HomeMy WebLinkAboutWOODLANDS PUD - ADMINISTRATIVE CHANGE - 27-95 - CORRESPONDENCE - RESPONSE TO CITIZEN (7)David M. Herrera
May 5, 1995
Page 3
an administrative change approved on October 21, 1980 to
allow some building heights of 41.5' and 44.51. The
proposed buildings would not be able to exceed any of
these heights. Also, the P.U.D. ordinance evaluates
multi -family housing and does not distinguish between
condominiums and apartments.
2. A significant increase in the problems of traffic
circulation and public utilities would not occur. A
change in the number of bedrooms per dwelling unit mix
does not automatically mean one car per bedroom will be
generated. The Transportation Department has evaluated
the proposed changes and has determined that the traffic
circulation and level of service in the area would remain
virtually the same as with the approved project. The
administrative change request, as submitted, would not
have an increased effect on utility services.
4. There are no commercial buildings in this project (the
residential buildings are not considered to be commercial
and the recreation facility is an auxiliary use to the
residential project). Therefore, there would not be an
increase in the gross leasable floor area of a commercial
building.
5. The number of proposed dwelling units.(120), will remain
the same as the approved (120). There is to be no
increase in the number of residential dwelling units.
For your information, the City is currently reviewing a request for
an administrative change to the Woodlands Condominiums P.U.D. that
was submitted by Kaufman and Broad Multi -Housing Group, Inc. on May
4, 1995.
I hope that this letter explains the City's action, to date, on the
intent of the Kaufman and Broad Multi -Housing Group to construct
the Woodlands P.U.D. multi -family housing project on the property
at the northeast corner of South Shields Street and West Harmony
Road. Please contact me at 221-6750 if.you have questions after you
have had the opportunity to read this letter.
Si erely,
S eve Olt,
City Planner
cc: Bob Blanchard, Current Planning Director
David M. Herrera
May 5, 1995
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3. the change in the proposed unit mix, thereby adding 80
bedrooms;
4. the increase in the number of bedrooms necessitating
changes in the building footprints or the building
heights. There are height restrictions on the originally
approved P.U.D. plan that must be met;
5. three new building types being proposed; and
6. an increase in the number of on -site parking spaces, from
196 to 215 spaces.
Section 29-526F(6)(d) of the,City's Land Development Guidance
System P.U.D. ordinance defines major changes to approved projects
that requires going through the public process:
"For planned unit developments submitted prior to March 31,
1981, major changes shall be defined as follows:
[1] A change in character of the development.
(2] An increase in the problems of traffic circulation and
public -utilities.
(3] A reduction by greater than three (3%) percent of the
approved open space.
(4] An. increase of greater than two (2%) percent in the
approved gross leasable floor areas of commercial
buildings in either residential or commercial planned
unit developments.
[5] An increase by greater than one (1$) percent in the
approved number of residential dwelling units..
If a proposed change does not meet these criteria, staff can
approve the change administratively.
An administrative change received from Kaufman and Broad Multi -
Housing Group on February 1, 1995 was denied since it exceeded
Criterion 3, listed above. It was determined that the remaining
criteria were met as follows:
1. The administrative change did not constitute a change in
character of the development. The layout, density,
architectural size, scale, and appearance of the project
were not changing significantly. The allowable height of
the buildings on the original P.U.D. plan was 401, with
Comn ity Planning and Environment. )ervices .
Current Planning
City of Fort Collins
May 5, 1995
David M. Herrera
Attorney and Counselor At Law
125 South Howes, Suite 890
Fort Collins, CO. 80521
Dear Mr. Herrera,
In response to your letter dated March 13, 1995 that references the
Vested Rights for the Woodlands Condominiums P.U.D., 2nd Filing, I
would like to respond to several of your concerns.
In the form of background information, the project was approved by
City Council for 120 multi -family dwelling units on 9.8 acres
(located at the northeast corner of West Harmony Road and South
Shields Street) on August 5, 1980. It appears that the 9.8 acres
includes a "future commercial tract" at the east end of the
property. The actual Woodlands Condominiums P.U.D. subdivision plat
contains 8.22 acres. Significant activity of the site specific
development plan (as defined in Section 29-514(a) of the City Code)
must have been undertaken within two years of the date of approval
of the P.U.D. to prevent the project from expiring. This
requirement has been met with the completion of street and utility
(infrastructure) improvements. Also, the definition of a vested
property rictht (Section 29-512 of the City Code) shall mean the
right to undertake and complete the development and use of property
under the terms and conditions of a site specific development plan.
In the case of the Woodlands P.U.D., this means that the approved
multi -family could have been built by just applying.for a building
permit, without additional public review. However, since changes to
the original design were proposed, the City plus the applicant felt
it was appropriate to notify surrounding property owners.
A number of concerns were expressed in your letter about the City's
review of an administrative change that Kaufman and Broad Multi -
Housing Group had submitted, with changes that include:
1. The project originally being approved for condominiums
and now being proposed as apartments;
2. the change of one building from residential to a
recreational facility and the addition of one building in
the 1.3 acre active open space;
281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (303) 221-6750
FAX (303) 221-6378 TDD (303) 224-6002