HomeMy WebLinkAbout325 CHERRY STREET - MODIFICATION OF STANDARDS - 29-03 - REPORTS - MODIFICATION REQUEST325 Cherry Parking
Option D — Diagonal and Parallel
Diagonal on Meldrum and
Parallel on Cherry
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325 Cherry Parking
Option C — Parallel
Meldrnm and Cherry
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325 Cherry Parking
Option B — Diagonal
Meldtu n and Cherry
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325 Cherry Parking
Option A — Reverse Diagonal
Cherry Street
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on street 4 spaces for a grand total of 9 on street parking spaces. If we use submitted
(Option D) we could create a net of 7 new spaces in front and along side, added to 4
existing for a total of 11 spaces on the street at this location, almost meeting the required
12 to 13.5 spaces. Option D also would create a grand total 47 net new spaces in the
Martinez Park Neighborhood for future redevelopment parking needs. The applicant and
staff agree that either Option of C or D would not create an undue hardship to the
Martinez Park Neighborhood parking situation due to an abundance of unused on street
parking that exist today. The waiver would also allow the vision of the City of Fort
Collins Comprehensive Plan, The Downtown Civic Center Master Plan, The City
Affordable Housing Needs and Strategy and the Downtown Strategic Plan to begin a
redevelopment of needed infill locations.
Conclusion. The applicant needs the help of the Planning and Zoning Board to
redevelop a building that has lived past its initial intended use and would bring 9 much
needed affordable housing units and artesian studios to this Downtown neighborhood.
Respectfully Submitted,
Mickey We—arfttner
325 Cherry mixed -use
11
only seeks to bring this building and site into compliance and appropriate use as stated in
its zoning designation of Downtown and the established policy and needs of the city.
The Solution Options. The applicant with city staff help has worked up 4 possible
parking solutions for this most complex site and parking situation. None of the 4.
proposed solutions would place an over burden of on street parking onto the Martinez
Park Community. The city traffic safety engineer stated that there is more than enough
under utilized parking in this area and that with the proposed creation of diagonal parking
on Meldrum between Cherry and Maple Street. Parking would be plentiful_
Option A (see diagram) would create and count 12- 9'by 21foot reverse diagonal
parking spaces along Cherry Street that extend beyond the present curbing and up to the
property line of the applicant building. These spaces would include 1 handicapped 13' by
21 foot parking space and allow for the sidewalk to be built closer to the building on
private property. The reverse diagonal parking along Cherry Street would be a new
parking concept for Fort Collins residents, but has a long history in the Seattle,
Washington as a safe and friendly way to park in complex downtown areas. This solution
would allow for cars to back into a space out of the flow of traffic, due to the wide 100'
foot right-of-way on Cherry St., and creates a recognized bicycle friendly traffic re-entry
pattern.
Option B (see diagram) would create and count 12 diagonal spaces along Cherry Street
and 3 diagonal on Meldrum for a total of 15 spaces 3 more spaces than required. The
diagonal along Cherry Street would extend into the remaining right-of-way as described
above allowing cars to pull directly into space and back out again without entering the
flow of traffic, while allowing site improvements to meet compliance on the private
property. The Meldrum Street diagonal would create bonus parking next to the west side
of building and allow for the sidewalk to continue around the comer to meet site
compliance and neighborhood conformity.
Option C (see diagram) would create 5 new parallel spaces and utilize the 2 existing to
total 7 parallel spaces on Cherry Street and utilize the existing 2 parallel parking spaces
on Meldrum Street for a total of 9 spaces 14.5 less than the required amount. This option
would remove the 4 driveways into the applicant property on Cherry Street and extend
the established parallel parking on Cherry and Meldrum. This Option would also allow
for the creation of a site that meets compliance with sidewalks, landscaping and curbing.
Option D (see diagram) would utilize 7 parallel parking spaces on Cherry Street as
described above, but would add 4 diagonal spaces on Meldrum for a total of 11 spaces
almost meeting the requirement standard number of 14.5. According to the applicant and
staff conversations on this complex parking issue everyone agrees that this would be an
acceptable solution to the problem. The applicant would canvas the Meldrum neighbors
for support of the establishment of 67.5 new diagonal on Meldrum replacing the existing
27 parallel parking spaces for a total of 40 net new on street parking spaces in the block
between Cherry and Maple Street.
Modification Request. The applicant at 325 Cherry is asking for a modification to
parking standards, allowing applicant a waiver for the on site parking spaces required.
The justification for such a request is that we will be creating at a minimal (Option C) 5
net new parking spaces in front of the building on Cherry Street plus the already existing
3
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bedroom residential units above artistic studios below will be sold to qualified affordable
housing buyers that will have private decks in the rear and a shared ground level
courtyard in building front. The Spanish style courtyard will become an outdoor space
that connects the new users to each other and to the larger community of Martinez Park.
Parking Requirements. Under the Land Use Code Section 3.2.2 Access, Circulation and
Parking the required minimal parking spaces for one bedroom residential units is 1.5
spaces per dwelling unit. The initial idea was to create 8 residential units over the already
existing commercial space below, however with the recent changes to the 2003 ADA
(American Disabilities Act) for accessible residential units, we may be forced to go to 9
units. If we had to calculate the parking requirements on 8 units the number would be 12
spaces, if figured on 9 residential unit the number would be 13.5 spaces. The commercial
offices/ artistic studios below have only maximum requirements, leaving the project
minimal parking total at 12 to 13.5 required parking spaces.
The Situation. Under the Land Use Code for a requirement of 12 to 13.5 parking spaces
the applicant would need an area on site that would measure at least 96' by 21' to park
these potential residential automobiles. The problem is that we have 4 driveways that
block what would be a public sidewalk, if we were not a by -right nonconforming user,
that leads to a building that has only 11 feet 4 inches of property depth facing the street.
This is not enough remaining lot depth to park one car 18 to 21 feet long much less 12
more. We realize that it is the requirement of the project to meet the established parking
standards and we have been working for months with city staff to come to some solution
to meet those requirements. We believe that we have been able to reach a solution that
satisfies the planning staff needs, the transportation safety engineers, the development
team and hopefully the P&Z board modification requirements.
Modification of Standards. It has been explained to us at 325 Cherry that under the
Land Use Code Section 2.8.2(H) for modification to general development standards we
must meet one of the three established criteria to apply for modification. We believe that
325 Cherry meets or exceeds all three criteria. This modification would meet
requirement Section 2.8.2 (h)(1) by allowing the applicant room to create and enhance a
sidewalk, landscape and curb system that is the remaining holdout for neighborhood
conformity. This compliance to the established neighborhood model would complete a
safer walking path, would remove the current wood storage area and the dust collection
system from in front of building and bring the site into complete compliance. The
modification from standard under Section 2.8.2 (h)(2) would be realized as the applicant
meets the stated policy and address an important community need for affordable housing,
redevelopment of this site and the creation of a new -urban, mixed -use project expressly
defined in City Plan, The Downtown Civic Center Master Plan, The City Affordable
Housing Needs and Strategy and the Downtown Strategic Plan. To enforce a strict
application of such standard would in fact render this project infeasible to do anything but
keep it as is by -right nonconforming use or convert it all to commercial office minus the
needed affordable housing residential units. To deny a modification of standard for
reason of exceptional physical hardship and strict application of the standard would result
in unusual and exceptional practical difficulties and hardship to the owner. The applicant
P1
August 5, 2003
City of Fort Collins
Planning and Zoning Board &
Current Planning Department
281 North College Avenue
Fort Collins, Colorado 80521
XYLEM DESIGN,
`Ilse Relentless Pursuit
Subject: Request for Modification from parking Standards for a mixed -use Of Excellence
Development Infill project at 325 Cherry Street
Dear Board Members and Planning Staff,
The proposed mixed -use redevelopment project located at 325 Cherry Street owned by
Xylem Design Inc. and formally called Dienes Doors Building is requesting a
modification of standards for the residential require parking.
Background. The project history is that of a building of approximately 5000 sq/ft that
was constructed, over 40 years ago, as a wood shop in a light industrial zone. Through
the years the zoning evolved to commercial and then finally into the current zoning of
Downtown District sub -District Civic Center. The building that once was in compliance
for it's original use as an industrial property had grown into a by -right nonconforming
use. The current owner and user Xylem Design Inc. a artistic easel design, manufacturer
and warehouse could continue on at this site under the protection as a by -right
nonconforming use and would never be required to bring this site into compliance with
curbs, landscape and sidewalks. The good news is that Xylem Design Inc., with its 18
years of Fort Collins history, is a good community member and when 1/3 of this building,
1584 sq/ft, completely collapsed under the snow load of this years spring snow storm
they realized that this was an opportunity to redevelop this site into a mixed -use project
and move Xylem's easel operation to a more appropriately zoned area of town. The
benefit to the neighborhood would be realized as this site is brought into compliance, that
more housing stock and commercial space would be developed as intended by what is
already a stated policy of the City Plan, The Downtown Civic Center Master Plan, The
City Affordable Housing Needs and Strategy and the Downtown Strategic Plan. A
mixed -use redevelopment project that would create small artesian spaces below with 8
affordable one bedroom residential lofts above. The only problem was that the building
143 feet by 35 feet sits on most of the 149 by 49-foot lot size, not leaving any space to
park cars on the site.
The Project. This project is simply being called 325 Cherry, referring to its known
historic downtown neighborhood address. The project team and partners are Greg Glebe
owner of Xylem Design and Mickey Willis of Paradigm Realty & Development
Company. The purpose of the this infill redevelopment project is to take a building that is
currently in a nonconforming use and create a artist studio / affordable housing mixed use
project that is more appropriate to this Historic Martinez Park Neighborhood. The 8 one
325 CHERRY STREET • FORT COLLINS, COLORADO 80521
970-493-7458 • 1-800-333-9953 • FAX 970-493-7468 9 www.xylemdesign.com