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HomeMy WebLinkAboutLAGRANGE @ RIGDEN FARM REPLAT - MAJOR AMENDMENT - MJA130005 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 July 3, 2013 Lagrange at Rigden Farm Statement of Planning Objectives The proposed Lagrange at Rigden Farm project is located in the Rigden Farm Subdivision, at the southeast corner of Limon Drive and Minnesota Drive. The intent of the project is to convert existing condominium lots into single family attached lots. The infrastructure, utilities, paving, and parking are all in place from the construction of the Rigden Farm Second Filing. Each townhome unit will be platted on its own fee-simple lot so a replat is included with the PDP submittal. There are a total of 6 buildings proposed, with a total of 34 units and 34 lots. The buildings will be two stories in height and will contain alley-accessed attached garages. The project will provide 6 off-street parking spaces and 68 garage spaces. The project will also construct 4.5’ detached concrete sidewalks along the street frontages to match the existing walks. The 2.26-acre site is in the L-M-N zoning district. According to the Purpose Statement contained within Article 4 of the Land Use Code, “The Low Density Mixed-Use Neighborhood District is intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by the pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this District shall be arranged to form part of an individual neighborhood.” The area surrounding the Lagrange project contains a mix of single-family homes, condominiums, a congregate care facility, a school, and other office and retail uses. The site is ideal for this type of density as it provides a transition between the single family neighborhoods to the east and the more intensely developed M-M-N and N-C areas to the west. The proposed project is located within walking and biking distance to schools, churches, and a neighborhood shopping center, thus representing a reduction in the amount of cars on the streets. There is an existing transit stop on Timberline Road at Custer Drive. . Page 2 (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: This proposal meets the applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment Lagrange at Rigden Farms will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within an established neighborhood infill area. Community and Neighborhood Livability Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Policy LIV 7.4 – Maximize Land for Residential Development The project will construct a fee simple single family attached product, which provides a variety of housing types and densities in a neighborhood that is well-served by public transportation and close to shopping, services, and amenities. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.2 – Incorporate Street Trees The project will complete the existing streetscape by providing street trees. The street and private drive network has already been established with the previous construction. Principle LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.4 – Provide Access to Transit Lagrange at Rigden Farm is located within walking distance to transit, shopping, neighborhood services, banks, schools and a church. Page 3 Principle LIV 22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways The project is designed to reflect the characteristics of the existing established residential neighborhood. The buildings have distinct covered front door entrances orienting to the street and sidewalks, private outdoor space, and individual identities. The garages are rear-loaded and visibility from the public streets will be minimized. Principle LIV 28: Low Density Mixed- Use Neighborhoods will provide opportunities for a mix of low density housing types in a setting that is conducive to walking and in close proximity to a range of neighborhood serving uses. Policy LIV 28.2 – Mix of Uses Policy LIV 28.4 –Neighborhood Center The project is in a well-established neighborhood containing a mix of uses as well as within walking distance to a neighborhood center. Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living The entire Rigden Farm neighborhood supports active lifestyles by providing on-street sidewalks, designated bike lanes, bike and walking trails. Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors Timberline Road is designated as a future Enhanced Travel Corridor. Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops There is an existing transit stop on Timberline Road at Custer Drive. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities Page 4 The location of Lagrange at Rigden Farms will promote and support the idea of the residents utilizing alternative modes of transportation (walking/biking) or public transportation. There are bike lanes and sidewalks on all of the public streets. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The residential units will be fee simple lots, owned by each individual lot owner. There is likely a homeowners association already in place for the existing Lagrange Condominiums. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. At this time the project is not proposing any variance from the City of Fort Collins criteria. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. At this time the project is not proposing any variance from the City of Fort Collins criteria. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. There are not existing wetlands, natural habitats or features currently located on site. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. There was no neighborhood meeting. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Lagrange at Rigden Farms. The project has been referred to as Rigden Farms Second Filing Replat.