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HomeMy WebLinkAboutWOODLANDS PUD - ADMINISTRATIVE CHANGE - 27-95 - CORRESPONDENCE - RESPONSE TO CITIZEN (6)Melissa A._Funk May 5, 1995 Page 4 Road. Please contact me at 221-6750 if you have questions after you have had the opportunity to read this letter. IeSIrely, it, rely, Planner cc: Bob Blanchard, Current. Planning Director Melissa A. Funk May 5, 1995 Page 3 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 plan was 40', with an administrative change approved on October 21, 1980 to allow some building heights of 41.5' and 44.5'. 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 original plan and administrative change plan both have two points of entry/exit. 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 Melissa A. Funk May 5, 1995 Page 2 A number of other concerns were expressed in your letter about the City Is 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; 4. additional parking spaces being added; S. 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. 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. Comr iity Planning and Environment Current Planning City of Fort Collins May 5, 1995 Melissa A. Funk 948 Wakerobin Lane Fort Collins, CO. 80526 Dear Ms. Funk, iervices In response to your letter dated April 4, 1995 that references the Woodlands Apartments, 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. Your letter expressed a concern about the potential for increased traffic in the area and suggested looking into the possibility of signalization at the intersections of South Shields Street & Wakerobin Lane and West Harmony Road & Starf lower Drive. At the neighborhood information meeting on February 13, 1995, it was stated that the City was in the process of evaluating the traffic impacts on the West Harmony/Starflower intersection. Also, the City Transportation Department had indicated that it was unlikely that the South Shields/Wakerobin intersection would be signalized. At this meeting the representatives of Kaufman and Broad stated that they would be preparing and submitting a new traffic study for this development to the City. 281 North College Avenue • P.O. Box 580 Fort Collins, CO 80522-0580 (303) 221-6750 FAX (303) 221-6378 TDD.(303) 224-6002