HomeMy WebLinkAboutMANHATTAN TOWNHOMES - PDP - 34-04 - REPORTS - MODIFICATION REQUESTSincerely,
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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. (4)
The increase from 2'/2 to 3 stories of height for the townhouses in this
project differs from the 2 1/2 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.
Accordingly we respectively request that the Director, as the appropriate
decision maker for this modification request, grant this modification to permit
3 story townhouses in this project for the reasons described above instead of
2'/2 story as required by the standard.
3944 JFK Parkway, 12E, Fort Collins, CO 80525 • (970) 226-5000 • Fax (970) 226-5125
a. The granting of a modification to permit 3-story townhouses instead of 2 1/2
story townhouses promotes the general purpose of the 2 1/2 story standard
equally well or better than if this development plan was required to strictly
meet the standard. tt)
The primary purpose of the 2 1/2 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.
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. (Z�)
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
3944 JFK Parkway, 12E, Fort Collins, CO 80525 • (970) 226-5000 • Fax (970) 226-5125
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. U
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LUC 4.4(E)(2)(c) specifies that the maximum height in th High Density Mix Use
Neighborhood District (L-M-N) is 2'/2 stories. We are reques ing 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:
Granting this modification will not be detrimental to the public good. Increasing
the height of these townhouses from 2 1/2 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.
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:
3944 JFK Parkway, 12E, Fort Collins, CO 80525 • (970) 226-5000 • Fax (970) 226-5125
November 18, 2004
Hearing Officer
City of Fort Collins Planning Department
281 North College Ave.
Fort Collins, CO 80525
Re: Manhattan Townhouse Project — Modification Request
Dear Hearing Officer:
I.
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.
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.
3944 JFK Parkway, 12E, Fort Collins, CO 80525 • (970) 226-5000 • Fax (970) 226-5125