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HomeMy WebLinkAboutOLD TOWN NORTH - ODP - 28-99B - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes June 21, 2001 Page 14 than a compliant setback. She added that the issue of two sewer and water taps for carriage houses should be addressed because it would help affordable housing. The motion was approved 5-0. Member Torgerson moved for approval of the request for modification to Land Use Code Article 3.8.3(1) for the Old Town North Project Development Plan, File #28-99A. Member Bernth seconded the motion. Chairman Gavaldon stated that having affordable housing allowing home occupations might present a conflict. He stated that he would support the motion. Member Torgerson stated that the request was not made based on affordable housing but that it would not be detrimental to the public good. Chairman Gavaldon stated that he still struggled with the affordability of allowing home occupations. The motion was approved 5-0. Member Bernth moved for approval of the Old Town North Project Development Plan, File #28-99A. Member Meyer seconded the motion. The motion was approved 5-0. Project: Ridgeview Classical Charter School — Site Plan Advisory Review, File #16-01 Project Description: Request to convert an existing church building, located at the southeast corner of Lemay Avenue and Stewart Street, into a charter school. The plan includes a remodel of the interior of the building, and an addition of 12,133 square feet along the Lemay Avenue frontage. Planning and Zoning Board Minutes June 21, 2001 Page 13 Member Torgerson asked if there was a specific density requested in the ODP. If so, that would preclude second dwelling units from being added. Planner Jones stated that a major amendment would be required to change the specific density. Member Torgerson stated that if the ODP were approved as proposed, adding second dwelling units would not be an option. Mr. Lee stated that the gross density of the project, on the PDP level, is 7 units per acre. Member Torgerson and Mr. Lee agreed that a range of density should be stated rather than a specific number for the ODP, thus allowing second dwelling units in the future. Planner Jones stated that the range of density should be from 5.5 to 11 units per acre for the ODP in order to allow second dwelling units above detached garages. Member Bernth moved for approval of the Old Town North Overall Development Plan, File #28-99B, and the requests for alternative compliance. The density will be changed to a range from 5.5 to 11 units per acre. Member Torgerson seconded the motion. The motion was approved 5-0. Member Torgerson moved for approval of the request for modification to Land Use Code Article 3.5.2(D)(2) for the Old Town North Project Development Plan, File #28-99A. Member Bernth seconded the motion. The motion was approved 5-0. Member Torgerson moved for approval of the request for modification to Land Use Code Article 3.5.2(D)(3) for the Old Town North Project Development Plan, File #28-99A. Member Bernth seconded the motion. Member Carpenter referred to Mr. Martel's comment about the City approving setbacks. She stated that setbacks are approved when they meet the Code equally well or better Planning and Zoning Board Minutes June 21, 2001 Page 12 Citizen Input Dan Nardheuse, 6132 Polaris Drive, stated his approval and support for the affordable housing project. Chairman Gavaldon asked about the home occupation variance being for the entire project. Planner Jones replied that the Staff Report does allow the variance for the entire project. Chairman Gavaldon asked about the new Staff Report distributed at the meeting. Planner Jones replied that the modification request needed to be changed to the side yard setback rather than the front yard setback — it was a misunderstanding between staff and the applicant. Member Carpenter asked if every home in the area could have a home occupation Planner Jones replied that they could if parking requirements could be satisfied. The parking requirement would be for adequate off-street parking which would meet the needs of the home occupation. Member Carpenter asked if there would be a mix of separate dwelling units and home occupations or just home occupation. Planner Jones replied that as the units are sold, the buyer will have the option to have nothing, a carriage unit, or home occupation, above the garage. Ms. Sweer stated that all the homes are allowed to have a home occupation. The challenge is that a detached garage or accessory unit requires special permission to have a home occupation. Staff suggested seeking this modification for the entire site to serve future homeowners in the community and to decrease the number of future modification requests. Member Carpenter asked if second dwelling units would be allowed above the garages or just home occupations. Ms. Sweer replied that it would just be home occupations and that second dwelling units would be difficult to have above the detached garages because separate water and sewer taps would be required. Planning and Zoning Board Minutes June 21, 2001 Page 11 Hearina Testimonv. Written Comments and Other Evidence: Troy Jones, Current Planning, gave the staff presentation. The Overall Development Plan and Project Development Plan were combined into one staff presentation. He discussed the site including the riparian forest that has been identified on the City's Natural Habitats and Features Inventory as substantial and worth preserving. There are two alternative compliance requests as part of this application. One is for connectivity to the arterial where a pedestrian/bicycle connection would be made rather than a required street connection. This alternative compliance has been recommended by staff in order to decrease the number of bridge crossings over the channel in the floodplain area. The second issue for alternative compliance involves decreasing street connections to lessen the impact on the riparian natural area. Chairman Gavaldon asked if the ODP density has any effect on the PDP. Planner Jones replied that the zoning of the property (CCN) requires that the property be developed at least 5 dwelling units per acre and there is no stated maximum. The project is proposing 5.5 dwelling units per acre. The Project Development Plan includes a modification request for setbacks required from a non -arterial street. The second modification request is for the zero lot line standard. The applicant would like a use easement between houses, allowing the entire 8-foot yard side yard to be used for each house rather than four feet per house. The applicant is also asking for a modification request to allow home occupations in detached garages. Staff recommends approval of the ODP, the alternative compliance requests within the ODP, the PDP, and the modification requests within the PDP. Monica Sweer, Old Town North LLC, gave the applicant's presentation. She discussed the project's goals: to meet an affordable housing, to provide an infill project, and to meet a new urbanism land planning concept that facilitates a greater sense of community. Russ Lee, BHA Design, discussed the site planning and landscape architecture of the project. Jim Martel, representing the applicant, discussed the alternative compliance and modification requests noting that these requests must meet or exceed the standards of the Land Use Code. He stated that skepticism about affordable housing should be decreased as it is a very important need for the community. The applicant is requesting the home occupation variance on the entire project. Planning and Zoning Board Minutes June 21, 2001 Page 10 Member Meyer moved for approval of the New Belgium Brewery Overall Development Plan, File #1-95C. Member Carpenter seconded the motion. The motion was approved 4-0. Project: Old Town North, Overall Development Plan, File #28-99B Project Description: Request for an overall development plan for a 45-acre mixed use development. The site is located northeast of the intersection of Vine Drive and College Avenue. The site is in the Community Commercial — North College (CCN) zone district. Recommendation: Approval Project: Old Town North, Project Development Plan, File #28-99A Project Description: Request for a project development plan for a 30-acre mixed use development. This includes 138 single family detached homes, 88 single family attached homes, and 30 mixed use dwellings; 10% of the units will meet the City of Fort Collins requirements for affordable housing. Request for three modifications of standards — one to reduce the minimum side yard setback, one to reduce the required setback along non -arterial streets, and one to allow home occupations to be located in rear yard detached accessory buildings. Recommendation: Approval Chairperson Gavaldon called the meeting to order at 6:35 p.m. Roll Call: Meyer, Torgerson, Bernth, Carpenter, Gavaldon, Members Craig and Colton were absent. Staff Present: Gloss, Eckman, Shepard, Jones, Waldo, Stringer, Wamhoff, Virata, Schlueter, Manci, Reiff, M. Jackson, Stanford, Macklin. Agenda Review: Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the November 16 and December 7, 2000 Planning and Zoning Board Hearings (CONTINUED). 2. #56-98M Modification of Standards — The Willow at Rigden Farm (PULLED FOR DISCUSSION BY BOARD) 3. #17-01 Modification of Standards — Collindale Golf Course Clubhouse Discussion Agenda: 4. Northern Colorado Regional Communities 1-25 Corridor Plan (Recommendation to City Council) 5. #1-95C New Belgium Brewery — Overall Development Plan 6. #28-08B Old Town North — Overall Development Plan 7. #28-09A Old Town North — Project Development Plan 8. #16-01 Ridgeview Classical Charter School — Site Plan Advisory Review Member Torgerson declared a conflict on item #5 — New Belgium Brewery — Overall Development Plan, File #1-95C. Chairman Gavaldon declared a conflict on item #8 — Ridgeview Classical Charter School — Site Plan Advisory Review, File #16-01. Member Torgerson moved for approval of the Consent Agenda item 3.