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HomeMy WebLinkAboutWEST PLUM HOUSING - PDP - PDP160029 - SUBMITTAL DOCUMENTS - ROUND 1 - LUC REQUIREMENTSland planning  landscape architecture  urban design  entitlement Thinking outside of the box for over two decades. 401 W. Mountain Ave., Suite 100  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662  www.ripleydesigninc.com September 14, 2016 West. Plum Housing Project Development Plan (PDP) is supported by the following Principles and Policies found in City Plan Fort Collins Adopted February 15, 2011 ECONOMIC HEALTH Principle EH 4: 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. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Create and utilize strategies and plans, as described in the Community and Neighborhood Livability and Neighborhood chapter’s Infill and Redevelopment section, to support redevelopment areas and prevent areas from becoming blighted. The Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter) shall be a priority for future development, capital investment, and public incentives. The West Plum Housing is located within the Targeted Infill and Redevelopment Areas (depicted on Figure LIV 1 in the Community and Neighborhood Livability chapter). The area currently consists predominantly of single-family rental houses that are in poor condition and not being properly maintained. The quality of the existing housing is substandard in most cases. Pedestrian linkages are poorly defined or nonexistent altogether. Redevelopment of this property will remove the current blighted conditions and replace it with new, high quality, attractive student-oriented housing close to campus. In addition to alleviating visual blight in the area, the student population that will be living in The West Plum Housing will provide an economic boost to the adjacent Campus West commercial district. ENVIRONMENTAL HEALTH W. Plum Development City Plan – Principles and Policies Page 2 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Principle ENV 1: Within the developed landscape of Fort Collins, natural habitat/ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced. Policy ENV 1.1 – Protect and Enhance Natural Features Use regulatory powers to conserve, protect, and enhance the resources and values of high value biological resources such as wetlands, riparian areas, and wildlife habitat by directing development away from sensitive natural areas. When it is not possible to direct development away from sensitive natural resources the development will be integrated into these areas to minimize impacts and mitigate any losses. The West Plum Housing is an infill project and therefore isn’t using green site located elsewhere in the City. There are not any natural habitat or ecosystems within this infill site. Principle ENV 9: The City will reduce total mobile source emissions by focusing on both technology (e.g., tailpipe emissions) and behavior (e.g., driving patterns). Policy ENV 9.1 – Promote Alternative and Efficient Transportation Fuels and Vehicles Promote alternative and efficient transportation fuels and vehicles that improve air quality. Invest in infrastructure throughout the City to support alternative fuel vehicles and promote the use of such vehicles through education and incentives. (Also see the Transportation chapter’s Increase Awareness section for information about reducing mobile source emissions by focusing on behavior.) The West Plum Housing PDP will provide housing for 233 students located within easy bike and walking distance of the CSU Campus, the Mason Street BRT and other activity centers. The site is an ideal location for student housing because it will encourage students to use alternative modes of travel and help reduce vehicle miles traveled. Development of high-density student housing at this location will help the City reach their goals of encouraging alternative modes of travel. COMMUNITY AND NEIGHBORHOOD LIVABILITY Principle LIV 4: Development will provide and pay its share of the cost of providing needed public facilities and services concurrent with development. The developers of The West Plum Housing will be paying City fees that ensure that the development pays its share of the cost of public improvements. Principle LIV 5: The City will promote redevelopment and infill in areas identified on the Targeted Infill and Redevelopment Areas Map. Policy LIV 5.1 – Encourage Targeted Redevelopment and Infill Encourage redevelopment and infill in Activity Centers and Targeted Infill and Redevelopment Areas identified on the Targeted Infill and Redevelopment Areas Map The purpose of these areas is to: Promote the revitalization of existing, underutilized commercial and industrial areas. Concentrate higher density housing and mixed-use development in locations that are currently or will be served by high frequency transit in the future and that can support higher levels of activity. Channel development where it will be beneficial and can best improve access to jobs, housing, and W. Plum Development City Plan – Principles and Policies Page 3 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com services with fewer and shorter auto trips. Promote reinvestment in areas where infrastructure already exists. Increase economic activity in the area to benefit existing residents and businesses and, where necessary, provide the stimulus to redevelop. By locating this project in a Targeted Infill and Redevelopment Area, The West Plum Housing will be achieving many of the City’s specific objectives in regard to infill development.  It will promote the revitalization of the Campus West commercial area, an existing, underutilized commercial area near campus.  It will concentrate higher density housing in a location that can be served by high frequency transit and that can support higher levels of activity.  It will enable students to access the campus, jobs, and services with fewer and shorter auto trips.  It will provide reinvestment in an area where infrastructure already exists.  It will increase economic activity in an area that will benefit existing businesses and, will help provide stimulus for more redevelopment in the area. Principle LIV 6: Infill and redevelopment within residential areas will be compatible with the established character of the neighborhood. In areas where the desired character of the neighborhood is not established, or is not consistent with the vision of City Plan, infill and redevelopment projects will set an enhanced standard of quality. Policy LIV 6.1 – Types of Infill and Redevelopment in Residential Areas Infill and redevelopment in residential areas may occur through: a. The addition of new dwellings on vacant lots and other undeveloped parcels surrounded by existing residential development. b. Dwelling units added to existing houses (e.g., basement or upstairs apartments). c. Small, detached dwellings added to lots of sufficient size with existing houses (e.g., “alley houses” or “granny flats”). d. Expansion or redevelopment of properties. e. Neighborhood-related, non-residential development. The West Plum Housing will help to continue the transform the area along Plum Street into a distinct place with identifiable character and more marketable frontage. Needed amenities will include pedestrian improvements like streetscapes, plazas, special walkways, and lighting; access improvements like new pedestrian connections; and landscaping. Policy LIV 6.2 – Seek Compatibility with Neighborhoods Encourage design that complements and extends the positive qualities of surrounding development and adjacent buildings in terms of general intensity and use, street pattern, and any identifiable style, proportions, shapes, relationship to the street, pattern of buildings and yards, and patterns created by doors, windows, projections and recesses. Compatibility with these existing elements does not mean uniformity. W. Plum Development City Plan – Principles and Policies Page 4 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com This project is located in the middle of multi-story student housing. It will seek compatibility with the surrounding context of mass and form. It will respond to the mass and scale of The District and Lokal while providing significant setbacks. 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 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. This project is located less than a block away from an enhanced travel corridor. Policy LIV 7.2 – Develop an Adequate Supply of Housing Encourage public and private for- profit and non-profit sectors to take actions to develop and maintain an adequate supply of single- and multiple-family housing, including mobile homes and manufactured housing. This project will provide additional student housing supply which will help with demand and ultimately cost. Policy LIV 7.4 – Maximize Land for Residential Development Permit residential development in most neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. This project is located in a community commercial district however total land area of residential is still below total land area of commercial uses. Policy LIV 7.6 – Basic Access Support the construction of housing units with practical features that provide basic access and functionality for people of all ages and widely varying mobility and ambulatory–related abilities. This project will include accessible units. Policy LIV 7.7 – Accommodate the Student Population Plan for and incorporate new housing for the student population on campuses and in areas near educational campuses and/or that are well-served by public transportation. The West Plum Housing will provide a high density, unique housing type designed to offer students the ability to live just off campus in an exciting urban environment, designed with their needs in mind. The rental apartments are designed to be safe, convenient, comfortable and affordable for the average student. Accessible living units will be provided for handicapped students. There will be adequate parking facilities for bikes and cars as well as a being close to an existing transit stop. The location is convenient to campus as well as a variety of goods and services available at the adjacent Campus west commercial area. The clubhouse facility will include an outdoor pool, a recreation room with pool tables, TV's, and other games; fitness center, and study rooms for group study sessions. In addition, students living at The West Plum Housing are just one block from the CSU athletic fields and Moby Gymnasium and are also just a few blocks from City Park, W. Plum Development City Plan – Principles and Policies Page 5 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com which includes 172 acres of open space with sport fields, a lake, natural areas, a swimming pool, playground, and a golf course. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.1 – Design Safe, Functional, and Visually Appealing Streets Ensure all new public streets are designed in accordance with the City street standards and design all new streets to be functional, safe, and visually appealing, with flexibility to serve the context and purpose of the street corridor. Provide a layout that is simple, interconnected, and direct, avoiding circuitous routes. Include elements such as shade trees, landscaped medians and parkways, public art, lighting, and other amenities in the streetscape. Approve alternative street designs where they are needed to accommodate unique situations, such as “green” stormwater functions, important landscape features, or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility, and maintenance requirements. The streetscape along the existing public streets adjacent to the project site are designed in accordance with the City street standards, allowing for a parkway, street trees, lighting and a public sidewalk located within the public right-of-way. The layout is simple, interconnected, and direct. The spaces between the public right-of-way and the buildings are integrated into the streetscape to create visually exciting and functional urban spaces. These urban spaces and adjacent courtyards include special paving, a variety of seating opportunities, lighting, trees and ornamental plant materials, bike parking and internet access. Policy LIV 10.2 – Incorporate Street Trees Utilize street trees to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Preserve existing trees to the maximum extent feasible. Use canopy shade trees for the majority of tree plantings, including a mixture of tree types, arranged to establish urban tree canopy cover. Street trees are used to reinforce, define and connect the spaces and corridors created by buildings and other features along a street. Existing trees have been preserved where possible and trees that have been removed have been mitigated by planting trees that are larger than required on the site in locations where they will be both functional and attractive. Policy LIV 10.3 – Tailor Street Lighting Tailor lighting fixture design and illumination to match the context of the street. Design lighting to achieve the desired illumination level and preserve “dark sky” views at night time, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Explore options for the types of fixtures available for use within any street condition to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Design residential street light fixtures for human, pedestrian scale, while providing an adequate level of illumination for safety. Where higher pedestrian activity occurs, such as that associated with neighborhood or community centers, districts, or transit stops, consider a combination of lighting options – such as exists in the Downtown – with high mount fixtures for broad distribution of light within the street and smaller pedestrian-oriented fixtures along the sidewalk corridors. While most of the lighting for West Plum Housing will be provided by the public streetlights along the adjacent streets, the developer proposes to add pedestrian scale W. Plum Development City Plan – Principles and Policies Page 6 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com lighting where it is needed to provide good visibility and security during the evening and nighttime. This low-level pedestrian scale lighting will be located in the courtyards and plaza spaces. The lighting will be designed to achieve the desired illumination level and preserve “dark sky” views at nighttime, avoiding sharp contrasts between bright spots and shadows, spillover glare, and emphasis of the light source. Fixtures will be selected to enhance the street environment by establishing a consistent style with height, design, color, and finishes. Principle LIV12: Security and crime prevention will be important factors in urban design. Policy LIV 12.1 – Design for Crime Prevention and Security Employ a natural approach to crime prevention through the design and layout of new development. Natural crime prevention means the natural community surveillance that results from visibility and observation by citizens who feel a sense of ownership of the community. Foster these qualities through urban design and development patterns, avoiding and addressing hidden areas and those difficult to access. Policy LIV 12.2 – Utilize Security Lighting and Landscaping Provide security lighting at low, even levels to create comfortable area-wide visibility and pedestrian security, not highly contrasting bright spots and shadows. Design landscaping to avoid hidden areas, particularly where such areas may be used at night, such as near building approaches and entrances, transit stops and stations. The building at West Plum Housing is oriented to the public street. This orientation heightens visibility that not only helps with police surveillance, but will increase observation by residents who feel a sense of ownership in the community. The landscape is designed to avoid hidden areas near building entrances. The parking garage is an open-air facility. The interior is well lit and the structure is designed to avoid “hiding” spaces. The elevator is located to encourage students to primarily use the Plum Street access point, which is a safer egress since it is located along a busy public street. Principle LIV 14: Require quality and ecologically sound landscape design practices for all public and private development projects throughout the community. Policy LIV 14.1 – Encourage Unique Landscape Features In addition to protecting existing natural features, encourage integration of unique landscape features into the design and architecture of development and capital projects. These unique features may range from informal and naturalized to highly structured and maintained features. Some examples include tree groves within a project, stormwater facilities that become naturalized over time, walls with vines, drainageway enhancements, and other small, uniquely landscaped spaces. Policy LIV 14.2 – Promote Functional Landscape Incorporate practical solutions to ensure a landscape design is functional in providing such elements as natural setting, visual appeal, shade, foundation edge to buildings, screening, edible landscapes, buffers, safety, and enhancement of built environment. Consider and address practical details such as sight distance requirements and long-term maintenance in landscape design. W. Plum Development City Plan – Principles and Policies Page 7 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy LIV 14.3 – Design Low Maintenance Landscapes Design new landscaping projects based on maintainability over the life cycle of the project using proper soil amendment and ground preparation practices, as well as the appropriate use of hardscape elements, trees, mulches, turf grass, other plant materials, and irrigation systems. Low maintenance practices can be achieved in both turf and non-turf planting areas, provided these areas are designed and installed to minimize weeds, erosion and repairs. Plant material will be selected based on water requirements, hardiness and ease of maintenance. Plants will consist of trees that the City forester approves, evergreen and deciduous shrubs and high performing grasses and perennials that require only seasonal maintenance. Turf areas are minimized. Xeriscape principles of utilizing soil amendments, mulches and efficient irrigation will be followed to ensure that the landscape is both attractive and sustainable. PRINCIPLE LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.4 – Provide Access to Transit West Plum Housing is designed to become an integral part of the Campus West neighborhood. Design characteristics that contribute to this integration include:  West Plum Housing is oriented to existing public streets and reinforces the historic block pattern in the neighborhood.  Improvements to street sidewalks – Currently the streets adjacent to the project site have a rollover curb section at the edge of the street, which is inadequate to provide safe pedestrian movement. Students living in the area are forced to walk in the street on their route to the CSU campus or to the Campus west Commercial area. West Plum Housing will provide wide detached pedestrian ways along the West Plum Street and City Park Avenue. These pedestrian ways will not only be convenient and safe, but will also be fun, attractive urban places that contribute to the character of the neighborhood. Principle LIV22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.4 – Orient Buildings to Public Streets or Spaces Orient residential buildings towards public sidewalks or other public outdoor spaces that connect to streets, the commercial core, and transit stops. Examples of public outdoor spaces include parks, squares, gardens with walkways, and courtyards. Policy LIV 22.5 – Create Visually Interesting Streetscapes All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk, and to minimize and mitigate the visual impact of garage doors, driveways, and other off-street parking. Policy LIV 22.6 – Enhance Street Design and Image W. Plum Development City Plan – Principles and Policies Page 8 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Enhance prominent connecting streets in neighborhoods by forming circles, squares, medians, or other special places to recall history, give identity, and calm traffic. Treelined streets and boulevards with inviting, landscaped walkways, parkways, and medians, will add to the image of these districts as safe and comfortable places to live. Most student-oriented multi-family housing projects in Fort Collins fit a suburban model of three-story buildings with 16-24 units in each. The architecture of buildings is identical or very similar. A centrally located clubhouse and pool is typically part of the plan. The buildings and associated surface parking are designed to create an enclave with an inward focus. West Plum Housing offers a student housing model unique to Fort Collins. The project is designed to be highly urban in character oriented to public streets with an outward focus. The highly articulated street facades of the buildings change their relationship to the street in an undulating pattern of alternating intimate or expansive pedestrian spaces at the ground level. The architecture of the building offers a variety of building materials including brick, board and batten, metal and glass in a variety of color and textures that make the modern architecture exciting and appealing. The sizing of windows and doors as well as the articulation of other building design elements are careful to respect the human scale so that even though the buildings are large, they relate to the pedestrian and feel comfortable at the ground level. Building entries are oriented to the neighborhood street sidewalk and south facing courtyards provide access to sunlight and opportunities for social interaction. The pedestrian areas at the ground level offer a variety of seating opportunities, upscale street furniture and unique landscape details that include green wall systems, and playful lighting. All these amenities occur within the framework of tree-lined public streets with detached pedestrian sidewalks. Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways To foster visual interest along a neighborhood street, limit the street frontage devoted to protruding garage doors and driveway curb crossings using one or more of the following techniques: Recess garages, or tuck them into side or rear yards (if feasible), using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locate garages further from the street to allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. Incorporate alleys and various forms of shared driveways to reduce the need for 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. 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 visual impact of the parking garage is mitigated by integrating living units on the front side of the structure that face public streets. Existing trees visually buffer the east side of the garage. Principle LIV 25: The City will require and assist with coordinated neighborhood design efforts among separate development parcels. Policy LIV 25.1 – Coordinate Neighborhood Planning and Phasing W. Plum Development City Plan – Principles and Policies Page 9 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Encourage and participate in coordinated design and planning efforts among property owners in various neighborhoods. Identify locations for connecting streets, schools, parks, civic buildings, edges, and other shared facilities and spaces. Two neighborhood meetings were held to get community input for this project. Policy LIV 25.2 – Require Overall Coordination Require all new development proposals to demonstrate that they form or contribute to a greater neighborhood. Development should contribute to the neighborhood in terms of interconnecting streets, schools, parks, Neighborhood Commercial Districts, and open space systems. Principle LIV 30: Commercial Districts will be designed to accommodate all modes of travel – pedestrian, bicycle, transit, and motor vehicle – in a compact setting. Policy LIV 30.1 – Provide a Balanced Circulation System Seek to create a balanced circulation system in Commercial Districts that supports pedestrian, bicycle, and transit, as well as motor vehicle use. (Also see the Transportation chapter.) Policy LIV 30.3 – Improve Pedestrian and Bicycle Access Improve pedestrian and bicycle connections with in and to Commercial Districts as infill and redevelopment occur over time. (Also see the Transportation chapter.) Provide direct access between commercial Districts and adjoining uses. Clearly identify and distinguish pedestrian and bicycle travel routes from auto traffic through parking areas, across streets, and along building frontages. Improve pedestrian/bicycle linkages across arterial streets and along transportation corridors. Avoid superblocks, dead-end streets, and cul-desacs. Coordinate with impacted neighborhoods to find context-sensitive solutions to address connectivity and neighborhood needs. Currently the sidewalks along Plum Street are either very narrow (2-3 feet) attached walks or they don’t exist at all. Pedestrians are forced to walk on the street competing with bicycles and cars for space. The existing situation is unsafe and a serious community concern since Plum Street is a collector street and a direct route to the CSU campus. West Plum Housing project will be dedicating right-of-way and incorporating detached sidewalks along all street frontages, greatly improving pedestrian safety and connectivity in the neighborhood. Policy LIV 30.4 – Reduce Visual Impacts of Parking Reduce the visual impacts of parking lots from primary pedestrian streets, plazas, and public spaces and promote a more pedestrian-friendly environment by: Locating lots behind buildings, in side yards, or in the interior of blocks. Softening and screening their visual impacts with a perimeter landscape buffer. Breaking large lots into smaller blocks of parking separated by landscaped islands. Allowing appropriate small businesses (e.g., carts, kiosks) to foster human activity. All parking must provide for visibility, personal safety, and security. The parking is completely contained within the parking garage behind the residential units. Policy LIV 30.5 – Parking Structures Do not allow parking structures to dominate the street frontage. Other parking structure considerations include the following: W. Plum Development City Plan – Principles and Policies Page 10 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com a. Minimize interruptions in pedestrian interest and activity for parking structures fronting primary pedestrian streets with retail or other uses with a high level of walk-in clientele along the ground-level frontage. b. On other streets where a parking structure’s ground level will be occupied by cars, require a landscaped setback to soften the visual impact on the street and sidewalk. c. Use architectural elements to establish human scale at the street level along the frontage of primary pedestrian streets, plazas, and public spaces where practical. d. Incorporate architectural design that is compatible with adjacent buildings. e. Locate auto entrances so as to minimize pedestrian and traffic conflicts. f. Provide a safe and secure environment for both pedestrians and vehicular traffic. The visual impact of the parking garage is mitigated by integrating living units on the front side of the structure that face public streets. Existing trees visually buffer the east side of the garage. Five driveways are being removed and consolidated into one parking garage entry. Policy LIV 30.6 – Reduce Land Devoted to Surface Parking Lots To support transit use and a more pedestrian-friendly environment, reduce land devoted to surface parking lots as infill and redevelopment occur. Adhere to maximum parking ratios for commercial uses and reduce or eliminate minimum parking requirements for transit-supportive uses. Encourage alternatives such as structured parking, angled or parallel on-street parking, shared parking, and others as appropriate. Structured parking for West Plum Housing dramatically reduces the amount of land devoted to surface parking, resulting in a more pedestrian friendly and convenient environment for residents. The visual impact of the 5-story parking garage is mitigated by placing the residential units along the street facade. The architectural facades establish human scale at the street level along the frontages. The parking garage is an open-air facility, with the interior being well lit at night. The structure is designed to avoid “hiding” spaces and the elevator is located to encourage students to primarily use the Plum Street access point, which is a safer egress since it is located along a busy public street. Principle LIV 31: Each commercial District should feature a mix of uses and an attractive and inviting public realm that encourages pedestrian activity, reinforces the unique identify of the District, and complements the scale and character of surrounding neighborhoods. Policy LIV 31.2 – Site Layout and Building Orientation Design Commercial Districts so that the arrangement of buildings and blocks contributes to a cohesive urban fabric and provides attractive pedestrian-scale features and spaces: Orient primary entrances towards plazas, parks, or pedestrian-oriented streets, not to interior blocks or parking lots. Anchor retail buildings may also have entries from off-street parking lots; however, onstreet entries are strongly encouraged. Minimize building setbacks from public streets. Place surface parking lots behind or to the side of buildings. Relate the building placement, massing, and entryways to the street, nearby buildings, and surrounding context. The primary entries to the building are located along Plum Street and a parking garage has been proposed to minimize surface parking. W. Plum Development City Plan – Principles and Policies Page 11 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy LIV 31.4 – Design for Pedestrian Activity Design streets, buildings, and public spaces within Commercial Districts to be functional, and attractive, and enhance pedestrian activity: Establish an attractive, safe, and pedestrian-oriented street network that includes street trees incorporated into the sidewalk design, street furniture, pedestrian scale lighting, and mid-block planting areas for enhanced pedestrian crossings. Include generous shade tree planting and walkways that directly connect origins and destinations in parking lots. Incorporate a hierarchy of signage to reinforce the unique identity and character of each district. See above. Policy LIV 31.6 – Relationship to Surrounding Neighborhoods Promote compatibility between higher intensity development desired within Commercial Districts and adjacent neighborhoods using a combination of the following techniques: Concentrate the tallest buildings along Enhanced Travel Corridors, Transportation Corridors, or primary street frontages. Provide gradual transitions in building height and mass so that new structures located within Commercial Districts have a scale that is comparable to and/or compatible with the adjacent neighborhood along the shared lot line or street frontage. Incorporate lower-intensity housing types (e.g., townhomes, duplexes) along street frontages shared with an adjacent neighborhood See above. Policy LIV 31.7 – Housing Incorporate a variety of housing options in Commercial Districts as infill and redevelopment occur over time: Residential units may be incorporated on upper floors of mixed-use buildings at the core of the Commercial District or in freestanding residential buildings along district edges. Residential housing types along district edges should be compatible with the scale and massing of surrounding neighborhoods. Incorporate residential amenities such as convenient parking, parks, plazas or other open spaces, gathering places, and recreation facilities to enhance the living experience in the district. Concentrate high-density residential within onequarter (1/4) mile of existing and planned transit stops to provide ease of access and to promote increased ridership over time. This project is located along an edge of the community commercial district and is located within a ¼ mile of existing and planned transit stops. Principle LIV 35: Community Commercial Districts will be communitywide destinations and hubs for a high-frequency transit system. They will be quality mixed-use urban activity centers that offer retail, offices, services, small civic uses, and higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. Policy LIV 35.1 –Location Community Commercial Districts are located along Enhanced Travel Corridors where they may be more readily served by existing or future transit. Policy LIV 35.2 – Mix of Uses Community Commercial Districts may include a mix of uses, as follows: Principal uses: Retail, restaurants, offices, and other community services. Supporting uses: Higher density housing, day care (adult and child), civic and institutional uses, pocket parks and other outdoor gathering spaces, and other supporting uses. W. Plum Development City Plan – Principles and Policies Page 12 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Discourage drive-through facilities. Where such facilities are allowed, they should be secondary in emphasis to outdoor spaces for people, and relegated to secondary locations. Policy LIV 35.3 –Scale Encourage higher intensity infill and redevelopment in Community Commercial Districts to promote the creation of active destinations for surrounding neighborhoods and the community and to create concentrations of housing and employment sufficient to support high-frequency transit. Encourage vertical mixed-use; however, limit maximum building height to five (5) to six (6) stories. This project is proposing five stories of high density residential to support the commercial uses within the Community Commercial Zone District. Policy LIV 35.4 – Transform through Infill and Redevelopment Support the transformation of existing, underutilized Community Commercial Districts through infill and redevelopment over time to more intense centers of activity that include a mixture of land uses and activities, an enhanced appearance, and access to all transportation modes. See above. Policy LIV 35.5 – High-Frequency Transit Many of the city’s Community Commercial Districts are located along Enhanced Travel Corridors and are intended to serve as primary hubs of the city’s high-frequency transit system. Locate transit stops centrally and adjacent to the commercial core of the District. Retail, restaurants, and other active uses should be visible and accessible from the transit stop. Provide for transfers to feeder buses (local bus network) in the design and location of these stops. Provide comfortable waiting areas, appropriate for year-round weather conditions, at all transit stops. Passenger loading zones should be close to the stop, but should not interfere with pedestrian access. Principle LIV 37: The campuses of Colorado State University and Front Range Community College will be integrated into the community structure, and treated as prominent community institutions and major destinations served by the City’s multi- modal transportation system. Policy LIV 37.3 –Supporting Uses and Housing Include student-oriented housing, retail, services, and entertainment designed to function as part of the Campus District. Form strong pedestrian and bicycle linkages throughout the district and provide connections to city systems beyond the campus. Policy LIV 37.4 –Campus District Edges Development within Campus Districts should be compatible with surrounding uses and their design characteristics. Mitigate negative impacts on surrounding areas as development occurs. Policy LIV 37.6 –Parking Structures Where appropriate (as shown on campus master plans), use parking structures to reduce the areas covered by parking lots, thereby making space available for infill and redevelopment opportunities. West Plum Housing at Campus West project supported by all of the community and neighborhood livability policies listed above (31-37). The project is located in the Campus West Commercial area, a targeted infill and redevelopment area, specifically called out in City Plan. It will provide higher density housing, in an environment that promotes walking, bicycling, transit and ridesharing. W. Plum Development City Plan – Principles and Policies Page 13 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com The development is just a block away from the CSU campus, providing safe convenient, attractive, energy efficient and affordable units for CSU students. The proposed project is compatible with surrounding uses and the development will dramatically improve pedestrian connectivity and circulation in the neighborhood. In addition, the visual quality of the neighborhood will improve with the proposed high quality architecture and upscale streetscape improvements. SAFETY AND WELLNESS Principle SW 1: The City will foster a safe community. Policy SW 1.5 - Maintain Public Safety through Design Provide a sense of security and safety within buildings,parking areas, walkways, alleys, bike lanes, public spaces, and streets through environmental design considerations, such as adequate lighting, visibility, maintained landscaping, and location of facilities. (Also see the Community and Neighborhood Livability chapter’s Community Appearance and Design section). The primary entry at West Plum Housing is oriented toward the street to provide good visibility. Both the courtyards and parking garage are designed to eliminate hiding spaces and security lighting will be provided at night. In addition West Plum Housing will have on-site personnel that will patrol the site on a regular basis. Principle SW 2: The City will provide opportunities for residents to lead healthy and active lifestyles. Policy SW 2.4 – Design for Active Living Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so that physically active modes of transportation are a desirable and convenient choice. (Also see the Community and Neighborhood Livability and Transportation chapters.) Safety and Wellness policies are achieved by West Plum Housing by virtue of locating high density housing in an area where tenants can walk or ride bikes to a variety of destinations including the CSU campus, the Campus West commercial area, and nearby parks and grocery stores. West Plum Housing encourages the use of bicycles by providing convenient and secure bike parking spaces within each unit. In addition the proposed pedestrian streetscape improvements will encourage other neighborhood residents to use alternative modes as well. TRANSPORTATION Principle T 3: Land use planning decisions, management strategies, and incentives will support and be coordinated with the City's transportation vision. Policy T 3.1 – Pedestrian Mobility Promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community and minimize the distance traveled. Policy T 3.2 – Bicycle Facilities W. Plum Development City Plan – Principles and Policies Page 14 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Encourage bicycling for transportation through an urban development pattern that places major activity centers and neighborhood destinations within a comfortable bicycling distance. West Plum Housing project will help the City achieve the above land use planning objectives related to transportation. West Plum Housing is ideally located to encourage alternative modes of travel. West Plum Housing will be making streetscape improvements that will make walking and biking in the neighborhood safer, more convenient and more pleasant than it is now. A centrally located transit stop will be provided, and West Plum Housing will be providing 238 bike parking spaces. Policy T 3.3 – Transit Supportive Design Implement and integrate Transit Supportive Design strategies with respect to new and infill development opportunities along Enhanced Travel Corridors. 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 Support physically active transportation (e.g., bicycling, walking, wheelchairs, etc.) by continuing bike and pedestrian safety education and encouragement programs, providing law enforcement, and maintaining bike lanes, sidewalks, trails, lighting, and facilities for easy and safe use. Policy T 8.2 – Design for Active Living Promote neighborhood and community design that encourages physical activity by establishing easy access to parks and trails, providing interesting routes that feature art and other visually interesting elements, and locating neighborhoods close to activity centers and services so that physically active modes of transportation are a desirable and convenient choice. Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.2 – Pedestrian, Bicycle, and Transit Interface and Access Provide the highest Level of Service with respect to the interface of pedestrians, bicyclists, and transit in Enhanced Travel Corridors. A fundamental consideration in the design of an Enhanced Travel Corridor will be making the character of the corridor and access to transit safe, secure, attractive, and convenient for pedestrians and bicyclists. 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 Integrate transit stops 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. Provide transit stops within easy walking distance of most residences and destinations. Design and locate transit stops as an integral part of these origins and destinations and provide adequate lighting, security, pedestrian amenities, wheelchair accessibility, bicycle parking, and weather protection. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities. Policy T 11.1 – Bicycle Facilities Ensure safe and convenient access by bicycle in neighborhoods and other pedestrian and bicyclist- oriented districts. W. Plum Development City Plan – Principles and Policies Page 15 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Policy T 11.2 – System Design Provide a comprehensive, citywide system of on- and offroad bicycle transportation facilities. Principle T 12: The pedestrian network will provide a safe, easy, and convenient mobility option for all ages and abilities. Policy T 12.1 – Connections Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work, and public facilities. Policy T 12.2 – Pedestrian Network Develop a complete pedestrian network in ETCs and Activity Centers. Policy T 12.4 – ADA Compliance Pedestrian facilities will comply with Americans with Disabilities Act (ADA) standards. Policy T 12.5 – Safe and Secure Develop safe and secure pedestrian settings by developing and maintaining a well-lit, inhabited pedestrian network and by mitigating the impacts of vehicles. Connections will be clearly visible and accessible, incorporating markings, signage, lighting, and paving materials. Principle T 13: Driving will be a safe, easy, and convenient mobility option. Policy T 13.1 – Complete Network Develop a complete street network with access and connectivity to and through corridors in accordance with the Master Street Plan. Policy T 13.2 – Neighborhood Traffic Provide a complete street network that minimizes through traffic on collector and local streets in neighborhoods. Principle T 19: The transportation system will be adequate for the movement of goods and people. Policy T 19.2 – New Roadways New streets will be designed and constructed to achieve adopted acceptable Level of Service and design standards. Principle T 24: Transportation infrastructure will be designed and constructed to a level of quality commensurate with community values. Policy T 24.2 – Sustainable Design Plan, build, and maintain streets, trails, intersections, and sidewalks using sustainable design principles. Policy T 24.3 – Attractive Public Spaces Plan, build, and maintain streets, trails, intersections, and sidewalks as attractive public spaces. Policy T 24.4 – Street Design Criteria Keep street design standards current with community values, new modes of travel, and new technical standards such as green streets and reshaping existing streets. W. Plum Development City Plan – Principles and Policies Page 16 of 16 Thinking outside of the box for over two decades. 419 Canyon Ave., Suite 200  Fort Collins, CO 80521  tel. 970.224.5828  fax 970.224.1662 www.ripleydesigninc.com Principle T 25: Transportation infrastructure will ensure the provision of high quality facilities for the movement of goods, people, and information. Policy T 25.2 – Transportation of Information The City will consider and appropriately encourage the development and sharing of both public and private infrastructure to facilitate the movement of information throughout the City. Policy T 25.3 – New and Existing Roadways New roadways will be designed and constructed to ensure an acceptable Level of Service and design standards. Existing roadways will be enhanced as necessary to meet current and future needs and design standards.