HomeMy WebLinkAboutWOODLANDS PUD - ADMINISTRATIVE CHANGE - 27-95 - CORRESPONDENCE - RESPONSE TO CITIZENJames J. Whalen
May 5, 1995
Page P
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.
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 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,
Steve Olt,
City Planner
cc: Bob Blanchard, Current Planning Director
James J. Whalen
May 5, 1995
Page P
4. the unit mix of bedrooms changing to add 80 more
bedrooms;
5. the increase in bedrooms necessitating the building
footprints to grow or the height of the buildings to
change;
6. the number of parking spaces increasing from 196 to 215;
and
7. three new building types being proposed.
The City's Land Development Guidance System 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. Also, the P.U.D.
ordinance evaluates multi -family housing and does not
distinguish between condominiums and apartments.
Comn ity Planning and Environment
Current Planning
May 5, 1995
James J. Whalen
4431 Rosecrown Court
Fort Collins, CO. 80526
Dear Mr. Whalen,
services
In response to your letter dated March 26, 1995 that references the
vested rights for the Woodlands Condominiums Planned Unit
Development (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. City Code requires that significant activity
toward completing an approved project must occur within two years
of approval. This requirement has been met with the completion of
street and utility (infrastructure) improvements. By completing
these improvements, the project becomes "vested" under City Code.
This means that the project has the right to continue to completion
without any deadlines. 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 the
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. addition of another residential building in an area of
the development set aside for open space;
3. changing one residential building into a recreational
facility;
281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 • (303) 221-6750
FAX (303) 221-6378 TDD (303) 224-6002