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HomeMy WebLinkAboutMANHATTAN TOWNHOMES - PDP - 34-04 - REPORTS - RECOMMENDATION/REPORTManhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 14 5. Findings of Fact/Conclusion: A. The Manhattan PDP contains uses permitted in the LMN — Low Density Mixed - Use Neighborhood Zoning District, subject to administrative review and public hearing. B. The Manhattan PDP meets all applicable standards as put forth in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC, including Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Section 3.6 - Transportation and Circulation. C. The Manhattan PDP complies with applicable Land Use and Development Standards contained in ARTICLE 4 - DISTRICTS, DIVISION 4.5 Medium 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 does not satisfy this section of the LUC. The applicant has submitted a request for a modification of this standard with regards to the building heights of the proposed new townhomes. • Staff has determined that the development will provide an appropriate buffer between the existing residential neighborhoods and commercial uses to the north and east and will result in a City-wide community need with the inclusion of a new regional storm drainage detention facility. RECOMMENDATION: Staff recommends approval of the request for a modification of the standard in Section 4.4(E)(3) of the Land Use Code. Staff recommends approval of the Manhattan Project Development Plan - #34-04. Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 13 Staffs Evaluation: Staff has determined that the Applicant's request for 3-story structures instead of the permitted 2.5-story structures in the LMN District, per Section 4.4(E)(3) - Maximum Residential Building Height, would not be detrimental to the public good. The size, scale, and mass of the buildings is not inconsistent or out of character with existing residential and commercial buildings in the area. The project provides a multi -family residential development, fronting on a collector street, that serves as a transitional use between existing single-family and multi -family residential developments and existing commercial uses to the north and east. Staff has determined that the Manhattan PDP, with the proposed new 3-story buildings, will promote the purpose of the standard for which the modification is being requested equally as well as a plan that would comply with the standard to be modified. The proposed new buildings surrounding the existing 2-story multi -family building on the site will be 3 stories and up to 38' in height. In the surrounding residential neighborhoods to the west and south there are all 2-story single-family and multi -family buildings. Sufficient separation is being provided between this development and surrounding neighbors. There is an existing wetland on the south end of the property that will provide approximately 90' to 110' between buildings. There will be a 75' to 80' separation distance, including Manhattan Avenue, between the new 3-story buildings fronting on the street and the 2-story single-family homes on the west side of the street. This development will provide an appropriate buffer between the existing residential neighborhoods and commercial uses to the north and east. Also, the Developer and the City have agreed to a "transfer of density rights" on the 10.42 acre property for the purpose of providing a regional storm drainage detention facility on the easterly 3/4 of the property, thereby resulting in a City-wide community need. The project, therefore, results in an increased density on the developable portion (2.21 acres) of the property. Because of this, the Developer has created 3-story buildings that effectively utilize the land to be developed by including garages within the ground floor level of the buildings, minimizing the building footprint, and provide 2 levels of living space above on the 2" and 3`d floors. Staff is recommending approval of this request based on the fact that it will not be detrimental to the public good and it will promote the purpose of the standard for which the modification is being requested [Section 4.4(E)(3)] equally as well as a plan that would comply with the standard to be modified, per Sections 2.8.2(H)(1) & (2) of the LUC. Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 12 b. In the alternative in addition to condition number 1 above a modification may be granted if such modification would without impairing the intent and purposes of the LUC, substantially alleviate an existing, defined, described problem of City-wide concern, or would create a substantial benefit for the City by the project substantially addressing important community need. This condition is clearly met by the fact that the approval of this modification allowing this project to go forward permits approximately 80% of the project's land area to be used, as per our negotiations with the City, for regional storm drainage and detention purposes. This not only alleviates a problem of City-wide concern, namely satisfactory regional stormwater drainage and detention, but also creates a substantial benefit to the City by virtue of the project substantially permitting and addressing an important community need, namely the same storm drainage -detention need. Furthermore the granting of this modification permitting this project to go forward provides second substantial benefit to the City by providing the maximum housing density reasonably possibly adjacent to the Mason Street Alternative Transportation Corridor which is important in order to document some of the residential density conditions which are requirements certain federal and state funding for the Mason Street project. This benefit is created for the City to the maximum extent possible still reconciling same with another important community need namely stormwater drainage and detention. c. In addition to condition number 1 above, in the alternative, granting this modification will not diverge from the standard except in a nominal and inconsequential way and will advance the purposes of the LUC. The increase from 2'/2 to 3 stories of height for the townhouses in this project differs from the 2'/2 story standard in a nominal and inconsequential way which is within the purposes of the LUC, particularly when considered in the context of the nature of the proposed townhouse units, the aesthesis of such townhouse units and the substantial buffers. The adjacent uses do not conflict in any way with such proposed 3 story townhouses as this substantial buffer on all 4 sides buffers project from all other adjacent uses, including single family residential uses. Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 11 To the East is located a detention area, an irrigation ditch, and a railroad track. To the South is located a detention area, some open space, and beyond that some single family residential. To the West is located Manhattan Avenue, and beyond that the backyard fences of single-family residences which back up against Manhattan at the West. 2. In addition, in order to grant a modification, it must be found that one of four purposes and/or circumstances and conditions exist. This project meets three of the same as follows: a. The granting of a modification to permit 3-story townhouses instead of 2 '/2 story townhouses promotes the general purpose of the 2'/z story standard equally well or better than if this development plan was required to strictly meet the standard. The primary purpose of the 2 '/z story standard is to assure that multi- family residential buildings located in the L-M-N zoning district are both aesthetic and compatible with other less high residential buildings in the area, including less high multi -family buildings and less high single-family residences. The aesthetics of the proposed townhouses provide a very attractive streetscape for the project as well as unique and different front elevations for each different townhouse. This is important not only for the purpose of diversity, uniqueness and aesthetics for the individual residences as well as the entire building, but also — very important, we believe — so that residents can have a sense of place and a sense of home, which can occur with townhouse -type units, but virtually never occurs in a multi -story multi -unit condominium building. Furthermore, this is important because, as compared with as little as 5 years ago, many people who buy a starter home condominium or townhouse are no longer able, for financial reasons, to move to a single-family detached residence in a year or two, but rather may be living in their starter home for 5 years or a decade or more. Accordingly, it is more important to have a unique and special sense of home. Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 10 The homes which will be offered in the Manhattan project are: Manhattan Townhomes - Most will have attached tandem garages and the rest detached garages, all accessing off private drives at the rear of buildings. A mini -park with mail kiosk and benches will provide the opportunity,for informal socializing. Existing Eight-Plex Condominiums — The existing 8-plex will be integrated in a complementary way into the new townhouse community. Each of the units in this 8-plex will be provided with a detached garage. And the mini -park with mail kiosk and benches again provides the opportunity for informal socializing. The project is an infill project between offices and retail across the railroad tracks to the east, theatre and mini -warehouses to the north and single family residential to the west and south. The project has been designed to coordinate with City plans for an adjacent open space — storm water detention. Connectivity is being provided by means of the public sidewalk along Manhattan Avenue, as well as connectivity to the Mason Street Bike-Ped. Path adjacent to the east. II. Modification Request — 3 Story Buildings In reference to LUC 4.4(E)(2)(c): Since this development plan is subject to administrative review, the Director shall be the decision -maker for this modification. LUC 4.4(E)(2)(c) specifies that the maximum height in the High Density Mix Use Neighborhood District (L-M-N) is 2'/2 stories. We are requesting a modification to the standard, specifically that it be modified to permit all of the townhouse buildings to be 3- story buildings with primary living space located in the second and third stories over an entrance area/bonus room/tandem garage located on the first story, (while the existing 2-story 8-plex will remain in place "as is"). The reasons for the request are as follows: 1. Granting this modification will not be detrimental to the public good. Increasing the height of these townhouses from 2 '/2 to 3 stories will in no way be detrimental to the public good. It would seem that the only potential public good that could be damaged would be the incongruity of having these townhouses located next to single-family one and two story houses. This is not the case. To the North is located a detention pond and beyond that are mini -storage buildings and a movie theatre. Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 9 proposed project would substantially address an important community need specifically and expressly defined and described in the City's Comprehensive Plan or in an adopted policy, ordinance or resolution of the City Council, and the strict application of such a standard would render the project practically infeasible; or (3) by reason of exceptional physical conditions or other extraordinary and exceptional situations, unique to such property, including, but not limited to, physical conditions such as exceptional narrowness, shallowness or topography, or physical conditions which hinder the owner's ability to install a solar energy system, the strict application of the standard sought to be modified would result in unusual and exceptional practical difficulties, or exceptional or undue hardship upon the owner of such property, provided that such difficulties or hardship are not caused by the act or omission of the applicant; or (4) the plan as submitted will not diverge from the standards of the Land Use Code that are authorized by this Division to be modified except in a nominal, inconsequential way when considered from the perspective of the entire development plan, and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2. " The applicant has proposed that the modification of the standard would not be detrimental to the public good and that it meets the requirements of Sections 2.8.2(H)(1), (2) & (4) of the LUC. Applicant's Request: Introduction The Manhattan Townhouse Project is a unique residential project consisting of two complementary residential product types; a) two -bedroom townhouses most with attached two -car tandem garages and the rest with detached garages and b) in addition the existing eight-plex with two -bedroom condos and detached garages. This project makes good use of this infill parcel in a way that incorporates good planning, good architecture, and respect for environmental considerations. There is a contemporary - traditional architectural theme, parking in excess of City standards, attractive landscaping transitioning to the open space/storm water detention area and easy access to the Mason Street Bike-Ped. Corridor, now under construction. Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 8 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. The Manhattan PDP will have a net residential density of 17.2 dwelling units per acre (38 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. The applicant has submitted a request for a modification of this standard with regards to the building heights of the proposed new townhomes. As specified in Section 2.8.2 Modification Review Procedures, (H) (Standards), the decision maker may grant a modification of standards only if it finds that the granting of the modification would not be detrimental to the public good, and that: (1) the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested; or (2) the granting of a modification from the strict application of any standard would, without impairing the intent and purpose of this Land Use Code, substantially alleviate an existing, defined and described problem of city-wide concern or would result in a substantial benefit to the city by reason of the fact that the Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 7 Section 3.6.4. Transportation Level of Service Requirements The proposal satisfies the applicable Transportation Level of Service standards (see the attached Traffic Impact Study), including the following: General Standard. This development proposal satisfies Section 3.6.4(B), which requires that all development plans adequately provide vehicular, pedestrian and bicycle facilities necessary to maintain the adopted transportation Level of Service standards contained in Part 11 of the City of Fort Collins Multi -Modal Transportation Level of Service Manual for the following modes of travel: Motor vehicle, bicycle and pedestrian. 4. ARTICLE 4 - DISTRICTS A. Division 4.4 — Low Density Mixed -Use Neighborhood District Multi -family dwellings (up to 8 units per building) 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 proposal complies with the purpose of the LMN District as it is an 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 Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 6 Architectural Character. The proposed buildings are 3 stories in height, which will be similar but not identical, to the heights of the existing single family and multi -family buildings in the existing developments to the west and south. All of the existing residential structures in the area are 2 stories with pitched/sloped roofs. These new buildings will reflect the proportions and roofline articulation of the existing single-family and multi -family residential buildings. Building Size, Height, Bulk, Mass, Scale. The proposed buildings will be similar in height to the existing single family and multi -family buildings in the area. The building massing, except for the 2 buildings containing 8 dwelling units, will be similar to the existing residential structures in the area. They will be broken up with substantial wall plane variations and varying roofline directions and heights. Building materials. ,The siding materials for the buildings will be a combination of brick, stucco, and wood panels, with high profile asphalt shingles as a roofing material. The actual colors will be determined with the Final Compliance plans. Section 3.5.2. Residential Building Standards The proposal satisfies all Residential Building Setbacks, Lot Width and Size standards, more specifically: Section 3.5.2(D)(2) - Setback from Nonarterial Streets. The plan as submitted satisfies this section of the LUC. The buildings will be set back 15' to 25' from the right-of-way for Manhattan Avenue, which meets or exceeds the minimum setback of 15' that is required. D. Division 3.6 - Transportation and Circulation Section 3.6.3. Street Pattern and Connectivity Standards The proposal satisfies the applicable standards set forth in this section. Access to the Manhattan PDP will be from Manhattan Avenue via 2 private driveways into the private parking areas. The eastern 3/4 of the property will be a City -owned regional storm drainage facility, to the north is an existing self -storage facility, and to the south is an existing wetland that will not be disturbed. Therefore, no street connections will be made in those directions. Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 5 • In addition, there are 16 parallel parking spaces along Manhattan Avenue, recessed from the street, adjacent to this development. They are not required to meet the minimum parking requirements for the Manhattan PDP. Attached Dwellings: For each two-family and multi -family dwelling there shall be parking spaces provided as indicated by the following table: Number of Bedrooms/Dwelling Parking Spaces Per Dwelling Unit Unit* One or less 1.5 I Two 1.75 ............ ... ................ Three I 2.0 Four and above 2.5 * Spaces that are located in detached residential garages (but not including parking structures) may be credited toward the minimum requirements contained herein only if such spaces are made available to dwelling unit occupants at no additional rental or purchase cost beyond the dwelling unit rental rate or purchase price). B. Division 3.3 - Engineering Standards Section 3.3.1. Plat Standards The proposal complies with the general plat requirements as set forth in this section. Section 3.3.5. Engineering Design Standards The project complies with all design standards, requirements and specifications for services as stated in this section of the LUC. C. Division 3.5 - Building Standards Section 3.5.1. Building and Project Compatibility The Manhattan PDP satisfies all applicable Building and Project Compatibility standards, more specifically: Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 4 3. ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS The Manhattan PDP development proposal meets all of the applicable standards in ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS of the LUC. Of specific note are Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Division 3.6 - Transportation and Circulation. Further discussions of these particular standards follow. A. Division 3.2 - Site Planning and Design Standards Section 3.2.1. Landscaping and Tree Protection The proposal satisfies the applicable Landscaping and Tree Protection standards, including the following: Street trees. The proposed street tree planting is in accordance with Section 3.2.1(D)(2)(a), providing trees at 30' to 40' on -center in the parkway (between curb and sidewalk) along Manhattan Avenue, a collector street. Section 3.2.2. Access, Circulation and Parking The proposal satisfies the applicable Access, Circulation and Parking standards, including the following: Direct On -site Access to Pedestrian and Bicycle Destinations. The development proposal satisfies the standard set forth in Section 3.2.2(C)(6) in that the on -site pedestrian and bicycle circulation system is designed to provide for direct connections to major pedestrian and bicycle destinations such as the theatres to the north, the commercial centers to the east, an elementary school to the south, and a neighborhood park to the south. Required number of parking spaces. Section 3.2.2(K)(1) sets forth minimum parking requirements for residential land uses. The development proposal satisfies the parking requirements set forth in the LUC for the residential uses in this project. • There are a total of 75 proposed on -site parking spaces, in attached & detached garages and outside surface spaces, for the 30 new townhomes and 8 existing multi -family dwelling units. This satisfies the minimum requirements for the existing and proposed 2-bedroom units. Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 3 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. 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, 4th 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. 2. ARTICLE 2 - ADMINISTRATION Section 2.2.2. Step 2: Neighborhood Meetings The proposed development is for 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 II) review. A neighborhood meeting was not held for this development proposal. .'1 Manhattan Project Development Plan, #34-04 January 13, 2005 Administrative Public Hearing Page 2 • Standards located in Division 3.2 - Site Planning and Design Standards; Division 3.3 - Engineering Standards; Division 3.4 - Environmental, Natural, and Cultural; Division 3.5 - Building Standards; and, Division 3.6 - Transportation and Circulation of ARTICLE 3 - GENERAL DEVELOPMENT STANDARDS; • and applicable district standards located in Division 4.4 LMN - Low Density Mixed -Use Neighborhood Zoning District of ARTICLE 4 - DISTRICT STANDARDS. The Manhattan PDP development proposal does not comply with the following requirement in ARTICLE 4 - DISTRICTS, Division 4.4 - LMN District of the LUC: • The standard located in Section 4.4(E)(3) - Maximum Residential Building Height. The plan as submitted does not satisfy this section of the LUC. The applicant has submitted a request for a modification of this standard with regards to the building heights of the proposed new townhomes. Multi -family dwellings (up to 8 units per building) 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 proposal complies with the purpose of the LMN District as it is an 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- ITEM NO. MEETING DATE STAFF lam} L�C Citv of Fort Collins HEARING OFFICER STAFF REPORT PROJECT: Manhattan Project Development Plan (PDP) - #34 -04 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 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: 30 new townhomes and 1 existing 8-plex building on 2.21 acres. Tract 2: 8.21 acres to be dedicated as a City -owned drainage easement. The new buildings will be 3 stories in height. The existing building will remain in its present form. Access to the project will be from two private driveway connections to Manhattan Avenue, a collector street along the west boundary of the property. 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 development proposal complies with 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; COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750 PLANNING DEPARTMENT