HomeMy WebLinkAboutROMERO HOUSE (425 TENTH STREET) - PDP - 43-04 - REPORTS - RECOMMENDATION/REPORTMuseo de las Tres Colonias, home of John B. and Inez Romero
Romero House PDP (425 Tenth Street) #43-04
December 2, 2004 P & Z Hearing
Page 8
RECOMMENDATION:
Staff recommends approval of the Museo de las Tres Colonias, home of John B. and Inez
Romero, Romero House PDP (425 Tenth Street) Type II #43-04 with the following
conditions:
• The City shall, at its expense, design and construct sidewalks, curb and gutter
abutting the subject property as such sidewalks are described in this Staff Report
prior to issuance of a Certificate of Occupancy for the building.
• The Applicant shall submit landscape plans meeting the requirements of Section
3.4.7 for review by the Current Planning Department and City Forester at the time of
Final Plan application.
• The applicant shall submit lighting plans meeting the requirements of Section 3.2.4
for review by the Current Planning Department at the time of Final Plan application.
Attachments:
Memo from the City's Preservation Planner, Advance Planning Department
Email Memo from the City's Traffic Engineer waiving the TIS
Photos of site
Plan of site
To be circulated prior to the P&Z Hearing:
Notes from the Neighborhood Meeting on November 30, 2004
Memo summarizing the outcomes of the coordination meeting between the City,
Applicants and Owner.
Museo de las Tres Colonias, home of John B. and Inez Romero
Romero House PDP (425 Tenth Street) #43-04
December 2, 2004 P & Z Hearing
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5. City Plan Community Appearance and Design (CAD) Principles
The proposed Project Development Plan addresses many City Plan principles, most
specifically the following:
PRINCIPLE CAD-5: The quality of life in Fort Collins will be enhanced by the
preservation of historic resources, and inclusion of heritage in the daily life
and development of the City and community.
Policy CAD 5.2 — Education and Awareness: The City will raise the level of
awareness and understanding of and appreciation for the value of historic
preservation in contributing to the quality of life in Fort Collins.
PRINCIPLE CAD-6: Artistic enrichment and cultural opportunity are vital to
community values, quality of life, and economic and social wellness. The City
will promote, encourage and stimulate the growth of cultural development
and participation.
o Policy CAD-6.2 — Types of Projects: The City will provide, maintain and
operate historic and cultural facilities. A full range of performing, historical,
and visual arts programs will be produced and presented.
6. Findings of Fact/Conclusion:
In evaluating the request for the Museo de las Tres Colonias, home of John B. and Inez
Romero, Romero House PDP (425 Tenth Street), Staff makes the following findings of
fact:
A. The proposed land uses are permitted in the (R-L) Low Density Residential District
subject to Planning & Zoning Board review.
B. The Project Development Plan (PDP) complies with applicable district standards of
Section 4.3 of the Land Use Code, (R-L) Low Density Residential District.
C. The Project Development Plan (PDP) complies with applicable General
Development standards of Article 3 of the Land Use Code except where subject to
the conditions listed below;
D. The Project Development Plan addresses several principles outlined in the City
Plan (Fort Collins, CO Comprehensive Plan).
Museo de las Tres Colonias, home of John B. and Inez Romero
Romero House PDP (425 Tenth Street) #43-04
December 2, 2004 P & Z Hearing
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to the site on Tenth St. The park has 3-4 parking spaces which would more than meet the
requirements of 3.2.2 (K)(2)(b). Bicycle parking is also available at Romero Park.
• Site Lighting [3.2.4] —In order to protect both the historic integrity of the site and the
existing residential neighborhood, context sensitive site lighting is proposed for this project
in accordance with Section 3.2.4 of the Land Use Code. Site Lighting will be shown on the
landscape plan for Final Plan Review.
D. Building and Project Compatibility [3.5.1 and 3.4.7]
This project is subject to Planning and Zoning Board Review because of its change of use
from residential to community facility. No structures are proposed to be added to the site.
The existing structure will be stripped of all additions since the 1930's, when the existing
structure was a four room adobe house. Since the building was one of the original houses
in Anderson Place Subdivision, it in effect set the stage for future compatibility. The
building is therefore compatible by definition.
Land Use Transition [3.5.1 (H)] — Since the change of use will create a non-
residential use in a residential area, a limit on hours of operation must be in place to
ensure a proper relationship with the neighboring properties. Hours of operation will
be 6-10 hours per week by appointment only during regular business hours, with
occasional evening events no later than 10pm, like those of the Avery House.
These limitations on the hours are spelled out in the existing lease agreement
between the City and the Poudre Landmarks Foundation and will be reflected in the
Development Agreement.
With the above conditions met, the proposed project meets all standards in this section.
4. Article 2 of the Land Use Code — Administration
The proposed Project Development Plan is subject to the Common Development Review
Procedures for Development found in Division 2.2 of Article 2. In order to accommodate
the applicant's construction deadlines, the required neighborhood meeting did not occur
prior to submittal of the PDP application, the writing of this staff report or the P&Z
Worksession. The Neighborhood Meeting has been scheduled for Tuesday, November 30
at the City Streets Facility at 625 Ninth St. Notification was sent out on November 16tn
Notes of the meeting will be distributed prior to the Planning and Zoning Board Hearing.
Museo de las Tres Colonias, home of John B. and Inez Romero
Romero House PDP (425 Tenth Street) #43-04
December 2, 2004 P & Z Hearing
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C. Access, Circulation and Parking [3.2.2 and 3.4.7]
Development Standards [3.2.2 (C)]
There are no existing sidewalks in the Anderson Place Subdivision, nor have there ever
been. It is the applicant's desire to present the property as being "true" to its designated
period of significance, complying with the City -adopted Secretary of the Interior's
"Standards for Rehabilitation", as a Restoration. These Standards do not prohibit the
addition of new amenities such as sidewalks, but they require that any new amenities not
detract from the property's historic character.
Public improvements along the street frontages and to the building are a requirement of
this project under the Land Use Code and the Municipal Code. The City requires such
improvements at all new developments or changes of use.
In addition, the Advance Planning Department has held meetings with the members of the
neighborhood in preparation for the Northside Neighborhood Plan, in which the number
one concern raised by the neighborhood was the lack of sidewalks.
A meeting with the stakeholders of this project resulted in the following determination: The
Applicant must present a code compliant design for curb, gutter and sidewalk for the
perimeter of the property, and a pathway and entrance to the building which meets ADA
requirements and ties into the perimeter sidewalk at the site. The perimeter sidewalk will
be a 5' attached sidewalk with either a vertical or rollover curb which ties into the existing
street pavement. The ramps at the corners will be designed and built to current City and
ADA standards. Since the City owns the property, the City will be responsible for the
design and construction of the sidewalks, curb and gutter prior to issuance of a Certificate
of Occupancy for the building. To acknowledge the complexity of public -private
collaboration on this project, this agreement needs to be a condition of approval, as stated
below. Design details and arrangements will be determined, as is customary, during Final
Plan Review.
• Bicycle Parking and Amenities [3.2.2(C)(3) and (4)] Adequate bicycle parking and
amenities are available at the adjacent City -owned Romero Park, which abuts the site to
the south.
• Parking [3.22 (D)] — Because of the very limited hours of operation and in order to
protect both the historic integrity of the site and the existing residential neighborhood, no
new parking facilities are proposed for this site. Parking will be available at the nearby City
of Fort Collins Streets Facility at 625 Ninth St for school busses. Parking for individuals
wishing to visit the facility will be available in shared parking at the Romero Park adjacent
Museo de las Tres Colonias, home of John B. and Inez Romero
Romero House PDP (425 Tenth Street) #43-04
December 2, 2004 P & Z Hearing
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plan and building design shall provide for the preservation and adaptive use of the
historic resource. The development plan and building design shall protect and
enhance the historical and architectural value of any such historic property, whether
on or adjacent to the project site. New buildings must be compatible with the historic
character of any such historic resource, whether on the project site or adjacent
thereto.
B. Landscaping and Tree Protection [3.2.1 and 3.4.7]
The site contains a number of existing trees and shrubs presumably planted by the
Romeros. The Poudre Landmarks Foundation proposes no changes to the existing
landscaping at this time. They intend to investigate the 1930's era landscaping for this
project in Phase II of their project management process. Changes to the existing
landscaping may be made at that time in order to more closely and accurately resemble
the landscaping on the site at the target restoration timeframe. In both the temporary and
ultimate conditions, the regulations in Section 3.4.7 (E)(5) will rule:
To the maximum extent feasible, existing historic and mature landscaping shall be
preserved and when additional street tree plantings are proposed, the alignment and
spacing of new trees shall match that of the existing trees.
The above section is reinforced by the General Standard in Section 3.2.1 (C) Landscaping
and Tree Protection, which states:
All developments shall submit a landscape and tree protection plan that: (1)
reinforces and extends any existing patterns of outdoor spaces and vegetation
where practicable, (2) supports functional purposes such as spatial definition, visual
screening, creation of privacy, management of microclimate or drainage, (3)
enhances the appearance of the development and neighborhood, (4) protects
significant trees, natural systems and habitat, (5) enhances the pedestrian
environment, (6) identifies all landscape areas, (7) identifies all landscaping elements
within each landscape area, and (8) meets or exceeds the standards of this Section.
Though it would be contextually inappropriate for this project to meet the tree stocking and
foundation plantings standards found in Section 3.2.1 of the Land Use Code, a landscape
plan following the alternative compliance section of the Land Use Code (3.2.1 (N)) is
required to be reviewed by the City Forester and Planning Departments, as well as the
Landmark Preservation Commission. Therefore a second condition of approval of this
project is the provision of City review of the landscape plans of both existing (temporary)
and proposed (ultimate) conditions prior to commencement of any landscaping work.
Museo de las Tres Colonias, home of John B. and Inez Romero
Romero House PDP (425 Tenth Street) #43-04
December 2, 2004 P & Z Hearing
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• The proposed development is a change of use only. Since no new structures
are proposed and the existing structure is a designated local landmark,
setback requirements do not apply in this case. The 4-room adobe house
meets the rear setback and side setbacks but not the front setback.
• The proposed 4-room adobe house falls significantly below the height
restriction for the District.
The proposed Project Development Plan substantially meets the requirements of this
section of the Land Use Code.
3. Article 3 of the Land Use Code — General Development Standards
The Project Development Plan complies with applicable General Development Standards
as follows:
The design objective is to restore the existing 1500 square foot Romero House to its
1930's state as an 864 square foot, 4 room adobe house. Additions to the structure since
the 1930's will be stripped away from the 1930's structure and the adobe will be restored.
The foundations of these later additions will be left in place to allow interpretive
understanding of the home's changes over time. The building and site are designated
local landmarks. Therefore, Section 3.4.7 of the Land Use Code will guide many of the
general development standards.
A. Historic and Cultural Resources [3.4.7] — The purpose of the Section is:
to ensure that (1) historic sites, structures or objects are preserved and incorporated
into the proposed development and any undertaking that may potentially alter the
characteristics of the historic property is done in a way that does not adversely affect
the integrity of the historic resource; and (2) new construction is designed to respect
the historic character of the site and any historic properties in the surrounding
neighborhood. This Section is intended to protect designated or individually eligible
historic sites, structures or objects as well as sites, structures or objects in designated
historic districts, whether on or adjacent to the project site.
The General Standard reads:
If the project contains a site, structure or object that (1) is determined to be
individually eligible for local landmark designation or for individual listing in the
State or National Registers of Historic Places; (2) is officially designated as a local
or state landmark, or is listed on the National Register of Historic Places; or (3) is
located within an officially designated historic district or area, then the development
Museo de las Tres Colonias, home of John B. and Inez Romero
Romero House PDP (425 Tenth Street) #43-04
December 2, 2004 P & Z Hearing
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COMMENTS
1. Background
The surrounding zoning and land uses are as follows:
N: RL Existing Residential (Anderson Place Subdivision) with LMN—Low
Density Mixed -Use beyond Vine Drive;
W: RL Existing Residential (Anderson Place Subdivision) with I —Industrial
beyond 9th Street;
S: RL Existing Park (City owned Romero Park) with more RL—Low Density
Residential beyond and I —Industrial beyond Buckingham St.;
E: RL Existing Residential (San Cristo 15t Filing Subdivision) with (—
Industrial beyond.
The Anderson Place Subdivision was platted on December 29, 1903.
2. Division 4.3 of the Land Use Code, (R-L)- Low Density Residential District
The Project Development Plan meets the applicable Permitted Uses [4.3(B)] and Land Use
Standards [4.3 (D)] as follows:
A. Institutional/Civic/Public Uses [4.3 (B)(3)(b)(2)] — The future house museum will
function as a community facility as defined in Article 5 of the Land Use Code: a publicly
owned facility which is primarily intended to serve the cultural needs of the community as a
whole. The building will operate in a similar manner to the Avery House, another Poudre
Landmarks Foundation facility, with similarly low usage and hours. This use is subject to
Planning and Zoning Board review.
B. Land Use Standards [4.3 (D)] — The PDP conforms to the intent of the standards
pertaining to density and dimensional standards as follows:
• The lot size is 6,693 square feet which is greater than the 6000sf minimum
lot size in this district. It is also more than three times the proposed square
footage of the house museum.
• The existing lot width is 50 feet as platted in the Anderson Place Subdivision
in 1903. No new structures are proposed. It is neither feasible nor desirable
to add additional frontage to this lot. There is a City -owned park (Romero
Park) abutting the parcel to the south. The combined frontage of these two
lots on Tenth St. is 100 feet.
ITEM NO. 5
MEETING DATE 12/2/04
STAFF Anne Aspen
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: Museo de las Tres Colonias, home of John B. and Inez Romero
Romero House PDP (425 Tenth Street) Type II (#43-04)
APPLICANT: Katherine Woods
Assistant Project Manager
Poudre Landmarks Foundation
315 S. Sherwood
Fort Collins, CO 80521
OWNER: City of Fort Collins
c/o Jack Gianola, Special Projects Manager
Operation Services
115 N. Mason St.
P. O. Box 580
Fort Collins, CO 80522
PROJECT DESCRIPTION: This is a request to change the use from residential to
community facility and restore the historic Romero House at 425 Tenth Street. The
Poudre Landmark Foundation will restore the house and property to its 1930's state (a 4-
room mud plastered adobe house) for use as a house museum to share local Hispanic
culture with school groups and small numbers of visitors. The property is zoned RL — Low
Density Residential District.
RECOMMENDATION: Approval with conditions
EXECUTIVE SUMMARY: The City designated the site as a local historic landmark in
August 2001, and accepted the donation of the house from a private benefactor. The
house is leased to the Poudre Landmarks Foundation. The lot is in the Andersonville
Neighborhood (one of the Tres Colonias, with Buckingham and Alta Vista, established to
serve the sugar beet industry), on the Southwest corner of Tenth and Romero Streets. In
2003, the project was approved by the Landmark Preservation Commission as a
restoration project. The Poudre Landmarks Foundation has received grant monies to
preserve and restore the house to its 1930's era layout in order to interpret its historic
significance to the public.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. P.O. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT