HomeMy WebLinkAbout325 CHERRY STREET - MODIFICATION OF STANDARDS - 29-03 - REPORTS - RECOMMENDATION/REPORT325 Cherry Street - Modification of Standards, File # 29-03
September 4, 2003 P&Z Meeting
Page 7
G.. Staff finds that strict application of such a standard would render the project practically
infeasible because the site is not large enough to accommodate the proposed
redevelopment and on -site parking.
6. RECOMMENDATION:
Staff recommends approval of the modification request with the following two
conditions:
A. that the on -street parking be successfully reconfigured as drawn in the option D
diagram; and
B. that the future project qualifies as "affordable housing" as determined by
Advance Planning staff.
325 Cherry Street - Modification of Standards, File # 29-03
September 4, 2003 P&Z Meeting
Page 6
important community need specifically and expressly defined and described in
the City's Comprehensive Plan because the waiving the off-street parking
requirements would encourage housing to be located in a mixed -use building.
E. Finally, staff finds that strict application of such a standard would render the
project practically infeasible because the site is not large enough to
accommodate the proposed redevelopment and on -site parking.
5. FINDINGS OF FACT/CONCLUSION:
A. The requested 325 Cherry Street - Modification of Standards, File # 29-03 is subject to
. review by the Planning and Zoning Board.
B. Staff finds that the granting of the modification with the recommended condition would
not be detrimental to the public good because conveniently located on -street parking
spaces would be provided, which would satisfy new parking demand, and pedestrian
mobility along Cherry Street will be enhanced.
C. Staff finds that the granting of the modification with the recommended condition would
satisfy the general purpose of the standard equally well or better than a plan that
satisfies the standard because an implemented option D configuration increases the
quantity of adjacent on -street parking, which in this case is just as safe, efficient and
convenient as for vehicles, bicycles, pedestrian, and transit as off-street parking would
be.
D. Staff finds that the granting of the modification would substantially address an important
community need specifically and expressly defined and described in the City's
Comprehensive Plan because a mixed -use redevelopment of the site (with a parking
configuration as shown in option D) revitalizes an underutilized property by providing
redevelopment with a mix of land uses in a configuration that enhances pedestrian
links, while still providing for the needs of the cars.
E. Provided that the Planning and Zoning Board approves the modification request with
the condition that the project qualifies as "affordable housing" as determined by
Advance Planning staff, then staff finds that the modification substantially addresses
the community's need by creating affordable housing opportunities.
F. Staff finds that the granting of the modification would substantially address an important
community need specifically and expressly defined and described in the City's
Comprehensive Plan because the waiving the off-street parking requirements would
encourage housing to be located in a mixed -use building.
325 Cherry Street - Modification of Standards, File # 29-03
September 4, 2003 P&Z Meeting
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"Existing underutilized commercial and industrial areas will be provided
opportunities for mixed -use redevelopment, revitalization and economic
growth, while improving upon their unique and positive qualities. Existing
development will be encouraged to provide opportunities for a mix of land
uses and activities including commercial, industrial, office, housing and retail,
as well as places for entertainment, culture and leaming. Underutilized or
vacant land will fill-in with building and uses, and transportation links
provided between separate developments. The appearance of existing auto -
oriented commercial development will be enhanced by creating a sense of
identity for each area through common design elements such as
landscaping, signage, and compatible architectural design. Renovation and
expansion will be viewed as opportunities to make these areas more
accommodating to pedestrians, bicyclists, transit uses and cars."
Staff finds that the granting of the modification would substantially address an
important community need specifically and expressly defined and described in
the City's Comprehensive Plan because a mixed -use redevelopment of the site
(with a parking configuration as shown in option D) revitalizes an underutilized
property by providing redevelopment with a mix of land uses in a configuration
that enhances pedestrian links, while still providing for the needs of the cars.
C. Additionally, the project substantially addresses the following principle from page
114 of City Plan:
"Principle HSG-2: The City will encourage the creation and expansion of
affordable housing opportunities and preservation of existing housing stock."
Provided that the Planning and Zoning Board approves the modification request
with the condition that the project qualifies as "affordable housing" as determined
by Advance Planning staff, then staff finds that the modification substantially
addresses the community's need by creating affordable housing opportunities.
D. Furthermore, staff contends that the project substantially addresses the following
policy from page 176 of City Plan:
"Policy DD-1.15 Housing. High density, multi -family residential uses will be
allowed within the Canyon Avenue sub -district. Housing will be encouraged
to locate in mixed -use buildings."
In 1997, at the time of the adoption of this language, the Canyon Avenue sub-
district of the Downtown zone district included much of what is now the Civic
Center sub -district (including this site), therefore this language applies. Staff
finds that the granting of the modification would substantially address an
325 Cherry Street - Modification of Standards, File # 29-03
September 4, 2003 P&Z Meeting
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4. ANALYSIS OF MODIFICATION REQUEST
This application is a request to waive the requirement to provide up to 14 off-street parking
spaces. The applicant contends that rather than serving the future redevelopment's
parking needs on the project site, the parking demand generated by the redevelopment
can easily be accommodated on -street.
The four parking option diagrams (options A through D) provided by the applicant were
discussed among Advance Planning, Current Planning, Engineering, Traffic Operations,
and Transportation Planning staff. The staff consensus is that staff can support the
modification request with an on -street parking configuration as shown in option D.
Currently, North Meldrum has diagonal parking south of the site, between Laurel Street
and Maple Street, and parallel parking for the two remaining blocks north of Maple Street.
Currently driveway cuts along the north side of the existing 325 Cherry Street building
preclude parallel parking along Cherry Street. Option D proposes to convert the segment
of North Meldrum Street between Maple Street and Cherry Street from parallel parking to
diagonal parking, and to provide parallel parking on Cherry Street in front of the building.
Cherry Street already has parallel parking established east and west of the site.
Provided that the Planning and Zoning Board approves the modification request with the
condition that the on -street parking be successfully reconfigured as drawn in the option D
diagram, staff finds that the granting of the modification would not be detrimental to the
public good because conveniently located on -street parking spaces would be provided,
which would satisfy new parking demand, and pedestrian mobility along Cherry Street will
be enhanced.
Staff contends that the proposed project would, without impairing the intents and purposes
of the LUC, substantially address an important community need specifically and expressly
defined and described in the city's Comprehensive Plan, adopted policy, ordinance or
resolution, and that the strict application of such a standard would render the project
practically infeasible as follows:
A. As stated in 3.2.2(A) of the LUC, the general purpose of the parking
requirements of the LUC are to ensure that "parking and circulation aspects of
all developments are well designed with regard to safety, efficiency and
convenience for vehicles, bicycles, pedestrians and transit, both within the
development and to and from surrounding areas." Staff finds that the granting of
the modification would not impair the intents and purposes of the LUC because
an implemented option D configuration increases the quantity of adjacent on -
street parking, which in this case is just as safe, efficient and convenient as for
vehicles, bicycles, pedestrian, and transit as off-street parking would be.
B. Staff contends that the project substantially addresses the following goal from
page 18 of City Plan,
325 Cherry Street - Modification of Standards, File # 29-03
September 4, 2003 P&Z Meeting
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(a) the general purpose of the standard is satisfied equally well or
better than a plan that satisfies the standard, or
(b) the proposed project would, without impairing the intents and
purposes of the LUC, substantially address an important
community need specifically and expressly defined and described
in the city's Comprehensive Plan, adopted policy, ordinance or
resolution, and that the strict application of such a standard would
render the project practically infeasible, or
(c) strict application of the standard sought to be modified would result
in unusual and exceptional practical difficulties or exceptional or
undue hardship due to exceptional physical conditions unique to
such property.
3. APPLICANT'S REQUEST
The applicant requests a modification to Section 3.2.2(K)(1)(a) of the Land Use Code to
waive the requirement of off-street parking spaces for up to 9 one -bedroom mixed -use
dwellings which would equate to up to 14 parking spaces.
The applicant has proposed that the modification request meets the requirements of LUC
2.8.2 Modification Review Procedures (H) Step 8 (Standards). Please see the attached
written justification by the applicant.
The applicant submitted drawings of 4 different alternatives to provide parking to serve the
site, and one conceptual building elevation. See the following attached drawings:
• 325 Cherry Parking Option A;
• 325 Cherry Parking Option B;
• 325 Cherry Parking Option C;
325 Cherry Parking Option D; and
• Conceptual Elevations — Cherry Street Lofts
325 Cherry Street - Modification of Standards, File # 29-03
September 4, 2003 P&Z Meeting
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COMMENTS
1. BACKGROUND
The surrounding zoning and land uses are as follows:
N: NCB —Existing residential (Martinez Park Neighborhood);
LMN — Existing residential (Martinez Park Neighborhood);
POL — Existing Martinez Park;
NW: NCM — Existing residential (Martinez Park Neighborhood);
W: NCB — Existing residential (Martinez Park Neighborhood);
NCM — Existing residential (Martinez Park Neighborhood);
S: D (Civic Center Sub -district) — Existing residential (Martinez Park Neighborhood),
existing auto repair shop, existing municipal government offices;
E: D (Civic Center Sub -district) — Existing (Martinez Park Neighborhood), historic
trolley barn, municipal fleet parking lot.
The property is located at the southeast corner of Cherry Street and North Meldrum Street,
and is included in the area of the original town plat of 1873.
The existing 5000 square foot building was built over 40 years ago as a wood shop. The
143 feet by 35 feet building is sited on a lot 149 feet by 49 feet in size. The current use is
light industrial. The building which was originally constructed in compliance with its zoning,
today it is a non -conforming permitted light industrial use in the Downtown - Civic Center
Subdistrict zone district. In the snowstorm of March 2003, approximately a third of the
building (1584 square feet) completely collapsed under the snow load. The owner has up
to 6 months from the date of the calamity to obtain a building permit to rebuild the
collapsed portion of the building without the requirement to bring the existing non-
conforming use into compliance with the Land Use Code.
The applicant intends to submit a Project Development Plan application to redevelop the
building as a mixed -use building with 9 one -bedroom mixed -use dwellings and commercial
artist studio spaces.
2. THE MODIFICATION PROCESS
(A) Section 2.8.2(H) of the LUC specifies that in order to approve a modification the
Planning and Zoning Board must find that:
(1) the granting is not detrimental to the public good, and that
(2) the plan as submitted would satisfy one of the following:
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ITEM NO. 6
MEETING DATE 9/4/03
STAFF Troy Jones
Citv of Fort Collins PLANNING AND ZONING BOARD
STAFF REPORT
PROJECT: 325 Cherry Street - Modification of Standards, File # 29-03
OWNER: Greg Glebe
Xylem Design Inc.
325 Cherry Street
Fort Collins, CO 80521
APPLICANT: Mickey Willis
Paradigm Realty & Development
2969 Spring Harvest Lane
Fort Collins, CO 80528
PROJECT DESCRIPTION: The owner of the existing light -industrial building at 325 Cherry
Street intends to submit an application to redevelop the building for mixed -use occupancy
with commercial artist studio spaces and residential units. The Fort Collins Land Use
Code would require a minimum of 14 off-street parking spaces to serve such residential
units. The applicant requests a modification to Section 3.2.2(K)(1)(a) of the Land Use
Code to waive the requirement that off-street parking spaces be provided for up to 9 one -
bedroom residential dwelling units on the site.
RECOMMENDATION:
Staff recommends approval of the modification request to section 3.2.2(K)(1)(a) of the
Land Use Code with two conditions.
EXECUTIVE SUMMARY: This is a request for modification to the following section of the
Land Use Code:
3.2.2 Access, Circulation and Parking (K) Parking Lots — Required Number of
Spaces for Type of Use (1) Residential and Institutional Parking Requirements (a)
Attached Dwellings - This section of the Land Use Code requires that multifamily dwellings
provide 1.5 spaces for each one -bedroom residential unit.
COMMUNITY PLANNING AND ENVIRONMENTAL SERVICES 281 N. College Ave. PO. Box 580 Fort Collins, CO 80522-0580 (970) 221-6750
PLANNING DEPARTMENT