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HomeMy WebLinkAboutMANHATTAN TOWNHOMES, SECOND FILING - PDP/FDP - FDP150021 - REPORTS - RECOMMENDATION/REPORT W/ATTACHMENTS (16)June 17, 2015 Manhattan Townhomes Statement of Planning Objectives The Manhattan Project Development Plan was originally approved on January 13, 2005. The request at the time was for 38 new dwelling units located within townhomes and an existing 8-plex building. The PDP was located on two tracts of land totaling 10.42 gross 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 gross residential density of 3.93 dwelling units per acre. (41 units divided by 10.42 acres). One of the unique situations with the originally approved project was an agreement that the City had with the developer to take 80% of the project’s land area to be used for a regional stormwater detention pond. Tract 2 (8.21.acres) is now owned by the City and the detention pond is in place. A Modification of Standard was granted in 2014 to allow the project to calculate density based on the entire 10.42 acres. Additionally, the original Manhattan Townhomes approved plan has expired. The infrastructure has been partially constructed with the previous development but due to the economy, the project never got completed. 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 36. The proposed Manhattan Townhomes project is located in the Manhattan Townhomes Second Filing Subdivision. The 2.208-acre site is bounded by Manhattan Avenue to the west and City-owned land to the east and south. The intent of this PDP and combined Final Plan application is to replat the existing approved plan and convert the use to a for-sale single family attached townhome project. There are 7 buildings proposed, with a total of 36 units. There are 5 2-bedroom units and 31 3-bedroom units. Overall density 16.3 dwelling units per acre. The buildings will be two stories in height and will contain from four to seven units per building. The building materials and finishes will consist of a combination of painted lap and board and batten siding and synthetic stone and brick veneer base. The roofs will have asphalt composition shingles. Meter banks and mechanical equipment will be screened with a solid screen wall. The project will provide 22 off-street parking spaces and 58 garage spaces. Access points into the site consist of two curb cuts on Manhattan Avenue. The project will also construct a new 5’ detached concrete sidewalk along the Manhattan street frontage to match the existing walks. The site is in the L-M-N zoning district. The area surrounding the townhomes contains a mix of single family homes, storage units, a movie theater, townhomes, condominiums, and other office and retail uses. The site is ideal for this type of density as it provides a transition between the developed existing single family neighborhood to the west and the more intensely-developed commercial area to the east. The proposed project is located within Page 1 walking and biking distance to schools, churches, employment, transit and shopping, thus representing a reduction in the amount of cars on the streets. (i) Statement of appropriate City Plan Principles and Policies achieved by the proposed plan: This proposal meets the applicable City Plan Principles and Policies: Economic Health Principle EH 4: The City will encourage the redevelopment of strategic areas within the community as defined in the Community and Neighborhood Livability and Neighborhood Principles and Policies. Policy EH 4.1 –Prioritize Targeted Redevelopment Areas Policy EH 4.2 – Reduce Barriers to Infill Development and Redevelopment The Manhattan Townhomes project will provide a compact urban redevelopment project that is in an ideal location, is within walking distance to many destinations and is within an established neighborhood infill area. Community and Neighborhood Livability Principle LIV 7: A variety of housing types and densities for all income levels shall be available throughout the Growth Management Area. Policy LIV 7.1 – Encourage Variety in Housing Types and Locations Policy LIV 7.4 – Maximize Land for Residential Development The project will construct a single family attached townhome product, which provides a variety of housing types and densities in a neighborhood that is well-served by public transportation and close to shopping, services, and amenities. Principle LIV 10: The city’s streetscapes will be designed with consideration to the visual character and the experience of users and adjacent properties. Together, the layout of the street network and the streets themselves will contribute to the character, form, and scale of the city. Policy LIV 10.2 – Incorporate Street Trees The project will complete the existing streetscape by providing street trees. Principle LIV 21: New neighborhoods will be integral parts of the broader community structure, connected through shared facilities such as streets, schools, parks, transit stops, trails, civic facilities, and a Neighborhood Commercial Center or Community Commercial District. Policy LIV 21.2 – Design Walkable Blocks Policy LIV 21.4 – Provide Access to Transit Page 2 The Manhattan Townhomes project is located within walking distance to transit, shopping, neighborhood services, banks, schools and a park. Principle LIV 22: The design of residential neighborhoods should emphasize creativity, diversity, and individuality, be responsive to its context, and contribute to a comfortable, interesting community. Policy LIV 22.1 – Vary Housing Models and Types Policy LIV 22.5 – Create Visually Interesting Streetscapes Policy LIV 22.8 – Reduce the Visual Prominence of Garages and Driveways The project is designed to reflect the characteristics of the existing established residential neighborhood. The buildings have entrances orienting to the street and sidewalks, private outdoor space, and individual identities. The garages are rear-loaded and visibility from the public streets will be minimized. Principle LIV 31: Each commercial District should feature a mix of uses and an attractive and inviting public realm that encourages pedestrian activity, reinforces the unique identify of the District, and complements the scale and character of surrounding neighborhoods. Policy LIV 31.7 – Housing The project offers a variety of housing options within the L-M-N district. The housing type along the district edge is compatible with the scale and massing of the surrounding neighborhoods. Transportation Principle T 8: Transportation that provides opportunities for residents to lead healthy and active lifestyles will be promoted. Policy T 8.1 – Support Active Transportation Policy T 8.2 – Design for Active Living The neighborhood supports active lifestyles by providing on-street sidewalks, designated bike lanes, bike and walking trails. There will be an 8’ wide trail connecting through the property from Manhattan Avenue to the Mason Street trail. Principle T 9: Enhanced Travel Corridors will contain amenities and designs that specifically promote walking, the use of mass transit, and bicycling. Policy T 9.1 – Locating Enhanced Travel Corridors The project is located within a 1,000 feet of the Max bus stop located behind Chipper’s Lanes. Principle T10: Using transit will be a safe, affordable, easy, and convenient mobility option for all ages and abilities. Policy T 10.1 – Transit Stops Page 3 There are existing Transfort routes along Horsetooth and Mason Street. The project is located within a 1,000 feet of the Max bus stop located behind Chipper’s Lanes. Principle T11: Bicycling will be a safe, easy, and convenient mobility option for all ages and abilities The location of the project will promote and support the idea of the residents utilizing alternative modes of transportation (walking/biking) or public transportation. There are bike lanes and sidewalks on all of the public streets and the project will have a direct connection to the Mason Street trail. (ii) Description of proposed open space, wetlands, natural habitats and features, landscaping, circulation, transition areas, and associated buffering on site and in the general vicinity of the project. There are no wetlands or significant natural habitats within the boundaries of the site. However, there is a wetland located on the City-owned property that has been determined to be of ecological value. There is a portion of the southeast corner of the property that lies within the 100’ buffer. In order to mitigate the encroachment, the developer and the city have agreed that there will be enhanced native plantings located along the south and east boundary lines within the buffer enhancement zone. In addition, the developer is negotiating with the City’s Stormwater and Natural Resources departments to create upland plantings on a portion of their property. The uplands plantings consist of over 1/3-acre in addition to the buffer zone plantings. The uplands will further enhance the pond and compliment the established wetlands. The plants have been selected to provide habitat diversity, year-around greenery and winter cover. (iii) Statement of proposed ownership and maintenance of public and private open space areas; applicant's intentions with regard to future ownership of all or portions of the project development plan. The developer will own the townhomes and sell them to buyers. There will be a homeowners association. (iv) Estimate of number of employees for business, commercial, and industrial uses. n/a (v) Description of rationale behind the assumptions and choices made by the applicant. The rationale behind The Manhattan Townhomes is to provide for-sale product that will target first time home buyers. (vi) The applicant shall submit as evidence of successful completion of the applicable criteria, the completed documents pursuant to these regulations for each proposed use. The planning Director may require, or the applicant may choose to submit, evidence that is beyond what is required in that section. Any variance from the criteria shall be described. Page 4 A Modification of Standard will be required for the front yard setbacks along the Manhattan Avenue frontage. The project will request to have a lesser setback (9’) than the required 15’. Other Modifications and variances will be vetted and identified through the review process. (vii) Narrative description of how conflicts between land uses or disturbances to wetlands, natural habitats and features and or wildlife are being avoided to the maximum extent feasible or are mitigated. See ii above. (viii) Written narrative addressing each concern/issue raised at the neighborhood meeting(s), if a meeting has been held. A neighborhood meeting was not held prior to the PDP submittal, however, the developer would be happy to have a meeting if it’s deemed necessary during the review process. (ix) Name of the project as well as any previous name the project may have had during Conceptual Review. The project is called Manhattan Townhomes. The project has been platted as Manhattan Townhomes. A similar project was taken to Conceptual review meeting on 2.8.13 and was called 3836 Manhattan Ave. – Townhomes. Page 5