: Growth within the City will promote a compact development pattern within a well-defined boundary. Policy LU-1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed -use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. PRINCIPLE -2: The City will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors, and edges. Policy LU-2.1 City -Wide Structure. The City will adopt a city-wide structure of neighborhoods, districts, corridors, and edges as a means of creating identifiable places and achieving the goals of compact development that is well -served by all modes of travel. Policy LU-2.2 Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. New Prospect is an infill development and as such promotes the compact development growth principle. New Prospect is framed by existing neighborhoods such as Prospect Commons and Pinnacle townhomes, as well as Prospect Ave. to the North. Spring Creek and associated open space provides our southern boundary. New Prospect further supports the urban form by meeting the net density requirements for the L-M-N zoned area (see Land Use Table). The community is designed to maximize open space, with a network of pedestrian walkways/trails that provide access to the central green for residents within the development and access to the adjacent Spring Creek Trail. PRIM iP .. T 1: The physical organization of the city will be supported by a framework of transportation alternatives that balances access, mobility, safety, and emergency response throughout the city, while working toward reducing vehicle miles traveled and dependence upon the private automobile. Policy T-1.1 Land Use Patterns. The City will implement land use patterns, parking policies, and demand management plans that support effective transit, an efficient roadway system, and alternative transportation modes. Appropriate residential densities and non-residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. Policy T-1.2 Multi -Modal Streets. Street corridors will provide for safe, convenient, and efficient use of all modes of travel, including motor vehicles, transit, bicycles, and pedestrians. New Prospect PDP application January 19th, 2009 5 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION Dan Tweeton PREVIOUS PROJECT NAMES None PLANNING OBJECTIVES New Prospect is a ±4.63 acre infill residential development incorporating the Principles and Policies of City Plan to create a cohesive neighborhood with a mix of residential uses. The development provides an opportunity to explore many of the concepts of neo-traditional planning principles in an infill site, of which City Plan, in turn, embraces. New Prospect was planned with several design objectives: • Create a pedestrian friendly environment • Provide an extensive pedestrian network throughout the development • Provide pedestrian connectivity to the adjacent Spring Creek Trail to provide easy access for residents of the community. This will also provide access to alternative modes of transportation. • Utilize existing site features to provide recreational and open space opportunities • Create a common green for the central homes, that will also serve as park space for all residents that is centrally located. • Maintain buffer adjacent to Spring Creek. • Maximize number of single family detached homes adjacent to recreational and open space • Provide a mix of housing types • Traditional single family detached homes on the exterior of the community • Rear loaded cottage homes on the interior of the community facing the community green. • Duplex home with rear load garages in proximity to other existing multifamily units. As a result of these design objectives, New Prospect is a well designed community within the center of Fort Collins adjacent to the Spring Creek Trail. Great care has been taken to design a community that is sympathetic to surrounding neighbors, will be attractive to users of the Spring Creek Trail, and will be an asset to the community as a whole. With two home types, single family detached and duplex homes, each providing multiple floor plans and elevations, a wide variety of architectural diversity is provided within New Prospect. Together, the design elements allow this development to be responsive to the needs of a diverse population of future residents. New Prospect PDP application January 19th, 2009 4 PROJECT DIRECTORY Developer New Prospect, LLC A Colorado Limited Liability Company 123 N. College, Ave Suite 200 Fort Collins, CO 80524 (970) 567-2621 Contact: Dan Tweeton Site Planning & Landscape Architect Vignette Studios PO Box 1889 Fort Collins, CO 80522-1889 (970)472-9125 (866) 902-4163 (fax) Contact: Terence Hoaglund Civil Engineer Apex Engineering, Inc. 238 Walnut Street Suite 200 Ft Collins, CO 80524 (970) 797-2906 Contact: John Gooch Traffic Consultant Matt Delich 2272 Glenhaven Dr. Loveland, CO 80538 (970) 669-2061 (970) 669-5034(fax) Contact: Matt Delich LANDOWNER AND APPLICANT New Prospect, LLC A Colorado Limited Liability Company 123 N. College, Ave Suite 200 Fort Collins, CO 80524 (970) 567-2621 Contact: Dan Tweeton New Prospect PDP application January 19th, 2009 3 TABLE OF CONTENTS PROJECT DIRECTORY 3 LANDOWNER AND APPLICANT 3 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION 4 PREVIOUS PROJECT NAMES 4 PLANNING OBJECTIVES 4 Principles and Policies 5 Landscape, Open Space and Non -vehicle Circulation Elements 12 Ownership and Maintenance 12 Planning Rationale and Assumptions 12 Anticipated Development Schedule 12 Proposed Street Names 13 CONCEPTUAL REVIEW COMMENTS 14 New Prospect PDP application January 19th, 2009 2 New Prospect Project Development Plan Application and Narrative January 19th, 2010 Prepared For: New Prospect, LLC Prepared By: VIGNETTE s t u d i o s New Prospect PDP application January 19th, 2009