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HomeMy WebLinkAboutMODIFICATION FOR RIGDEN FARM, THE WILLOWS - 56-98M - DECISION - MINUTES/NOTES0 0 Planning and Zoning Board Minutes June 21, 2001 Page 4 Planner Jones replied that the developer has proposed 10 dwelling units per acre. They could propose more or less and still be consistent with the ODP. Member Torgerson stated that the issue of density was decided a while ago at the ODP stage and is therefore outside this discussion. The lowest density could be 8 units per acre and would therefore never be completely compatible with the 3 units per acre in the Dakota Ridge area. Member Bernth moved for approval of the modification request for the Willow at Rigden Farm, File #56-98M, subject to the condition that maintenance access easement be provided on the adjacent lot at the time of platting. In addition, with respect to the Willow at Rigden Farm elevations by Slayt Construction, the general overall standards are adhered to with staff having the final recommendation on the final elevations. Member Torgerson seconded the motion. Member Carpenter stated that she would support the motion but was concerned with the analysis. Bringing the building closer does not advance the public interests. We need to be very careful that the details and variations are present to make the structures visually appealing when they are this close to the road. Member Torgerson agreed that details are important but the plan advanced the purposes of the standard better than compliance primarily because of the motor court concept that will make the streets more pedestrian friendly. Chairman Gavaldon stated concern of making changes to the standards without substantial return to the community. He stated that this particular setback variance works but not all similar requests would. He recommended strong performance standards for developments requesting setback variations. He stated that he would support the motion. Member Meyer thanked Planner Jones for the visual images of the different setbacks. The motion was approved 5-0. Planning and Zoning Board Minutes June 21, 2001 Page 3 Scott Griffin, representative of Rigden Farm, stated that the Dakota Ridge and Stoneridge residents requested that larger lots back up against their developments. In order to average these larger lots out, areas of about 10 dwelling units per acre had to be used. Member Carpenter asked if semi-public or semi -private space was considered regarding these setback modification requests. Planner Jones replied that a pedestrian -oriented street front is being promoted by the request. Additionally, a variety of building materials is being used and the reduction in setbacks allows the pedestrian to be closer to the structures which allows the architectural styling to be viewed more readily. Thus, the detailing and design covenants need to be somewhat stricter. Member Torgerson asked if any elevations in the packet detailed the motor court. Planner Jones replied that they did not but provided the Board with the copy he had. Chairman Gavaldon stated that this rendering would not be final because the PDP has not yet been submitted. Planner Jones replied that there is no formal connection between the rendered elevation and what the final elevations would be on the PDP submittal. He asked if it would be appropriate for the Board to put conditions on an approval regarding the variety of building materials, etc. Paul Eckman, Deputy City Attorney, replied that conditions as per the drawings could be used but worded conditions would be difficult to form and enforce. Planner Jones stated that perhaps the condition could involve adhering to the general aspects of the drawings, leaving staff or the Planning Director in charge of making that decision. Mr. Fredrickson replied that the drawings were based on the design standards for Rigden Farm. He added that there are currently no changes planned for what is being proposed. Member Torgerson asked if the density on each parcel was identified at the ODP level or if the developer decided where the shifts occurred. If it were the developer, is there flexibility there anyway? Planning and Zoning Board Minutes June 21, 2001 Page 2 Member Meyer seconded the motion. The motion was approved 5-0. Project: Modification of Standards — The Willow at Rigden Farm, File #56-98M Project Description: Request to modify two sections of the Land Use Code for the Willow at Rigden Farm (Tract D). The first is a request to reduce required setback from non -arterial streets, and the other is to modify the zero lot line setback requirements. Recommendation: Approval with Conditions Hearing Testimonv. Written Comments and Other Evidence: Troy Jones, Current Planning, gave the staff presentation. He discussed the structure plan and the zoning of the Rigden Farm area. He discussed the setback standards for these zone districts. The residential setback for an arterial is 30 feet. For non -arterial streets, the setbacks are dependent upon the zone district and other criteria. He showed illustrations of different setbacks in order to provide visual images of those. He discussed the motor court proposal that would centralize the garages into one area, keeping the streetscape and areas between homes free of garages. Staff is recommending approval of the requests for modification. Vince Fredrickson, VTBS Architects, gave the applicant's presentation. The plan is for a mixed -use development with a motor court, which will house the garages and parking areas. The setback requirements are a result of this motor court and the arrangement of the structures. CITIZEN INPUT Randall La Coco, resident of Dakota Ridge, stated his concern over the density of the project and the effect that changed setbacks will have on the density. He stated concern over the 'averaging' of dwelling unit numbers to meet zoning requirements at the ODP stage. He added that the modification does not meet the intent of the Land Use Code and it is detrimental to the public good. He asked the Board to deny the requests for modification. 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, Mancl, 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. #28-98B Old Town North - Overall Development Plan 7. #28-99A 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 #1-05C. 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.