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HomeMy WebLinkAboutWOODLANDS PUD - ADMINISTRATIVE CHANGE - 27-95 - CORRESPONDENCE - RESPONSE TO CITIZEN (8)Eric A. Sunness May 5, 1995 Page 3 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. Sincerely, *teOlt, City Planner cc: Bob Blanchard, Current Planning Director Eric A. Sunness May 5, 1995 Page 2 4. additional parking spaces being added; 5. the increased utility supply needed, such as plumbing, electric, and sewer; 6. decreased open space; and 7. additional units, meaning additional cars and parking, yet still having only one entry and one exit. Section 29-526F(6)(d) of the City's Land Development Guidance System P.U.D. ordinance defines major changes to approved projects that require going through the public P.U.D. 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 an administrative change approved on October 21, 1980 to allow some building heights of 41.5' and 44.5'. The proposed buildings would not be able to exceed any of Comn ity Planning and Environment ')ervices Current Planning City of Fort Collins May 5, 1995. Eric A. Sunness Attorney At Law, P.C. 140 West Mountain Avenue Fort Collins, CO. 80524 Dear Mr. Sunness, In response to your letter dated March 28, 1995 that references 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 elan (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 right (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. 80 bedrooms being added; 3. the design of the buildings changing, including the two- story being changed to three-story; 2S1 North College Avenue • P.O. Box 580 • Fort Collins, CO 80522-0580 (303) ??1-6750 FAX (303) 221-6378 • TDD (303) 224-6002