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HomeMy WebLinkAboutWILLOW BROOK ANNEXATION & ZONING NO. 2 - 8-99A - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSplaza, 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-2.7 Neighborhood Retail Uses. Retail uses will be permitted only in Neighborhood Centers. Retail centers will be separated by at least three-quarters (3/4) of a mile. Policy LMN-2.8 Access to Transit. Either the Neighborhood Center or another focal point for possible transit stop should be provided in a location that is logical, and has convenient access for pedestrians, bicyclists and motorists. 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. The Willow Brook master plan will provide the framework for development of an exemplary low -density, mixed -use neighborhood. Willow Brook is ideally located to provide within its boundaries and adjacent employment and commercial districts all the elements of a quality urban neighborhood. The Willow Brook Community will support many of the Principles and Policies of the Fort Collins City Plan and the Fossil Creek Reservoir Area Plan as illustrated above. Willow Brook provides the opportunity to create sustainable, livable community that offers its residents choices, fairness and fulfillment in their lives in the context of a well-defined, compact urban community. As such, we respectfully request appr a Sincerely, ` Craig K trector o P1 ing Nuszer Kopatz Urban esign Associates CK:alf of our annexation and zoning request. 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 shall be included in any residential project containing more than thirty (30) acres. As the acreage of the residential project increases, so shall the number of housing types increase. This can be achieved in various ways, with a variety of housing types, including the following: ♦ Standard lot single-family houses (lots over 6,000 square feet) ♦ Small lot single-family houses (lots 6,000 square feet, or less) ♦ Duplex houses ♦ Townhouses (attached housing) ♦ Accessory dwelling units ♦ Group homes ♦ 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) ♦ Manufactured housing and mobile homes Policy LMN-1.3 Relationships and Transitions at Edges of the City. Where a new neighborhood develops next to designated open lands, rural lands or urban estate residential areas near an edge of the city, the neighborhood design and layout should complement the established patterns of open space, buildings, and land forms. In order to accomplish this, a variety of housing types and neighborhood outdoor spaces should be allocated to create a gradual transition to a harmonious edge that minimizes visual contrast to the extent possible along the edge. In the case of any adjacent public open lands, the edge of this neighborhood will form an appropriate link, as well as a visual transition at the edge. In allocating open lands and outdoor spaces within a neighborhood, the need for visual harmony at edges will be balanced with the usefulness of such spaces to all residents. 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 (1/2) 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, detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. Policy AN4.2 Multiple -Family Building Variation. Multiple -building projects should offer variation among individual buildings, yet stay within a coordinated overall "design theme." Variation among buildings should b achieved by a combination of different footprints, fagade treatment, roof forms, entrance features, and in specialized cases, building orientation. Monotonous complexes of identical buildings shall be discouraged, although there may be ways to achieve visual interest among substantially identical buildings with a high degree of articulation on each building, combined with variation in massing on the site. Policy AN43 Single -Family Housing Characteristics. Variation in house models in large developments should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance of standardized subdivision. Policy AN4.4 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, driveway, 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. Each of these Principles and Policies of neighborhood design will be incorporated into the Willow Brook master plan and will be enhanced and articulated through the detailed neighborhood design process. All the homebuilders within Willow Brook will be challenged to meet the goals of residential design with their individual home designs. 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 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 needs 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 comer 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-1.5 Gated -Street Entries. To keep all parts of the community accessible by all citizens, gated -street entryways into residential developments will not be allowed. 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 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 AN4: 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 AN4.1 Multiple -Family Housing Characteristics. All multiple -family buildings should be designed to reflect, to the extent possible, the characteristics and amenities typically associated with single-family corridors should be dispersed throughout the city, provide public access, and link neighborhoods, parks, activity center, commercial centers, and streets where environmentally appropriate and compatible with natural habitat values. Policy NOL-3.2 Urban Public Space. Small pocket parks, public plazas, and sidewalk gathering places should include "street furniture" such as benches, and be incorporated into urban designs for the Downtown District, Community Commercial Districts, Commercial Districts, and Residential Districts throughout the City. The developers of Willow Brook will work closely with the City to develop a master plan that protects and enhances habitat and ecosystems within the site and surrounding lands while developing superior urban park spaces. The Stormwater Management Plan for Willow Brook will be coordinated with surrounding development plans and support of a watershed wide stormwater management plan. PRINCIPLE GM-2: The City will consider the annexation of new territory into the City limits when the annexation of such property conforms to the vision, goals, and policies of City Plan. Policy GM-2.1 Annexation Policies. The City Council will weigh the following factors when considering the annexation of new land into the incorporated limits: ♦ Statutory requirements. The property must meet all statutory requirements for annexation according to the laws of the State of Colorado. ♦ Property to be annexed located within the Community Growth Management Area. The property must be currently located within the Community Growth Management Area boundary, or the boundary must be amended by actions of the City (and County, if necessary) before the City approves the proposed annexation. ♦ Annexation of county enclaves. The City will pursue annexation of vacant/ undeveloped land included in a county enclave (i.e., an area completely surrounded by property already in the City) within one year after such enclave becomes eligible for involuntary annexation. (Revised by Resolution 98-56.) ♦ Infrastructure standards. Developed land, or areas seeking voluntary annexation, must have their infrastructure improved (e.g., streets, utilities and storm drainage systems) to City standards, or must have a mechanism (e.g., a special improvement district, capital improvements program, etc.) in place to upgrade such services and facilities to City standards before the City will assume full responsibility for future maintenance. (Revised by Resolution 98-56.) ♦ Properties with annexation agreements as conditions of approval. Developments approved by the County that have an annexation agreement as a condition of approval, or have an annexation agreement with the City as a result of receiving out -of -city utility service, will be considered for annexation when they meet all statutory requirements. The request for annexation of Willow Brook is supportive of each of these annexation policies. 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 c) Where higher pedestrian activity occurs, such as associated with neighborhood or community center, districts, or transit stops, a combination of lighting options should be considered — such as exists in the Downtown — with high mount fixtures for broad distribution of light within the street, and with smaller pedestrian -oriented fixtures along the sidewalk corridors. Willow Brook will be designed with an interconnected, hierarchal street system that is integrated with the surrounding community. Well landscaped and lighted street corridors will be a key component of the community identity. PRINCIPLE HSG-1: 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. As a low -density mixed -use neighborhood, Willow Brook will include a variety of housing types and densities that will be close to the Harmony Road Employment District, open spaces and other community amenities. PRINCIPLE ENV-5: Natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed landscape of Fort Collins. Policy ENV-5.1 Protection and Enhancement. The City will seek to integrate wildlife habitat, riparian areas, wetlands and other important natural features into the developed landscape by directing development away from sensitive areas and using innovative planning, design, buffering, and management practices. 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. PRINCIPLE ENV-7: The City will minimize potentially hazardous conditions associated with flooding, recognize and manage 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-7.6 Watershed Approach to Stormwater Management Policy. In addition to flood control and drainage functions, stormwater systems will be designed to minimize the introduction of human caused pollutants. Educational programs and demonstration projects will be pursued to enhance public understanding of pollution prevention efforts. Tributary systems will be designed for water quality control, with appropriate use of buffer areas, grass swales, detention ponds, etc. Receiving water habitat restoration and protection will be included in stormwater master plans, in conjunction with habitat mapping efforts. PRINCIPLE NOL-3: The City's parks and recreation system will include parks, trails, open lands, natural areas and urban streetscapes. These "green spaces" will balance active and passive recreation opportunities in and interconnected framework that is distributed throughout the urban area. Policy NOL-3.1 Corridors. Trails along streams, drainage ways, and irrigation ditch 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. Policy T-8.2 Site Improvements. The City will increase pedestrian safety by identifying and correcting potentially dangerous locations with physical improvements. Policy T-8.3 Safety. The City will enact local policies and ordinances that will enhance pedestrian safety, develop educational programs for all age groups, as well as for bicyclists and motorists, and increase enforcement. Willow Brook will incorporate a variety of design elements that provide traffic calming and allow for safe and convenient pedestrian travel. 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 necessary safety, accessibility and maintenance requirements. 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 Streetscape 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 shall constitute the majority of tree plantings, and a mixture of tree types shall be included, arranged to establish partial urban tree canopy cover. Existing trees shall be preserved to the maximum extent feasible. Policy CAD-1.5 Street Lighting. Lighting fixture design and illumination should be tailored to match the context f the street. Lighting levels should be designed to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and shadows, spillover glare, and preserving "dark sky" views at night time. a) The City should continue to explore new design options for the types of fixtures available for use within any street condition, which enhance the street environment by establishing a consistent style with height, design, color and finishes. b) Residential street light fixtures shall be designed for human, pedestrian scale, while providing an adequate level of illumination for safety. d) Direct sidewalk access should be provided between cul-de-sacs and nearby transit facilities. Policy T-5.3: Continuity. The City shall provide a safe, continuous and Understandable pedestrian network incorporating a system of sidewalks, crossings and trails throughout the community. Bridges and crossings should be provided over railroads, rivers, drainageways, and other features that may be major barriers to a continuous pedestrian network. Opportunities for pedestrian circulation will be a hallmark of the Willow Brook community, providing an pedestrian circulation system that is integrated to the community and surrounding development and open spaces. PRINCIPLE T-6: Street crossings will be developed to be safe, comfortable, and attractive. Policy T-6.1 Street Crossings. Street crossing standards should be established that Include crosswalks, lighting, median refuges, comer 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. Policy T-6.2 Intersection Improvements. Traffic calming and sight distance improvement at intersections should be developed where appropriate to enhance the safety of street crossings. Painted intersection "stop striping" should be provided to keep vehicles clear of pedestrian crossings. Curb radii should be minimized to reduce the speed of right turning vehicles and reduce the distance for the pedestrian to cross the street. Policy T-6.3 Pedestrian Signalization. The City will ensure that signals, signs, and markings have clear vehicular and pedestrian indicators for street crossings. Automatic pedestrian phases at high intersections and pedestrian buttons at low demand areas should be provided. Protected pedestrian signal phases to improve safety should also be provided in high pedestrian demand areas. PRINCIPLE T-7: The City will encourage the development of comfortable and attractive pedestrian facilities and settings 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. b) Incorporating special design features, public art, and site details that can enhance the pedestrian scale of streets and become an urban amenity. c) Encouraging outdoor cafes and activity areas that contribute to the character and human scale of the sidewalk environment. Building design and details should support the human scale of the street incorporating such elements as windows and other openings, porches and recesses, awnings, and patios. PRINCIPLE T-8: The City shall develop secure pedestrian settings by developing a well -lit inhabited pedestrian network and by mitigating the impacts of vehicles. PRINCIPLE T4: Bicycling will serve as a viable alternative to automobile use for all trip purposes. Policy T - 4.1 Bicycle Facilities. The City will encourage bicycling for transportationthrough 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 center, schools and neighborhoods, and barriers removed in these areas to improve circulation. Facility development, safety and convenience should be established throughout these destinations. Level of service standards for bicyclists should be higher within these areas. Policy T-4.2 System Design. The City will design a city-wide system of on —and — off Road bicycle transportation facilities that maximizes safety, convenience and comfort for bicyclists of all ages and skill levels in conformance with accepted design criteria. The City will develop updated/new standards for construction of bicycle facilities such as bicycle parking, right -turn lane design treatments, and lane width. System design will also provide for enjoyable and scenic bicycling routes. Transportation opportunities represented by off -road multi -use trails while mitigating impacts on wildlife, plan communities, pedestrians and other trail users will be strongly encouraged to complement the on -street network. The developers of Willow Brook will work closely with the City of Fort Collins to develop a superior bicycle transportation facility that is well integrated with the city-wide system. PRINCIPLE T-5: The City will acknowledge pedestrian travel as a viable transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided and encouraged from place 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. Commercial buildings should provide direct access from street comers to improve access to bus stop facilities. Shopping areas should provide for pedestrian and bicycle connections to adjoining neighborhoods. c) Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should provide safe and direct pedestrian connections from residential areas to schools, parks, transit, employment centers, and other neighborhood uses. PRINCIPLES AND POLICIES PRINCIPLE LU-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. Willow Brook will be developed as a low -density mixed -use neighborhood with a variety of housing types and densities, a neighborhood commercial center, open spaces and urban parks providing for growth within a desired compact urban form. PRINCIPLE LU-2: The city will maintain and enhance its character and sense of place as defined by its neighborhood, 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. Willow Brook will be designed as an indentifiable neighborhood with a strong sense of place. Strict attention to quality urban design and landscape architecture will be emphasized throughout the development of the community. PRINCIPLE T-1: The physical organization of the city will be supported by a framework of transportation alternatives that maximizes access and mobility throughout the city, while reducing 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 and convenient use of all modes of travel, including motor vehicles, transit, bicycles, and pedestrians. Policy T-1.3 Street Design Criteria. The City will establish street design criteria to support transit, ride -sharing and non -motorized modes of transportation, which minimize conflicts between transportation modes, are compatible with surrounding land uses, and meet the needs of the users. The master plan for Willow Brook will be organized around a multi -model street system and land use pattern that is supportive of transit in a variety of forms, with appropriate residential densities and land uses arranged to encourage walking and the use of alternatives to the automobile. PLANNING T LANDSC. E ARCIHITECTURE T DES 0 P M E N T CONSULTING April 30, 1999 urban design associates Mr. Bob Blanchard Director of Current Planning City Council City of Fort Collins 300 La Porte Avenue P.O. Box 580 Fort Collins, CO 80522-0580 RE: Willow Brook Subdivision Request for Annexation and Zoning Dear Mr. Blanchard/Council Members, Chateau Development Company respectfully requests approval of a request for annexation to the City of Fort Collins and establishment of low -density mixed -use neighborhood zoning designation for a seventy- five (75) acre and a thirty-nine (39) acre property known as the Willow Brook Subdivision, south of Harmony Road, directly north of County Road 36, and west of County Road. Please refer to the attached Annexation Petitions for a legal description and ownership information for each of the properties. The propertyis within the current urban growth boundaries of the City of Fort Collins and is identified with a low -density, mixed -use residential land use designation per the City of Fort Collins Structure Plan. It is also within the Fossil Creek Reservoir Area Plan. We are requesting a LMN zoning designation for the property consistent with the City Plan. The property lies within the area identified for continuing growth south of Harmony Road and is immediately south of the Harmony Road Employment District. A neighborhood commercial center and a mix of detached homes on small and average size lots, townhomes and other attached housing types will be developed within the neighborhood. The following specific principles and policies of the City Plan will be supported by the development of the Willow Brook community: 1129 CHEROKEE STREET T DENVER t CO T 80204 T 303/534-3881 T FAX 303/534-3884 nuszer-kopatz@indra.com