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7B - Review of a concept plan for the proposed Northfield Commons and Northfield Meadows SubdivisionDO NOT REMOVE - PRAB F~le Matenal CITYOFBOULDER ~ PARKS AND RECREATION ADVISORY BOARD AGENDA ITEM MEETING DATE: July 22, 2002 (Agenda Item Preparation Date: July 17, 2002) AGENDA TITLE: Review of a Concept Plan for the Proposed Northfield Commons and Northfield Meadows Subdivisions (47`"/Jay/Kalmia Pro rties) REQUESTING DEPARTMENT: Jan Geden, CPRP, Director of Parks and Recreation Cate Bradle Planner FISCAL IMPACT• None PURPOSE: r-- The purpose of ttus item is to provide the Pazks and Recreation Advisory Boazd members with ~,~.- mformaUOn on the proposed pazk sizes and locations as shown on the Concept Plan submitted by the developers of the proposed Northfield Meadows (47~' and Jay) and Northfield Commons (north of Kalmia) subdivisions. Staff will submit comments as part of the city's development review process. Comments from the Parks and Recreation Advisory Boazd wIIl be provided to Plamm~g Boazd for review at their meering on August 22"a BACKGROUND: The Pazks and Recreation Advisory Boazd reviewed conceptual altematives for new resident~al development in the 47`"/Jay/Kalrcua azea at theu Mazch 18`" meeting. Attachment A, Surroundmg Influences/Site Anal,~, provides an overview of the Palo Pazk subcommumty and the azeas proposed for annexation. At that dme the Boazd favored Option A for the Kalmia parcels, wluch provided two pazk sites of 1.5 acres each, and Opdon B for the 47`" and Jay pazcel, wluch provided one park site of 1 6 acres Attachment B, Excerpt from Draft Minutes. March 18. 2002, summanzes the Boazd discussion The Boazd mdicated an mterest m acquiring addiUonal park land via dedica[ion of pazk land m azea north of Kalmia and that any pnvate pazk sites should be developed to city standards Boazd members also expressed concem about the increases in density reladve to the avatlable pazk land. The developers have now prepared a formal Concept Plan for city review, usmg the feedback obtained from the neighborhood plamm~g process and the direcrion of Planmng Boazd to help f""~ ~ AGENDA ITEM # VII - B PAGE 1 shape the current subdrvts~on design. The Concept Plan also reflects discussions with the Housmg Drvision to deternune the number of affordable housmg units wtuch will be provided by '"~ the developers as a commumty benefit The provision of pazks withm the development will be `"` another component of the commumty benefit to be denved from the annexahon of these properties by the city Smce the Board reviewed the conceptual alternatives there have been two sigmficant changes affectmg the Concept Plan. Fust, the three-acre Boulder Valley School Distnct pazcel located ~ust south of Palo Park East is not included m the concept plan sub[mttal. The BVSD is m the process of stud}nng their opuons for providmg affordable housmg for their staff and decided not to proceed with development of their property at ttus hme. Second, the Calvary Bible Church has entered mto an agreement with the developers to trade a porhon of the land that they currendy own for land owned by the developers m the Airport Influence Zone to the east and west of the church, along the Kalirua frontage Ttus will allow for more residential development to occur on land now owned by the church outside of the ?urport Influence Zone. ANALYSIS: Attachment C, 47`"/Ja,~ptual Alternatrves/Schemahc Site Plan for Northfield Meadows, shows the Board's preferred concep[ual opuon for pazk size and locahon at the 47`"/Jay locarion and the Concept Plan proposed subdivision design for the same pazcel, wtule Attachment D, Kalmia Conceptual Alternatives/ Schemahc Site Plans for Northfield Commons, provides the same compazaUve mformahon for the Kalmia pazcels Attachment E, Concept Plan Narrahve, descnbes the developers' plans for the site. ~ ...+ The developers aze proposmg two pnvate homeowner associaUOn pazks to serve the new resident~al development, with the potential for residents of ad~acent neighborhoods to access the pazks if they choose to share responsibility for pazk mazntenance The pazks servmg Northfield Meadows and Northfield Commons aze each one acre in size and also designated for use as stormwater detenhon azeas. There is an addihonal open detenUOn azea located m the Airport Influence Zone west of Pleasant View Fields. A pedestnan/b~ke path is shown runnmg north from Kalmia between Pleasant View Fields and the homes to the west The 1.5 acre park shown on the BVSD property m the conceptual altemauve preferred by the Boazd is not mcluded m ttus submittal and future opportumtres for dedicahon or acquisrtion of land from the BVSD are unknown at ttus t~me Staff comments: • The total number and total acreage of pazks has been reduced in companson to the conceptual altemauves which the Boazd reviewed m March 2002. Tlus is due m part to the removal from the Concept Plan of the park site proposed for the BVSD property The acreage of the remaznmg two pazks has been reduced from 1.5 and 1 6 acres respectively to one acre each. If the proposed pnvate homeowner associauon parks were given a service radms based on the Pazks and Recreahon Department standards, these pocket pazks would have a one-quarter tmle service radms The service radms from these parks ~+, AGENDA ITEM # VII - B PAGE 2 would cover the azeas of new residential development and exist~ng underserved azeas of ~ the Four Mile Creek subdivision. (Attachment F, Pazk Service Areas, shows the service ~ azeas of the exisnng Palo Pazks.) • Four Mile Creek residents may or may not choose to participate m maznta~nmg the Northfield subdivisions' pnvate parks m exchange for access to the pazks If pubhc access to the private pocket pazks is not provided as part of agreements between the homeowner associations, then service standazds for Four Mile Creek will remazn partially unmet • The opportumty to obtam addihonal acreage from the BVSD may or may not occur m the future. If a mimmum of one acre of the BVSD pazcel were acquued by the Parks and Recreation Department and connected with the ex~sting Palo East Park, ttus would create a park which meets neighborhood park standazds (five acres or more m size). The expanded pazk would also have an expanded service radms of one-half mile, extending the service radms to cover areas of new development and existing under-served neighborhoods If the BVSD decides that it is not interested m selling or dedicadng ttus acreage, a small portion of the exishng Four Mile Creek neighborhood as well as small areas of the new Northfield subdivisions will contmue to be outside the service radms of pubhc pazks in the azea. • No funds have been identified in the wrrent Pazks and Recreation Department Capttal Improvements Projects budget for purchase of park land m this area $100,000 per yeaz will be available for park acquisition starhng m 2004. There is also no funding idenufied for development and maintenance of these pazks m the event that the developer would be ,..~ willing to dedicate the land to the City at no cost 4, • It is uncleaz at this stage how or whether use of the proposed pnvate pazk sites for stormwater detention would affect development and use of these pazks. Typically, detendon ponding on pazk property reduces the pazk development options and hnuts pazk use followmg ramstorms. Staff comments will be provided as part of the Development Review process. Board comments will be forwazded to the Planning Boazd for their considerahon as they review the Concept Plan. Developer Concerns: The owners of the 47'" and Jay pazcel and the pazcels north of Kalmia will be annexmg and developmg theu properties ~omUy. The allocahon of parks and open space among the pazcels will be done so that the value of potenual development on any of the parcels will be equitably distnbuted among the various owners. Since the owners/developers have an mterest m maacinuzmg the return on theu mvestment wtule meetmg city requuements for diverse and affordable housmg options and neighborhood concems for buffenng and open space, there is a limit to the number of acres of land that could be set aside for pazk uses. Neighborhood Concerns: In addifion to negauve impacts of Pleasaat View Fields on the neighborhood and soccer pracnces m Palo East Pazk, neighborhood representat~ves have commented that the existmg Four MIle ,~*~ ..~ AGENDA ITEM # VII • B PAGE 3 Creek neighborhood is not well served by pazks. The addiuon of pocket parks distnbuted throughout the azeas of new residential development have been generally favored by the "~ neighbors. Neighbors also suggested the provision of addiuonal recreauonal facilit~es at Palo ` East Pazk, the buffenng of the Palo East playground from soccer/rugby pract~ces and/or the redesign of Palo East Park to discourage use by adult soccer/rugby pracrices PUBLIC COMI~~NT AND PROCESS: This item is bemg heard at ttus public meenng, as advertised m the Daily Camera STAFF RECONIlVIENDATION: Staff supports the provision of two pnvate homeowner associat~on park sites, each preferably 1.5 acres but no less than one acre m size, one located m Northfield Meadows (47`~/Jay) and one located at Northfield Commons (north of Kalnua). The pazks should be developed to city design standards by the developers. Provisions should be made to allow access by residents of the Four Ivfile Creek neighborhood to both pazk sites, based on an agreement between the homeowner associahons to share mazntenance responsibihnes. Storm detention would be designed to mimmize impacts to the development and use of parks Ttus recommendat~on reflects the conceptual alternauves preferred by the Boazd. A 1 5 acre pazk would provide additional space for pazk faciht~es wtule accommodatmg detention functions, as well as addihonal density rehef for the number of residences proposed m the Concept Plan. ~ ATTACHNIENTS: ..., A. Surroundmg Influences/Site Analysis B. Excerpt from Draft 1Vfinutes, Mazch 18, 2002 C. 47`~/Ja, C~ptual Alternatrves/Schemaric Site Plan for Northfield Meadows D. Kalmia Conceptual Altemauves/Schematic Site Plans for Northfield Commons E. Concept Plan Narrauve F Pazk Service Areas .~+, AGENDA ITEM # VII - B PAGE 4 ~ ~ ~ - - -/ / -- ~ ~ / - ,-_~ -\) ~ , / ~--~ i ~ -~T--- i ~ I ~ I 1 \ 1 ( ~cufss~v NII npNN- ,~- - - ~ ~ - ~~-~I ---~_~~ ~ __ I I al ~T - ~-- !-III ~III--1 I-1II-1 - ~ • - I-'~ I_) l I, -t9 e' -• ~I ~ 1 ~ ~ i ~ J ~~_ ~ __ - _ - -~ _ _ _ _ _ _ ' -~ _ ) t~ -r I~I ~ Ii ~~'` ~1i ~ ~~~ I ~- ~~ I 14d¢ar I ~ ~ I~~~I ---. ~ Souk I'=1110-0' L~'L.J-1 u ioo SJO 41M ~wr«r Surrounding Influences/ Site Analysis 47TH AND JAY~ KALMIA PROPERTIES PLANNING STUDY ~ ~~ '~,~ , i ' ~a; ~~ ~~l ; %' 5 ~ ~ ~ ~ .,,y.. P/16~01 z ~ ~ ~ ~ Attachment B City of Boulder ~ Parks and Recreation Advisory Board Excerpt from Draft Minutes March 18, 2002 A. Pubhc heanng and consideration of a motion to recommend park ophons for the 47~'/Jay/Kalmia Plamung Pro~ect Presenter• Jan Geden, CPRP, Director of Pazks and Recreahon Susan Richstone, Semor Planner, Plannmg and Development Services Geden sa~d the purpose of the discussion was to recommend park sernce dehvery ophons. She spoke about what currently e~usts, the pazameters, opportumties and challenges associated with future changes. Richstone said whatever recommendahon the PRAB makes would be taken to the Planning Board on Thursday mght when the Plamm~g Board wilt discuss the matter. The goal of the Planning Boazd meehng is to provtde mput and direcrion so that the landowners can prepaze a concept plan for submittal Boazd Comments and Queshons • Osbome inquued about Open Space shown on the plans and Rzchstone replaed that ., ., the designer used those terms ta mean an open areq not Open Space property owned „` by the Open Space and Mountain Parks Department. • Osborne asked about pnvate pazks Richstone responded that one of the th:ngs that came out of ne~ghborhood meetangs was a neighborhood preference for several smaller parks rather than add:ng to the exzst:ng park while Parks and Recreation staff indtcated a preference jor addzng on to the extshng park The deszgner then came up w:th several ophons wzth smaller park sites or with one larger site, but did not tdenhfy the parks as either public or private • Osbome asked about the school distnct. Rzchstone responded that the school dzstnct was no longer considenng an addtt:onal school szte in the area Instead they may use thetr 3-acre parcel as a way to provide affordable housing for stafJ' • Winmg asked why Elks Pazk, on the other side of Highway 36, was not considered m the sernce azea Richstone responded that once an underpass and trail are completed, zt was her understanding that the Elks Park would be counted tn the servtce area • von Bleichert mquired about the total acreage of the azrport mfluence zone Rtchstone responded that zt was 7 acres . Manlove made an observarion about the plans As the number of housmg umts went up the amount of pazk land went down dramatically, wluch seemed to hun to be counter mtuihve and counter to what the Boazd should be attemphng to ac}ueve. • Sanford made a suggeshon to use the two south fields at Pleasant View fields for prachce Olander repked that losrng those rivo f:elds for games would mean that 5~,,,,, some games would have to be canceled ~~ Excerpt drnft mmutes 3/18/02 ~~~v~~ iTEM # V ll~____,~-B,~ PAGE~. • von Bleichert asked what land was available if the Boazd decided to purchase property Geden replied that stafJ~would have to look at what ~s currently avatlable ^'"-~ Geden summarized the Board's comments: • Five of six PRAB members present favored Ophon A for the Kalmia parcels and Ophon B for 47th and Jay Wmmg expressed support for Ophon B for Kalmia and Ophon A for 47th and Jay. • Desire of Board to have land dedicated versus acquinng the land. • Make a strong statement as rt relates to PRAB's disagreement wrth the mcrease m density and correspondmg decrease m parkland as shown on the concept plans. IE the density ~s to be mcreased PRAB felt that cazeful attenhon should be paid as to how to add those additional types of amemhes mto commumhes • Manlove said it would be helpful to have a spreadsheet on anricipated park fees (development excise fees). ~'~4 ~ ~GENDA ITEM #V J ~-8 , PAGE„~. Excerpt draft mmutes 3/ I S/02 Attachment C Pazks and Recreation Adv~sorv Board answers to questions m their boazd packet dated 03/18/02: ~ 1. Are you interested in acquiring additional public parkland for neighborhood or pocket park use to serve the areas of new residential development on the 47'~/Jay parcel and/or the Kalmia parcels? This additional parkland would aiso serve existing underserved areas of the Four Mile Creek neighborhood. PRAB members expressed support for acquinng addiuonal public parkland. 2. If so, would you be interested in acquiring land for this purpose via dedication or would you consider purchasing property in this area? PRAB members expressed support for acquinng additional pubhc pazkland via dedication Staff and Board members want to make sure they understand the [development excise] fees m relaaon to parkland dedication 3. If public ~arkland were to be acquired, would you prefer to acquire land located on the 47` /Jay parcel or on the Kalmia parceLs? PRAB members said they would prefer to acquue land located on the Kalmia pazcels 4. If public parktand were to be dedicated, which options/location(s) would you prefer on the 47`~/Jay and/or Kalmia parcels? The majority of PRAB members favored Option A for the Kalmia pazceis. The ma~onty of PRAB members favored Opaon B for the 47'~ and Jay parcels, recognizmg that it might be unreasonable to get that land dedicated and the need to ,d... deternune future options for acquisihon ..... 5 If private parkland were to be developed, which options would you rncommend for private Aomeowner Association parkland at 47te/Jay? On the Kalmia parceLs? If pnvate pazkland were to be developed, the Boazd recommended Opaon B at 47`~ and Jay It was recommended that any pnvate park sites be developed according to City standards Are you interested in acquiring additionai land to be developed for recreational uses, spec~cally a potential additional soccer practice field and/or additional parking to serve Pleasant view Fields? If so, what location would you recommend? Would you be interested in acquiring land for this purpose only via dedication or would you consider purchasing property? PRAB members felt that addmonal soccer pract~ce fields were not somethmg they would be able to negotiate, although they recognized that soccer fields and pracace soccer fields aze an issue system wide. AddiUOnal soccer fields were lowest on the hst of PRAB and staff pnonues. ~ ~ ;~GENC~A ITEM # V !- , PAGE,~. 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I i i '~ II r ~-~~ '' ' o ~` f I I i I ( i ~ ~u I ' I r~...a-~ I ~ ~~ ~~ ~~ ~ ~ l ~_ ~ ~~ ~ fi-~ i I ~ ~...~~ I ~ , rU'.uasi' _ ' ' ~ n n ~~~.~ ~ ~ ~ I ~ ocrioN a ~• Unit Summary i I Singie Famdy t5 du j Duplex 26 du ; 4-DI« 6} du ~ B-Pia ~ 24 du ~ Total Un~u ~ ~iq du i GrostdWae= eedu/ae OPTION Ci ~77H ANO 1AY/ KALMlA PROPERTIES PLANNING S7UDY 0 ~'-:J JJ~M~.h ~~~ • ~ a w ~~.. __y~~x ~__, I 1 - ---~ ~~ AGENDA ITEM # V_ I I-3 , PA~E,~,.. : ~ ,~, ~ I ~ Orenge Acres ~ ~ I ~ I I ~ II I I oe.u r...,,.o..~~..~ . _ . d m ~ L n a Open Space < I _ ~ _ ~ ~ '• ~~ I I ~ II i~ ~ i DOWNING T}10RPE I~ APCHITECiUPE ~~~~ UN08C~PE MCNITECIUPE ENf.wEEHW6 I881 NNM 9 5He I0.l BwlO~~ CdaeOaBOJ04 ]W 4] )Sil D ~ Z O D ~ ~ ~ \ ~ Q A ~ I- _ __ L ._. J-- ~ `` N M~' ~ ~I ' ; I ~ - - q~„' FourlMde Creek ~ ~ 4~ , f~~ ` I schematic Site Plan North~ielc~ Meac~ows SI7E SUMMARV 15FD 19DU 2 Dupla 72DU I~Pkc 18~U 8 Carrbminlum~ ~0 D U (e PW) TaelUMle 1~7 OroxDUTAC BSDUTAC ~ ~ D 5p IW tW ~L ~ ~ ~ ~ ~_~____~~ ~~___J ~ ~ Palo ~ J Park = ~--- -~ Palo Park _J ~~~ ,.., Palo Prkwy ~ Pedestrian Trail Connection to Four Mde Creek Trait ~,. Harper Properry I ~ ~I Sale i 1 Lake ( ~--- Ped .,., .............. " Park ~ ~`• 1AC (Debntron) r . }y~f• , •'~ i ~ 4' C Cemetery Pleasant V~ew Soccer Fields SITE SUMMARV 1 SFD 2fiDU 2 Duplez 6B D U 4 0 Plez 38 D U 8 Cmdominlums 84 D U (B Plez) TotelUnib 190 GmssDU/AC 875 DWAC DOWPIING ~ nioaee l~ ~NCHITECTUPE PlA1Y11N0 lAND9CME~NCHRECTUHE ENOMlEER~NO 1 NIM~ SI SWM 1N 'f.tlw~EO 10]02 ~A1)6?t ~ ~ G ~ D G'1 rn I S chematic S ite Plan North~ield Commons \IJ ~~^^~1~ 0 5p 100 100 ]Oo a w ~ ~ ~ d Attachment E f^""^ ~ Tuesday,June 25,2002 City of Boulder Planning Deparhnent Boulder Planning Board Members Mike Randall 1739 Broadway Boulder, CO 80302 Dear City of Boulder Plamm~g Boazd Members: The gmperty owners of 3035 Kalmia, 3245 Kalmia Avenue, and 4195 47`" Street aze submitting tkus Concept Plan Review and apphcanon to receive your cotnment and direchon for the proposed Northfield Commons and Northfield Meadows Subdivisions. These Concept Plans aze the result of a process that started in 1993. The onginal planning uutiarive was delayed by a City of Boulder Plamm~g Moratonum, Boulder Valley School Districts decision on its need for a new elementary school site and the City of Boulders formal decision to focus on affordable housmg as an important commuiuty benefit. PUBLIC PLANI~TING PROCESS „~,~ Once decisions were made on these important pohcy issues extraordinary progress was made `~ dunng the fall of 2001 and the wmter and spnng of ttus yeaz. A process was created to sohc~t public mput mto the development of these important pazcels of land. Dunng the past eight months the public was asked to panc~ipate m the creahon of and provide comments on vanous altemahve schematic plans for the sites. Dunng the public participahon process plans for development of each of the sites were generated to show land uses, housmg densities and types, access pomts, cuculahon patterns, mcluding trail, pedesh-ian and bikeway connections 'I'here were a number of plan iterahons that were presented and commented on dunxig the process. The pubhc ptazuung began with a lazge publ~c meehng for neighborhood residents on November 6`~', 2001 at the Calvary Bible Church on Kalmia Avenue. Following ttus meehng three worlang group meetmgs were held m December, January and February. The ma~onty of these meetmgs were spent discussing neighborhood concems, Crty of Boulder goals and pohcies and property owners concems for econom~cally viable pro~ects After much discussion and reviewmg of draft plans another lazge public meehng was held on February 26`~ of tlus yeaz. Following that meeting, Studio 2 Design used the mformahon obtauied to draft schemahc plans for each of the propernes. These schemaric plans and a comprehensive report were presented to the City of Boulder Piaiuung Board on Mazch 21~` of this yeaz. ~""` ~ AGENDA ITEM # V~1- g, PAGE~/~ Followmg the Plamm~g Board's review and comments on the vanous ophons, the property owners started an mtensive round of ineetings with vanous City of Boulder Departments. These meetmgs wcluded the Planning Department, Housmg and Human Services, Transgortahon, ,.~ Publ~c Utilrties and the Pazks Department. From the numerous meetings with the .., neighborhoods, hstenmg to the Plazuvng Board comments and summanzmg all tlus informahon with the City of Boulder Departments the landowners came to conclusions for the overall plamm~g cntena and ob~echves for a Concept Plan. PLANNING CRITERIA AND OBJECTIVES • Develop a concept plan that mcluded unportant issues and mput &om all the parhes involved • Prov~de a sigruficant amount of affordable housmg. • Be compahble with exishng neighborhoods wrth mass, proporhon and scale of the Arclutecture. • Provide Arclutechual diversity through various housing types, quality design g~udelines and a vanety m "streetscapes". • Prov~de neighborhood pocket parks. • Enhance connecnvity for altematrve modes (Pedestnan and Bicycles) • Mingate traffic issues as much as possible. (Speed, safety, cut through traffic) • Keep densit~es at a reasonable level, but high enough to provide affordable housmg oppomuunes. • No commercial uses. • A process to keep the neighborhoods mformed. • Tree "lawn" streetscapes - detached sidewalks with plantings between sidewalk and curb. '^' • Keep most of the dens~ty in the middle of the parcels and use penmeters of the """~ development to be comparible m mass and scale Arctutecturally to ad~acent property wherever possible • Provide landscape buffers and backyazd landscapmg for pnvacy between ad~acent properties • No hght polluhon - use down cuddu~ected hghtmg • Keep a"rural feel" to Kalmia Avenue streetscape. • Use gnd sheet layout and alley loaded garages where appropnate and available. Use design gmdelmes to keep garage impact to a nummum on any front loaded lots. • Water conservarion guidelmes for houses, parks and open space. • Use "green" building techniques. • Retam e~ustmg trees where possible. Replace diseased or older trees wrth new trees. • Have housmg be owner occupied and give pnonty for ownerslup to people workmg m the Ctty of Boulder. The property owners and their land planners, Downmg Thorpe and James, feel that a cnrical balance has been mamtamed between the Crty of Boulder, the neighborhoods and the landowners m the Concept Plans mcluded m tlus submittal. (See Exlvbits A, B, C, D, E& F) ~ 2 AGENDA ITEM # V ~l' , PAGE~~-~, NORTf~'IELD COMMONS AND NORTHFIELD MEADOWS DESCRIPTION AND ANALYSIS .~ Tlus sechon of the submittal will descnbe the ~mportant aspects of each Concept Plan and a bnef ~~.... analysis of the locarion of the property ad~acent land uses, access and cuculanon, pedestrian and j ~ail connect~ons, residenrial umt types and densihes, open space and pazks. NORTHFIELD COMMONS CONCEPT PLAN Pronertv Owners 0 3035 Kalmia Partnerslup -10 acres o Calvary Bible Church -10 acres o Kalnva 10 Pattners -10 acres 0 21.75 Acres of Residenhal Land 0 8.25 Acres for Church use Location and Adiacent Land Uses o North Properry Lme - Palo Pazkway and Palo Pazk Neighborhood. o West Property Lme - Ray Harper's 10 acre parcel - Sale Lake to the west of Harper's Property. o South Property Lme - Kalmia Avenue and Mountam View Cemetery. o East Property Lme - Pleasant View Soccer Fields. x,.~. Reconfieuration of the Calvarv Bible Church: ~..., Due to a desue by all the property owners and the City of Boulder Plazuung Deparnnent, to develop a lugh quality pro~ect and more efficient use of land, an agreement is presently bemg crafted to reconfigure the Calvary B~ble Church pazcel. The Church would align its self closer to Kalmia Avenue and not bisect the residenhal pazcels. This will create more connechvity witlun the residenhal pazcels and allow the Church to be more compact and efficient. The streetscape along Kalmia Avenue will feel more "semi-rural". No curb and gutter wtth a detached walkway and landscaping between the walkway and street pavmg. The reconfigurahon of this property has improved the overall plan. Residential Unit Tvpes and Densities: Srte Summary ~ S~ze: 21 75 Acres Sm le Fanul : 26 Lots A rox 40 x 90t Du lex: 34 I,ots - 68 Umts 70 x 90f 4-Plex. 9 Lot - 36 Umts 75 x 110t 8-Plex. 8 Btuldw s- 64 Umts 75 x 75 approx. bldg envelope Totai Umts 190 Gross D V/A.C. 8 75 umts to the acre AGENDA ITEM # V II -8 , PAGE~_ Note: '"~` The latger mulh-family iuuts will be located in the center of the property. The penmeter-housing units will reflect scale, mass and proportions of the ad~acent residential land uses. Comurehensive Plan Chanae The density represented m the table above will require a Comprehensive Plan change for these properhes. In order to provide the affordable housmg component negoriated wrth Housing Division a small mcrease m density is needed for the Northfield Commons Development. The ComprehensLVe Plan calls for a maximum of six units to the acre and we would need 8.75 units to the acre. The increase of 1.75 units to the acre represents the v~ low end of the medium density range. The developers feel that the affordable housmg provided for families and the quahty ofproject ment this small increase m densrty Access and Circulation The mtemal road system will be m a"gnd" pattern vnth alleyways and pazking for the 8-Plex buildwgs ludden betund the structures There will be two street mtersectrons along Palo Pazkway. The proposed srte plan does not have dead end streets or cul-de-sacs. Veluculaz connechvity has been enhanced by tlus street layout. Kalmia Avenue attd Palo Parkway will no longer be dead end streets Tlus connechon w~ll unprove emergency velucle response to the enhre neighborhood Pedestrian and Bikewav Connections Important pedestnan and bilce hnks have been created at Northfield Commons • Pedesman and bike trazl connechons will be mstalled on the Eastern boundary along Pleasant View fields. Tlus will connect Four Mile Creek Trail with Kalmia Avenue and on to the Cottonwood Trazl System. • Internal trails and bike paths cnss-cross the site m all duecrions to facthtate maximum ped/bike connechv~ty • A new pedestrian sidewalk will be constructed along Palo Parkway. • Tlus ped/bike friendly plan will encourage people to use altemate modes of transportahon Oaen Suace and Parks The Northfield Commons site plan has created numemus new Open Space opportumries to serve its new residents and the surroundtng neighborhoods. /"~ ~ • The Northfield Commons Pazk will be a central focus pomt for the neighborhood. The pazk will allow passive and active recreat~onal uses for residents of all age groups. • A short walk to a smaller intunate pazk is an amemty that many homeowners appreciate. ~ The "pocket park" provides a sense of secunty for pazents of young cluldren because 4 AGENDA ITEM # ~/J 1 B, PAGEff~,. these neighborhood pazks do not attract cihzens from across town or outside the ,~^"^ neighborhood. `r-- •"Pocket Parks" of ttus size have worked very successfully m other parts of the city. • A 40' wide sechon of Palo Parkway Right of Way will be landscaped by the developers. This w~ll create a visual buffer for the existing neighbocs and make an attractive streetscape for the single family homes proposed along Palo Pazkway. • There will be a landscape buffer installed along the boundary with Pleasant View Soccer Fields. • Landscapmg along Kalmia Avenue will protect the "seau-rural" streetscape in front of the Calvary Bible Church. NORTHFIELD MEADOWS CONCEPT PLAN Property Owners: Norm and Alvena Vo~ta 4195 47`h Street Boulder, CO 80301 18 Acres Location and Adiacent Land Uses North Property Lme - Jay Road and the Orange Orchazd Subdrvision ~"' West Property Lme - Four Boulder County Residences `~- South Property Lme - Four Mile Creek Subdrvision East Property Lme - City of Boulder Open Space Residential Unit Twes and Densities Site Summary Sm e Fanuly: 19 Lots 70 x I OOf Du lex. 26 Lots - 72 Umts 70 x 90f 4-Plex: 4 I,ots -16 Umts 75 x I l Of 8-Plex. 5 Lots - 40 Umts 75 x 75 a mx. bld envel e Total Umts 147 Gross D U./A.C 8.5 Umts to the acre The density represented m the table above is wrthin the Comprehensrve Plan designahon. Thu~teen acres at low density (13x6 = 78 umts) and five acres with medrom density (Sx14 = 70 umts) total allowable ucuts, 148 units. ~""'" Access and CirculaHon `~- • The access for Northfield Meadows will be off 47`~ Street. AGENDA ITEM # ~l~l -g , PAGE~[~, • The development will be served by a loop road wrth mtersechons, cross streets and '"~"` alleyways. ° • There will be ped/bike and emergency connechons wrth the Four Mile Creek neighborhood via a connechon at St. Petersburg Street. • A ped/bike and emergency access connecrion will be mstalled to Jay Road. Having automobiles tiumng in and out of Jay Road would create a safety issue for the entue neighborhood. T'he traffic on Jay Road is fast paced and Rnll continue to have more vetuculaz traffic m the future. • The loop road and cross sh~eets will promote social strollmg through the neighborhood wrthout havmg to worry about cut through traffic from Jay Road. Pedestrian and Bikewav Connections • Northfield Meadows has created pedestnan and bilceway connechons that will connect a number of ad~acent properties. The Four Mile Creek neighborhood will be served by a connechon at St. Petersbutg. Th~s connection will allow those neighborhoods safe access to the neighborhood pocket park and also safe access to RTD Routes along Jay Road. • A proposed future connecuon on the Southwest property comer will allow those neighbors direct ped/bike connechons to 47`h Street, the neighborhood pazk and access to Jay Road and the RTD Routes. • The pedestnan and btlce connechons are relarively short but vrtal for connecUvity since ~ Northfield Meadows is a corner, "Keystone" piece of the puzzle m ttus sub-azea Oaen Saace. Parks and Buffer Areas • Northfield Meadows neighborhood pocket pazk is located so that rt is central to the new neighborhood and can also be accessed easily by the residents of the Four Mile Creek. The proposed arrangement with Four Mile Creek and any other ad~acent neighbors is that the park would be open to theu residents if they pay theu proporhonal share of the parks mazntenance expenses The pazk allows for active and passive recreat~onal uses for residents of all ages, walking distance to all the homes and a focus for neighborhood social actrvity • The developers have also proposed to install a landscape buffer along the Jay Road and 47~' Street Right of Ways. Tlus landscape buffer will serve as a visual buffer for the Orange Orchazd Subdivision and give added pnvacy for the res~dents of Northfield Meadows • The lots along the South boundary with Four Mile Creek will have a prescnbed amount of landscapmg to create a buffer with the Four Mile Creek neighborhood. • The comer locahon of Northfield Meadows allows for an op~oRumty to create a spectal piece of Open Space at the intersechon of Jay Road and 4'7 Street. The corner would ,,,*, retam some of the existu~g cottonwoods and develop a small "gatewa}~' gazden to ,,,n welcome people to the City of Boulder AGENDA ITEM #,YiI -4S , PAGE~, 6 ~ ~ • One of the most important parts of tlus Concept Plan Review is the agreement that the develope:s have negotiated with the Housmg Division on the number, type and quality of the affordable housing component. After many weeks and numerous meetings the developers and the Housmg Division stafFhave come to an agreement. This Agreement is mcluded as Exhibit G. The Agreement is probably best explamed m detazl at the rime of the Concept Plan heanng. The residential units that w~ll be provided aze all a~n~*num of two to three bedrooms and are oriented for family hving. There are no one bedroom umts bemg provided with tlus pmposal. The landowners feel that the Agreement made with the Housing Division represents a very generous community benefit. We all feel that we have dehvered our best effort on affordable housmg with tlus proposal. Conclusion Thank you for reviewmg our Concept Plan for Northfield Commons and Northfield Meadows. The process over the last eight months as shown that substantial progress has been made m community co-operahon and commumcahon on land planrung issues. All parties involved deserve to take credit for ttus successfiil pioneenng effort. The City of Boulder project-plamm~g envu~onment is a very demandmg process. The process calls for all ,r- the pazhcipants to be fair, reasonable, open aunded and wilhng to make compromises. ~ We have appreciated bemg part of ttus process and hope that the future plazuung process would be as successful as the past eight months. We are lookmg forward to heanng your opinions and comments. Sincerel , ~ Mic 1 Markel Bill Eckert ~ ~ AGENDA ITEM #. V 1 I-B , PAGEf~,