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HomeMy WebLinkAboutMANHATTAN TOWNHOMES - MAJOR AMENDMENT & FDP - 34-04B - REPORTS - RECOMMENDATION/REPORTManhattan PDP - Major Amendment - #34-04B October 13, 2005 Administrative Public Hearing Page 7 5. Findings of Fact/Conclusion: A. The Manhattan PDP - Major Amendment contains uses permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to administrative review and public hearing. B. The Manhattan PDP - Major Amendment complies with the criteria in Section 2.2.10 C. The Manhattan PDP - Major Amendment complies with applicable Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS, DIVISION 4.4 Low Density Mixed -Use Neighborhood, with the following exception: • The standard located in Section 4.4(E)(3) - Maximum Residential Building Height. The plan as submitted, containing new 3-story townhome buildings, does not satisfy this section of the LUC. The LMN District has a maximum building height of 2.5 stories. As part of the Manhattan PDP application the applicant submitted a request for a modification of this standard with regards to the building heights of the proposed new townhomes. The Administrative Hearing Officer granted a modification of this standard with the approval of the Manhattan PDP on January 14, 2005. RECOMMENDATION: Staff recommends approval of the Manhattan Project Development Plan - Major Amendment - #34-046. Manhattan PDP - Major Amendment - #34-046 October 13, 2005 Administrative Public Hearing Page 6 This Major Amendment proposal complies with the purpose of the LMN District as it would add 3 multi -family dwelling units (handicapped accessible) to an approved infill project (approximately 10 acres in size) that provides multi -family dwellings on a property that is surrounded by developed properties containing commercial and residential uses. There is existing single-family residential to the west, existing single- family and multi -family residential to the south, existing commercial to the north, and existing commercial to the east. The property is within easy walking distance of a neighborhood park (Troutman), a school (Lopez Elementary), entertainment (Carmike Theatres), and commercial uses in the South Mason Street & South College Avenue commercial corridors. Section 4.4(D) Land Use Standards The proposal satisfies the applicable land use standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District. The residential density requirements are set forth in Section 4.4(D)(1), being a minimum of 5 dwelling units per net acre and a maximum of 8 dwelling units per gross acre. If the Major Amendment is approved the Manhattan PDP will have a net residential density of 18.6 dwelling units per acre (41 units divided by 2.21 acres) on the developable portion of the property, which is Tract 1. The Developer and the City have an agreement that enables the Developer to dedicate to the City a drainage easement for a regional storm water detention facility, being Tract 2 (8.21 acres). In return, the Developer is able to transfer residential density rights to Tract 1. Section 4.4(E) Development Standards The proposal satisfies applicable development standards in the LMN — Low Density Mixed -Use Neighborhood Zoning District, with the following exception: The standard located in Section 4.4(E)(3) - Maximum Residential Building Height. The plan as submitted is proposing 3-story structures, which does not satisfy this section of the LUC. The maximum residential building height permitted in the LMN District is 2.5 stories. As part of the Manhattan PDP application the applicant submitted a request for a modification of this standard with regards to the building heights of the proposed new townhomes. The decision maker granted a modification of the standard with the approval of the PDP. Manhattan PDP - Major Amendment - #34-04B October 13, 2005 Administrative Public Hearing Page 5 The Manhattan PDP is a development proposal that has been reviewed and approved as an administrative (Type 1) Project Development Plan request and was evaluated against the criteria and standards set forth in the City of Fort Collins Land Use Code. The Manhattan PDP - Major Amendment request proposes to add 3 dwelling units to the already approved total of 38 dwelling units. This would constitute a 7.9% increase in the number of units in the project, thereby exceeding the 1 % increase allowed per Section 2.2.10(A)(1)(a) of the LUC. Therefore, the request may not be considered as a Minor Amendment. It must go through the Major Amendment development review process. The applicant is requesting 3 additional dwelling units, one each in Buildings 1, 2, and 3. There will be no changes to the building footprints or the height of the buildings. The layout on the Site Plan will not change substantially. The new dwelling units will be in the form of handicapped accessible units on the first floor of the 3 buildings. The approved Manhattan PDP has a total of 75 off-street parking spaces, with a minimum of 67 spaces being required for the 38 2-bedroom units. The requested Manhattan PDP - Major Amendment has a total of 75 off-street parking spaces, with a minimum of 72 spaces being required for the proposed 41 2-bedroom units. Staff has determined that there are no adverse impacts associated with the proposed 3 additional dwelling units. 4. ARTICLE 4 - DISTRICTS A. Division 4.4 — Low Density Mixed -Use Neighborhood District Multi -family detached dwellings (residential uses) are permitted in the LMN — Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The LMN - District is: Intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. Manhattan PDP - Major Amendment - #34-04B October 13, 2005 Administrative Public Hearing Page 4 Section 2.2.10(A) Minor Amendments The Manhattan PDP - Major Amendment request proposes to add 3 dwelling units to the already approved total of 38 dwelling units. This would constitute a 7.9% increase in the number of units in the project, thereby exceeding the 1 % increase allowed by this section of the LUC. Therefore, the request may not be considered as a Minor Amendment. It must go through the Major Amendment development review process. Section 2.2.10(A)(1) states that: Minor Amendments shall only consist of any change to any development plan or any site specific development plan which was originally subject only to administrative review and was approved by the Director, provided that such change would not have disqualified the original plan from administrative review had it been requested at that time; and provided that: (a) the minor amendment results in an increase or decrease by one (1) percent or less in the approved number of dwelling units, except that in the case of a change of use of any property that was developed pursuant to a basic development review or use -by -right review under prior law, the number of dwelling units proposed to be added or deleted may be four (4) units or less. The Manhattan PDP is a development proposal that has been reviewed and approved as an administrative (Type 1) Project Development Plan request and was evaluated against the criteria and standards set forth in the City of Fort Collins Land Use Code. It was not developed pursuant to a basic development review or use by right review under prior law. Therefore, it is subject to the requirement that any increase in the approved number of dwelling units greater than 1 % in the PDP be reviewed as a Major Amendment. Section 2.2.10(B)(1) Procedure/Criteria for Major Amendments Amendments to any approved development plan or site specific development plan that are not determined by the Director to be Minor Amendments under the criteria set forth in Section 2.2.10(A) shall be deemed Major Amendments. Major Amendments to approved development plans or site specific development plans approved under the laws of the City for the development of land prior to the adoption of this Land Use Code shall be processed as required for the land use or uses proposed for the amendment as set forth in Article 4 (i.e., Type 1 review or Type 2 review) for the zone district in which the land is located, and, to the maximum extent feasible, shall comply with the applicable standards contained in Articles 3 and 4. Major Amendments to development plans or site specific development plans approved under this Land Use Code shall be reviewed and processed in the same manner as required for the original development plan for which amendment is sought. Manhattan PDP - Major Amendment - #34-04B October 13, 2005 Administrative Public Hearing Page 3 COMMENTS: 1. Background: The surrounding zoning and land uses are as follows: N: C; existing commercial (Park South Commercial Plaza) S: LMN; existing single-family & multi -family residential (South Glen, 41h Filing) E: C; existing commercial (South Mason Street & South College Avenue commercial corridors) W: RL; existing single-family residential (South Glen, 1st Filing) The property was first platted as part of the Park South PUD that was approved by the Larimer County Board of County Commissioners in April, 1978. The property was annexed into the City as part of the Horsetooth - Harmony Annexation in July, 1978. The Park South, 2"d Filing subdivision plat and Site Plan was approved by the Planning and Zoning Board in July, 1983 for 170 residential dwelling units on 10.8 acres, resulting in a gross residential density of 15.7 dwelling units per acre. The Manhattan PDP was approved by the Administrative Hearing Officer on January 14, 2005 for 30 new dwelling units (all townhomes in 5 separate, detached buildings) and existing 8-plex building on two tracts of land totaling 10.42 acres. Tract 1, being 2.21 acres, will contain 30 new townhomes and 1 existing 8-plex building. Tract 2, being 8.21 acres, is to be dedicated as a City -owned drainage easement. The existing 8-plex building will remain in its present form. 2. ARTICLE 2 -ADMINISTRATION Section 2.2.2 Step 2: Neighborhood Meetings The proposed Major Amendment to the Manhattan PDP is for 3 additional multi -family dwellings, which are permitted uses in the LMN - Low Density Mixed -Use Neighborhood Zoning District, subject to an administrative (Type 1) review and public hearing. The LUC does not require that a neighborhood meeting be held for development proposals that are not subject to a Planning and Zoning Board (Type 2) review. A neighborhood meeting was not held for this development proposal. Manhattan PDP - Major Amendment - #34-04B October 13, 2005 Administrative Public Hearing Page 2 and the applicable district standards located in ARTICLE 4 - DISTRICT STANDARDS of the LUC (Division 4.4 LMN — Low Density Mixed -Use Neighborhood Zoning District). Multi -family dwellings (residential uses) are permitted in the LMN — Low Density Mixed - Use Neighborhood Zoning District, subject to an administrative (Type 1) review. The LMN - District is: Intended to be a setting for a predominance of low density housing combined with complementary and supporting land uses that serve a neighborhood and are developed and operated in harmony with the residential characteristics of a neighborhood. The main purpose of the District is to meet a wide range of needs of everyday living in neighborhoods that include a variety of housing choices that invite walking to gathering places, services and conveniences, and that are fully integrated into the larger community by pattern of streets, blocks, and other linkages. A neighborhood center provides a focal point, and attractive walking and biking paths invite residents to enjoy the center as well as the small neighborhood parks. Any new development in this district shall be arranged to form part of an individual neighborhood. Typically, Low Density Neighborhoods will be clustered around and integral with a Medium Density Mixed -Use Neighborhood with a Neighborhood Commercial Center at its core. This Major Amendment proposal complies with the purpose of the LMN District as it would add 3 multi -family dwelling units (handicapped accessible) to an approved infill project (approximately 10 acres in size) that provides multi -family dwellings on a property that is surrounded by developed properties containing commercial and residential uses. There is existing single-family residential to the west, existing single- family and multi -family residential to the south, existing commercial to the north, and existing commercial to the east. The property is within easy walking distance of a neighborhood park (Troutman), a school (Lopez Elementary), entertainment (Carmike Theatres), and commercial uses in the South Mason Street & South College Avenue commercial corridors. ITEM NO. a :j MEETING DATE LM STAFF /-MIV Ev Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Manhattan Project Development Plan (PDP) - Major Amendment - #34-046 APPLICANT: Lagunitas Companies c/o Jon Prouty 3944 JFK Parkway, Suite 12E Fort Collins, CO. 80525 OWNERSHIP: Lagunitas Manhattan, Inc. 3944 JFK Parkway, Suite 12E Fort Collins, CO. 80525 PROJECT DESCRIPTION: This is a request for a Major Amendment to the Manhattan PDP, which was approved on January 14, 2005 for a total of 38 dwelling units. The proposal is only to add 3 handicapped accessible dwelling units in 3 separate buildings in the project. This would create a new total of 41 dwelling units. No site plan changes, building footprint changes, or building height changes are being proposed. This project is located on the east side of Manhattan Avenue, north of Troutman Parkway, south of West Horsetooth Road, and west of South Mason Street. The property is zoned LMN - Low Density Mixed -Use Neighborhood. RECOMMENDATION: Approval EXECUTIVE SUMMARY: The Manhattan PDP — Major Amendment development proposal complies with the applicable requirements of the Land Use Code (LUC), more specifically: * the process located in Division 2.2 - Common Development Review Procedures for Development Applications of ARTICLE 2 - ADMINISTRATION, more specifically: Section 2.2.10(A)(1)(a) regarding qualification for a Minor Amendment. Section 2.2.10(13)(1) Procedure/Criteria for Major Amendments. COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT