LaPorte Area Plan Chapter VII. Development Design

VII. Development Design

The Future Land Use Map in Chapter IV shows the preferred future land use pattern for the LaPorte Plan Area, and the chapter details the land uses and development types that are appropriate to each of the categories depicted on the Map. The purpose of this chapter is to provide additional detail about the design of new development in the LaPorte Area, in order to achieve the Plan’s community vision. These design considerations and requirements are supplemental to requirements of the Larimer County Land Use Code. The following design considerations apply to Planned Land Division, Rezoning and Special Review development applications in the LaPorte Plan Area.

Town-Density Residential Development

General Residential Design Considerations

All new residential development should be compatible with existing and planned adjacent neighborhoods and with the natural environment. The development should provide good pedestrian and bicycle access internally, and should connect with existing and planned paths and sidewalks. Pedestrian ways and an interconnected network of open areas within and beyond the project boundaries should be combined where appropriate.

Mixed-Density Residential Development

Mixed-density residential development can benefit the community by providing a variety of housing styles to meet a range of housing needs, including increased affordability within part of the development. Smaller lots and multi-family units increase the need for shared open space and recreation areas, and these facilities should be designed to be accessible to the entire development. This type of development requires rezoning to the PD-Planned Development zone district.

Design elements that should be required with rezoning to PD-Planned Development for residential development:

· Total project density is the maximum density for the land use category (i.e. 4 dwelling units per acres in Low Density Residential areas) multiplied by the gross developable residential area of the project.

· On project edges, lot sizes and housing types must be compatible with existing and planned neighborhoods. In the Community Separator Area, development must be clustered away from the Plan Area edge, in order to provide visual separation between LaPorte and Fort Collins.

· Multiple family and attached single-family structures shall be limited to six (6) dwelling units each, and 2 stories, in order to maintain the general single-family neighborhood character of the area.

· A neighborhood park or passive or active recreation area of at least one (1) acre must be included as part of any project that is 10 acres or larger, unless an existing park or recreation area that can be used by project residents is located with ¼ mile of the development. Larger residential developments should provide a proportional amount of open area (approximately 10%).

Recommended design element:

· A portion of each development should provide affordable housing that is compatible with and integrated into the over-all design of the development.

Non-Residential Development

Community Business Center – (CBC)

Creating and maintaining an attractive front on CR 54G, making the business area visible and inviting and providing good pedestrian and vehicular access and circulation are the key elements of the CBC area. Maintaining compatibility with existing and planned adjacent residential neighborhoods is also critical. All rezoning in the CBC area will be to the flexible PD-Planned Development zone district.

Design elements that should be required with rezoning in the Community Business Center:

· Access to CR 54G must be consistent with the transportation element of this Plan. Existing access points will be consolidated to the locations shown; where applicable, internal cross access must be provided to adjacent parcels for parking lots and circulatory roadways.

· Parking and service areas are not allowed between new structures and CR 54G.

· Mechanical equipment on the walls or roof facing CR 54G must be adequately screened or camouflaged (i.e. utility meters painted to match the building finish).

· Pedestrian (and bicycle) connections between the sidewalks along adjacent roads and business entrances must be included in the development plan.

· A variable minimum-maximum setback from the edge of the CR 54G right-of-way is allowed, between 10 feet and the 25 feet for new structures. Setbacks from internal roads will be determined at the time of the rezoning and will be based on the overall project design and providing continuity with adjacent development. Building envelopes rather than setback lines may be used.

· Building height and building location must demonstrate compatibility with adjacent uses, particularly those buildings that are adjacent to planned and existing residential neighborhoods. Building height may not exceed 40 feet.

· Proposed signs must be included as part of the development plan, and must show location, size and design. A wall sign for each business with frontage on CR 54G will be allowed on the building side facing CR 54G in addition to signage oriented toward parking areas. Sign design should maintain and enhance the small town character of the area.

Recommended design elements:

· Features such as outdoor seating and covered porches over business entrances are allowed and encouraged within the setback area adjacent to CR 54G, in order to draw pedestrian traffic into the CBC.

· Focal points, such as street furniture, enhanced landscaping or a community green, should be provided in new developments to accentuate the CBC’s position as a destination at the heart of the LaPorte community.

Redevelopment in the Community Business Center

Much of the area designated as Community Business Center is currently zoned either B-Business or C-Commercial and developed in a non-residential use consistent with that zoning. Property owners with appropriate zoning who wish to change or expand their business may do so according to the existing zoning and requirements of the Land Use Code. The following design considerations are intended to help guide site planning and development where existing buildings or structures are being expanded, but it is understood that not all design elements may be appropriate or feasible on individual properties. Where owners choose to request rezoning to the flexible PD-Planned Development zone, for example to allow more than one structure on a lot, these design elements should be incorporated where feasible into the rezoning.

Design elements for redevelopment areas in the Community Business Center:

· Access to CR 54G should be consistent with the transportation element of this Plan. Existing access points should be consolidated to the locations shown, where feasible. Internal cross access should be provided to adjacent parcels for parking lots and circulatory roadways where applicable.

· Pedestrian connections along CR 54G and into each business should be provided. This principle could be accomplished as simply as separating a walkway from the paved parking area along the street frontage, perhaps with moveable planters.

· Where appropriate, required landscaping should be concentrated along CR 54G in order to improve the attractiveness of the entire area and create a “town” rather than highway development atmosphere.

· Where feasible, building additions should be towards the front of the property with parking to the sides and rear of the structure.

· New signage should maintain and enhance the small town character of the area.

Neighborhood Business Center – (NBC)

Development should create an attractive front on CR 54G and Taft Hill Road. Clearly defined, limited access points and good internal circulation for both vehicles and pedestrians are critical. All rezoning in the NBC area will be to the flexible PD-Planned Development zone district.

Design elements that should be required with rezoning in the Neighborhood Business Center Areas:

· Access to CR 54G and Taft Hill Road must be consistent with the transportation element of this Plan. Existing access points will be consolidated to the locations shown; where applicable, internal cross access must be provided to adjacent parcels for parking lots and circulatory roadways.

· Pedestrian (and bicycle) connections between the sidewalks along adjacent roads and business entrances must be included in the development plan (Site Plan or General Development Plan). Internal connections with adjacent residential development must also be shown.

· Mechanical equipment on the walls or roof facing these roads must be adequately screened or camouflaged (i.e. utility meters painted to match the building finish).

· Maximum building height is 40 feet; however a lesser height may be required on individual structures to achieve compatibility with adjacent uses.

· Setbacks from the County Roads are determined by the Land Use Code. Setbacks from internal roads will be determined at the time of the rezoning and will be based on the overall project design and providing continuity with adjacent development. Building envelopes rather than setback lines may be used in the PD-Planned Development zone.

· Proposed signs must be included as part of the development plan, and must show location, size and design, and must create an attractive street frontage on the adjacent major roads.

Recommended design elements:

· Parking and service areas are discouraged between structures and adjacent arterial or collector roads.

Redevelopment in Neighborhood Business Centers

The NBC category also includes existing businesses including Vern’s, Kintzley Plaza and the Plantorium. The existing Neighborhood Business Centers are located at the west and east edges of the LaPorte community and set the tone for the area. Additional development in these areas should include the following design considerations where appropriate. Where owners choose to request rezoning to the flexible PD-Planned Development zone, for example to allow more than one structure on a lot, these design elements will be incorporated where feasible into the rezoning.

Design elements for redevelopment areas:

· Access to CR 54G and Taft Hill Road should be consistent with the transportation element of this Plan. Existing access points should be consolidated to the locations shown, where feasible. Internal cross access should be provided to adjacent parcels for parking lots and circulatory roadways where applicable.

· Where feasible, building additions should be towards the front of the property with parking to the sides and rear of the structure.

· New signs should create an attractive street frontage on the adjacent major roads.

Limited Commercial – (LC)

This area has high visibility from CR 54G, Taft Hill Rd. and the LaPorte Bypass. As the eastern entryway to the LaPorte community, development should create an attractive front on CR 54G and Taft Hill Road and also consider the view from the Bypass which is elevated in this area. The adjacent intersection with the Bypass creates the potential for traffic conflict and strict adherence to the Transportation requirements of this Plan is critical. Development of this area will require rezoning to the PD-Planned Development zone.

Design elements that should be required with rezoning in the Limited Commercial Area:

· Mechanical equipment on the walls or roof facing these roads must be adequately screened or camouflaged (i.e. utility meters painted to match the building finish).

· Setbacks from the County and State Roads are determined by the Land Use Code. Setbacks from internal roads will be determined at the time of the rezoning and will be based on the overall project design and providing continuity with adjacent development. Building envelopes rather than setback lines may be used in the PD-Planned Development zone.

· Pedestrian (and bicycle) connections between the sidewalks along adjacent roads and business entrances must be included in the development plan (Site Plan or General Development Plan).

· Maximum building height is 40 feet.

· Maximum building height and building location must consider compatibility with adjacent planned and existing uses.

· Proposed signs must be included as part of the development plan, and must show location, size and design, and must create an attractive street frontage on the adjacent major roads.

Recommended design elements:

· Parking and service areas are discouraged between structures and adjacent arterial or collector roads.

Mixed-Use Development

Mixed-use development is allowed in the Entryway Transition Area where one or more of the parcels in the project have existing legal non-residential uses or existing B-Business or C-Commercial zoning. The purpose of this type of development in the Entryway Area is to allow landowners the flexibility to change the use or relocate existing or potential non-residential uses as part of a larger, integrated residential neighborhood. This type of development requires rezoning to the flexible PD-Planned Development zoning district.

Individual circumstances in this area vary considerably and flexibility is important to any redevelopment situation; therefore, the following design elements for mixed-use development are advisory, not required. However, the overall project design must demonstrate consistency with the planned Low-Density Residential character of the Entryway Area, and movement away from the current strip-commercial character with its existing conflicts.

Recommended design elements that should be considered with rezoning to PD-Planned Development in the Entryway Transition Area:

· Access must be consistent with the Transportation element of this Plan.

· Design elements for Town-Density Residential Development must be included in the residential portion of the development.

· Where feasible and appropriate, design elements for Neighborhood Business Centers should be applied to the non-residential development areas of the Mixed-Use PD.

· New non-residential uses should be supportive of the residential neighborhood – generally uses allowed in the B-Business zone district.

· The gross area of a mixed-use development should be at least 10 acres.

· Non-residential uses (including required parking and service areas) should support the predominantly residential character of the area and in general should not exceed 10% of the gross project area.

· New non-residential uses should not be developed until at least 50% of the residential uses have been constructed.