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HomeMy WebLinkAboutTRAIL HEAD FILING FOUR MAJOR AMENDMENT - MJA200001 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES1 Statement of Planning Objectives Trail Head Filing Four Major Amendment Introduction • The proposed site is located at the northeast corner of East Vine Drive and Greenfields Drive and is part of the overall Trail Head Subdivision. The property is comprised of two existing tracts of land within the Trail Head Filing Two Subdivision specifically known as Lots 1 – 25; Tracts H, J & K - Block 3 and Lots 1 – 20; Tracts L, M & N Block 4 of the Trail Head Filing Two Subdivision being approximately 4.59 acres in size. The site is currently vacant and has approximately 30 existing trees many of which will be protected and preserved during construction. The Trail Head property is currently annexed to the City of Fort Collins and is Zoned LMN - Low Density Mixed-Use Neighborhood. The proposed Major Amendment is requesting changing the current approved use from Townhomes with Alley Access Garages to Single Family Detached Homes with Alley Access Garages which is a Permitted Use within the LMN Zoning District. More specifically Trail Head Filing Four Major Amendment is requesting that a portion of the approved Trail Head Filing Two Development which currently allows for 45 Townhomes with Alley Access Garages be amended to 27 Single Family Detached Homes with Alley Access Garages. The resulting revised Gross Density would therefore be reduced from 9.8 DU’s/Ac to 5.88 Dwelling Units per Acre. The City’s Land Use Code for the LMN Zoning District allows any single phase of a Multi-Phased Development, which the Trail Head development is considered, to have a density up to 12 dwelling Units per Acre. • The intent of the application is to subdivide the property into a total of 27 individual residential lots. Each homeowner will have ownership of each lot and each property will be sold as a Fee Simple Single Family Detached Residential Home. The Home Owners Association (HOA) will own and maintain all of the Private Alley and Open Space Tracts within the development. Additionally each of the individual Detached Residential Lot will be landscaped by the Developer/Home Builder. Each lot will be irrigated by way of the existing “Gray Water” Main line Irrigation System located within the development and the HOA will fully maintain the Landscape and Irrigation on each Lot. Development Phasing • Trail Head Filing 4 is proposed to be constructed as one phase of development and shall include the following: Construction is expected to begin in the 4th quarter of 2020 and shall include the construction of 27 Single Family Detached Homes with private alley access garages. The subject development 2 will include the construction of a series of 20’ wide private paved alleys with water, sewer and dry utilities and the construction of Green Lake Drive from Greenfields Drive east to Campfire Drive. Green Lake Drive will include curb, gutter, detached sidewalks and tree lawns, asphalt pavement, water, sewer, storm sewer and dry utilities. Common Area Open Space Tracts A, B and C will be landscaped with “Water Wise” plant material and turf and shall be irrigated with an automatic irrigation system. Site Planning and Overall Design Concept • The Trail Head Filing Four site has been designed to help foster the Goals and Objectives of the City’s Land Use Code. As stated in the City’s Land Use Code developments greater than 20 acres in size are required to provide a Mix of Housing Types in order to promote housing variety and diversity. The overall Trail Head Development currently provides only three distinct housing types, Single Family Detached Homes with front access garages and Single Family Detached Homes with rear alley access garages and Townhomes with alley access garages. Trail Head Filing Four will complete the mix of housing types by providing the fourth housing type, Single Family Detached Patio Home with alley access garages that will offer fully landscaped and maintained yards. • In preparing a revised development program for Trail Head Filing Four the developer wanted to address a need that the Fort Collins buyers have been asking for, a Single Family Detached Patio Home product. By building smaller detached houses on smaller lots on an infill property we feel we will be delivering what Local Home buyer are searching for in the Fort Collins Market. The Trail Head Filing Four is a housing style that is based on the philosophy of building “better homes not bigger homes.” Cottage style Patio Homes are often more acceptable to neighbors than other forms of higher density housing and are a useful transition from traditional larger lot and lower density single family detached housing. It makes more efficient use of the land thus they can be more affordable and offers better energy efficiency than traditional single family detached homes, while at the same time providing more privacy than other forms of attached housing. The Trail Head Fining Four development is a collection of small detached single family homes arranged either facing the public pedestrian way or centered on a community Green Street or green courtyard, with garage being access via a private alley and screened from public right-of way. The Trail Head Filing Four gains its efficiency and sustainability through the use of smaller landscaped and maintained yards and higher densities than other more traditional single family detached homes in the Trail Head community. Each home will be built on individual platted lots and will have attached 2 car garages. The advantages of the Trail Head Filing Four is that it is a much more efficient use of the property and will make the most of the limited development parcel remaining in the Trail Head Subdivision thus making it ideal for as an urban infill development. 3 The Design Team wanted to complete the overall Trail Head Subdivision in a unified and cohesive fashion, creating a pedestrian friendly environment with public streets that seek to encourage a cohesive and pedestrian focused residential environment. The overriding design objective was to develop a successful Single Family Detached Patio Home Community that would be “Pedestrian and Neighborhood Centered” and would address the needs of home buying market. The Design Concept relies on homes being pedestrian and green space focused with alley loaded garages that help to subordinate the automobile and enhance the pedestrian and neighborhood experience. Each single-family detached home will have a two (2) car attached garages accessed by a 20’ wide private alley which also provide off-street parking for guest. Sustainable Practice & Responsibility: The Trail Head, LLC group is committed to Sustainable Development Practices for the Trail Head Neighborhood. This is articulated across both the Social and Environmental Sustainability spectrum. One of the primary development goals of the Trail Head Filing Four Neighborhood is to build “Right Sized Homes” and not to build in excess. The community is intended to be Home Owner/Family and Pedestrian focused with homes centered on community open space, parks with safe, sustainable pedestrian corridors. Additionally the site and building design of Trail Head will be mindful of the use of sustainable building materials and material excess. This is intended to be a neighborhood that minimizes impervious surfaces such as asphalt and concrete pavement while at the same time maximizing usable green open space that is designed to be “Water Wise” and easily maintainable. The extensive open space area of the development will help reduce the “Heat Island” affect often associated with suburban infill development. This significant reduction in hardscape and increased cooling benefits of the extensive open space area will most certainly aid in reducing the overall carbon footprint of the proposed Trail Head Filing Four. • Safety: The Trail Head Filing Four will benefit on several safety levels by providing the Pedestrian Focused street that when coupled with the 20’ private alleyways create a more cohesive neighborhood with “Safe Streets” and “Safe Pedestrian Spaces” for its residents. First and foremost is Emergency Vehicle Access via the 20’ wide private alley and a 36’ wide Residential Local Street section. Since each home will include a 2 car garage accessed by a 20’ wide private alley, Emergency Access Vehicles and personnel will have adequate maneuverability and operational space in both the front and rear of every home this will actually provide more Emergency Vehicle accessibility than most single family homes. • Parking: The Developers of Trail Head Filing Four intend on restricting homeowner and resident parking to the 2 car garages provided with each home and will do so via the Home Owner Covenants and Restrictions. Additional off-street, on-alley surface parking will be provided as well and will be signed for visitors only. Additional public on-street parking will also be provided on each side of the proposed 36’ wide Green Lake Drive Residential Local Street and along the existing adjacent Campfire Drive and portions of Greenfields Drive. 4 Landscape and Site Design • Tree Planting Standard – The project will provide streetscaping along all public streets as well as within the privately owned HOA Tracts and landscaping of private lot areas surrounding each of the proposed Single Family Homes. Tree planting as per city standards shall be met in order to add to the urban tree canopy of the immediate area. Tree plantings will be interspersed throughout the open space area of the site. • Landscape Standards – It is the intent for the development’s landscaping to meet or exceed the City’s standards for streetscape, open space and building landscaping. All areas that are landscaped shall be irrigated with a permanent automatic underground irrigation system unless they are intended to be non-irrigated. Any areas identified on the Landscape Plan to be non- irrigated shall be irrigated with a temporary above ground irrigation system and irrigated until such time that proper establishment of seeded areas has been achieved or a minimum of two growing season. • Tree Protection and Replacement – There are currently 30 existing trees within the subject area that will need to be protected, relocated and/or removed to accommodate the proposed development. The Trail Head Filing Four Tree Mitigation Plan was completed under the direction of the City Forester and accurately identifies all remaining on-site tree including their approximate locations, species, trees protection or removal status, size, condition and mitigation value. • Bicycle Parking – Bike Parking has been provided in each of the Community Park/Open Spaces as shown on the PDP Site and Landscape Plans. • Walkways – Walkways within the development are located and aligned to directly and continuously connect areas of pedestrian origin and destination. Walkways will link Public Street and sidewalks with open space areas. • Direct On-Site Access to Pedestrian and Bicycle Destinations – The on-site pedestrian and bicycle circulation system is designed to provide, and allow for, direct connections to pedestrian and bicycle destinations and open space areas. • Transportation Impact Study – Based on the Concept Review Meeting that was held the City’s Transportation Department has determined that the proposed development would not be required to submit a Transportation Impact Study as part of the Major Amendment. • Vehicular Access – Vehicular access to each of the residential units attached garage is via a 20’ wide private alley accessed from Green Lake Drive no direct access to the proposed residential lots will be allowed from Campfire Drive or Greenfields Drive. The on-site private alleys have 5 been designed to be safe, efficient, convenient and attractive and will be owned and maintained by the HOA. • Trash and Recycling – Trash and Recycling containers shall be provided to each home to accommodate the collection, separation, storage and pickup of trash and recyclable materials. Trash and Recycling containers for each residential unit shall be stored inside each of the individual private garages and shall be put outside for pickup and removal on the designated trash collection day. The HOA will coordinate with the greater Trail Head Community HOA in order to designate a Trash Hauling provider that eliminates the need for any additional Trash Service pickup days. • Emergency Vehicle Access – To ensure that emergency vehicles can gain access and maneuver throughout the proposed site, and so that emergency personnel can provide fire protection and emergency services to each of the homes a 20’ wide private alleys will be designated as a 20’ wide Emergency Access Easement. • Parking – The parking needs for each of the residential units will be met with an attached 2 car garage. In addition to each 2 car garage both on street parking along Green Lake Drive, Greenfields Drive and Campfire Drive and off street parking along the 20’ wide private alleys has been provided. All required parking is to be provided on-site. Architectural Design • Building and Project Compatibility – Section 3.5.1 of the City’s Land Use Code requires that the physical and operational characteristics of the proposed buildings and their uses be compatible with the context of the surrounding area. The proposed development, we believe can be determined to be compatible based upon the residential uses and the architectural character proposed which will be substantially similar in building scale, form and material composition with the existing Trail Head Filing Two residential structures which is in close proximity to the proposed Filing Four. • Architectural Character – The architecture of the Trail Head Filing Four will be compatible with and enhance the existing standards of quality of the overall Trail Head Development. The developer proposes 4 different home models and each home will display a distinct architectural elevation so as to eliminate any repetition within the overall development. • Building Size, Height, Bulk, Mass and Scale – The proposed residential building size, height, bulk, mass, and scale are intended to be similar and compatible with the existing neighborhood’s character and quality. Residential homes in Trail Head Filing Four will be a combination of one and two story structures. 6 • Building Materials – Trail Head Filing Four will established a distinct architectural theme, building style, materials and colors within the existing neighborhood. Similar building forms, architectural detailing, color and texture, shall be utilized throughout the entire neighborhood in order to enhance the overall architectural experience and to insure continuity throughout the entire development. • Building Height – The height of all proposed residential structures shall be consistent with what is allowed by City’s Land Use Code in the LMN Zoning District. Effects of this project on access to sunlight and the effect on desirable views have been considered in the overall site design and it has been determined that there is minimal to no undesirable affects that are anticipated by the proposed height or placement of the homes within the proposed development. Storm Drainage & LID Design • The overall design concept related to site drainage is to convey developed runoff through a series of bio-swales and pre-sedimentation basins which are located throughout the property in order to accomplish the required LID goals as established by the City of Fort Collins. Developed runoff from the site will then be conveyed into an existing detention pond which was originally designed to meet the detention requirements of a similar project at full build out. Development Schedule • Construction Start: Late Fall 2020 • Construction Completion: Winter olol2022