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HomeMy WebLinkAboutFLATS AT RIGDEN FARM - PDP - PDP140006 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESPage 1 May 21, 2014 The Flats at Rigden Farm Statement of Planning Objectives The proposed Flats at Rigden Farm project is located in the Rigden Farm Fourteenth Filing Subdivision. The 4.08-acre site is bounded by Limon Drive, Custer Drive, Iowa Drive and Illinois Drive. The site was approved in 2007 for 93,200 sq. ft. of various uses. The intent of this PDP application is to replat the existing approved plan and convert the use to a condominium project. There are 7 buildings proposed, with a total of 100 units. Overall density is 24.5 dwelling units per acre. The buildings will be three stories in height and will contain either 10 or 20 units per building. The stacked ranch floor plans will be attractive to the empty nester, senior friendly population. The building materials and finishes will consist of a combination of corrugated rusted metal siding and stucco with a stone veneer base. The roofs will have composition shingles. Meter banks and mechanical equipment will be screened with a solid screen wall. The project will provide 80 off-street parking spaces and 100 garage spaces. Access points into the site consist of two curb cuts on Iowa Drive and one on Illinois Drive that aligns with the shopping center access. The project will also construct 4.5’ detached concrete sidewalks along the street frontages to match the existing walks. The site is in the N-C zoning district. According to the Purpose Statement contained within Article 4 of the Land Use Code, “The Neighborhood Commercial District is intended to be a mixed-use commercial core area anchored by a supermarket or grocery store and a transit stop. The main purpose of this District is to meet consumer demands for frequently needed goods and services, with an emphasis on serving the surrounding residential neighborhoods typically including a Medium Density Mixed-Use Neighborhood. In addition to retail and service uses, the District may include neighborhood-oriented uses such as schools, employment, day care, parks, small civic facilities, as well as residential uses.” The area surrounding the Flats at Rigden Farm contains a mix of townhomes, condominiums, an independent living facility, a shopping center, a church and other office and retail uses. The site is ideal for this type of density as it provides a transition between the developed M-M-N areas to the east and the more intensely-developed neighborhood shopping center to the west. The proposed project is located within walking and biking distance to schools, churches, and the neighborhood shopping center, thus representing a reduction in the amount of cars on the streets. The traffic memo for the Flats at Rigden Farm shows a significant reduction in trips compared to the previously approved plan, with over 3,000 less daily trip ends. In addition, the project will be constructing a pad for a Transfort bus stop on Custer Drive. The Flats at Rigden Farm is also located within the approved Rigden Farm Overall Development Plan. The areas known as Parcel A and Parcel B cap the gross square footage to 488,000 sq. ft. Currently there is 134,504 sq. ft. of developed area in Parcels A Page 2 and B. This project adds an additional 124,512 sq. ft. so is well under the total allowed by the ODP. (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 The Flats at Rigden Farm 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 multi-family 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 public street 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 Page 3 The Flats at Rigden Farm is located within walking distance to transit, shopping, neighborhood services, banks, schools and a church. 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 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 31: Each commercial District should feature a mix of uses and an attractive and inviting public realm that encourages pedestrian activity, reinforces the unique identify of the District, and complements the scale and character of surrounding neighborhoods. Policy LIV 31.7 – Housing The project offers a variety of housing options within the N-C district. The housing type along the district edge is compatible with the scale and massing of the surrounding neighborhoods. 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 and the project will be constructing a pad for a transit stop on Custer Drive. Page 4 Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of The Flats at Rigden Farm 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 developer will own the condos and sell them to buyers. There will be a homeowners association. (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. The rationale behind The Flats at Rigden Farm is to provide a condominium project that will be marketed towards empty nesters and active adults and seniors. (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 a neighborhood meeting held on April 28, 2014. Concerns expressed at the meeting were potential negative impacts on parking and traffic and the loss of the commercial use. As the updated traffic memo provides, the number of trips generated by this development is far less than Page 5 what was assumed for the previous project and is less than any commercial project that could be constructed on the site. In addition, the majority of the residents will walk to the adjacent retail and not use their cars. The N-C zone allows a variety of residential uses and there are other vacant parcels in Rigden Farm that can be used for commercial uses. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called The Flats at Rigden Farm. The project has been platted as Rigden Farm Fourteenth Filing.