HomeMy WebLinkAboutRIGDEN FARM FILING SEVENTEEN - PDP - PDP130015 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVES (3)Rigden Farm
LMN Zoning District
Housing Type Analysis
Fort Collins, Colorado
Rigden Farm Filing Seventeen
Project Development Plan
Submittal
April 24, 2013
Prepared by:
Landmark Ltd.
Planners & Landscape Architects
3521 W. Eisenhower Blvd.
Loveland, Colorado 80537
Phone: 970.667.6286
Fax: 970.667.6298
Web Site: www.landmrarkltd.com
Rigden Farm LMN Zoning District Housing Type Analysis
Rigden Farm Filing Seventeen PDP Submittal
Introduction
• The proposed Rigden Farm Filing Seventeen Project Development Plan (PDP) is located at the
intersection of William Neal Parkway and Zeigler Road and represents a replat of a portion of
the Rigden Farm Filing Six Development. The current Filing Six site area is approximately 124
acres and lies entirely within the LMN Zoning District (Low Density Mixed Neighborhood
District) and is located in the City of Fort Collins. The approved Filing Six PDP currently
provides 4 distinct housing types and allows for a total of 400 dwelling units including 238 -
Single Family Detached Front/Side Access Dwellings; 81 Single Family Alley Access Dwellings; 28
- Two Family Dwellings; and 53 - Multi-Family Dwellings. The Rigden Farm Filing Six PDP area
can be described as three independent phases of development as follows;
• Filing Six-Phase I (Currently constructed): Includes a total of 145 Dwelling Units and lies west of
Chase Drive and south of the City of Fort Collins Foothills Channel and is accessed by William
Neal Parkway. Phase I has approximately 95% of all its homes currently constructed and when
fully build out it will include 79 - Single Family Front/Side Access Dwellings; 38 - Single Family
Alley Access Dwellings; 2 - Two Family Dwellings and 26 - Multi-Family Dwellings.
• Filing Six-Phase II: This part of Filing Six represents the area of development proposed to be
partially replated by the Filing Seventeen PDP. The Phase II area is currently approved for a
total of 123 Dwelling Units and lies west of Zeigler Road and south of the City of Fort Collins
Foothills Channel and is accessed by William Neal Drive. Phase Two is currently approved for
72 - Single Family Front/Side Access Dwellings; 43 - Single Family Alley Access Dwellings; 2 -
Two Family Dwellings and 6 - Multi-Family Dwellings.
• Filing Six-Phase III: This area of Filing Six is in the process of being developed and will not
affected by the proposed Filing Seventeen Replat. Phase III lies West of Zeigler Road and north
of the Fort Collins Foothills Channel and when developed will include a total of 132 Dwelling
Units. Phase three is currently approved for 87 - Single Family Front /Side Access Dwellings; 24 -
Two Family Dwellings and 21 - Multi-Family Dwellings.
Filing Seventeen Project Development Plan Proposed Modifications and Housing Types
• The Filing Seventeen PDP is a replat of Lots 220 - 231; Lots 259 - 267; Lots 268 - 298 and
Tracts AQ, AR, AV, & AW of Rigden Farm Filing Six. Filing Seventeen proposes to develop a
total of 57 - Single Family Detached Front Access Dwelling Units. Currently within this area of
Filing Six there are 52 plated lots including 9 - Single Family Detached Front/Side Access
Dwellings and 43 - Single Family Detached Alley Access Dwelling Units. The result of the
proposed Filing Seventeen replat is that the lots within the Phase II Filing Six area in conjunction
with the proposed Filing Seventeen Replat area when approved will provide for a revised Phase
II total of 128 Dwelling Units which includes 120 - Single Family Detached Front Access
Dwellings; 2 - Two Family Dwellings; and 6 - Multi-Family Dwellings. This represents a change in
the number Phase II Housing Types from 4 Housing Types to 3 Housing Types and an increase
in the total number of Phase II units from 123 to 128 Dwelling Units thus increasing the total
number of allowed units within the entire combined Filing Six and Filing Seventeen areas from
400 to 405 Dwelling Units. As a result of the proposed changes in the Filing Six Housing Types
as well as the additional five (5) Single Family units being proposed, the City has requested that
the applicant perform a comprehensive Housing Type Analysis within the LMN Zoning District
of the Rigden Farms Development. This Housing Type Analysis is intended to demonstrate that
the modifications proposed by the Filing Seventeen Development do not adversely affect the
overall Land Use Characteristics of the LMN Zoning District of the Rigden Farm Development
and shall also demonstrate that the LMN Zoning District within the Rigden Farm Development
is in compliance with all current City Land Use requirements as set fourth in Section 4.5(D)(2)
of the City’s Land Use Code.
LMN Zoning District Housing Analysis, Approach and Findings
• At the October 31, 2012 Conceptual Review Meeting the Current Planning Department
specified the following Development Criteria must be applied to the proposed Rigden Farm
Filing Seventeen PDP.
1) The proposed replatting is required to be in compliance with the approved PDP and ODP for
density, mix of housing types, and garage standards.
2) The replatting will require that the project comply with the LMN Zoning; specifically the section
referencing mix of housing types 4.5(D)(2)(a).
3) This development proposal will be subject to all applicable standards of the Fort Collins Land Use
Code (LUC), including Article 3 General Development Standards.
4) The replatting will require that the project comply with the LMN Zoning; specifically Section
4.5(D)(2)(d) which states that no single housing type shall constitute more than 80% or less than
5% of the total number of dwelling units.
5) If this proposal is unable to satisfy any of the requirements set forth in the LUC, a Modification of
Standard Request will need to be submitted with your formal development proposal per Section
2.8.2 of the LUC.
The Applicant’s response to the City’s Specific Development Criteria mentioned is as
follows:
• The Housing Type being proposed by the Filing Seventeen PDP, Single Family Detached Front
Access Dwelling Units, are in compliance with those land uses approved for both the Rigden
Farm ODP and the existing approved Filing Six PDP. However, the Filing Seventeen PDP will
only include one (1) Housing Type, Single Family Detached Front Access Dwelling Units and as
such, in order to meet the City’s Land Use Criteria set forth in Section 4.5(D)(2)(a), which
states that a minimum of four (4) Housing Types are required for development containing thirty
(30) acres or more it is necessary that we consider all of the original Filing Six land area; along
with the proposed Filing Seventeen area in our analysis. In doing so we find that Filing Six; in
conjunction with the proposed Filing Seventeen PDP; shall contains all four (4) Housing Types
required by 4.5(D)(2)(a). The Mix of Housing Types provided throughout the Filing Six and
Filing Seventeen PDP land area after the approval of the Filing Seventeen PDP will be as follows:
286 Single Family Detached Front/Side Access Dwellings; 38 Single Family Detached Alley
Access Dwellings; 28 Two Family Dwellings; and 53 Multi-Family Dwellings for a total of 405
Dwelling Units.
Thus, Development Criteria numbers 1 and 2 stated above by the City can be determined to
have been met and the Filing Seventeen PDP can be determine to be in full compliance with the
approved Rigden Farm ODP, Filing Six PDP as well as the City’s Land Use Code Section
4.5(D)(2)(a).
• The proposed Filing Seventeen development will also be in full compliance with all applicable
General Development Standards stated in Article 3 of the Fort Collins Land Use Code (LUC)
and as such no Modification of Standards from Article 3 of the City’s LUC are required in order
to support the proposed Filing Seventeen PDP.
Thus, Development Criteria number 3 stated above by the City can also be determined to have
been met and Criteria number 5 stated above is not applicable since there will be no need for
any Modifications of Standards for the proposed development.
• In order to comply with Development Criteria number 4 specifically Section 4.5(D)(2)(d), which
states that “no single housing type shall constitute more than 80% or less than 5% of the total number
of dwelling units”, it was necessary to consider the entire LMN Zoning District within the Rigden
Farm ODP development area. In doing so we find that the LMN Zoning District within the
Rigden Farm ODP is comprised of approximately 220 acres and has seven (7) approved
Filings/PDP’s, (see the attached exhibits). The total number of Units and Mix of Housing Types
allowed within the LMN Zoning District area of the Rigded Farm Development after the
approval of Filing Seventeen will be as follows: 403 - Single Family Detached Front/Side Access
Dwellings; 89 - Single Family Detached Alley Access Dwellings; 36 - Two Family Dwellings; and
350 - Multi-Family Dwellings. The mix of 4 Housing Types within the entire Rigden Farm LMN
Zoning District area is maintained and is not affected by the proposed Filing Seventeen PDP and
meets the intent of the City’s Land Use Code requirement stated in Section 4.5(D)(2)(a).
Thus, Development Criteria number 4 stated above by the City can be met based upon
analyzing the entire LMN Zoning District of the Rigden Farm Development Area. After the
approval of Filing Seventeen and in conjunction with all other previously approved PDP Filings
within the LMN Zoning District, Rigden Farms can be determined to be in compliance with
Section 4.5(D)(2)(d) of the City’s Land Use Code as well. This Development Criteria requires
that no single housing type comprises more than 80% of the total number of dwelling units.
When analyzing the total number of dwellings within the entire LMN Zoning District of Rigden
Farm you find that the Housing Types provided are as follows: Single Family Detached Housing
Units which is comprised of both front/side & alley access units equal 55.8% of the total number
of dwelling units, and Multi-Family Housing Units comprise 40.2% of the total number of
dwelling units. Section 4.5(D)(2)(d) also requires that no one housing type make up less than
5% of the total number of dwelling units as well. This criteria can also be determined to be in
substantially compliance with the City’s Land Use Code, however the total number of Two
Family Dwelling Units within the LMN Zoning District of Rigden Farm does fall somewhat short
of the 5% minimum as required equaling only 4.1% of the total number of units. It is important
to note however that this is an existing deficiency which currently exists relative to the
minimum percent of any one Housing Type within the LMN Zone of the Rigden Farm and is not
a development criteria which is affected by the proposed Filing Seventeen PDP.
For further details related to this analysis refer to the attach LMN Zoning District Housing
Matrix for a complete housing summary for each Filing within the LMN Zoning District.
Attached Rigden Farm ODP and Analysis Exhibits
• Rigden Farm Filing Seventeen PDP Exhibit Cover Page.
• Site Vicinity Map showing the boundaries of the Rigden Farm Overall Development Plan.
• Rigden Farm Overall Development Plan and City Zoning Map.
• LMN Zoning District and PDP Filing Maps as Currently Approved.
• LMN Zoning District and PDP Filing Map with the Proposed Filing Seventeen PDP.
• Rigden Farm LMN Zoning District Housing Analysis Matrix.
PLANNERS •
ENGINEERS •
LANDSCAPE ARCHITECTS •
SURVEYORS •
GEOTECHNICAL
PLANNING CONSULTANT : KEN MERRITT, APA, RLA
Rigden Rigden Farm Farm
Filing Filing Seventeen Seventeen PDP PDP
Zoning Zoning Analysis Analysis
Exhibits Exhibits
Applicant:
Meritage Homes
Rigden Farm
Overall Development
Plan Land Area
303 ACRES
Rigden Farm Filing Seventeen Zoning Analysis
Site Vicinity Map
NC
32 Acres MMN
31 Acres
RC
20
Acres
LMN
220 Acres
ZONING DISTRICT
Summary:
NC: Neighborhood
Commercial, 32 Acres.
MMN: Medium Density
Mixed Use
Neighborhood,
31 Acres
LMN: Low Density
Mixed Use
Neighborhood,
220 Acres
RC: River Conservation,
20 Acres
Rigden Farm Filing Seventeen Zoning Analysis
Overall Development Plan & City Zoning Map
NC
32 Acres MMN
31 Acres
RC
20
Acres
LMN
220 Acres
Rigden Farm Filing Seventeen Zoning Analysis
LMN Zoning District & PDP Filing Map as Currently Approved
Filing 6
400 Units
Filing 1
131 Units
Filing 7
158 Units
Filing 2
131
Units
Filing 5,
5 Replat
39 Units
Filing 3
48 Units
NC
32 Acres MMN
31 Acres
RC
20
Acres
LMN
220 Acres
Rigden Farm Filing Seventeen Zoning Analysis
LMN Zoning District & PDP Filing Map with Proposed Filing 17 Replat
Filing 6 &
Filing 17 Replat
(348 Units in Filing 6 &
57 Units in Filing 17)
Filing 1
131 Units
Filing 7
158 Units
Filing 2
131
Units
Filing 5,
5 Replat
39 Units
Filing 3
48 Units
Filing 17 Replat
57 Units
Being a Replat of a
portion of Filing 6