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Home My WebLink AboutMANHATTAN TOWNHOMES - MODIFICATION OF STANDARD - MOD130003 - SUBMITTAL DOCUMENTS - ROUND 1 - MODIFICATION REQUESTDecember 23, 2013 Administrative Hearing Officer c/o City of Fort Collins Current Planning Department 281 North College Ave. Fort Collins, CO 80524 Re: Manhattan Townhomes Please accept this request for a Modification of Standards to Section 4.5(D)(1)(b) of the Land Use Code. Background The Manhattan Project Development Plan was originally approved on January 13, 2005. The request at the time was for 30 new dwelling units located within townhomes and an existing 8- plex building. The PDP was located on two tracts of land totaling 10.42 acres. Subsequently, a Major Amendment was approved on October 13, 2005 so the developer could add 3 handicapped accessible dwelling units, changing the total number of units to 41. The Major Amendment was approved with a net residential density of 18.6 dwelling units per acre. (41 units divided by 2.21 acres) on the developable portion of the property, which is Tract 1. One of the unique situations with this project was an agreement the City had with the developer to take 80% of the project’s land area to be used for a regional stormwater detention pond. The developer was able to dedicate to the City a drainage easement, being Tract 2 (8.21.acres). In return, the developer was able to transfer the density rights to Tract 1. The maximum density allowed in the L-M-N zone district is 9 dwelling units per acre. A new developer is interested in the project and would like to move forward with the design as approved. No significant site plan changes, building footprint changes or building height changes are being proposed. However, the number of units decreases to 39. Since the PDP and Major Amendment have both expired, this letter serves as a Modification Request to allow the project to have a density 17.6 d.u./acre. This modification requested is in accordance with the review procedures set forth in Section 2.8.2(H) of the Land Use Code as follows: Modification Code Language: Section 4.5(D)(1)(b) L-M-N District Land Use Standards related to Density states the follwing: “(b) The maximum density of any development plan taken as a whole shall be nine (9) dwelling units per gross acre of residential land, except that affordable housing projects (whether approved pursuant to overall Manhattan Townhomes Modification of Standards 12-23-13 development plans or project development plans) containing ten (10) acres or less may attain a maximum density, taken as a whole, of twelve (12) dwellings units per gross acre of residential land.” Requested Modification: We request that the Manhattan Townhomes project be allowed to have an overall density of 18.6 dewlling units per acre. Justification We feel that the plan as submitted will promote the general purpose of the standard for which the modification is requested equally well or better than would a plan which complies with the standard for which a modification is requested (2.8.2(H)(1) and will continue to advance the purposes of the Land Use Code as contained in Section 1.2.2 for the following reasons: 1. The proposed alternative plan provides off-street parking is excess of what is required by Code. 2-bedroom units (1.75 space per unit) x 39 total units require a minimum of 68 spaces. The proposed plan contains 72 off-street parking spaces. 40 parking spaces are located within the buildings and in freestanding garages. The 32 surface spaces are located behind the buildings. This helps alleviate neighborhood concerns regarding cars parking on the existing adjacent streets. 2. The proposed alternative plan contains 5, 6, & 8-plex buildings, while the L-M-N district allows up to a 12-plex building. This was intentional by the design team to create a design that is sensitive to the surrounding single family neighborhoods by constructing smaller 5, 6 & 8-plex buildings rather than larger 12-plexes. We feel that the impact to the neighborhood is lessened. 3. The proposed site layout is designed to be sensitive to the neighborhood. This is accomplished by placing the buildings to the outer/street edge, the parking lot internal to the site and providing ample landscaping and open space. Additionally, the project provides outdoor gathering spaces for the residents. 30% of site is landscaped. There is a 10-acre regional detention pond that will never be developed thus forcing the concentration of development on a smaller parcel of remaining land. 4. The primary purpose of lower densities is to assure that multi-family residential buildings located in the L-M-N zoning district are both aesthetic and compatible with other less dense development in the area, particularily single-family. The architecture of the proposed townhomes provide an attractive streetscape for the project as well as unique and different front elevations for each different townhouse. This provides diversity, uniqueness and aesthetics for the individual residents as well as the entire building. This gives the residents a sense of place and a sense of home, which virtually never occurs in a multi-story multi-unit condominium or apartment building. 5. The architecture, as mentioned above, is based on a townhome/brownstone style with elements such as individual covered front entrances, and a combination of two and three story elements. The use of exterior materials is also in keeping with this style with the use of different siding types at various heights. High quality exterior materials were chosen such as synthetic stone and brick veneer, cement fiber horizontal lap siding as well as cement board shingles, for their low long term maintenance, visual appeal and ability to reduce the overall scale of the building. All units of each building have a balcony and a Manhattan Townhomes Modification of Standards 12-23-13 one-car garage. The exterior perimeter and roof line of the buildings are well articulated with numerous projections and steps down in scale at the ends of the building. 6. Given the overall context of the surrounding neighborhoods, the proposed density of 17.6 dwelling units per acre is not excessive Since L-M-N provides transition between R-L and G-C, we feel that the proposed density is appropriate. 7. The project complies with the purpose and intent of the L-M-N zoning district as it is an infill project that provides multi-family dwellings on a property that is surrounded by developed properties containing commercial and residential uses. There is single family residential to the west, single and multi-family to the south, commercial to the north and east. The property is within easy walking distance to a neighborhood park, school, entertainment and commercial uses in the adjacent Mid-Town area. There will be a major trail connection from the neighborhood to the Mason Street Trail and MAX bus system. 8. We feel that the proposed alternative plan ensures sensitivity to the surrounding neighborhood by building an attractive, desirable product in an infill site with a product that the market desires and that the community can be proud of. The construction of the proposed plan will greatly improve a vacant parcel with partially-constructed infrastructure, concrete and brown grass. Although not strictly a criteria for justification, the consruction of the project would be a benefit to the neighborhood. We look forward to working with you during this process and will be happy to answer any questions you may have. Sincerely, Cathy Mathis, APA Project Manager, The Birdsall Group