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Home My WebLink AboutLAGRANGE @ RIGDEN FARM - MAJOR AMENDMENT - MJA130005 - REPORTS - RECOMMENDATION/REPORTLaGrange at Rigden Farm Replat Major Amendment #MJA130005 Administrative Hearing November 13, 2013 Page 5 FINDINGS OF FACT AND CONCLUSION: In evaluating the request for the LaGrange at Rigden Farm Replat Major Amendment, staff makes the following findings of fact: • The Major Amendment complies with the process outlined in Article 2, Division 2.2 — Common Development Review Procedures for Development Applications. • The Major Amendment complies with relevant standards located in Article 3 — General Development Standards. • The Major Amendment complies with relevant standards located in Article 4, Division 4.5, Low Density Mixed Use Neighborhood. RECOMMENDATION: Staff recommends approval of the request for the Major Amendment to LaGrange at Rigden Farm Second Filing. ATTACHMENTS: 1 Aerial photo of Rigden Farm Second Filing with Subject Site 2 Plat 3 Site Plan 4 Landscape Plan 4a Landscape Plan Notes 5 Architectural Elevations 5a Exterior Finish Packages 6 Previously Approved Rigden Farm Second Filing Plat 7 Previously Approved Rigden Farm Second Filing Site and Landscape Plan 8 Previously Approved Rigden Farm Second Filing Architectural Elevations 9 Drainage Memo 10 Neighborhood Hearing Notice Letter LaGrange at Rigden Farm Replat Major Amendment #MJA130005 Administrative Hearing November 13, 2013 Page 4 Section 3.2.2, Access, Circulation and Parking: The project does not change the approved layout relative to this Section. The project would build the last remaining unbuilt piece of the sidewalk system in the Rigden Farm Second Filing (at the southeast corner of Des Moines and Rockford Drives). Bicycle parking will be accommodated within garages. Section 3.2.4, Site Lighting_ The proposed exterior building -mounted light fixtures will be down -directional with full glare cutoff fixtures, as stated on the site plan. Section 3.5.2, Residential Building Standards: Like the previously approved buildings, the proposed buildings face Connecting Walkways or a Major Walkway Spine with entrances facing onto sidewalks leading directly to the larger street network without crossing any vehicle use area. Section 3.8.30 (F)(2), Variation Among Repeated Buildings: This standard requires three different building designs in development plans with more than five multi -family buildings; and also requires that no more than two of the same building design be placed next to each other along a street or Major Walkway Spine. This standard is met in the approved Rigden Farm Second Filing plans that are being amended, which have already been built with three different building designs. The proposed project adds a fourth building design, and also includes additional variations within the 4-, 6-, and 8-plex footprints that exceeds the minimum standard. The end unit of the 4-plex buildings is different than the end unit of the 6-and 8-plex buildings, and three palettes of character details include variations in stone type, front doors, and colors for trim, lap siding, and shake siding. No more than two of the proposed buildings are placed next to each other. NEIGHBORHOOD MEETING: The Land Use Code does not require a neighborhood meeting for this Major Amendment. Given the nature of the minor adjustments and improvements to approved plans, a meeting was not held for this project. LaGrange at Rigden Farm Replat Major Amendment #MJA130005 Administrative Hearing November 13, 2013 Page 3 2. Surrounding Zoning and Land Use. Surrounding abutting zoning and land uses are as follows: Direction Zone District Existing Land Uses North L-M-N; Low Density Mixed Use M-F Residential, 5-6-unit buildings Neighborhood South L-M-N; Low Density Mixed Use M-F Residential, 4-6-unit buildings Neighborhood East L-M-N; Low Density Mixed Use M-F Residential, 4-6-unit buildings Neighborhood West M-M-N; Medium Density Mixed Liberty Common School Use Neighborhood 3. Compliance with Applicable Standards of Division 4.5. Low Densitv Mixed Use Neighborhood (L-M-N) Zone District. Staff finds that the Major Amendment complies with the applicable standards in Division 4.5, Low Density Mixed Use Neighborhood, in Article 4 — Districts. Because the proposal involves minor adjustments only, staff only identified one relevant standard worth noting, as follows: Section 4.5(D)(1), Density: This standard allows for any phase of a development plan to be up to 12 dwelling units (d.u.) per acre. This Major Amendment affects the Second Filing, which was previously approved as a phase of the Rigden Farm Overall Development Plan (ODP) with a density of 11.2 d.u. per acre. The ODP allows for up to 12 d.u./acre area. This project adds one unit, which brings the Second Filing density to 11.3 d.u./acre (98 units on 8.66 acres). This density is within the limits allowed by the Land Use Code and the ODP. 4. Compliance with Applicable General Development Standards. Staff finds that the project complies with all applicable General Development Standards, with the following relevant comments: Section 3.2.1, Landscaping and Tree Protection: The project provides street trees, full tree stocking, and functional landscaping, similar to and consistent with approved plans, and with more detail shown than approved plans. LaGrange at Rigden Farm Replat Major Amendment #MJA130005 Administrative Hearing November 13, 2013 Page 2 The main components of the amendment are: • Minor adjustments to building footprints. • Change from five to six units in one building (Lot 1 directly abutting the SE corner of Limon and Minnesota Drives). • Consolidation of two 4-plex buildings that were previously approved with a 4-foot walkway separation, to form a single 8-plex building (Lot 3, east side of Rockford Drive). Thus, the proposal is to build six buildings where seven were previously approved. • Provision of 2-car garages in several buildings previously approved with 1-car garages. (All garages are attached with rear access as previously approved.) • Additional character detailing on building exteriors. • Landscaping of an area formerly shown as a parking lot at the southeast corner of Des Moines and Rockford Drives. RECOMMENDATION: Approval of LaGrange at Rigden Farm Replat Major Amendment #MJA130005. EXECUTIVE SUMMARY: This project infills the last remaining 2.2 acre portion of the 8.66-acre Rigden Farm Second Filing. The proposed multi -family residential buildings are similar in type and size to buildings previously approved, with minor adjustments to footprints and additional character detailing on facades. The reasons the project is classified as a Major Amendment rather than Minor are: 1) a replat is needed to accommodate the footprint adjustments, and 2) the project increases the relevant density of the Second Filing by more than 1% -- the change from 33 to 34 units in this proposal causes the Second Filing to go from 97 to 98 units, for a change of 1.01 %. COMMENTS: 1. Background. The project replats lots 1,3,4,5,7,10, and 15 of the Rigden Farm Second Filing approved August 30, 2001 and amended October 30, 2009 with a Minor Amendment. These lots are highlighted in yellow on the previously approved plat, attached. Also, the proposed replat indicates the previous lot lines and proposed changes. This project would complete the build -out of the Second Filing with the last 34 out of 98 total units in the Second Filing. City of F,�ort Collins ITEM NO HEARING DATE November 13, 2013 STAFF Mapes ADMINISTRATIVE HEARING PROJECT: LaGrange at Rigden Farm Replat Major Amendment #MJA130005 APPLICANT: Cathy Mathis TB Group 444 Mountain Avenue Berthoud, CO 80513 OWNER: LaGrange Land LLC — Jason Sherill 1170 West Ash Street Windsor, CO 80550 PROJECT DESCRIPTION: This is a request to adjust the design of seven two-story multi -family residential buildings that were previously approved as part of the Rigden Farm Subdivision Second Filing. The project is located at the southeast corner of Limon Drive and Minnesota Drive. The subject property is 2.2 acres, zoned Low Density Mixed Use Neighborhood (L-M-N). The proposal essentially updates building design with additional detailing, and adds one dwelling unit to previously approved plans. The infrastructure is in place from previous construction of other portions of Rigden Farm Second Filing. This includes streets, utilities, and parking. The proposed buildings are in the same locations as previously approved. The project consists of 34 dwelling units, one more than previously approved. A mix of 2- and 3- bedroom units are proposed, similar to what was previously approved. All units have ground floor entries. Proposed buildings are 4- and 6-plexes, and one 8- plex. 74 off-street parking spaces are proposed with 68 in garages; 63 spaces are required by code standards for the 81 total bedrooms in the mix of units. Planning Services 281 N College Ave - PO Box 580 - Fort Collins, CO 80522-0580 fcgov.com/developmentreview/ 970.221.6750