HomeMy WebLinkAboutRIGDEN FARM, 2ND FILING, LAGRANGE MULTI-FAMILY HOUSING - PDP - 56-98D - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 4 Planning Objectives
LaGrange @ Rigden
with a future LaGrange Home Owners' Association which shall be formed as a
legal entity.
IV. PROPOSED USES
A. Business, Commercial, & Industrial Uses
There shall be no designated businesses, commercial, or industrial uses within the
LaGrange Project and therefore there shall be no employees. The Covenants of the
future "LaGrange HOA" shall have provisions that home businesses that are in
compliance with the governing zoning laws and licensing procedures of the City of
Fort Collins shall be permitted.
B. Planning Assumptions
The LaGrange Project has essentially been designed by the following "givens":
a. The parcel was designated in the Rigden Farm ODP as LMN.
b. Development of the parcel by contract is required to be ten or more units
per acre.
C. The perimeter streets were pre -determined.
d. The cross -streets were pre -determined. Internal streets were aligned to the
fullest extent possible.
e. The drainage way location was pre -determined.
The balance of the planning was based on the following intents:
a. Maximize the amenity of the drainageway as a "Public Way" and design
units on both sides of the drainageway.
i. 5.1.2 Street shall mean a public way (whether publicly or privately
owned) used or intended to be used for carrying vehicular, bicycle
and/or pedestrian traffic and shall include the entire area within the
public right-of-way and/or public access easement.
ii. 3.5.2(E)(4) Garage Doors Attached and multi -family dwellings
which also face a second street or a major walkway spine shall be
exempt from subsections (1) through (3) above....
b. Develop a scale and logic to the plan by designing one-story units between
Custer Drive and the south side of the drainage way. Increase the height
and density on the north side of the parcel to transition between the MMN
parcels to the west and north and the single family lots to the east.
V. LAND USE CONFLICTS
There are no conflicts between land uses. There are no wetlands or natural areas
within the boundaries or close proximity of the LaGrange Project.
No neighborhood meeting has been held for this project.
VI. PROJECT TITLE
This project was reviewed for Conceptual Review under the title: "Tract F of the
Rigden Farm 1st Filing."
End of Planning Objectives
Page 3 Planning Objectives
LaGrange @ Rigden
F. Environment
The Rigden Farm/LaGrange project is located close to employment centers which
can be accessed either by walking or bicycle. The Rigden Farm project shall
incorporate shopping to minimize the need for automobile usage. The LaGrange
Project shall incorporate a 1.5 acre drainageway that shall enhance
pedestrian/bicycle access and encourage wildlife while reducing flood dangers.
G_ Natural Areas & Open Lands
The Rigden Farm/LaGrange project is in close proximity to "The Nature Center"
which is a popular natural area within the Growth Management Area which features
education, scientific research, nature interpretation, art, fishing, wildlife
observation, hiking, and bicycling.
H. Growth Management
The Rigden Farm project is a model of the Growth Management principles and
policies of City Plan. The LaGrange Project is designed to enhance the Rigden
Farm master plan by balancing the density of the project and providing a transition
between Medium Density Mixed -Use Neighborhood developments and single
family developments.
I. Neighborhoods
The LaGrange Project adds to the mixture of housing types in the Rigden Farm
project and helps the LMN development to achieve the minimum average density
of five dwelling units per acre by having a density of over ten units per acre. The
Project adjoins the Neighborhood Center and shall be within walking distance of
the future Neighborhood Commercial Center.
III_ OPEN SPACE & CIRCULATION
A_ Description
A 1.5 acre drainageway bisects the LaGrange Project and provides a major
amenity of landscaped open space incorporating a pedestrian/bike path that shall
link the Project to the Rigden Farm project and beyond. The drainageway shall
also feature decorative landscaping, stone retaining walls, a dry stream bed, a
variety of grass types, decorative lighting, and pedestrian bridges. It shall provide
contours to an otherwise flat piece of land. The pedestrian/bike path connects the
LaGrange Project with the future Neighborhood Commercial Center to the west
and with the Neighborhood Community Center to the east.
B. Ownership of Open Space
The 1.5 acre drainage way shall be a City drainage easement. The land shall be
deeded to the Rigden LLC as developers of the overall Rigden Farm project.
Improvements to the drainageway shall be jointly shared between the Rigden LLC
and the LaGrange LLC. After development is completed, ownership and
maintenance of the drainageway shall transfer to the Rigden Home Owners'
Association to remain as open space.
C_ Ownership of the LaGrange Project
The Project is being developed as a community of condominiums intended for
individual ownership with overall control and maintenance responsibilities invested
Page 2 Planning Objectives
LaGrange Ca) Rigden
of the buildings and grounds. The drainageway shall be owned and maintained by
the Rigden Farm HOA. All internal streets and drives shall be private and the
responsibility of the HOA for maintenance. No parking shall be allowed on the
drives or on driveways less than 20 feet in length. Parking requirements are
exceeded by the number of garage spaces and (internal) on -street parking.
Parking on perimeter public streets has been excluded from LaGrange parking
counts.
if. CITY PLAN PRINCIPLES & POLICIES
A. Land Use
The LaGrange Project is part of the Rigden Farm project consisting of mixed -use
neighborhoods and districts designed to reduce dispersed growth. The Rigden
Farm project has been designed to create an identity that is centered on the
preservation of the existing farm structures that shall be relocated and converted
to a neighborhood center for the overall development. The Rigden Farm master
plan incorporates the City Structure Plan with the incorporation of future
Neighborhood Commercial Center surrounded by Medium -density Mixed -use
Residential and a variety of Low -density Mixed -use Residential. LaGrange at
Rigden Farm is a multi -family project which contributes to the compact nature and
character of the overall Rigden Farm project.
B. Transportation
The Rigden Farm master plan incorporates multi -modal streets and pedestrian bike
paths. The LaGrange project is bordered on four sides by streets designed to
promote safe pedestrian access via detached sidewalks, bicycle use, on -street
parking, and automobile transportation. The Project is networked with detached
sidewalks and pedestrian/bike-paths which links the Project with the Rigden Farm
project with a pedestrian/bike-path to be located in an internal landscaped
drainage feature. Street crossings are designed to be safe and user-friendly.
C. Community Appearance & Design
The LaGrange street pattern brings continuity to the streets laid out in the Rigden
Farm single family development. The internal streets align with adjoining streets
and continue the streetscape of detached sidewalks and street trees. Street
lighting is designed to convey a feeling of safety without being obtrusive.
The LaGrange Project is diagonally opposite the planned location of the Rigden
Farm Neighbothood Center which shall utilize the existing farm house and farm
buildings relocated and preserved for re -use as the neighborhood center.
D. Economic Sustainability & Development
The Rigden Farm project enjoys a central location in the City. The LaGrange
Project shall be in close proximity to significant employment centers of the City.
E. Housing
The LaGrange Project shall offer four models in three distinctly different housing
forms which are designed to appeal to a variety of users including young families.
professionals, and retirees.
ev
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Fax 970.493.3033
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ASS
STATEMENT OF PLANNING OBJECTIVES
LaGrange Multi -family Housing at Riqden Farm
Rigden Parkway & Drake Road
Fort Collins, Colorado
I. SUMMARY
February 9, 2000
The LaGrange Multi -family Housing at Rigden Farm is part of the Rigden Farm 1st
filing. A major round -a -bout at the intersection of Rigden Parkway and Custer Drive
essentially defines the center of the Rigden Farm project. The LaGrange Project is
located at the northwest quadrant of this intersection. The existing Rigden Farm
(Johnson Farm) farmhouse and farm buildings shall be relocated to the southeast
quadrant of the round -a -bout to be re -developed as a neighborhood center. A
pedestrian/bike path originating from the Neighborhood center and connecting to
the LaGrange Project shall eventually connect to a Neighborhood Commercial
Center at the west end of the property at the Drake and Timberline intersection.
The pedestrian/bike path shall be located in a drainageway that shall be
landscaped and developed as a central design feature of the LaGrange Project
and a central feature to Rigden Farm as well.
There are two "trends" in the LaGrange plan: buildings on the north portion of the
parcel are rectilinear and are placed on traditional streets which tie directly into the
surrounding Rigden street -plan. Meanwhile, buildings on the south portion of the
parcel are less formal in shape as they relate to the irregular shape of the
drainageway. Low, undulating stone retaining walls of the drainageway shall
become part of the entry walks of the buildings on either side: two-story to the
north and one-story to the south. The separation of one and two-story units is to
create a low, personal scale on Custer Drive onthe south side while enhancing the
solar exposure of the units on the north side of the drainageway.
The LaGrange parcel is 9.55 acres (after street ROW's) and is proposed with 101
dwelling units in 21 buildings of three to six units for a density of 10.58 DU/acre.
Four different models are incorporated into three distinctly different housing forms:
type "A" (two-story, two -bedroom, w/ one -car garage) and type "B" (two-story,
two -bedroom w/ den or optional bedroom, w/ one -car garage) are located in the
buildings on the north portion of the parcel. These units blend into the type "C"
units (two-story, three -bedroom, w/ two -car garage) which zig-zag along the north
side of the drainageway. Not as irregular in shape but providing a transition
between the south side of the drainageway and the curvilinear Custer Drive are the
type 'D" units (one-story, two -bedroom, w/ two -car garage).
The LaGrange Project is designed as a condominium project for home ownership
with a Home Owners' Association which shall collect fees and maintain the exterior