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HomeMy WebLinkAboutRIGDEN FARM, 5TH FILING, TRACT I, SETTLERS GREEN - PDP - MODIFICATIONS OF STANDARDS - 56-98J - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTSArchitectural Design Standards Rigden Farm Residential *6WQVq 3 'file following information is intended for use as an outline only, which refers to the recorded Covenants for the 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 Hk Corp. or Timberline, or equal allowed. Roof Slope/Overhangs Mininhum 6/12 pitch. Minimum Twelve -Inch (12") overhang. Masonry Brick, Slone, (some categories of arlif iciA stone) and Dri-vit product (or equal), are encouraged. All outside corners of street -facing elevations will require "wrapping" of corners to a minimum of two feet (2') on walls (inclusive of garage walls). No mininnun coverage is required. Siding Wood or Masonile lap siding allowed. Maxinnun width allowed is eight inched (8"). Maximum exposure allowed is seven inches (7"). (Horizontal grooved (Sturbridge), grooved and T-I I I panelized siding is not allowed.) Trim The following are required: Minimum I" x 4" width required for all windows (from, rear, and sides). Minimum I" x 6" width required for all corners. Minimum I" x 10" width required at all floor changes and gable ends. Minimum I" x 10" required at the bottom of the siding above the foundation. Fascia Minimum I" x 8" with I" x 4" trim or gutter. Fascia must be wood or CTX only. Seven sixteenth inch (7/16") siding shall not be used for fascia. Exterior Vents Must fit exterior design. Vertical Support Posts Must be framed with a nhiuinlU n 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 Approval lighting, firewood storage, change in color scheme. Square Footage 1,800 square foot minimum finished floor area for multi -story; 900 square feet on the main floor. 1,200 square foot minimum for ranches. III r �I um.ni.�x.�ni nil m Ilur ��1��1 OFF • nm nmmnr IWIIIIJI� 4�� Qi i� i 6tlfuTlfufl:IJ � I�IN'i811fI � I�IIIIII IIIIIIIIIII�����'I.� , ����������II'_����► nnm luuunun,``� � mi�„d„ 4011ko'Iu qp� 01, m I millmalim 6 ADVANCES OR PROTECTS THE PURPOSES OF THE STANDARD 3.8 Supplementary Regulations 3.8.3 Home Occupations NOTE: There are no stated purposes for these standards. We can only conjecture that the intent of the standards requiring a home occupation to be within the dwelling unit was to prevent an owner with a large lot to build a secondary building with the intent of operating a significant business from that building, thus impacting the surrounding neighborhood. Our project provides for optional carriage units (i.e. bonus room, loft, studio, "granny flat") to be built over the detached garages. If we were building a standard front loaded attached garage these rooms would be within the dwelling unit and a modification would not be necessary. We feel that our design advances and protects the intent of the standard even though the home occupation would be separated from the dwelling unit, it is contained within the same small lot. Thank you for your consideration of these modifications. Sincerely, Robert T. Hand Project Manager Settler's Green, Registered LLLP To help assure visual interest the "Build to" line on the front of the houses would be kept between Wand 15', and the porches would have a minimum width of 10'. Attachment A (4 pages) shows example elevations of the types of homes that we intend to build. As the examples show the houses will have generous porches, prominent vertical support posts, decorative trim and and/or masonry accent wrap. 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. MODIFICATION #2 3.8.3(1)Home Occupation We are requesting a modification to the standards for 3.8.3(1) because under the strict interpretation of the code, one could not conduct a home based business in one of the "carriage houses" (i.e. The rooms to be built above the garages) due to the fact that it is a detached building from the primary dwelling unit. We maintain that the granting of a modification to 3.8.3(1) allowing home based businesses in a structure that is detached from the primary dwelling unit would serve the public interest as equally well or better than being required to comply with the current standard. This modification is requested for the following reasons: NOT DETRIMENTAL TO THE PUBLIC GOOD This modification would permit what is currently allowed (i.e. home occupation) in a single dwelling unit to be done in two structures, the house and the carriage unit, located together on one common lot. ADVANCES OR PROTECTS THE PUBLIC INTERESTS There would be a reduction in traffic if the home owner could conduct their business at home rather than having to drive to another location. The carriage units that will be built over the detached garages work towards achieving the goals and objectives of city's Comprehensive Plan. Specifically the following: PRINCIPLE AN-4: Design policies for residential buildings are intended to emphasize creativity, diversity, and individuality. The following design policies are based on the premise that truly creative design is responsive to its context and the expressed preferences of citizens, and contributes to a comfortable, interesting community. Policy AN-4.5 Home Occupations. Home occupations should be allowed in all residential areas provided they do not generate excessive traffic and parking, or have signage that is not consistent with the residential character of the neighborhood. 3. Reducing the setback from 15' to 9' would not have a detrimental impact on vehicle or pedestrian visibility. ADVANCES OR PROTECTS THE PUBLIC INTERESTS This project is alley loaded and designed to have detached garages at the rear of the property. Because alleys and detached garages consume more of the available land, we are requesting this modification to allow families on these lots to have a bit more yard space between their house and the detached garage. This advances the public's interest by protecting small children in providing them a protected play yard area. This will also apply to the multifamily units by giving them enough space between their units and the proposed detached garages to have either a small yard or enclosed courtyard. 2. Another major benefit to the public is garages to the rear of property. We feel that this plan provides a significant benefit 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 3.5.2 Residential Building Standards (A) Purpose/Applicability. The following standards are intended to promote variety, 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. January 2, 2001 Troy Jones Planner City of Fort Collins 281 North College Fort Collins, CO 80524 Dear Mr. Jones: In addition to our Settler's Green PDP submittal, we are requesting modifications to the following standards for Lots 1-27, Settler's Green P.D.P. (See attached site plan). 3.5.2(D)(2) Setback from Nonarterfal 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; except that in any zone district other than the R-L, U-E and L-M-N Districts, a minimum front yard setback of seven (7) feet shall be permitted for attached housing with rear vehicle access and parking. 3.&3(1)Home Occupation. A home occupation shall be allowed as a permitted accessory user provided that all of the following conditions are met (1) Such use shall be conducted entirely within a dwelling and carried on by the inhabitants of the dwelling with not more than one (1) additional employee or co-worker. MODIFICATION #1 3.5.2(D)(2) Setback from Nonarterial Streets We feel that our proposed plan incorporating the front set -backs 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 The project is seeking to establish a neighborhood in keeping with the "Traditional Neighborhood Design" (TND) 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 generous 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 three proposed multifamily lots that are also part of the proposed plan. 2. Granting this modification request increases the feasibility and viability of this project. People seeking this type of home and neighborhood also expect to obtain a minimal amount of private yard space. By being forced to adhere to the current setback standards while also trying to provide an alternative to "garage dominated" designs would force us to provide nominal or no private yard space. We are concerned that the lack of yard space would negatively impact the feasibility of the project. No Text Modification of Standards for Settler's Green P.D.P. at Rigden Farm, File # 56-98J February 15, 2001 P&Z Meeting Page 6 clearly incidental and secondary to the use of the dwelling and will not be allowed to change the residential character., H. Granting of modification request#2.will protect said purpose equally well as would a plan that satisfied the standard because a garage is type of building that would normally be expected to be located on a residential lot, and having a second floor home office above the garage does not change the residential character. 6. RECOMMENDATION: A. Staff recommends approval of the modification request to section 3.5.2(D)(2) for the Settler's Green at Rigden Farm P.D.P. with the following 2 conditions: 1. front porches having a minimum of 10 feet in width shall be provided for all properties subject to this modification), and 2. A note shall be added to the general notes on the Settler's Green P.D.P. that limits the front yard setback to no greater than 15 feet. B. Staff recommends approval of the modification request to section 3.8.3(1) for the Settler's Green at Rigden Farm P.D:P.. Modification of Standards for Settler's Green P.D.P. at Rigden Farm, File # 56-98J February 15, 2001 P&Z Meeting Page 5 permit the inhabitants of a dwelling to conduct self-employment (and one support employee) on the property where that inhabitant resides in buildings with a residential character that one would normally expect to find on a residential lot (such as homes, sheds or garages). This self-employment use is intended to only be permitted when the impacts to the neighborhood are minimal."Staff finds that the proposed plan reflecting modification request #3 will protect said purpose equally well as would a plan that satisfied the standard because a garage is type of building that would normally be expected to be located on a residential lot, and having a second floor home office above the garage does not change the residential character. 5. FINDINGS OF FACT/CONCLUSION: A. The requested Modification of Standards for Settler's Green at Rigden Farm, file #56- 98J 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 the facades exhibit a high level of architectural articulation and therefore will be visually more interesting when viewed up close. E. Granting the requested modification #1 would protect the purpose of the standard better than a plan that meets the standard because the buildings will be visually more interesting with substantially sized front porches that are located closer to the street sidewalk thereby encouraging interaction between neighbors. F. Granting of modification request #2 would not be detrimental to the public good because home occupation uses„ whether, attached or detached from the dwelling, will continue to be required to be clearly incidental and secondary to the use of the dwelling and will not be allowed to change -the residential character. G. granting of modification request #2 will protect the public interests of the standard equally well as would a plan which satisfies the standard because home occupation uses, whether attached or detached from the dwelling, will continue to be required to be Modification of Standards for Settler's Green P.D.P. at Rigden Farm, File # 56-98J February 15, 2001 P&Z Meeting Page 4 • A note added to the general notes on the Settler's Green P.D.P. that limits the front yard setback to no greater than 15 feet (can be addressed with a condition of approval). 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 "visually interesting features" of each building closer to the front property line, thereby emphasizing such features as seen from the public street and sidewalk. The purpose for this standard as described in 3.5.2(A) is `to 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 facades exhibit a high level of architectural articulation and therefore will be visually more interesting when viewed up close. Additionally, staff finds that the buildings will be visually more interesting with substantially sized front porches that are located closer to the street sidewalk thereby encouraging interaction 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. (B) Modification Request #2 — Section 3.8.3 (1) requires that permitted home occupation uses shall be conducted entirely within a dwelling. The applicant requests the allowance of home occupations to be located in rooms to be built above the detached garages in the rear yard of the lots at Settler's Green. Staff finds that the granting of modification request #2 would not be detrimental to the public good because home occupation uses, whether attached or detached from the dwelling, will continue to be required to be clearly incidental and secondary to the use of the dwelling and will not be allowed to change the residential character. Staff finds that the granting of modification request #2 will protect the public interests of the standard equally well as would a plan which satisfies the standard for the same reason that the modification is not detrimental to the public good, which is because home occupation uses, whether attached or detached from the dwelling, will continue to be required to be clearly incidental and secondary to the use of the dwelling and will not be allowed to change the residential character. There is no stated purpose in the Land Use Code for this standard. 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 this standard, as follows: `The purpose of allowing a home occupation as a permitted accessory use to a dwelling is to Modification of Standards for Settler's Green P.D.P. at Rigden Farm, File # 56-98J February 15, 2001 P&Z Meeting Page 3 (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. 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 justification by the applicant. The justification letter includes two attachments. Attachment A shows drawings of the front facades of the proposed units, and attachment B includes exerpts from the Rigden Farm covenants regarding the required level of articulation for front facades. 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 for all 27 lots in the Settler's Green P.D.P. from the required 15 feet setback to a proposed 9 feet 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." In order to determine if the proposed homes would have such "visually interesting features," staff has requested the applicant to provide the following information: • Architectural Drawings of the front facades of the anticipated housing models, • Exerpts from the Rigden Farm covenants that speak to the level of detail that is required on all of the residential building front facades, • A written description of the minimum size any of the proposed street facing porches will be (specified on page 3 of the applicant's justification letter that porches be a minimum of 10 feet in width), and Modification of Standards for Settler's Green P.D.P. at Rigden Farm, File # 56-98J February 15, 2001 P&Z Meeting Page 2 COMMENTS 1. BACKGROUND The surrounding zoning and land uses are as follows: N: LMN — Parkside East at Rigden Farm P.D.P. (under review), T — Cargil Research Farm, historic barn, farm land, NW: LMN - LaGrange Multifamily Housing at Rigden Farm P.D.P. (under construction), Parkside West at Rigden Farm P.D.P. (under review), MMN & NC — Undeveloped phases of the Rigden Farm Development, E: LMN, approved filing 1 of Rigden Farm (under construction), Estates at Rigden Farm P.D.P. (under review), . S: LMN — a neighborhood center (under construction) including relocated Johnson Farm structures. S: LMN — undeveloped phases of the Rigden Farm Development, RL — existing Dakota Ridge and Stone Ridge Residential Developments, W: MMN & NC — undeveloped phases of the Rigden Farm Development. The property is east of Rigden Parkway, north of Custer Drive, south of Des Moines Drive, and was annexed into the City as part of the Timberline Annexation in November of 1997. The applicant currently has a Project Development Plan under review for the entire site, called Settler's Green at Rigden Farm, Current Planning File 56-98J. The uses proposed in the P.D.P. are permitted in the LMN — Low Density Mixed -Use Neighborhood District and the proposed density is consistent with the Overall Development Plan. A recommendation will be forwarded to the Hearing Officer as a Project Development Plan, 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 STAFF REPORT PROJECT: Modification of Standards for Settler's Green at Rigden Farm P.D.P., File #56-98J OWNER/APPLICANT: Robert Hand Settler's Green LLLP 1901 Avery Court Fort Collins, CO 80525 PROJECT DESCRIPTION: This is a request to modify two specific sections of the Land Use Code for the Rigden Farm Settler's Green Project Development Plan (currently under review). One request is to reduce required front yard setback, and the other is to allow home occupations to be conducted in accessory buildings detached from the dwelling units themselves and located above detached rear yard garages. RECOMMENDATION: Staff recommends approval of the modification requests to sections 3.5.2(D)(2) and, 3.8.3(1) 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 street right-of-way.; (2) 3.8.3 Home Occupation (1) - This section of the Land Use Code requires that such home occupation uses shall be conducted entirely within a dwelling; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT