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HomeMy WebLinkAboutRIGDEN FARM, 5TH FILING, TRACT I, SETTLERS GREEN - PDP - 56-98J - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESown unique character and atmosphere. More than a third of the garages will have side entry, thus putting a decorative building side facing the alley. The majority of the garages will have carriage units or grannyflats lats above them dressing up the buildings to be more than garages. These carriage units will have similar exterior finishes to the front house Some of the carriage units will have decorative decks that can also serve as car porter It is proposed that additional parking be on "grasscrete" (Concrete pavers with holes that allow grass to grow up through it). Because privacy fences are not allowed the alley and private drive will have a good feeling of openness. Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in a visually interesting feature, and not terminate directly in a garage door. The view down Settler's Green street wi/l be of porch front homes and a landscaped "green belt': PROPOSED OWNERSHIP AND MAINTENANCE OF PUBLIC AND PRIVATE OPEN SPACE Settler's Green proposes to establish an Home Owners Association that would be responsible for maintaining the private open spaces such as private drives, greenbelts, and property around the condominiums. The majority of residences will be single family lots in which case the homeowner will be responsible for maintaining their property. It is assumed that streets and public alleys that are deeded back to the city would be maintained by the city. NAME AND POSSIBLE PREVIOUS NAMES OF THE PROJECT The name of the project is "Settler's Green". It also might be referred to as "Settler's Green at Rigden Farm". At conceptual review it was labeled as "Rigden Farm Tract I Project". Policy AN-4.3 Single -Family Housing Characteristics. Variation in house models in large developments should be encouraged, to avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. Settler's Green intends to have five options for house plans ranging from ranch style to two-story. Each options has two more variations on roof lines and exterior designs. In addition, Settler's Green will encourage a wide variety of paint colors and optional exterior finishes. Policy AN4.4 Lot Variation. Lot width and depth, in conjunction with block size and shape, should be varied in order to reinforce variety in building mass, avoid a monotonous streetscape, and eliminate the appearance of a standardized subdivision. Settler's Green will have a variety of lots sizes and shapes that work well along its semi.circle residential street that will give it its own unique neighborhood character. Policy AN-4.5 Home Occupations. Home occupations should be allowed in all residential areas provided they do not generate excessive traffic and parking, or have signage that is not consistent with the residential character of the neighborhood. For the homeowners who want to have a home occupation or home office, the Carriage Units or Granny Flats would be ideal solution. 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 Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the street frontage devoted to protruding garage doors and driveway curb crossings will be limited Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages further from the street can allow narrower driveway frontage at the curb, leaving more room for an attractive streetscape. 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 intent of these policies is not to limit such custom -designed solutions when an individual homeowner has a need or preference for protruding garage openings. All of the garages in Settler's Green will be accessed from an alley or private driv& There will be no driveways to the front of the houses or condominiums. The streetscape will be an unbroken line of tree lane, green belt, sidewalk and interconnecting front yards. Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are encouraged in order to improve the visual interest of neighborhood streets by reducing 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. AM the residences in Settler's Green will be served by alleys or private drives. But Settler's Green is taking additional measures to give the alleys and private drives their styled multi family units on the corner of Rigden Parkway and Custer Drive will complement the relocated farmhouse and barn across the street in the Community Park 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 will connect into and out of a neighborhood. Streets will converge upon or lead directly to the shared facilities in the neighborhood. 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. Settler's Green will provide decorative walkways and paths that will allow all the residence convenient assess to the central landscaped "green belt" and to the community park and nearby bike paths. PRINCIPLE AN4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN4.1 Multiple -Family Housing Characteristics. All multiple -family buildings should be designed to reflect, to the extent possible, the characteristics and amenities typically associated with single- family detached houses. These characteristics and amenities include orientation of the front door to a neighborhood sidewalk and street, individual identity, private outdoor space, adequate parking and storage, access to sunlight, privacy, and security. All of Settler's Green's condominiums will have enclosed garages for parking and storage. Many of the condominiums will have yard area or decks to give private outdoor space. The majority of condominiums will front on the neighborhood sidewalks. Policy AN-4.2 Multiple -Family Building Variation. Multiple -building projects should offer variation among individual buildings, yet stay within a coordinated overall " design theme." Variation among buildings should be achieved by a combination of different footprints, facade treatment, roof forms, entrance features, and in specialized cases, building orientation. Monotonous complexes of identical buildings shall be discouraged, although there may be ways to achieve visual interest among substantially identical buildings with a high degree of articulation on each building, combined with variation in massing on the site. Settler's Green will achieve variation in the multi family housing in two ways. Ten of the condominiums will be buildings with off -sets and separated front porches giving each unit its own identity. Five condominiums will be together in one building that' will have the exterior appearance of a Victorian styled manor or mansion. This will be keeping with the overall theme of Rigden Farm and will complement the relocated farmhouse and barn in the Community Park across the street Settler's Green is located in the center of Rigden Farm across from the park and community center. It is our understanding that the community center location will serve as a main transit point for public transportation. The types of housing units to be built will be targeted towards meeting the needs of people who would be employed at such places as Hewlett Packard, Agilent, Celistica, Poudre Valley Health Services, and similar other companies who are all employers in this area of Fort Collins. Also, as the Rigden Farm project continues to develop a shopping center will be built within easy access to Settler's Green. Policy HSG-1.3 Accessory Housing Units. The City will recognize accessory housing units as a viable form of additional, and possibly affordable housing, and will develop special permit procedures, criteria, and restrictions governing their existence that are designed to facilitate their development while protecting existing residential neighborhood character. Settler's Green will be building "Carriage Units" or "Granny Flats" over many of the garages. These units will vary in design from studio up to two bedroom units. It is anticipated that many of these units will be rented out and functions as affordable housing. PRINCIPLE HSG-2: The City will encourage the creation and expansion of affordable housing opportunities and preservation of existing housing stock. Policy HSG-2.3 Development Practices. The City will seek opportunities to modify land use regulations and permit processes that make project approval timelines, achievable densities, and mitigation costs more predictable. Policy HSG-2.5 Distribution of Affordable Housing. The City will encourage a community -wide distribution of affordable housing in all neighborhoods to promote diverse neighborhoods. Settler's Green seeks to help provide affordable housing in three ways. The first, through the rental of Carriage units or Granny Flag Second, through a portion of the condominiums being in an affordable price range. Third, by working with mortgage lenders who will allow the home buyers to credit the rental income of the carriage unit towards his mortgage payment This in effect, allows that buyer to qualify for a higher priced home, thus making the home "affordable': 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 Canter or Community Commercial District as its core. This provides nearby access to most things a resident or household needs on an everyday basis. Settler's Green will serve as the integral center piece for Rigden Farm Its unique blend of single family and multi family will be the perfect transition between the Condominiums and Townhouses being built to the west and the north and the single family houses being built to the east Settler's Green house designs and the "mansion" • September 15, 2000 Ronald G. Fuchs, Project Planner Current Planning Division City of Fort Collins 281 N. College Avenue Fort Collins, CO 80524 RE: Statement of Planning Objectives for Settler's Green at Rigden Farm Dear Ron, Settler's Green is a 4.5 acre mixed use residential project within the overall Rigden Farm development. Settler's Green seeks to incorporate many of the Principles and Policies of City Plan to create a compact and cohesive neighborhood that encompasses many of the concepts and philosophies of new urbanism. Our goal is to create a showpiece that the City can point to as a model of Traditional Neighborhood Design. Settler's Green is zoned LMN under Rigden Farms Overall Development Plan. CITY PLAN PRINCIPLES AND POLICIES The following is the list of applicable City Plan Principles and Policies with comments explaining how Settler's Green achieves those principles and policies. PRINCIPLE CAD-1: Each addition to the street system will be designed with consideration to the visual character and the experience of the citizens who will use the street system and the adjacent property. Together, the layout of the street network and the streets themselves will contribute to the character, form and scale of the city. Policy CAD-1.1 Street Design Standards. All new public streets must conform to City street standards. Alternative street designs may be approved by the City where they are needed to accommodate unique situations, such as important landscape features or distinctive characteristics of a neighborhood or district, provided that they meet necessary safety, accessibility and maintenance requirements. Policy CAD-13 Streetscape Design. All new streets will be functional, safe and visually appealing. Shade trees, landscaped medians and parkways, public art, and other amenities will be included in the streetscape. Much of Settler's Green will be served by new Narrow Residential Street because the residences will have alley access. The Narrow Residential Street lends itself well to the project Is house designs which emphasizes front porches. The Narrow Residential Street will be curved containing a landscaped "green belt" in the outer part of the curve offering visual appeal for vehicles coming from either direction. 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 mixed -used 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.