HomeMy WebLinkAboutMODIFICATION FOR RIGDEN FARM, THE WILLOWS - 56-98M - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSi
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— 2 — May 31, 2001
rear loaded privates drives consume more of the available land, we are requesting this modification to
allow families on these lots to have some yard space between their house and the adjacent property.
This advances the public's interest by protecting small children in providing them a protected play
yard area.
2. We feel that this plan advances the public's interest significantly by addressing the following specific
community needs outlined in the city's Comprehensive Plan:
PRINCIPLE AN-5: All new residential buildings should be designed to emphasize the
visually interesting features of the building, as seen from the public street and sidewalk.
The visual impact of garage doors, driveways, and other off-street parking will be
minimized and mitigated.
Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood street, the
street frontage devoted to protruding garage doors and driveway curb crossings will be limited.
Generally, garages should be recessed, or if feasible, tucked into side or rear yards, using variety and
creativity to avoid a streetscape dominated by the repetition of garage doors. Locating garages
further from the street can allow narrower driveway frontage at the curb, leaving more room for an
attractive streetscape. It is recognized that there may be ways a residential property can be custom -
designed to mitigate the view of a protruding garage opening The intent of these policies is not to
limit such custom -designed solutions when an individual homeowner has a need or preference for
protruding garage openings.
Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared driveways are
encouraged in order to improve the visual interest of neighborhood streets by reducing driveway curb
cuts and street -facing garage doors. Such alleys and driveways can also serve as locations for ancillary
buildings, utilities, service functions, and interior -block parking access.
Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to terminate in
a visually interesting feature, and not terminate directly in a garage door.
ADVANCES OR PROTECTS THE PURPOSES OF THE STANDARD
According to city staff the purpose of the 076' side yard setback is to ensure that the lots have adequate
light, air circulation, and privacy adjacent properties. Our request for this modification advances or protects
the purpose of this standard. With our request, we are gaining at least 1' on the minimum requirements of
this standard allowing even more light, air circulation, and privacy to adjacent properties.
Thank you for your consideration of this modification request.
Sincerely,
Lance R. Slayton
President
SLAYT. CONSTRUCTION, INC.
May 31, 2001
Troy Jones
City Planner
City of Fort Collins
281 N. College Avenue
Fort Collins, CO 80524
Dear Mr. Jones,
In addition to our The Willow at Rigden Farm submittal, we are requesting modification to the following
standard for Lots 1-23, The Willow at Rigden Farm PDP.. (See attached site plan). Attachment D
3.5.2(D)(3) Side and Rear Yard Setbacks. If a Zero -lot line developmentplan isproposed, a single six-foot
minimum side yard is required. Rearyard setbacks in residential areas shall be a minimum of fifteen (1 S) feet from
the rearpraperty hne.
We are requesting a 1' side yard setback to the zero lot line standard. The standard currently indicates a 0'/6'
configuration, we are proposing 1' setback on one side, with at least 6' on the other side. By allowing us to
use this standard we are gaining at the very least, 1' with this modification and in turn, are not encroaching
the neighbor's property with the roof overhang.
We feel that by increasing the side yard setback of the zero lot line standard to 1' on alley accessed garages
and dwellings will advance or protect the public interests and purposes of the standard for which the
modification is requested equally well or better than would a plan which complies with the standard. This
modification is requested for the following reasons:
NOT DETRIMENTAL TO THE PUBLIC GOOD
1. Increasing the side yard setback from a 076' to 1'/6' configuration would not have a detrimental
impact on vehicle or pedestrian visibility. In fact, it would have a positive benefit. A 1'/6' side
setback would allow more space on the lot to place parking spaces perpendicular to and off the alley.
2. Granting this modification request increases the feasibility and viability of this project. People
seeking this type of home and neighborhood expect to obtain a minimal amount of private yard
space for maintenance purposes. We are also trying to provide an alternate to "garage dominated"
designs by alley loading the homes. By being forced to adhere to the current setback standards we
would negatively impact the feasibility of the project.
ADVANCES OR PROTECTS THE PUBLIC INTERESTS
1. This project is rear loaded and designed to have attached garages at the rear of the property. Because
215 UNION BOULEVARD, SUITE 350 • LAKEWOOD, COLORADO • 80228
PHONE: (303) 989-2026 • FAX: (303) 989-2049
EMAIL: SLAYT@QWEST.NET
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Architectural Design Standards
e Willow at Rigden Farm Residents;
The following information is intended for use as an outline only, which refers to the recorded Covenants for The Willow at
Rigden Farm Residential Development. The Covenants require that all items shall be submitted to the Architectural Design
Review Committee, ("ADRC'� for review and specific approval.
ITEM GUIDELINE
Design Scheme Neo-Traditional
Roof Material Clay or concrete tile, slate high definition roof cover, 30 year 300# weight shingles
manufactured by Elk Corp. or Timberline, or equal allowed.
Roof Slope/Overhangs Minimum 6/12 pitch. Minimum 12" overhang.'
Masonry Brick, Stone, (some categories of artificial stone) and Dri-vit product (or equal), are
encouraged. All outside comers of street -facing elevations will require "wrapping" of comers
to a minimum of 2' on walls (inclusive of garage walls). No minimum coverage is required.
Siding Wood or Masonite lap siding allowed. Maximum width allowed is 8". Maximum exposure
allowed is 7". (Horizontal grooved (Sturbridge), grooved and T-111 panelized siding is not
allowed.)
Trim The following are required:
Minimum 1" x 4" width required for all windows (from, rear, and sides).
Minimum 1" x 6" width required for all comers.
Minimum 1" x 10" width required at all floor changes and gable ends.
Minimum 1" x 10" required at the bottom of the siding above the foundation.
Fascia Minimum 1" x 8" with 1" x 4" trim or gutter. Fascia must be wood or CTX only. 7/16"
siding shall be not be used for fascia.
Exterior Vents Must fit exterior design.
Vertical Support Posts Must be framed with a minimum 8" width on street -facing elevation. Minimum 6" on side
and rear elevations. Masonry or stone must be a minimum of 12" on any elevation.
Furnace, Plumbing Vents Must be located on the roof slope away from street elevation.
Colors Traditional colors to blend with the character of the neighborhood. All exterior railings,
wood, trim, etc. to match in color. Clear finish not allowed. Adequate representations of
proposed colors or color boards must be submitted for approval.
Windows All windows must be wood or vinyl. Aluminum windows are not allowed. Exterior to be
painted to match trim color.
Fences Please see "Fences" standards within the Covenants.
Landscaping Please see "Submittal Requirements".
Antennas and Dishes Antennas are allowed only in attic space. Satellite dishes allowed per covenants.
Items Allowable With Storm doors, basketball hoops, playhouses, dog houses, swing sets, signs, site
Special — pproval______ lighting firewood storage, change in color scheme.
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3.5.2 Residential Building Standardr
(A) Purpose/Applicability. The follounng standards are intended to promote wnety, visual
interest and pedestrian -oriented streets in residential development
This project clearly promotes variety, visual interest and pedestrian -oriented streets by providing
detached walks, several of which go through green spaces. We are also promoting pedestrian and
homeowner interaction by providing front porches on all designs.
To help assure visual interest the `Build to" line on the front of the houses would be kept between
9' to 15'. This will create variety though out the project and eliminate a "row house community"
look.
Attachment A (5 pages) shows example elevations of the types of homes that we intend to build.
As the examples show, the houses will have porches, prominent vertical support posts, quality siding,
decorative trim and/or masonry accent wrap. The elevations vary from house to house and when
next to each will have a pleasing curb appeal.
Attachment B (1 page) is a copy of the "Architectural Design Standards" for Rigden Farm
Residential. These standards are already in place to assure that the homes that are built in Rigden
Farm will promote variety and visual interest.
Thank you for your consideration of this modification request.
Sincerely,
Lance R. Slayton
President
-2— May 31, 2001
2. Reducing the setback from 15' to 9' would not have a detrimental impact on vehicle or
pedestrian visibility. Although we are moving the foundations up to 6' closer to the street in
some cases, we are not encroaching on corner line of sight triangles, therefore, vehicle and
pedestrian visibility is not impacted. Also, we are creating a little more driveway room for
our rear access garages, which allows us to separate vehicles from pedestrians. This
reduction should also enhance vehicle and pedestrian visibility by creating a better
background and less sight interference for pedestrian safety.
ADVANCES OR PROTECTS THE PUBLIC INTERESTS
1. In trying to accomplish the goals set forth Principle AN-5 and Policy AN-5.1, 5.2 and 5.3,
we rear loaded and designed this project to have attached garages at the rear of the property.
This advances public interests by emphasizing the visually interesting features of the
buildings as seen from the public street and sidewalk.
PRINCIPLE AN-5: All new residential buildings should be designed to emphasize
the visually interesting features of the building, as seen from the public street and
sidewalk. The visual impact of garage doors, driveways, and other off-street parking
will be minimized and mitigated.
Policy AN-5.1 Garages and Driveways. To foster visual interest along a neighborhood
street, the street frontage devoted to protruding garage doors and driveway curb crossings
will be limited. Generally, garages should be recessed, or if feasible, tucked into side or rear
yards, using variety and creativity to avoid a streetscape dominated by the repetition of
garage doors. Locating garages further from the street can allow narrower driveway frontage
at the curb, leaving more room for an attractive streetscape or curb appeal. It is recognized
that there may be ways a residential property can be custom -designed to mitigate the view of
a protruding garage opening. The intent of these policies is not to limit such custom -
designed solutions when an individual homeowner has a need or preference for protruding
garage openings.
Policy AN-5.2 Alleys and Shared Driveways. Alleys and various forms of shared
driveways are encouraged in order to improve the visual interest of neighborhood streets by
reducing driveway curb cuts and street -facing garage doors. Such alleys and driveways can
also serve as locations for ancillary buildings, utilities, service functions, and interior -block
parking access.
Policy AN-5.3 Street Vistas. If possible, the view down a street should be designed to
terminate in a visually interesting feature, and not terminate directly in a garage door.
2. In varying the setback from 9' to 15' we feel we are advancing the public interest set forth in
the policies above by not only rear loading our garages, but also enhancing the visual interest
caused by the varying setbacks off the streets.
ADVANCES OR PROTECTS THE PURPOSES OF THE STANDARD
SLAYT. CONSTRUCTION, INC.
May 31, 2001
Troy Jones
City Planner
City of Fort Collins
281 N. College Avenue
Fort Collins, CO 80524
Dear Mr. Jones,
In addition to our The Willow at Rigden Farm PDP submittal, we are requesting modifications to
the following standards for Lots 1-23, The Willow at Rigden Farm P.D.P. (See attached site plan).
Attachment C
3.5.2(D)(2) Setback from Nonarterial Streets. Minimum setback of every residential
building and of every detached accessory building that is incidental to the residential building
from any public street right-of-way other than an arterial street right-of-way shall be fifteen
(15) feet.
MODIFICATION #1
3.5.2(D)(2) Setback for Nonarterial Streets
We feel that our proposed plan incorporating the front setbacks varying 15' to 9 ` will advance or
protect the public interests and purposes of the standard for which the modification is requested
equally well or better than would a plan which complies with the standard. This modification is
requested for the following reasons:
NOT DETRIMENTAL TO THE PUBLIC GOOD
1. The project is seeking to establish a neighborhood in keeping with the "Traditional
Neighborhood Design" ('I'ND) and "New Urban" ideals embodied in the City's
Comprehensive Plan. A major assumption of TND and New Urban is that closer proximity
encourages increased interaction and communication, thus creating a better sense of
neighborhood or community. To this end we have developed house plans that have front
porches to encourage interaction between neighbors. By decreasing the setback from 15' to
9' we put the residents in closer proximity. This philosophy also applies to the multifamily
lots that are also part of the proposed plan.
215 UNION BOULEVARD, SUITE 350 • LAKEWOOD, COLORADO • 80228
PHONE: (303) 989-2026 • FAX: (303) 989-2049
EMAIL: SLAYT@QWEST.NET
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The Willow
Modification Request
06/04/01
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Modification of Standards for the Willow at Rigden Farm, File # 56-98M
June 21, 2001 P&Z Meeting
Page 5
5. FINDINGS OF FACT/CONCLUSION:
A. The requested Modification of Standards for the Willow at Rigden Farm, file #56-98M is
subject to review by the Planning and Zoning Board.
B. Granting the modification request #1 would not be detrimental to the public good,
because the modification request does not adversely affect the 9 foot wide utility
easement.
C. Granting the requested modification #1 would advance the public interests of the
standard better than would a plan that meets the standard because a reduced front
yard setback would bring the building closer to the public street and sidewalk thereby
emphasizing the visually interesting details of the residential buildings.
D. Granting the requested modification #1 would protect the purpose of the standard
better than would a plan that meets the standard because an item is visually more
interesting if the item being viewed is closer to the viewer due to the fact that more
detail can be seen, and because the residential character of the development is visually
and functionally more interesting when the front porches are located closer to the street
sidewalk because interaction is encouraged between neighbors.
E. Granting the requested modification #2 would not be detrimental to the public good
because the building code requires that building overhangs not encroach onto an
adjacent yard, and the modification request simply is to satisfy the building code
requirement.
F. Granting the requested modification #2 will advance the public interests of the standard
better than would a plan that satisfies the standard because it will allow a hybrid of the
zero lot line concept to work for this site, which in turn allows the proposed site design
with rear loaded garages (a stated public interest) to be permissible.
G. Granting the modification request #2 will protect the will protect the purposes of the
standard equally well as would a plan which complies with the standard because the
difference between a zero (0) foot and a (1) foot side yard setback has no effect on the
ability for adequate air circulation, light access, or physical access, so long as a
maintenance access easement is provided on the adjacent lot at the time of platting.
6. RECOMMENDATION:
Staff recommends approval of the modification requests to sections 3.5.2(D)(2) &
3.5.2(D)(3) for the Willow at Rigden Farm, file #56-98M subject to the condition that
a maintenance access easement be provided on the adjacent lot at the time of
platting.
Modification of Standards for the Willow at Rigden Farm, File # 56-98M
June 21, 2001 P&Z Meeting
Page 4
(B) Modification Request #2 — Section 3.5.2 (D)(3) requires that zero lot line
configurations have zero (0) feet setback on one side lot line and at least six (6) feet
setback on the other side property line.
The applicant proposes to increase the zero (0) foot side yard setback to a one (1) foot
side yard setback to accommodate roof overhangs while the other side yard setback
continues to have a minimum of six (6) feet.
Staff finds that the granting of modification request #2 would not be detrimental to the
public good because the building code requires that building overhangs not encroach
onto an adjacent yard, and the modification request simply is to satisfy the building code
requirement.
Policy AN-5.1 of City Plan states, "garages should be recessed, or if feasible, tucked into
side or rear yards, using variety and creativity to avoid a streetscape dominated by the
repetition of garage doors." Staff finds that the granting of modification request #2 will
advance the public interests of the standard better than would a plan that satisfies the
standard because granting the modification will allow a hybrid of the zero lot line concept
to work for this site, which in turn allows the proposed site design with rear loaded garages
to be permissible.
There is no stated purpose in the Land Use Code for side yard setbacks. After much
discussion between the Current Planning Department and the Zoning Department, staff
has come up with a statement that we feel captures the purpose of side yard setbacks, as
follows: `The purpose of a side yard setback in single family detached lots is generally to
foster adequate air circulation between adjacent dwelling units, to allow a property owner
to have physical access to the entire, building, and to allow each dwelling unit adequate
access to light." This is typically achieved by the creation of a low -density character to
dwellings by detaching dwellings from one another. Staff finds that the proposed plan
reflecting modification request #2 will protect said purpose equally well as would a plan
that satisfied the standard because the difference between a zero (0) foot and a (1) foot
side yard setback has no effect on the ability for adequate air circulation, light access, or
physical access, so long as a maintenance access easement is provided on the adjacent
lot at the time of platting. Staff is only recommending approval of this modification request
subject to the condition that a maintenance access easement be provided on the adjacent
lot at the time of platting.
Modification of Standards for the Willow at Rigden Farm, File # 56-98M
June 21, 2001 P&Z Meeting
Page 3
3. APPLICANT'S REQUEST
The applicant has proposed that the modification requests meet the requirements of LUC
2.8.2 Modification Review Procedures (H) Step 8 (Standards). Please see the attached
written justifications by the applicant.
4. ANALYSIS OF MODIFICATION REQUEST
(A) Modification Request #1 - Section 3.5.2(D)(2) requires that every residential building
be set back fifteen (15) feet from a street right-of-way.
The applicant proposes to reduce the front setback along non -arterial streets in the
upcoming Willow at Rigden Farm P.D.P. from the required minimuml5 foot setback to a
proposed minimum 9-foot setback.
Staff finds that the granting of modification request #1 would not be detrimental to the
public good, because the modification request does not adversely affect the 9 foot -wide
utility easement.
City Plan Principle AN-5 states, "All new residential buildings should be designed to
emphasize the visually interesting features of the building, as seen from the public street
and sidewalk. The visual impact of garage doors, driveways, and other off-street parking
will be minimized and mitigated." Staff finds that the granting of modification request #1
advances the public interests of the standard better than would a plan that meets the
standard because a reduced front yard setback would bring the building closer to the
public street and sidewalk thereby emphasizing the visually interesting details of the
residential buildings.
The purpose for this standard as described in 3.5.2(A) is `Yo promote variety and visual
interest in zone districts predominately characterized by residential development. " Staff
feels that visual interest is promoted in the applicant's proposed design because the
pedestrians are physically closer to the front facades and front porches than they would be
in a plan that satisfies the code. This test really is a judgement call, but by staffs
judgement, an item is visually more interesting if the item being viewed is closer to the
viewer due to the fact that more detail can be seen. Additionally, staff finds that the
residential character of the development is visually and functionally more interesting when
the front porches are located closer to the street sidewalk because interaction is
encouraged between neighbors. Therefore, staff finds that the proposed plan reflecting
modification request #1 will protect the purpose of the standard better than would a plan
that satisfies the code. Please see attachments A and B that illustrate and regulate the
intended variety and visual interest.
Modification of Standards for the Willow at Rigden Farm, File # 56-98M
June 21, 2001 P&Z Meeting
Page 2
COMMENTS
1. BACKGROUND
The surrounding zoning and land uses are as follows:
N: LMN — Custer Drive, La Grange Multifamily Housing at Rigden Farm P.D.P. and
Parkside West at Rigden Farm P.D.P. (both under final compliance review),
NW: MMN & NC — Undeveloped phases of the Rigden Farm Development,
E: LMN — a neighborhood center (under construction) including relocated Johnson
Farm structures.
S: LMN — Foothills Drainage Channel, undeveloped phases of the Rigden Farm
Development,
RL — existing Dakota Ridge and Stone Ridge Residential Developments,
W: LMN — future Timberline Church.
The property is southwest of the traffic circle at the intersection of Rigden Parkway &
Custer Drive, and was annexed into the City as part of the Timberline Annexation in
November of 1997.
The applicant anticipates submitting a Project Development Plan for the entire site, which
will be named "The Willow at Rigden Farm." Upon submittal and review of the upcoming
P.D.P., a recommendation will be forwarded to the Hearing Officer at the appropriate time
for final review as outlined in the Land Use Code Section 2.4.2 Project Development Plan
Review Procedures.
2. THE MODIFICATION PROCESS
(A) Section 2.8.2(H) of the LUC specifies that in order to approve a modification the
Planning and Zoning Board must find that:
(1) the granting of the modification is not detrimental to the public good,
(2) the plan as submitted will:
(a) advance or protect the public interests and purposes of the
standard equally well or better than would a plan that satisfies the
standard, or
(b) the proposed project would substantially address an important
community need specifically and expressly defined and described
in the city's Comprehensive Plan, adopted policy, ordinance or
resolution, or
(c) strict application of the standard sought to be modified would result
in unusual and exceptional practical difficulties or exceptional
hardship due to exceptional physical conditions unique to such
property.
ITEM NO. 2
MEETING DATE 6/21/01
STAFF Troy Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Modification of Standards for the Willow at Rigden Farm, File #56-98M
APPLICANT: Lance Slayton
Slayt Construction
215 Union Boulevard, Suite 350
Lakewood, CO 80228
OWNER: Rigden Farm LLC
Wheeler Commercial
1027 West Horsetooth Road, Suite 200
Fort Collins, CO 80526
PROJECT DESCRIPTION: This is a request to modify two specific sections of the Land
Use Code for the Willow at Rigden Farm (otherwise known as tract D). The first is a
request to reduce required setback from nonarerial streets, and the other is to modify the
zero lot line setback requirements.
RECOMMENDATION:
Staff recommends conditional approval of the modification request to sections
3.5.2(D)(2) and 3.5.2(D)(3) of the Land Use Code.
EXECUTIVE SUMMARY: This is a request for modification to following two sections of the
Land Use Code:
(1) 3.5.2 Residential Building Standards (D) Residential Building Setbacks (2)
Setback from Nonarterial Streets - this section of the Land Use Code requires that
every building be set back fifteen (15) feet from a non -arterial street right-of-way;
(2) 3.5.2 Residential Building Standards (D) Residential Building Setbacks (3) Side
and Rear Yard Setbacks — This section of the Land Use Code requires that zero lot line
configurations have zero (0) feet setback on one side lot line and at least six (6) feet
setback on the other side property line.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT