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HomeMy WebLinkAbout325 CHERRY STREET - MODIFICATION OF STANDARDS - 29-03 - DECISION - MINUTES/NOTESPlanning and Zoning Board Minutes September 4, 2003 Page 24 Member Craig seconded the motion. Member Colton stated that it may be difficult for future projects to work because this project will be stretching the parking to a maximum. It should not be a precedent for future projects. Though it will create more parking spaces, it will also create more demand. Member Schmidt stated that the new diagonal parking will more than double the parking on Meldrum Street. This more than satisfies the needs for this project plus the project is so close to transit areas that walking and biking will be encouraged. Future projects will need to be evaluated on a case -by -case basis. Vice -Chairman Gavaldon stated that he would not be supporting the motion because he did not believe the project was in the best interest of the public good. He also stated that Meldrum Street could be changed to diagonal parking without this project. Mr. Gavaldon added that there was still no answer to the question about where customers and artisans will park. Cherry Street is not behaving like it was designed to with City trucks and trailers traveling on it. The motion was approved 4-1 with Gavaldon being the dissenting vote and Member Carpenter abstaining due to a conflict of interest. There was no other business. The meeting was adjourned at 11:40 p.m. Approved by the Board January 15, 2004. Planning and Zoning Board Minutes September 4, 2003 Page 23 Planner Jones stated that on the last page of the recommendation, there were two conditions to the recommendation of approval. Condition "B" is that the future project qualifies as affordable housing as determined by the Advance Planning staff. The modification would die if the project did not come in with a plan that satisfies the conditions. Vice -Chairman Gavaldon asked what happens if they do not meet the criteria. Director Gloss replied that the applicant would either have to come back with a compliant plan or another modification. Vice -Chairman Gavaldon asked how the project would look if the modification were denied. Mr. Willis replied that the existing woodshop use could continue or the building could become all commercial and no housing, as commercial uses would have maximum parking requirements rather than minimum. Vice -Chairman Gavaldon asked if the project could be redesigned to include some off-street parking. Mr. Willis replied that they could not because the foundation is already in place and mixed -use building standards include a zero lot line requirement on the backyard and side yards and a fifteen foot maximum setback on the front yard. This site has 11 feet on the front, 16 inches in the back, 2.5 feet on the east side, and 5 feet on the west side. There is no space large enough for a parking space anywhere on the lot. Vice -Chairman Gavaldon asked about how the building works as a limited use workshop. Planner Jones replied that the difference between a non -conforming use and a permitted limited use is that a non -conforming use must have a building permit issued within 6 months of the date of calamity. A building containing a permitted limited use, when damaged by a natural occurrence, can be rebuilt, provided that to the extent reasonable feasible, such reconstruction complies with the standards in Articles 3 and 4. Member Schmidt moved for approval of the 325 Cherry Street, Modification of Standards, File #29-03, with the conditions listed on page 7 of the staff report citing reasons b, d, and f in the staff report. Planning and Zoning Board Minutes September 4, 2003 Page 22 Mr. Stanford replied that Meldrum could be converted to diagonal with or without the project if the City chose to do so. There are currently no plans for the City to look at that. Vice -Chairman Gavaldon asked if the residents on Meldrum could petition and work with City staff to make the street diagonal parking independent of the project. Mr. Stanford replied that they could. City traffic staff does not have a problem with changing the parking as the rest of Meldrum up to this point is diagonal parking and operating fine. Vice -Chairman Gavaldon asked if there were plans for Cherry Street to go to diagonal parking. Mr. Stanford replied there is probably not a plan for that as the bicycle and pedestrian traffic is so high. Member Colton asked how future similar projects would be evaluated and how it is determined when a "saturation" point is reached with parking. How is an under - parked condition evaluated? Mr. Stanford replied that it comes down to a need and the best problem -solving solutions that can be employed. Member Colton asked who made the decision that this would be an acceptable plan. Planner Jones stated that the project was routed to Transportation Planning and group discussions were held with Transportation Planning, Engineering, and Advance Planning. The project satisfies three community needs identified in City Plan and that was a requirement of staff recommending approval for the modification. The project must also not be detrimental to the public good, a somewhat subjective measure. Staff determined it was not detrimental to the public good. Member Meyer also expressed concern about the parking issue; however, she stated that as this is an infill project and the lot will not allow them to do anything else, an exception to the rule may need to be made. Vice -Chairman Gavaldon asked why affordable housing was being used as a criteria. Planning and Zoning Board Minutes September 4, 2003 Page 21 Public Input Stephanie Daigneault, 312 N. Meldrum, gave her testimony to the Board. She stated concern over the number of actual cars being parked in the area given the number of bedrooms, customers, and employees. Ms. Daigenault stated that she believed the City was already considering making diagonal parking on the street to alleviate existing parking problems; therefore, how is converting to diagonal parking going to address existing as well as future problems with this development. She asked if the number of cars the occupants can have will be limited. Ms. Daigneault also expressed concern about the little amount of landscaping between the building and the streets. Manual Martinez, 310 Cherry Street, gave his testimony to the Board. He stated concern over the parking in the area. He confirmed that the project is allowing 14 parking spaces for the 9 one -bedroom units. Planner Jones replied that the Land Use Code requires 14 spaces. Mr. Martinez asked about the commercial use parking. Charlie Meserlian, 700 North College, gave his testimony to the Board. He stated that he thought this was a dynamic use of the property and accommodating the parking would be a positive thing in order to make the project work. Public Input Closed Member Schmidt stated that she believed converting the parking to diagonal would create about 3 spaces in front of each house. She added that the handicap access parking space should be moved off Cherry Street for safety reasons. Vice -Chairman Gavaldon asked what the average speed on Cherry Street is, though it is posed at 25 mph. He also asked what the traffic count is. Ward Stanford, Traffic Operations, replied that the studies show the average speed to be 28-32 mph. The traffic count is within the collector street range and that the street is rated at higher than collector street volume. The street was an arterial level street in original design. A past public official allowed the street to be classified to a public street without any plan to mitigate traffic. Vice -Chairman Gavaldon clarified that it is a collector street behaving like a minor arterial. He added that he was concerned about the on -street parking. He asked if the City could still employ the diagonal parking outside this development. Planning and Zoning Board Minutes September 4, 2003 Page 20 Member ter stated her enthusiasm for the jet�fand stated that she was excited to have the orZas part of the c nity. Vice -Chairman d the cow d raised parties for working together. was approved 6-0. Project: 325 Cherry Street, Modification of Standards Project Description: Request for a modification of standard of 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. The applicant intends to submit and application to redevelop the existing light industrial building for mixed -use occupancy with commercial artist and studio spaces and residential units. Staff Recommendation: Approval Hearing Testimony, Written Comments and Other Evidence: City Planner Troy Jones gave the staff presentation, recommending approval. Mickey Willis, Paradigm Realty and Development, gave the applicant's presentation. He stated that this modification was necessary for redevelopment of a troubled downtown infill site. The project includes adding the sidewalk, developing landscaping, removing curb cuts, and making the site more conforming to the existing character of the neighborhood. The site owner will no longer be operating at this location after redevelopment. Mr. Willis stated that he has support from the traffic safety engineers that this is an under -parked area. The project will add about 40 additional diagonal parking spaces. Mr. Willis stated that models such as "pinched parking" and "park once" will help to create greater demand for mass transportation and alternative transportation. Planning and Zoning Board Minutes September 4, 2003 Page 2 parcels that have been purchased with Open Space money. The POL zone was a carry-over from years ago. Member Craig requested that a draft of the minutes be provided at the Friday worksession prior to presenting City Council with the recommendation. Director Gloss replied that could be done. The motion was approved 6-0. Project: 607 Cowan Street — Project Development Plan, #35-99A Z Proj61s pescription: Request for a 16 unit multi -family comp x located at the southwest corner of C an Street and Myrtle Street. The mult' amity buildings will be arranged into f r 4-unit buildings, two stories in heig . Off street parking will be provided i oth surface parking stalls and in attached garage units. The currently located si a family home will be razed. The prop is zoned NCM — fyeighborhoo onservation Medium Density Staff Recommendation: Director Gloss gave the staff'presentation, recommendigg approval. Director Gloss stated Vamount ng elevations on the south will fae similar in size to that of a single-fae elevations on the west and east ill be larger in mass. Parkinded at the back of the lots abutting tt e alley. There is also a substaof on -street parking. Contextually, there'lkre single- family houses to the east, apartments to the south, north, and west. A neighbo)od meeting was conducted on May 20, 2002 with 4 neighbors in attendance. The main issues were related to building compatibility and on`street parking influences. Water pressure issues and alley and street improvements. were also questioned at the meeting. Director Gloss pointed out an error on page,, 01 Council Liaison: Karen Weitkunat Chairperson: Mikal Torgerson Vice Chair: Jerry Gavaldon Staff Liaison: Cameron Gloss Phone: (W) 416-7435 Phone: (H) 484-2034 Chairperson Torgerson called the meeting to order at 6:32 p.m. Roll Call: Schmidt, Colton, Meyer, Carpenter, Craig, and Gavaldon. Staff Present: Gloss, Eckman, Stanford, Jones, Olt, Deines. Director of Current Planning Cameron Gloss reviewed the Consent and Discussion Agendas: Consent Agenda: 1. Minutes of the April 10, 2003 Planning and Zoning Board Hearing. (Continued) 2. #23-03 City of Fort Collins Vehicle Storage and Operations Service Maintenance Facility Rezoning Discussion Agenda: 3. #35-99A 607 Cowan Street Project Development Plan 4. #56-98R Rigden Farm, 81h Filing, The Shops at Rigden (King Soopers) Project Development Plan 5. #56-98U Rigden Farm, 101h Filing, Pioneer Charter School Site Plan Advisory Review 6. #29-03 325 Cherry Street Modification of Standards Planning Director Gloss stated that the August 21, 2003 meeting minutes would be completed in the next week in preparation for a City Council Report regarding the Vine Drive and 1-25 Rezoning. Member Schmidt moved for approval of Consent Item 2. Member Craig seconded the motion. Member Colton stated that he had been concerned about the City of Fort Collins Vehicle Storage and Operations Service Maintenance Facility Rezoning given that the site had originally been zoned Public Open Lands. Doug Moore, with the City Natural Resources Department, informed Member Colton prior to the hearing, that the property had not been purchased with Open Space money as the City does not rezone POL