Terra Vida II Apartments

Terra Vida II Apartments Project Development Plan Application and Narrative September 4, 2013 Prepared by Milestone Development Group 1

TABLE OF CONTENTS PROJECT DIRECTORY 3 LIST OF OFFICERS/DIRECTORS INVOLVED IN THE APPLICATION 4 PREVIOUS PROJECT NAMES 4 PLANNING OBJECTIVES 4 PRINCIPLES AND POLICIES 5 Landscape, Open Space and Non vehicle Circulation Elements 8 Stormwater Low Impact Development Plan 8 Ownership and Maintenance 8 HAZARDOUS MATERIALS IMPACT ANALYSIS 8 2

PROJECT DIRECTORY LAND OWNER Imago Enterprises, Inc. 140 Palmer Drive Fort Collins, CO 80525 970 226 6289 Contact: Lester Kaplan DEVELOPER Milestone Development Group Milestone Terra Vida II LLP 1400 16 th Street, 6 th Floor Denver, CO 80202 303 298 7270 Contact: Ken Kiken ARCHITECT Kephart Community Planning Architecture 2555 Walnut Street Denver, CO 80205 303 832 4474 Contact: Paul Campbell CIVIL ENGINEER Northern Engineering 200 south College Avenue, Suite 10 Fort Collins, CO 80524 970 568 5414 Contact: Nick Haws LANDSCAPE ARCHITECT Henry Design Group 1501 Wazee Street, Suite 1 C Denver, CO 80202 303 446 2368 Contact: Karen Henry TRAFFIC CONSULTANT Delich Associates 2272 Glenhaven Drive Loveland, CO 80538 970 669 2061 Contact: Matt Delich GEOTECHNICAL ENGINEERS CTL/Thompson 351 Linden Street, Suite 140 Fort Collins, CO 80524 970 206 9455 Contact: Spencer Schram 3

LIST OF OFFICERS INVOLVED IN THIS APPLICATION Ken Kiken PREVIOUS PROJECT NAMES None PLANNING OBJECTIVES Terra Vida II is a 10.2 acre multifamily residential development incorporating the Principles and Policies of the Fort Collins City Plan to create a high quality rental residential housing development with public transit, pedestrian and bicycle access to the growing employment centers in the Harmony Corridor area. Terra Vida II was planned with several design objectives: Create a pedestrian and bicycle friendly environment Provide a strong central pedestrian and bicycle spine through the development to split the 10 acre effectively into two smaller blocks Provide pedestrian and bicycle connectivity through the site for adjacent residential developments to the Banner Hospital site and Harmony Corridor employment centers Create street readable, welcoming entrances to the central spine and to secondary pedestrian and bicycle corridors through the site Provide a bicycle shop and bike wash facility on site for residents that allows easy repair and maintenance of bicycles used for commuting Provide dedicated bike storage in all standalone garages in addition to bike racks at all residential buildings and storage for bicycles in each apartment Utilize existing site features to provide recreational and open space opportunities Create a state of the art exercise, pool and spa facility in our Clubhouse that provides a fitness opportunity superior to a 24 Hour Fitness or similar facility that is available to residents 24/7 Provide an outdoor kitchen, barbeque facilities and outdoor living rooms within our Clubhouse grounds to encourage community activities outdoors Provide a heated pet wash and extensive pet stations stocked with bags and waste disposal facilities maintained by our staff to encourage dog walking by residents and members of adjacent communities Provide lush well maintained landscaping to create an attractive streetscape and pedestrian experience Provide a wider paved pedestrian and bicycle path on only one side of the central spine to drive regular social interaction between community members Orient buildings toward the streets to provide an attractive, welcoming streetscape and to screen interior parking areas from view Provide gated patio areas from first floor units to adjacent streets and the circulation spine Minimize impacts on adjacent residential properties Provide a consistently reducing flow of development density from the new Banner Hospital project to the north through the higher density development in Terra Vida II to the lower density Terra Vida Apartments to the lowest density townhome and single family developments to the east and south of Terra Vida. 4

PRINCIPLES AND POLICIES Specific principles and policies of the Fort Collins City Plan that are addressed by the Terra Vida II project are: PRINCIPLE LU 1: Growth within the City will promote a compact development pattern within a welldefined boundary. Policy LU 1.1 Compact Urban Form. The desired urban form will be achieved by directing future development to mixed use neighborhoods and districts while reducing the potential for dispersed growth not conducive to pedestrian and transit use and cohesive community development. PRINCIPLE LU 2: The City will maintain and enhance its character and sense of place as defined by its neighborhoods, districts, corridors and edges. Policy LU 2.1 City Wide Structure. The City will adopt a city wide structure of neighborhoods, districts, corridors and edges as a means of creating identifiable places and achieving the goals of compact development that is well served by all modes of travel. Policy LU 2.2. Urban Design. The design review process, supplemented by design standards and guidelines, will be used to promote new construction and redevelopment that contribute positively to the type of neighborhoods, districts, corridors and edges described herein while emphasizing the special identity of each area. Terra Vida II will effectively be an infill between the new Banner Hospital to the north and the existing Terra Vida Apartments and residential communities further to the south. Terra Vida II will have a distinctly more urban feel that the developments to the south creating a logical transition between the employment center to the north and the residential areas to the south. The community is designed with strong pedestrian and bicycle connectivity and provides extensive bicycle transportation support facilities and recreational facilities with a more urban feel on the site. Terra Vida II further supports the urban form by meeting the density requirements for multifamily development in the H C corridor and is an approved secondary use under the HTC development plan. PRINCIPLE T 1: The physical organization of the city will be supported by the framework of transportation alternatives the balance access, mobility, safety, and emergency response throughout the city, while working toward reducing vehicle miles traveled and dependence upon the private automobile. Policy T 1.1. Land Use patterns. The City will implement land use patterns, parking policies, and demand management plans that support effective transit, an efficient roadway system, and alternative transportation modes. Appropriate residential densities and non residential land uses should be within walking distance of transit stops, permitting public transit to become a viable alternative to the automobile. Policy T 1.2. MultiModal Streets. Street corridors will provide for safe, convenient and efficient use of all modes of travel, including motor vehicles, transit, bicycles and pedestrians. Terra Vida II complies with the land use patterns envisioned by the City Plan by providing appropriate residential density within easy walking and biking distance of major employment and retail centers. PRINCIPLE T 2: Mass Transit will be an integral part of the City s overall transportation system. Policy T 2.2. Transit Stops. Transit stops will be integrated into existing and future business districts and Neighborhood Commercial Centers in a way that makes it easy for transit riders to shop, access local services, and travel to work. Transit Stops should be provided no more than ¼ mile walking distance of most residences to the extent feasible. The design and location of transit stops should function as an integral part of these destinations and provide adequate lighting, security, pedestrian amenities and weather protection. 5

Policy T 4: Bicycling will serve as a practical alternative to automobile use for all trip purposes. PRINCIPLE T 5: The City will acknowledge pedestrian travel as a practical transportation mode and elevate it in importance to be in balance with all other modes. Direct pedestrian connections will be provided from places of residence to transit, schools, activity centers, work and public facilities. Policy T 5.1 Land Use. The City will promote a mix of land uses and activities that will maximize the potential for pedestrian mobility throughout the community. Policy T 5.2 Connections. Pedestrian connections will be clearly visible and accessible, incorporating markings, signage, lighting and paving materials. Other important considerations include: a. Building entries as viewed from the street should be clearly marked. Buildings should be sited in ways to make their entries or intended uses clear to and convenient for pedestrians. b. The location and pattern of streets, buildings and open spaces must facilitate direct pedestrian access. c. Creating barriers which separate commercial developments from residential areas and transit should be avoided. Lot patterns should provide safe and direct connections from residential areas to schools, parks, transit, employment centers and other neighborhood uses. Policy T 5.4 Sidewalks. Sidewalks will be designed, constructed and maintained to provide safety, comfort, and a walkable community. New development will follow design standards for sidewalk design. PRINCIPLE T 8: The City will develop secure pedestrian settings by developing a well lit, inhabited pedestrian network and by mitigating the impacts of vehicles. PRINCIPLE T 9: Private automobiles will continue to be an important means of transportation. Terra Vida II s central pedestrian spine provides a pedestrian and bicycle link between the Banner Hospital development and other employment centers to the north of and the residential and educational facilities to the south. The central pedestrian and bicycle spine will be well lit, well landscaped, with clearly defined entrances and distinctive signage leading to residential buildings. The pavement choice has been selected to provide a smooth, continuous surface with visual interest provided by joint patterns to allow the surface to be easily maintained in inclement weather and to reduce future pavement movement. Bicycle transit will be activities will be actively supported within the development through the bike shop and bike wash facilities as well as numerous bike racks, and dedicated storage racks for bicycles in garage units. Bicycles must be regularly maintained in order for them to be regularly used for commuting. A new transit stop will be located adjacent to Banner Hospital on Lady Moon within reasonable pedestrian access of the site. Parking and garages internal to the site will be provided for automobile traffic in compliance with city requirements. 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 mixeduse 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. 6

Policy HSG 1.2 Housing Supply. The City will encourage public and private, for profit and non profit sectors to take actions to develop and maintain an adequate supply of single and multiple family housing, including mobile homes and manufactured housing that is proportionately balanced to the wages of our labor force. Policy HSG 1.4 Land for Residential Development. The City will permit residential development in all neighborhoods and districts in order to maximize the potential land available for development of housing and thereby positively influence housing affordability. Terra Vida II provides for a multifamily product in southeast Fort Collins in and area that is largely single family detached homes. This is consistent with the city plan and the land use code. Demand for rental residential housing in the Fort Collins area is strong with vacancies at historically low levels due to demand for rental housing alternatives and limited recent developments of this housing type in the area. PRINCIPLE ENV 6: Natural habitat /ecosystems (wildlife, wetlands, and riparian areas) will be protected and enhanced within the developed areas of Fort Collins. Policy ENV 6.1 Protection and Enhancement. The City s regulatory powers will be used to preserve, protect and enhance the resources and values of natural areas by directing development away from sensitive natural features such as wetlands, riparian areas and wildlife habitat. When it is not possible to direct development away from natural areas, these areas will be protected in the developed landscape. Terra Vida II is not immediately adjacent to any natural areas. Principle AN 1: New Neighborhoods will be integral parts of the broader community structure. Policy AN 1.1 Relationships to Residential Districts. A new neighborhood will be considered as part of a Residential District. In a Residential District, Low Density Mixed Use neighborhoods will be located around a Medium Density Mixed Use Neighborhood which has a Neighborhood Commercial Center or Community Commercial District as its core. This provides nearby access to most things a resident or household 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 should connect into and out of a neighborhood. Streets will converge upon or lead directly to the shared facilities in the neighborhood. Policy AN 1.3 Traffic Calming. For a network to provide a desirable residential environment, it must be designed to discourage excessive speeding and cut through traffic. Street widths and corner curb radii should be a 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 for safety. Lighting should be designed to emphasize the desired effect and not the light source, avoiding sharp contrast between bright spots and shadows, spillover glare, or overhead sky glow. Policy AN 1.6 Pedestrian Network. A neighborhood should have a frequently connected network of walkways and bike paths, with small parks and outdoor spaces, benches and other amenities as appropriate. On long blocks, intermediate connections in the pedestrian network should be provided, with a maximum distance of about 500 to 700 feet between walking connections. In particular, direct walkway and bikeway routes to schools should be provided. PRINCIPLE AN 5: All new residential buildings should be designed to emphasize the visually interesting features of the building, as seen from the public street and sidewalk. The visual impact of garage doors, driveways and other off street parking will be minimized and mitigated. 7

Terra Vida II is specifically designed to enhance the streetscape with the majority of buildings oriented toward the public streets. Private patios extend from individual unit toward the street like porches providing a sense of connection between the project and the larger community. Lush landscaping with variable elevations breaks up the larger planes of the multifamily buildings. All parking is internal to the site so garage doors and driveways are part of the streetscape. Pedestrian and bicycle entrances to the site are denoted by defined entrance features. The project contains three distinct building types. The buildings themselves are highly animated and well detailed with variables rooflines, defined entry features, and variations in the vertical planes of the buildings, incorporating a variety of building materials and colors in each building. PRINCIPLE LIV 29: Medium Density Mixed Use Neighborhoods include a mix of medium density housing types, providing a transition and link between lower density neighborhoods and a Neighborhood, Community Commercial or Employment District. Terra Vida II is a multifamily community that meets the density requirements for the HTC and provides a transition between the new Banner Hospital site and the lower density Terra Vida Apartments to the south of the townhouse and single family developments east of Cinquefoil and south of Rock Creek Drive. Landscape, Open Space and Non Vehicle Circulation Elements Terra Vida II includes recreational, open space and landscape elements including a Clubhouse with a 5 lap lane junior Olympic pool with spa and expansive pool deck including an outdoor kitchen and outdoor living area. An internal fitness center equal to a 24 hour fitness center, including a spinning/yoga room open to residents 24/7. The project features a strong pedestrian/bicycle corridor designed to increase resident interaction with the larger community by providing one wide pedestrian/bicycle pathway adjacent to the entrance drive through the property and extending north south through the entire development with a landscaped open space on the other side. Amenities along the central walkway spine will include benches and dog waste stations. Stormwater Low Impact Development (LID) Plan Stormwater generated by the Terra Vida II project will be routed to the ODP water quality detention pond to be constructed as part of the Banner Health Final Development Plan. This pond will be built in accordance with the low impact development (LID) standards. Ownership and Maintenance The property owner/developer will be responsible for maintenance of all open spaces, internal private drives and other features and amenities of the property. HAZARDOUS MATERIALS IMPACT ANALYSIS All pool chemicals stored on the site are in tablet form and are kept separately in their original containers (5 gallon or less plastic buckets) in a locked cabinet inside of the locked pool maintenance room. MSDS sheets for all chemicals are kept in the onsite management office. MSDS sheets will be provided with the Building Permit application. 8