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HomeMy WebLinkAboutHARMONY RIDGE PUD, PHASE 2 (2ND FILING) - PRELIMINARY / FINAL - 49-95D - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes November 15, 2001 Page 13 Mr. Moore replied that staff has tried the best they could by trying to blend that in with the area between the homes and the prairie where the walls are occurring with the landscaping. Staff has worked very closely with the applicant on that and with the buffer zone in between where you see the landscaping. Staff will still be working with the applicant to scale back the landscaping some because he believed that it was too heavily planted to blend in with the environment. Chairperson Gavaldon asked Planner Olt to address the citizen input regarding lighting. Planner Olt replied that it has not been requested to his knowledge. They are public streets and the city Light & Power Department will install the standard lights in this development. The project referred to, Hearthfire, had requested a variance which was approved by the Director of Engineering for approval to decrease the lighting levels. A variance for this project has not been requested. Member Carpenter moved for approval of the variance request to the city Solar Orientation Ordinance No. 142. Member Torgerson seconded the motion. The motion was approved 6-0. Member Carpenter moved for approval of the Harmony Ridge PUD, 2"d Filing, Preliminary and Final based on the findings of facts and conclusions. Member Meyer seconded the motion. The motion was approved 6-0. Project: Front Range Rezoning and Structure Plan Amendment, #3-00 Project Description: Request to amend 43 acres on the City Structure Plan, and rezone 39 acres, located on the west side of College Avenue from Trilby Road to Skyway Drive. The Structure Plan amendment is a little larger than the rezoning because in incorporates a 4-acre "outparcel" right at the NW corner of Trilby and College, which is not yet annexed. Planning and Zoning Board Minutes November 15, 2001 Page 12 Member Craig's concern was if she lived on the cul-de-sac to the west, she would pull out of her driveway and use the private drive to get to the cul-de-sac to the east so she could drop down and get out of the housing development. Was she able to do that? Mr. Virata replied yes you are able to do that. From a staff viewpoint, it was not viewed as being the most likely route traveled. You are just as easily able to turn out — it would only benefit units 6 or 7. Unit 8 has close enough frontage to Nico Way and would want to travel out Nico Way. You are talking about maybe 4 or 5 units that could potentially go out the private drive versus going out Nico Way. From a traffic safety standpoint, staff did not see that as an issue. Member Craig asked about Phase 1 and the concern for off site improvements and whether the project was really connecting to existing — or missing the infrastructure for pedestrians mostly. There were also some street issues. She was looking for an update on whether the first applicant did put in some improvements or if we now have some connections so people going east to Shields Street have a sidewalk. Kathleen Reavis, Transportation Department replied that Matt Baker of the Engineering Department informed her that he is working on a sidewalk project for the north side of Harmony from Seneca to Shields. The design and construction of that sidewalk would be done in concert with the Harmony and Shields Intersection improvements. They are working on that project right now, they are about 50% complete with the design and are moving forward with that. Member Craig asked if it would be built as this project is being built out. Ms. Reavis replied that there were only a few issues to resolve in terms of the intersection in order to move forward with the project. She thought that it would be done the same time as the neighborhood, if not sooner. Member Craig asked about A-2.3 and asked for a brief explanation of the impact on the topography. Doug Moore, Natural Resources Department replied that the transition staff was concerned about from when it transitions from the prairie up into the slope and try and be as natural as possible. Staff wanted it to try and look more like a transitional zone, from what you would see in the foothills. Going from a more grassland prairie up towards the shrub lands and into more ponderosa pine. That is what staff was looking for for the screening of the walls themselves. Member Craig asked Mr. Moore if he felt that they had retained the character of the prairie into transition of this development. Planning and Zoning Board Minutes November 15, 2001 Page 11 Fromme Natural Area and to the adjacent schools, convenience store area and to adjacent neighborhoods. He also discussed vehicular circulation, access, density, solar orientation, open space, buffer area from the prairie, natural features and wetlands. He showed site shots and computer simulated slides of the proposal and discussed the layout of the site and landscaping. Public Input Craig Latzke, 2101 Grosveror Ct, which is the closest house in Taft Canyon to this development. He stated that he and his neighbors primary concern was light and aesthetics. He referenced the Hearthfire project that was approved to not have streetlights or a lesser amount of streetlights. He stated that would be something that they would like to see here. He appreciated the lowering of the density from what was originally approved. He asked that there not be ugly retaining walls or privacy fences facing the prairie. Also that there is not a lot of light pollution shed across that open space as well. Public Input closed. Member Craig was not sure how the private drive works between the two cul-de-sacs on the north end of the lot. Also why were we not looking at going onto Cathy Fromme Way — why we don't have an access from the development instead of making this development go into another development to get up to Seneca. Marc Virata, Engineering Department replied that staff has always viewed this as a phase two of an overall project. The bottom line is that under the Land Development Guidance System, this is consistent and staff does not have a concern with this type of connectivity. Fromme Prairie Way, through discussions that have been going on with this project and previous projects, intention is that Fromme Prairie Way is going to be used as an access point to the trailhead parking and also emergency access for this development. From a transportation standpoint, staff is fine with that. There will still be bike and pedestrian connectivity out to Fromme Prairie Way through the emergency access. Member Craig asked what the private drive did that goes from one cul-de-sac to another. Was that a way for the lot that is at the very northwest to get to Seneca without having to go the long route? Mr. Virata responded that the private drive is actually garage access for the duplex units. The private drive runs parallel to Fromme Prairie Way and provides garage access for duplex units 6, 7, 8 and 4 and 5. Planning and Zoning Board Minutes November 15, 2001 Page 10 Project: Harmony Ridge P.U.D., 2"d Filing — Preliminary and Final, #49-95D Project Description: Request for 57 residential dwelling units on 15.81 acres. The property is located south of the `old" West Harmony Road alignment, south of the Overlook at Woodridge (Filing One), west of the Harmony Ridge PUD, Phase 1, and north & east of the Cathy Fromme Natural Area. The property is zoned LMN, Low Density Mixed Use Neighborhood. Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: Steve Olt, City Planner gave the staff presentation -recommending approval, including approval of a variance to Criterion A-1.1 for Solar Orientation. Planner Olt stated that there are 57 dwelling units on 48 lots. There are 9 duplex lots and 39 single family, patio style homes. This project, due to the shaped configuration, topography, certain constraints and even access to some degree in this location, controlling the layout of the property, therefore the project does not meet the All Development Criteria A-1.1 for Solar Orientation. This project is being evaluated against the Land Development Guidance System. Planner Olt went on to report that staffs concern with this project was the ridgeline effect overlooking the Cathy Fromme Prairie. There is a significant drop off. There were concerns of the visual effects of the homes along that ridgeline. The initial proposal has patio style home lots all along the ridgeline. The grading was initially rather steep, which required significant retaining of that slope to essentially flatten the lots that are proposed. There have been significant negotiations that have gone on over a period of a couple of years. They have eliminated 5 lots and decreased the side slopes, minimized the required retaining walls to allow this project to be constructed. Staff feels that the project is sufficiently in accordance with All Development Criteria A-2.3 Natural Features and satisfies that criterion. Planner Olt reviewed site shots for the Board. Jim Sell, Jim Sell Design, applicant on the project addressed the Board. Mr. Sell gave a history of the Overall Development Plan and Phase I of the project. Using a visual slide presentation Mr. Sell reviewed pedestrian circulation including access to the Cathy Planning and Zoning Board Minutes Council Liaison: Karen Weitkunat Chairperson: Jerry Gavaldon Vice Chair: Mikal Torgerson Staff Liaison: Cameron Gloss Phone: (H) 484-2034 Phone: (W) 416-7435 Chairperson Gavaldon called the meeting to order at 6:35 p.m. Roll Call: Meyer, Bernth, Torgerson, Carpenter, Craig, Gavaldon. Member Colton was absent. Staff Present: Gloss, Eckman, Shepard, Jones, Reavis, Janonis and Deines. Agenda Review: Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: 1. #56-98K MODIFICATION OF STANDARDS — RIGDEN FARM 6T" FILING. 2. RECOMMENDATION TO CITY COUNCIL REGARDING THE FALL 2001 BIANNUAL REVISIONS, CLARIFICATIONS AND ADDITIONS TO THE LAND USE CODE. 3. #49-95D HARMONY RIDGE P.U.D., 2ND FILING — PRELIMINARY AND FINAL. 4. #3-00 FRONT RANGE REZONING AND STRUCTURE PLAN AMENDMENT. Member Craig pulled Item 1 for discussion. Project: Modification of Standards — Rigden Farm 61h Filing — Project Development Plan. Project Description: Request to modify two specific sections of the Land Use Code. Section 3.5.2(D)(3) to reduce the rear yard setbacks to 5 feet where 15 feet is required. Section 3.8.3(1) to allow home occupations to be conducted above detached rear yard garages. Recommendation: Approval with condition