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Manhattan PDP Major Amendr, ant
Administrative Hearing
Findings, Conclusions, and Decision
October 13, 2005
Page 4 of 4
subject to an administrative review. The proposed building locations and
orientation meet the applicable standards and the building height is compatible
with the character of the surrounding area (see above).
3. Compliance with Article 3 of the Land Use Code — General Development
Standards
The Project Development Plan complies with all applicable requirements of
Article 3, and no evidence was presented to contradict the statements and
conclusion of the staff report concerning compliance or to other refute the
compliance with Article 3.
SUMMARY OF CONCLUSIONS
A. The Manhattan Project Development Plan Major Amendment is subject to
administrative review and the requirements of the Land Use Code (LUC).
B. The Manhattan Project Development Plan Major Amendment complies with all
applicable district standards of Section 4.4 of the Land Use Code, (LMN) Low
Density Mixed Use Neighborhood zone district, except the requirements of
Section 4.4(E)(3) where a Modification was granted under the Manhattan Project
Development Plan.
C. The Manhattan Project Development Plan Major Amendment complies with all
applicable General Development Standards contained in Article 3 of the Land
Use Code
DECISION
The Manhattan Project Development Plan Major Amendment, #34-04B is hereby
approved by the Hearing Officer without condition.
Dated this 14th day of October 2005, per authority granted by Sections
1.4.9(E) and 2.1 of the Land Use Code.
Cameron Gloss
Current Planning irector
Manhattan PDP Major Amendt„znt
Administrative Hearing
Findings, Conclusions, and Decision
October 13, 2005
Page 3 of 4
FACTS AND FINDINGS
1. Site Context/Background Information
N: C- commercial (Park South Commercial Plaza)
S: LMN- single and multi -family residential (Southglen 4th filing)
E: C- retail (South Mason St. & South College commercial areas)
W: RL single family residential (SouthGlen, 1st filing)
The property was first platted as part of the Park South PUD approved by the
Larimer County Board of Commissioners in April 1978.
The property was annexed in July 1978 as part of the Horsetooth-Harmony
Annexation.
The Park South, 2"d Filing Subdivision plat and Site Plan was approved by the
Planning and Zoning Board in July, 1983 for 170 dwelling unit on 10.8 acres,
resulting in a gross residential density of 15.7 units per acre.
The Manhattan PDP was approved by the Administrative Hearing Officer on
January 14, 2005 for 30 new dwelling units (all townhouses in 5 separate,
detached buildings) and an existing 8-plex building, on two tracts of land totaling
10.42 acres. Tract 1, being 2.21 acres, containing 30 new townhouses and 1
existing 8-plex building. Tract 2, of 8.21 acres, is to be dedicated as a City -owned
drainage easement. The existing 8-plex building will remain.
2. Compliance with Article 4 and the LMN — Low -Density Mixed Use
Neighborhood Zoning District Standards:
The Project Development Plan complies with all applicable requirements of
Article 4 and the LMN zone district, including the maximum density of 8 dwelling
units per gross acre. The resulting density of 3.65 dwelling units per gross acre
complies with the standards of Section 4.4(D)(1)(a).
A modification to the maximum height standard was approved by the Hearing
Officer as part of the original PDP application. The Hearing Officer found that the
natural topography, off -site grading and height of existing adjacent structures
help to offset the additional height.
The Staff Report summarizes the PDP's compliance with these standards and no
specific evidence was presented to contradict or otherwise refute the compliance
with Article 4 or the LMN District Standards. In particular, the attached single
family (townhouse) residential units are permitted within the LMN zone district
Manhattan PDP Major Amendi.,ent
Administrative Hearing
Findings, Conclusions, and Decision
October 13, 2005
Page 2 of 4
NOTICE OF PUBLIC HEARING: Evidence presented to the Hearing Officer established
no controversy or facts to refute that the hearing was
properly posted, legal notices mailed and notice
published.
PUBLIC HEARING
The Hearing Officer, presiding pursuant to the Fort Collins Land Use Code, opened the
hearing at approximately 5:35 p.m. on October 13, 2005 in Conference Rooms C & D,
281 N. College Avenue, Fort Collins, Colorado.
HEARING TESTIMONY, WRITTEN COMMENTS AND OTHER EVIDENCE
The Hearing Officer accepted during the hearing the following evidence: (1) Planning
Department Staff Report; (2) application, plans, maps and other supporting documents
submitted by the applicant and the applicant's representatives to the City of Fort Collins;
and (3) a tape recording of the public hearing. The LUC, the City's Comprehensive
Plan (City Plan), and the formally promulgated policies of the City are all considered
part of the evidence considered by the Hearing Officer.
The following is a list of those who attended the meeting:
From the City:
Steve Olt, City Planner
From the Applicant:
Jon Prouty
From the Public:
None.
Written Comments:
None.
City of Fort Collins
Commu_-_ry Planning and Environmental _rvices
Current Planning
CITY OF FORT COLLINS
ADMINISTRATIVE HEARING OFFICER
TYPE I ADMINISTRATIVE HEARING
FINDINGS, CONCLUSIONS AND DECISION
ADMINISTRATIVE HEARING DATE
PROJECT NAME:
CASE NUMBER:
APPLICANT:
OWNER:
HEARING OFFICER:
PROJECT DESCRIPTION:
October 13, 2005
Manhattan Project Development Plan
(PDP) Major Amendment
#34-04 B
Lagunitas Companies
c/o Jon Prouty
3944 JFK Parkway, Suite 12E
Fort Collins, CO 80525
Lagunitas Manhattan, Inc.
3944 JFK Parkway, Suite 12E
Fort Collins, CO 80525
Cameron Gloss
Current Planning Director
The Applicant has submitted a request for a Major Amendment to the Manhattan PDP,
which was approved on January 14, 2005 for a total of 38 dwelling units. This revised
proposal adds 3 handicap -accessible dwelling units housed in 3 separate buildings,
creating a total of 41 dwelling units. No changes are proposed to the building footprints,
building heights, or the site plan as a result of the Major Amendment.
SUMMARY OF HEARING OFFICER DECISION: Approval
ZONING DISTRICT: LMN — Low Density Mixed -Use Neighborhood
STAFF RECOMMENDATION: Approval
281 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 • (970) 221-6750 • FAX (970) 416-2020